HomeMy WebLinkAbout32A - TENTATIVE TRACT MAP 1206 N HARBORREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
FEBRUARY 3, 2015
TITLE:
VESTING TENTATIVE TRACT MAP NO. 2014-
01 TO ALLOW A SUBDIVISION FOR
INDIVIDUAL LOTS AND CONDOMINIUMS AT
1206 NORTH HARBOR BOULEVARD - TODD
COTTLE, APPLICANT {STRATEGIC PLAN
NOS. 3,2; 3,6; 5, 3; 6,4)
�. CsSb.?2es
CITY MANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
F-3579imWe
C] As Recommended
❑ As Amended
® Ordinance on 161 Reading
❑ Ordinance on 2nd Reading
❑ Implementing Resolution
❑ Set Public Hearing For
CONTINUED TO
FILE NUMBER
Receive and file the staff report approving Vesting Tentative Tract Map No. 2014 -01 as
conditioned.
PLANNING COMMISSION ACTION
On January 12, 2015, the Planning Commission adopted a resolution approving Vesting
Tentative Tract Map No. 2014 -01 as conditioned by a vote of 7:0 to allow a subdivision for
individual lots and condominiums for a mixed -use commercial and residential project consisting
of 15 live /work units and 95 single - family detached homes at 1206 North Harbor Boulevard in the
Harbor Mixed Use Transit Corridor (SP2) zoning district. The Planning Commission made no
changes to the recommendation outlined in the attached staff report (Exhibit A).
DISCUSSION
The applicant proposes a subdivision in conjunction with a 110 -unit mixed -use development
consisting of 15 live /work units and 95 single - family residences. The live /work units will be
located in three separate buildings of similar size and massing that front Harbor Boulevard, with
five units per building. The 95 single- family residences will be constructed behind the live /work
buildings, buffered from Harbor Boulevard. All units are proposed for individual sale and
ownership. The vesting tentative tract map is proposed to create three parcels for condominium
purposes to allow the sale of 15 individual live /work units on each parcel, 26 lettered lots for
common areas and private streets, and 95 single - family residential lots. The project will also
include a plaza on Harbor Boulevard for public use and on -site amenities in the form of paseos,
courtyards, a pool, and other recreation areas. In addition to on -site improvements, existing
infrastructure in the area will be upgraded to service the project. These upgrades include
construction of new driveways, sidewalks, curbs and gutters; planting of new trees in the
landscape parkway; and new street lighting, all per City standards. Full sized site plans are
available for public viewing in the Clerk of the Council Office.
32A -1
Vesting Tentative Tract Map No. 2014 -01
February 3, 2015
Page 2
STRATEGIC PLAN ALIGNMENT
Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development,
Objectives No. 2 (create new opportunities for business /job growth and encourage private
development through new General Plan and Zoning Ordinance policies) and No. 5 (leverage
private investment that results in tax base expansion and job creation citywide) of the Santa Ana
Strategic Plan. Moreover, approval of this item supports Goal No. 5 Community Health,
Livability, Engagement & Sustainability, Objectives No. 3 (facilitate diverse housing opportunities
and support efforts to preserve and improve the livability of Santa Ana neighborhoods) and No. 4
(support neighborhood vitality and livability).
FISCAL IMPACT
There is no fiscal impact associated with this action
Vince Fregos AICP
Interim ExecutiOkqirpdtor
Planning & Building Agency
AP: rb
ap\NNReports \Staff Reports for CCWTTM14 -01 C &C North Harbor Devt,cc
Exhibit A. Planning Commission Staff Report
32A -2
ANEQUEST FOR
PLANNING COMMISSION MEETING DATE:
JANUARY 12, 2015
TITLE;
PUBLIC BEARING — FILED BY TODD COTTLE
FOR VESTING TENTATIVE TRACT MAP
NO. 2014-01 TO ALLOW A SUBDIVISION FOR
INDIVIDUAL LOTS AND CONDOMINIUMS AT
1206 NORTH HARBOR BOULEVARD
(STRATEGIC PLAN NOS, 3, 2; 3, 5; 5, 3; 5, 4)
Prepared by . Ali Pezeshkpour
p f
Interim Ex utive Di ector
RECOMMENDED ACTION
PLANNING COMMISSION SECRETARY
APPROVED
❑
As Recommended
❑
As Amended
❑
Set Public Hearing For
DENIED
•
Applicant's Request
•
Staff Recommendation
CONTINUED TO
Acting Planning Manager
Adopt a resolution approving Vesting Tentative Tract Map No. 2014 -01 as conditioned.
Request of the Applicant
Todd Cottle, representing C &C North Harbor, LLC, is requesting approval of a vesting tentative tract
map to subdivide four existing parcels into 95 individual lots for single - family residences, three
condominium lots each containing five live /work units, and 26 lettered lots for common areas and
private streets. Applications for subdivisions over four parcels require approval of a tentative tract
map by the Planning Commission pursuant to Section 34 -127 of the Santa Ana Municipal Code
(SAMC).
Prolect Location and Site Description
The project site consists of four parcels of land totaling 7.60 acres west of the intersection of
Harbor Boulevard and Washington Avenue. The project site is flat and largely square, with a
narrow panhandle extending south from the southwest corner of the site. The lots are currently
underdeveloped with a mixture of commercial uses, including automobile sales, retail and service
uses.
Structures on the site include existing single -story commercial buildings and a single - family
residential unit. Land uses surrounding the site include multiple - family dwellings to the north,
single - family residences to the west, and commercial uses to the south and to the east across
Harbor Boulevard (Exhibits 1, 2 and 3).
The project is located within the Corridor district of the Harbor Mixed Use Transit Corridor Specific
Plan (SP -2), which is comprised of nearly two miles of properties along Harbor Boulevard in an area
generally bounded by Westminster Avenue to the north and the City limits near Lilac Avenue to the
south. The 305 -acre specific plan area is designated in the General Plan as General Commercial
(GC) and is currently developed with a mixture of land uses, including residential, commercial,
industrial, open space, public and vacant properties.
EXHIBIT A
32A -3
VTTM No. 2014 -01
January 12, 2015
Page 2
Project Description
Subdivision Summary -- The applicant proposes a subdivision in conjunction with a 110 -unit mixed -
use development consisting of 15 live /work units and 95 single - family residences. The live /work units
will be located in three separate buildings of similar size and massing that front Harbor Boulevard,
with five units per building. The 95 single - family residences will be constructed behind the live /work
buildings, buffered from Harbor Boulevard. All units are proposed for individual sale and ownership.
A vesting tract map is proposed for the project that will allow the sale of the 95 single - family units as
individual lots and the 15 live /work units as condominiums.
The vesting tentative tract map is proposed to create three parcels for condominium purposes to
allow the sale of 15 individual live /work units on each parcel, 26 lettered lots for common areas
and private streets, and 95 single - family residential lots. Existing infrastructure in the area will be
upgraded to service the project. 'These upgrades include construction of new driveways,
sidewalks, curbs and gutters; planting of new trees in the landscape parkway; and new street
lighting, all per City standards.
Development Summary — A total of 15 live /work units, each 1,962 square feet in size, are proposed.
Each live /work unit will contain 305 square feet of commercial space and 1,657 square feet of
residential area, as well as two -car garages at the rear of the units. Each unit will be designed to
contain a dedicated shopkeeper space with separate entrances to the residential and commercial
portions to ensure privacy for the occupants and patrons of the commercial spaces.
The remainder of the project site will be developed with 95 single- family residences with two
product types: 24 two -story units and 71 three -story units. Each residential structure will take
vehicular access from private alleys and will contain two -car garages. The units will face common
area courtyards and paseos. The 24 two -story units will be developed in the rear of the project site
to provide a transition in scale to the existing single- family residential neighborhood to the west of
the project site. The units will contain an average of 1,980 square feet on lot sizes consisting of a
minimum of 1,775 square feet. The 71 three -story units will be developed in the center of the
project site and will contain an average of 1,850 square feet on lot sizes consisting of a minimum
of 1,450 square feet.
A mixture of architectural styles is proposed for the single - family dwellings, with variations in color
and materials among each style. The live /work buildings facing Harbor Boulevard will be
developed with contemporary architectural styles.
The project will provide 220 parking spaces inside garages, and an additional 60 spaces in surface
parking lots and on private streets, for a total of 280 on -site parking spaces. The total amount of
proposed parking exceeds the minimum 189 parking spaces required by the Corridor land use district
of the Harbor Plan. Guests and visitors to both the commercial and residential portions of the project
will be able to park in a surface parking area behind the live /work units and in parallel parking spaces
32A -4
VTTM No. 2014 -01
January 12, 2015
Page 3
on the private streets, respectively. Access to the project will be provided from a primary entrance on
Harbor Boulevard directly across Washington Avenue, and from a secondary entrance on the
southern portion of the project site. The site is configured such that the commercial parking areas will
be distinct from the residential portion, which will be behind a landscaped buffer with gated entries.
A variety of open spaces are planned for the development. Exterior amenities include a public
plaza with outdoor seating and landscaped areas that will be located on Harbor Boulevard. The
plaza area will count towards satisfying required on -site open space and will provide public park
space in an area of the city that is park deficient. In addition, open spaces in the single- family
dwelling portion of the site will be provided in a recreation area, courtyards and paseos. The
primary recreation area will feature a pool, spa, restrooms building, playground and barbecue
areas. In addition, courtyards and paseos will provide additional open space areas and will be
programmed with amenities for passive recreation (Exhibits 4 and 5).
Incluslonary Housing — The proposed project is subject to the requirements of the Housing
Opportunity Ordinance (HOO), which contains inclusionary unit requirements for projects that consist
of the construction of five or more dwelling units (SAMC Sections 41 -1900 et al.). The applicant is
requesting approval to subdivide the property to allow the sale of individual lots for the single - family
residences at market rates while also subdividing the live /work components to allow the sale of the
units as condominiums at market rates. In accordance with the HOO, the applicant has provided
substantial evidence that supports a finding that the cost of providing inclusionary units on -site would
substantially exceed the amount of the applicable in -lieu fee (SAMC Section. 41- 1904). As a result,
the applicant intends to pay an in -lieu fee of approximately $1,475,000 to satisfy the City's
inclusionary housing requirements, which is subject to adjustment at the time of Building permit
issuance.
Project Backaround
In October 2014, the City Council adopted the Harbor Mixed Use Transit Corridor Specific Plan,
which replaced the previous North Harbor Specific Plan by allowing for a greater amount of
residential, commercial, and mixed -use projects in the Specific Plan area. In anticipation of the
Specific Plan's adoption, the applicant submitted plans for a mixed -use community on the project site.
After working with staff to comply with the provisions of the Harbor Specific Plan, the applicant moved
forward with the current proposal, which provides commercial uses and contemporary architecture at
the project's frontage on Harbor Boulevard while maintaining a traditional single- family neighborhood
character in the rear to assist with blending in with current development patterns in the project vicinity.
General Plan and Zoning Analysis
The General Plan land use designation for the site is Urban Neighborhood (UN). Urban
Neighborhood land -use districts allow a mix of residential uses and housing types, such as mid to
low -rise multiple family dwellings, townhouses and single family dwellings, with some opportunities for
live -work, neighborhood serving retail and service, public spaces and uses, and other amenities. The
project site is consistent with this General Plan land use designation.
32A -5
VTTM No. 2014 -01
January 12, 2015
Page 4
The project site is located within the Corridor land use district of the Harbor Mixed Use Transit
Corridor Specific Plan (SP -2). The Specific Plan allows for mixed -use commercial and residential
developments, making the subject application consistent with the zoning designation.
Project Analysis
Vesting tentative tract map requests are governed by Section 34 -119 through 34 -318 of the SAMC.
Vesting tentative tract map requests may be granted when it can be shown that the following can be
established:
• The proposed project, as conditioned, and its design and improvements are consistent with the
General Commercial land use designation of the General Plan and are otherwise consistent
with all other elements of the General Plan and any applicable specific plans.
• The proposed project, as conditioned, conforms to all applicable requirements of the zoning
and subdivision codes as well as other applicable City ordinances.
• The project site is physically suitable for the type and density of the proposed project.
• The design and improvements of the proposed project will not cause substantial environmental
damage or substantially and avoidably injure fish and wildlife or their habitat.
• The design or improvements of the proposed project will not cause serious public health
problems.
• The design or improvements of the proposed project will not conflict with easements necessary
for public access through or use of the property within the proposed project.
If these findings can be made, then it is appropriate to grant the vesting tentative tract map.
Conversely, the inability to make these findings would result in a denial. Using this information, staff
has prepared the following analysis, which forms the basis for the recommendation contained in this
report.
Based on a review of the tentative map by the Planning Division and Public Works Agency, the
project has been designed to be in compliance with the applicable development standards found in
Chapters 34 (Subdivision) and 41 (Zoning) of the Santa Ana Municipal Code, as well as the
provisions of the Harbor Mixed Use Transit Corridor Specific Plan (SP -2). Further, approval of the
map will be consistent with the goals and policies identified in the City's General Plan.
32A -6
VTTM No. 2014 -01
January 12, 2015
Page 5
• The proposed subdivision, Vesting Tentative Tract Map No. 2014 -01, is consistent with the
Urban Neighborhood land use designation and density prescribed and all other elements of the
General Plan. Specifically, the proposed subdivision is consistent with several policies within
the Land Use Element of the General Plan, including: Policy 1.5 (Maintain and foster a variety
of residential land uses in the City); Policy 1,6 (Support 'live /work" opportunities within
specifically defined areas); and Policy 1.7 (Support open space in underserved areas).
• The proposed subdivision conforms to the minimum condominium requirements, as well as
meets the letter and intent of the State of California Subdivision Map Act Provisions. Vesting
Tentative Tract Map No. 2014 -01 is in keeping with the site plan review for the project as well
as Chapters 34 and 41 of the Santa Ana Municipal Code. Covenants, Conditions and
Restrictions (CC &Rs) are required for the project, which need to be approved by the City prior
to the recordation of the final map.
• There are no physical constraints on the site to preclude development. The proposed site
consists of approximately 7.60 acres of land within the Harbor Mixed Use Transit Corridor
Specific Plan (SP -2), which is physically suitable for the mixed -use commercial and residential
development as proposed. Access to the site will occur from two points on Harbor Boulevard.
• The proposed subdivision will not cause any substantial environmental damage or substantially
and avoidably injure fish and wildlife or their habitat. A program -level Environmental Impact
Report (EIR) was prepared pursuant to the California Environment Quality Act for the new
Harbor Mixed Use Transit Corridor Specific Plan that anticipated up to 2,000 residential units
being built in the Specific Plan area. The project site is located in an urbanized area, and there
are no known fish or wildlife populations existing on the project site.
• The proposed subdivision will not have any detrimental effects upon the general public. The
short -term and long -term unavoidable adverse impacts identified in Environmental Impact
Report No. 2014 -01 were addressed by the adoption of a Statement of Overriding
Considerations by the City Council. Any other negative or adverse impacts will be mitigated
through mitigation measures identified in Environmental Impact Report No. 2014 -01 and
conditions of approval for the vesting map.
• The design or improvements of the proposed project will not conflict with easements necessary for
public access through or use of the property within the proposed project since there is no public
access easement located within this property.
32A -7
VTTM No. 2014 -01
January 12, 2015
Page 6
Public Notification
On November 11, 2014, the applicant held a community meeting in accordance with the provisions of
the Santa Ana Sunshine Ordinance (Ordinance No, NS- 2838). Approximately 15 local residents and
property owners attended the meeting, as well as the project developers, architects and City staff.
Attendees asked questions to address topics such as parking, zoning, site attributes, construction
activities and traffic. Attendees also expressed support for the sale of the units to individual property
owners. Following the meeting, the applicant provided an affidavit to City staff containing meeting
information, minutes, and a statement that the meeting was held in compliance with the Sunshine
Ordinance's requirements.
The project is located within the boundaries of the Riverview West Neighborhood Association.
Staff contacted the president of the Riverview West Association as well as the nearby Santa Anita
Neighborhood Association to ensure that they were notified of this project and to identify any areas
of concern. Neither president identified any concerns with the proposed project. The project site
was also posted with a notice advertising this public hearing, a notice was published in the Orange
County Reporter, and mailed notices were sent to all property owners and tenants within 500 feet
of the project site. At the time of this printing, no correspondence, either written or electronic, had
been received from any members of the public.
CEQA Compliance
In accordance with the California Environmental Quality Act (CEQA), the recommended action has
been determined to be adequately evaluated in the previously certified EIR No. 2014 -01 as per
Sections 15162 and 15168 of the CEQA guidelines. All mitigation measures in EIR No. 2014 -01
and associated Mitigation Monitoring and Reporting Program (MMRP) have been enforced and
continue to apply to the proposed project. As required by the MMPR, a traffic impact analysis was
performed to analyze any potential changes in area traffic as a result of the proposed
development. The study concluded that no additional significant impacts that would trigger the
requirement for additional environmental review.
Strategic Plan Alignment
Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development,
Objectives No. 2 (create new opportunities for business /job growth and encourage private
development through new General Plan and Zoning Ordinance policies) and No. 5 (leverage
private investment that results in tax base expansion and job creation citywide) of the Santa Ana
Strategic Plan. Moreover, approval of this item supports Goal No. 5 Community Health, Livability,
Engagement & Sustainability, Objectives No. 3 (facilitate diverse housing opportunities and
support efforts to preserve and improve the livability of Santa Ana neighborhoods) and No. 4
(support neighborhood vitality and livability).
32A -8
VTTM No. 2014 -01
January 12, 2015
Page 7
Conclusion
Based on the analysis provided within this report, staff recommends that the Planning Commission
approve Vesting Tentative Tract Map No. 2014 -01 as conditioned.
..✓ I , W-
Ali Pezeshkpour
Assistant Planner I
AP;jm
ap\WReporls\Staff Reports for PCNTTMI4 -01 C &C North Harbor Cevt.pc
Attachments:
Exhibit 1 — General Vicinity Map
Exhibit 2 — Land Use Map
Exhibit 3 — Site Photo
Exhibit 4 — Site Plan
Exhibit 5 — Building Elevations (3 pages)
Exhibit 6 — Vesting Tentative Tract Map (3 pages)
32A -9
SEVENTEENTH ST.
' SP2 it
C2
rai SP -2 d SP -2 ii SP -2
jI-
�- -� --__
5P -2
a
AI R7 Ri
p1 R C �R.v.P1
N
RI
m
R1 s k 5Z. f2 R2
OJE il$ _ SP -2 1 - �
i
R2 R2
tl
x1 2 tl
M
e
WARD AV.. - - -
m
I'ZJ f
,Po Rl 0 Ri iii( -I1rr
if 1L' rrW C_ I ; SP- R2 R2
z g1 .: LLL iz2 P '
7 9 I I �1 �IR,i �I Sp-
RI II I_ 1 f I1 -I_ 2 nes
It R4-PRD 5r- Ir�� ^r -Ir-I d
II f H 11 II it €(
II LIIJI �I _II _I
RI II - SM12 Sr -; SPa ��5P -2
em.
Rill a _ _ •- R2 u e P, sr -z sr.a sra spa s i'^ 5P R2
nAl SD 11 1 Rl R2I - -'7 -38R2 PRD __ m jl 11 I __. tl R2 ,
I 4 -.1. tl aQ s c d
RI RI °—' ___J I_ ._______ tl SuSP- 12 R2 & I R2 n2 gRx R2' R2
lrnipliu __7r sP___j1___1 ae I R 2 8 Rl-PRD
Al
J� I�R 5P-2
m.
C2 rnu. CC2 I - sr.a spa sP -YP'
Al GNERALAGSICULTURSLI CR CCMM6aAALFalow AL. RI 9NG.8RIMILYFMDR AL
•a RAWNGMODIRCATION GG GGVHdNM9 TfSRSa R2 =FAMILY FESDINCE
GN f MMSDALSXMMAIN M1 UG4TINDUSIRAL RI MULUq.EDEd9TYMULTIFLE
Ct CCMMUNIIYCOMMEFUAL M2 HFAVYINDUK4AL FAMILYR�01 CE
C14D COMM. C0MMEISAAIJML1931M0]S1N f MO MILRAR(IXPERVINdG R1 9J( R[ RAIi4RIMeM
C2 MNSiAL0OMMEMAL 0 OPEN SALE RE RRDWALESPiE
p WURALAU9Nsss P PFCFE33OWL m Sk HGWALCFMENT
C3�A MTPALRJ9NeFARRGPMLLAGE FCD RmMs) OMMUNITYDEVHAFMw 9r Smncp AN
C4 RANNED9IDPRNGCT?RHt RO "NNEDREDEJTIALDEeOWBIT
CG ARISRALCOMMEFUAL
VTTM 2014 -1
ANRtDr� All
C &C NORTH HARBOR DEVELOPMENT -
"" 1206 NORTH HARBOR BOULEVARD
— = 560 FEET
T'= 1000 FEET
P L A N N I N G A N D B U I L D I N G A G E N C Y
EXHIBIT 1
VICINITY MAP
32A -10
VTTM 2014
C &C NORTH HARBOR DEVELOPMENT r;
1206 NORTH HARBOR BOULEVARD
P L A N N I N G A N 0 B U I L D I N G A G E N C Y
LAND USE MAP
EXHIBIT
32A -11
Q
INDUSTIRAL
MULTI - FAMILY
RESIDENCE
O
v
S -FAMIL R SI
E CE
INDUSTIRAL
COMMERCIAL
•I
•R
MULTI - FAMILY
r
-�
S F.
RESIDENCE
aw
COMM.
_
w
�LY
SI LE
RE ID N E
PROJECT
S. .R.
SITE
a
1W I
ILY
LL
¢
RESIDENCE
w
w
2
MULTI - FAMILY
REST ENCE
LL
COMMERCIAL
w
l7
¢
Z
v
N
COMMERCIAL
¢
w
IN LE FA I
R SI EN E
VTTM 2014
C &C NORTH HARBOR DEVELOPMENT r;
1206 NORTH HARBOR BOULEVARD
P L A N N I N G A N 0 B U I L D I N G A G E N C Y
LAND USE MAP
EXHIBIT
32A -11
VTTM- 2014 -01
C &C NORTH HARBOR DEVELOPMENT
1206 NORTH HARBOR BOULEVARD
SITE PHOTO
EXHIBIT 3
32A -12
5 #�N
Z.z
9} /r
/ !
3 ` § |�
/4&
(Z.Z�
#
!�� [
� <h
!m
■2
\k
�{
!�
§!;
� \4�
h �1
|! \K1H }f)}
EXHIBIT
22A.12
ƒ 5
± ®)
t \� \
Co \ .
Q$§
\
& /]
E ))
& )\
I )\
0 {(
i m/
§
f
, �
�\
!
�■
l��3
!��!!R,
\b
■
■
■
12 !
Q ;!
z
5 #�N
Z.z
9} /r
/ !
3 ` § |�
/4&
(Z.Z�
#
!�� [
� <h
!m
■2
\k
�{
!�
§!;
� \4�
h �1
|! \K1H }f)}
EXHIBIT
22A.12
ƒ 5
± ®)
t \� \
Co \ .
Q$§
\
& /]
E ))
& )\
I )\
0 {(
i m/
§
f
, �
i
.rxs
EXHIBIT 5
Page 1 of 3
32A -14
,x
�e a�
u
0
Z oa
X° ce
W< 9a
> z
W
W ri <
Z J ~
Z
LA a m „
d
0
to
tr
Q
Page 2 of 3
32A -15
N LL
z
Q O
J i
a z
0
Z
Q
CL
N i
Z u
a�
J i
CL ;
i
z
Q U
J i
a ;
z
0
V
W
Z
W
U
V)
of
Q
f" I
D
O
U
N
F-
U
O
Oi
Q[ V
CL
z
� a
� 4
J Z
m a
dN
O
m
Q
X
aF
k�
i
`f�i
Z <
Q u
J �
9l
z
N v
Z
a �
z
Z
Q r
J �
N
Z
Q U
J r
a
Page 3 of 3
32A -16
0, . !!!,I I.
Q" SB4-
a im `•
W F
Z u
w Z)
0
:�
u O a
� u
a -
0 " z
Q >a
J ~
L m a
r � N
d p
co
elf
0 Q
U =
a
I
�� i�
9�
�Eigaat
fill.
Page 3 of 3
32A -16
0, . !!!,I I.
Q" SB4-
a im `•
W F
Z u
w Z)
0
:�
u O a
� u
a -
0 " z
Q >a
J ~
L m a
r � N
d p
co
elf
0 Q
U =
a
I
Ea a�
Ci
a W
o�z
W �m8
ti 2°e<,.
,Z ro X
all P � I
z �t
6
W�
141
o"! d" �
p g}'ffi gg ffigk" E
'�pj �a
�� III's &ail tl �i � s - i2 ,
a sg
id ygy� peyy gg a�3231��pa pb�9 p§ s � 3 ®itlA ®�j ah ° €� iWSp��¢� i�ggh S
1111,11 1 ®1 11
1$ 2 eyggy6egg
lR;11I �8
a`an$i
gall
� gs
d i q lU M
l*ph@B 9 :tl £
gay
It
h
yBYE�3
a
M
I I
F �
Jail
gb
3 a
lk I
@�Y�aen�eaSa�9hP
S
HIM,
z 5 a� Y
aq
i
q
Ea a�
Ci
a W
o�z
W �m8
ti 2°e<,.
,Z ro X
all P � I
z �t
6
W�
141
o"! d" �
p g}'ffi gg ffigk" E
'�pj �a
�� III's &ail tl �i � s - i2 ,
a sg
id ygy� peyy gg a�3231��pa pb�9 p§ s � 3 ®itlA ®�j ah ° €� iWSp��¢� i�ggh S
1111,11 1 ®1 11
1$ 2 eyggy6egg
lR;11I �8
a`an$i
gall
� gs
d i q lU M
l*ph@B 9 :tl £
gay
It
h
yBYE�3
a
M
I I
F �
Jail
gb
3 a
lk I
@�Y�aen�eaSa�9hP
Poll
..... xL,.�
.. ... ... . . ....
. ...... ...
... ... . ...... ....
.... .... .
I G, -1.
5,3", -,V I
TP
to
vi A',
�jL� _q
27- ; 7
L-0
< 9 . . 111� �
6 g—A
Ep E[1 Uk l
I A
LuffiB
-T
�
1A
ITS N f
LU 0107
D- 2r:?,
gull
LU
Z7
N 107
lr
11 xa-,:�f
l,
410
wN
all
IF
. . .. ......
7--7
Z107
R � -Fo
I
P
Z
CL
Q �
xK �
w
n
+ S
�L.Un
V 4
Z
\P
J
�Y
Z
n•
��009900aoopo�oo�oo
1
9
o>
.it
n
� �
i
L I
rL
X3107
r i
�'a a•# Oa
'. rte, p.
£�
J`
ter€
varcn
pp3��
000000000000
o�0009900000000000`00
00000000000000QOOOOOOOOOO�oo9o0000000
I ,
Z
Page 3 of 3
Jill #v
i a�t7f�
1
k
11 1 1p 11
��8idse�ae4�5ak
��009900aoopo�oo�oo
000�09900000000a90009
000000000900000000
000000000000
o�0009900000000000`00
00000000000000QOOOOOOOOOO�oo9o0000000
0000000000000
00
0
00000000
0
00000000000��000�000000000090�lo
o
00
8
°1161og0oa8�6806
o�0000900000
000
0000000000000000000000
10000B8�9��
■
�a�FB�K
@8069�99QFF�M11w0OW8��9�990
0
0�
008000
080
I
0000000000000000090008
0�000000009�
00000000/
Im
x
NOW
@@000
000000
0
0
09000909090009900900000000000
0���
000990000909099000000
0090000
D
0
0
800
00@
0000000000
0
00
000909
90
�
0
000
9000
0�09a0900000�0
90090909➢�90�0�I99099
019,100
Page 3 of 3
Jill #v
i a�t7f�
1
k
11 1 1p 11
��8idse�ae4�5ak
ROH - 01/12/15
RESOLUTION NO. 2015 -02
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING VESTING
TENTATIVE TRACT MAP NO. 2014 -01 AS CONDITIONED
TO ALLOW A SUBDIVISION FOR INDIVIDUAL LOTS AND
CONDOMINIUMS FOR THE PROPERTY LOCATED AT
1206 NORTH HARBOR BOULEVARD
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF
SANTA ANA AS FOLLOWS:
Section 1. The Planning Commission of the City of Santa Ana hereby finds,
determines and declares as follows:
A. Applicant is requesting approval of Vesting Tentative Tract Map No. 2014-
01 to allow subdivision of four existing parcels into 95 individual lots for
single - family residences, three condominium lots each containing five
live /work units, and 26 lettered lots for common areas and private streets
for the property located at 1206 North Harbor Boulevard.
B. Santa Ana Municipal Code Section 34 -127 requires Planning Commission
approval of a tentative tract map for subdivisions.
C. On January 12, 2015, the Planning Commission held a duly noticed public
hearing on Vesting Tentative Tract Map No. 2014 -01.
D. To adopt a Vesting Tentative Tract Map, California Government Code
Section 66474 requires the following findings:
The proposed project, as conditioned, and its design and
improvements are consistent with the District Center designation on
the General Plan and are otherwise consistent with all other
elements of the General Plan.
The proposed subdivision, Vesting Tentative Tract Map No.
2014 -01, is consistent with the Urban Neighborhood land
use designation and density prescribed and all other
elements of the General Plan. Specifically, the proposed
subdivision is consistent with several policies within the Land
Use Element of the General Plan, including: Policy 1.5
(Maintain and foster a variety of residential land uses in the
City); Policy 1.6 (Support `live /work" opportunities within
specifically defined areas); and Policy 1.7 (Support open
space in underserved areas).
Resolution No. 2015 -02
Page 1 of 7
32A -20
2. The proposed project, as conditioned, conforms to all applicable
requirements of the zoning and subdivision codes as well as other
applicable City ordinances.
The proposed subdivision conforms to the minimum
condominium requirements, as well as meets the letter and
intent of the State of California Subdivision Map Act
Provisions. Vesting Tentative Tract Map No. 2014 -01 is in
keeping with the site plan review for the project as well as
Chapters 34 and 41 of the Santa Ana Municipal Code.
Covenants, Conditions and Restrictions (CC &Rs) are
required for the project, which need to be approved by the
City prior to the recordation of the final map.
3. The project site is physically suitable for the type and density of the
proposed project.
There are no physical constraints on the site to preclude
development. The proposed site consists of approximately
7.60 acres of land within the Harbor Mixed Use Transit
Corridor Specific Plan (SP -2), which is physically suitable for
the mixed -use commercial and residential development as
proposed. Access to the site will occur from two points on
Harbor Boulevard.
4. The design and improvements of the proposed project will not
cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.
A proposed subdivision will not cause any substantial
environmental damage or substantially and avoidably injure
fish and wildlife or their habitat. A program -level
Environmental Impact Report (EIR) was prepared pursuant
to the California Environment Quality Act for the new Harbor
Mixed Use Transit Corridor Specific Plan that anticipated up
to 2,000 residential units being built in the Specific Plan
area. The project site is located in an urbanized area, and
there are no known fish or wildlife populations existing on the
project site.
5. The design or improvements of the proposed project will not cause
serious public health problems.
The proposed subdivision will not have any detrimental
effects upon the general public. The short -term and long-
term unavoidable adverse impacts identified in
Environmental Impact Report No. 2014 -01 were addressed
Resolution No. 2015 -02
Page 2 of 7
32A -21
by the adoption of a Statement of Overriding Considerations
by the City Council. Any other negative or adverse impacts
will be mitigated through mitigation measures identified in
Environmental Impact Report No. 2014 -01 and conditions of
approval for the vesting map.
6. The design or improvements of the proposed project will not conflict
with the easements acquired by the public at large for access
through or use of property within the proposed project.
The design or improvements of the proposed project will not
conflict with easements necessary for public access through
or use of the property within the proposed project since there
is no public access easement located within this property.
E. In accordance with the California Environmental Quality Act (CEQA), the
recommended action has been determined to be adequately evaluated in
the previously certified EIR No. 2014 -01 as per Sections 15162 and 15168
of the CEQA guidelines. All mitigation measures in EIR No. 2014 -01 and
associated Mitigation Monitoring and Reporting Program (MMRP) have
been enforced and continue to apply to the proposed project. As required
by the MMPR, a traffic impact analysis was performed to analyze any
potential changes in area traffic as a result of the proposed development.
The study concluded that no additional significant impacts that would
trigger the requirement for additional environmental review.
F. The applicant agrees to indemnify, hold harmless, and defend the City of
Santa Ana, its officials, officers, agents, and employees, from any and all
liability, claims, actions or proceedings that may be brought arising out of
its approval of this project, and any approvals associated with the project,
including, without limitation, any environmental review or approval, except
to the extent caused by the negligence of the City of Santa Ana.
Section 2. The Planning Commission of the City of Santa Ana after conducting
the public hearing hereby approves Vesting Tentative Tract Map No. 2014 -01 as
conditioned in Exhibit A attached hereto and incorporated as though fully set forth
herein. This decision is based upon the evidence submitted at the abovesaid hearing,
which includes but is not limited to: the Request for Planning Commission Action dated
January 12, 2015 and exhibits attached thereto; and the public testimony, all of which
are incorporated herein by this reference.
Resolution No. 2015 -02
Page 3 of 7
32A -22
ADOPTED this 12th day of January 2015 by the following vote:
AYES: Commissioners: Alderete, Bacerra, Bauer, Gartner, Mill, Nalle,
Yrarrazaval (7)
NOES: Commissioners: None (0)
ABSENT: Commissioners: None (0)
ABSTENTIONS: Commissioners: None (0)
Eric Alderete
Chairman
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:
Ryan O. Hodge
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, KAREN GERARDO, Planning Commission Secretary, do hereby attest to and certify
the attached Resolution No. 2014 -02 to be the original resolution adopted by the
Planning Commission of the City of Santa Ana on January 12, 2015.
Date:
Planning Commission Secretary
City of Santa Ana
32A -23
Resolution No. 2015 -02
Page 4 of 7
EXHIBIT A
Conditions for Approval of Vesting Tentative Tract Map No. 2014 -01
Vesting Tentative Tract Map No. 2014 -01 is approved subject to compliance, to the
reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa
Ana Municipal Code, the California Administrative Code, the California Building
Standards Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed below rip or to
exercising the rights conferred by this vesting tentative tract map.
The applicant must remain in compliance with all conditions listed below throughout the
life of the vesting tentative tract map. Failure to comply with each and every condition
may result in the revocation of the vesting tentative tract map.
A. Planning Division
The project shall comply with all conditions, standards, requirements, plans,
and elevations approved by the Development Review Committee (DRC) for
the development project (DP No. 2014 -17).
2. Covenants, Conditions and Restrictions (CC &Rs) for this project must be
reviewed and approved prior to approval of the final tract map. At a
minimum, the CC &Rs shall include provisions pertaining to owner
occupancy, restrictions on home -based businesses, the prohibition of
storage on balconies, compliance with the City's trespassing standards,
means for securing any publicly - accessible open spaces, and a restriction
on truck delivery hours to non -peak periods.
3. The final landscape plan shall depict installation of a perimeter block wall on
the project site except in front yard setback areas. The landscape plan
shall also contain perimeter block wall construction details, finishes,
decorative elements, and accommodation for landscaping to deter graffiti.
4. All real estate signage must be removed from the site within one year from
the date of installation. An extension of time may be granted as determined
by the Planning Manager.
5. All site activities associated with grading and construction shall be screened
by temporary construction fencing. Such fencing shall be secured and
contain durable green mesh.
6. Graffiti on any portion of the project site before, during, and after
construction shall be removed within 24 hours of first appearance.
Resolution No. 2015 -02
Page 5 of 7
32A -24
JANUARY 12, 2015
PAGE 2 OF 3
7. Should the project be built in phases, any phase shall at all times comply
with the standards of the Harbor Mixed Use Transit Corridor Specific Plan.
8. The final map must be approved and recorded prior to the sale of the first
unit.
9. The final map and all improvements required to be made or installed by the
subdivider must be in accordance with the design standards and
specifications of the Santa Ana Municipal Code and the requirements of the
State Subdivision Map Act.
10. Development within the area of the map is subject to development and
permit fees in effect at the time of permit issuance.
11. Development within the area of the map is subject to design and
development standards in effect at the time of permit issuance.
12. Two copies of the recorded final map and CC &Rs shall be submitted each
to the Planning Division, Fire Department, Building Division, and Public
Works Agency within 10 days of recordation.
13. Pursuant to Section 66474.9(b) of the Subdivision Map Act, the applicant
shall defend, indemnify, and hold harmless the City, and its agents, officers,
and employees from any claim, action, or proceeding against the City or its
agents, officers, or employees to attack, set aside, void, or annul, any
approval of the City concerning this subdivision application, which action is
brought within the time period provided for in Section 66499.37.
B. Police Department
1. Prior to submittal into Building plan check, a security plan must be
submitted to the Police Department for review and approval. The plan will
be required to outline hours of operation for the surface parking areas
(secured /open) as well as the proposed public plaza along Harbor
Boulevard.
2. Building and unit addressing must comply with the City's emergency service
standards.
3. Prior to submittal into Building plan check, the applicant shall provide a
photometric study to the Police Department showing compliance with the 1
footcandle requirement for the project site.
Resolution No. 2015 -02
Page 6 of 7
32A -25
JANUARY 12, 2015
PAGE 3 OF 3
The final design, including safety enhancements of the public plaza along
Harbor Boulevard, shall be coordinated among the Planning Division, Police
Department, and the applicant, and shall at a minimum contain:
A means of securing the site and restricting the general public's
access between sunset and sunrise;
On -site management's means of enforcing the City's No Trespassing
Policy; and
C. Provisions for the on -site management to maintain an active file with
the Police Department's No Trespassing Program.
Resolution No. 2015 -02
Page 7 of 7
32A -26