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Home My WebLink About32A - PARCEL MAP 2720-2740 S BRISTOLREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: OCTOBER 18, 2016 TITLE: TENTATIVE PARCEL MAP NO. 2016-02 (COUNTY MAP NO. 2016-103) TO SUBDIVIDE AN EXISTING PARCEL INTO TWO LOTS AT 2720-2740 SOUTH BRISTOL STREET - ALTAMED HEALTH SERVICES, APPLICANT (STRATEGIC PLAN NOS. 3, 2, 5) CITY MANAG ° RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: APPROVED E7 As Recommended [] As Amended C7 Ordinance on 1 e1 Reading [� Ordinance on 2"a Reading E7 Implementing Resolution L.1 Set Public Hearing For CONTINUED TO FILE NUMBER Confirm the Zoning Administrator's action approving Tentative Parcel Map No. 2016-02 (County Map No. 2016-103) as conditioned. ZONING ADMINISTRATOR ACTION On October 5, 2016, the Zoning Administrator adopted a resolution approving Tentative Parcel Map No. 2016-02 (County Map No. 2016-103) as conditioned to subdivide a parcel into two commercial lots at 2720-2740 South Bristol Street located in the Planned Shopping Center (C-4) zoning district. The Zoning Administrator made two changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). The first change was to Condition No. 3, which now requires a landscape plan prior to map recordation, and Condition No. 4, which clarifies that the covenants, conditions, and restrictions (CC&Rs) will cover pedestrian and vehicular access, ingress and egress, and fencing. DISCUSSION The applicant is requesting approval of a parcel map to subdivide an existing 3.42 -acre parcel of land into two lots to facilitate the sale of the buildings to separate owners. If approved, AltaMed Health Services intends to purchase the lot at 2720 South Bristol Street for use as a medical facility. The AltaMed lot (Lot 1), known as 2720 South Bristol Street, will be a 66,426 -square -foot lot (1.52 - acres) that will contain a two-story building and 127 parking spaces. Lot 2, known as 2740 South Bristol Street, will be an 82,710 -square -foot lot (1.90 -acres) with a two-story building and 155 parking spaces. No new development is proposed nor contemplated at this time. Full-sized plans are available for public viewing in the Clerk of the Council Office. 32A-1 Tentative Tract Map No. 2016-02 — AltaMed Health Services, 2720-2740 South Bristol Street October 18, 2016 Page 2 STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal #3 - Economic Development, Objective #2 (create new opportunities for business/job growth and encourage private development through new General Plan and Zoning Ordinance policies) and Objective #5 (leverage private investment that results in tax base expansion and job creation citywide). FISCAL IMPACT There is no fiscal impact associated with this action. assan Haghapi, AIC16/ Executive Director Planning & Building Agency VF:rb vflreperts\TPM 16-2 AltaMed.cc Exhibit: A. Planning Commission Staff Report 32A-2 REQUEST FOR Zoning Administrator Action ZONING ADMINISTRATOR MEETING DATE: OCTOBER 5, 2016 TITLE: PUBLIC HEARING — FILED BY ALTAMED HEALTH SERVICES FOR TENTATIVE PARCEL MAP NO. 2016-02 (COUNTY MAP NO. 2016-103) TO SUBDIVIDE AN EXISTING PARCEL INTO TWO LOTS AT 2720-2740 SOUTH BRISTOL STREET (STRATEGIC PLAN NOS. 3, 2; 3, 5) Prepared by Vince Fregoso RECOMMENDED ACTION PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended ❑ As Amended ❑ Set Public Hearing For DENIED ❑ Applicant's Request ❑ Staff Recommendatior CONTINUED TO Planning Manager d Adopt a resolution approving Tentative Parcel Map No. 2016-02 (County Map No. 2016-103) as conditioned. Request of Applicant Jennifer Lange, representing AltaMed Health Services, is requesting approval of a tentative parcel map to subdivide a parcel into two commercial lots. Applications for commercial subdivisions of fewer than five parcels require approval of a parcel map by the Zoning Administrator pursuant to Section 34-126 of the Santa Ana Municipal Code (SAMC). Project Location and Site Description The project is located on a 3.2 -acre parcel of land that is located on South Bristol Street between Central and Segerstrom Avenues across from Hemlock Way. The property is flat and semi -irregular in shape and is currently improved with a pair of two-story professional and medical office buildings that are each 29,841 -square -feet in size. The subject site is located in the Planned Shopping Center (C-4) zoning district and has a General Plan land use designation of General Commercial (GC). The existing uses are consistent with both the zoning and General Plan designations. Land uses surrounding the site include commercial uses to the north, south and east, with single-family residences to the west (Exhibits 1, 2, and 3). Project Description The applicant is requesting approval of a parcel map to subdivide an existing parcel of land into two lots to facilitate the sale of the buildings to separate owners. Lot 1, located at 2720 South Bristol Street, will be 66,426 -square -feet in size and will contain one building with 127 parking spaces. Lot 2, EXHIBITA 32A-3 Tentative Parcel Map No. 2016-02 October 5, 2016 Page 2 located at 2740 South Bristol Street, will be 82,710 -square -feet in size and will contain the second building with 155 parking spaces (Exhibit 4). No new development is proposed nor contemplated at this time. Project Background In June 1972, the City Council approved Tentative Parcel Map No. 741, which created three commercial parcels, including the subject parcel, on South Bristol Street. Concurrent with the parcel map request, the City Council approved Variance No. 72-43, which reduced the required parking for the site. In 1973, building permits were issued for the construction of the two 29,841 -square -foot buildings that are currently located on the site. In early 2016, the applicant submitted an application to subdivide the lot into two properties and allow for the individual sale of the buildings to separate owners. Proposals to create subdivisions of less than five parcels, such as the current project, require review and approval by the Zoning Administrator. Project Analysis Subdivision requests are governed by Chapter 34 and Chapter 41 of the SAMC. Pursuant to Section 66473.5 and 66474 of the California Subdivision Map Act, applications for tentative parcel maps are approved when it can be shown that findings can be made in support of the request. Specifically, findings related to the proposal being consistent with the General Plan, the site is in conformance with all applicable City ordinances, the project site is physically suitable for the type and density of the proposed project, the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat, the proposed project will not cause serious public health problems, or the proposed project will not conflict with easements necessary for public access through or use of the property must be made. Using this information staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the applicant's request, staff believes that the following analysis warrants approval of the tentative parcel map (Exhibit 5). The applicant is seeking approval of a tentative parcel map to subdivide an existing parcel of land into two lots for sale to separate owners. No new construction is proposed or contemplated for either building at this time. The lots will continue to be utilized for office and commercial purposes for the foreseeable future. Since this application is to subdivide a lot only, no major issues were identified with the proposal. In reviewing the project, staff determined that the proposal as conditioned is consistent with the various provisions of the City's Zoning Code and General Plan, including lot size, lot frontage, setbacks, lot coverage, and parking. Further conditions of approval have been included to bring the site's landscaping, lighting, trash enclosures and bicycle parking into 32A-4 Tentative Parcel Map No. 2016-02 October 5, 2016 Page 3 compliance with current standards. Further, no adverse environmental impacts to fish or wildlife populations were identified as the project site is located in a built -out, urbanized area. Finally, the tentative parcel map was found to be consistent with the California Subdivision Map Act and Chapter 34 of the Municipal Code. Public Notification The project site is located within the boundaries of the Thornton Park Neighborhood Association. The president of this Neighborhood Association was contacted by staff and was notified by mail 10 days prior to this public hearing. In addition, the project site was 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 within 500 feet of the project site. At the time of this printing, no areas of concern were raised, nor had any correspondence, either written or electronic, been received from the neighborhood president or from any members of the public. CEQA Compliance In accordance with the California Environmental Quality Act, the recommended action is exempt from further review per Section 15315. This Class 15 exemption allows for the minor division of property provided it is in an urbanized area that is zoned for commercial uses, is in conformance with the General Plan and Zoning, consists of four or fewer parcels, does not require any variances or other exceptions, was not involved in a division of a larger parcel within the past two years, and does not contain an average slope of greater than 20 percent. As the project entails the subdivision of an existing parcel of land into two lots with no building expansion, the buildings and sites will be in compliance with all provision of the Municipal Code, no adverse environmental impacts will result from the subdivision of land, the project does not require any variances, and the proposal involves a relatively flat parcel, it has been determined that the project will not have an effect on the environment, Categorical Exemption Environmental Review No. 2016-13 will be filed for this project. 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. 32A-5 Tentative Parcel Map No. 2016-02 October 5, 2016 Page 4 Conclusion Based on the analysis provided within this report, staff recommends that the Zoning Administrator approve Tentative Parcel Map No. 2016-02 as conditioned. 4 A --c- ('2') - Vince Fregoso, AIC Principal Planner VF:jm vflreports\TPM 16-2 AltaMed.100516.za Attachments: Exhibit 1 —Vicinity Map Exhibit 2 — Location Map Exhibit 3 — Existing Conditions Photo Exhibit 4 — Site Plan Exhibit 5 — Tentative Parcel Map 32A-6 TPM 2016-02 p� 2720-2740 SOUTH BRISTOL STREET ' ALTA MED PARCEL MAP — — = 500 FT£f 1" = 1000 FET P L A N N I N G A N D 8 U I L D I N G A G E N C Y B HIEIT 1 32A-7 265, WARNER AVE. 1 ( 2111. .1.1+u_J L� _ aoxA ,r m R4 � Rl �� C2 C2 TRI I— — RI R1 Rl R1 Rl Rl Rt RI R1 Z -PRD C4 IAS, II II _ - - znernn, nu.� eyu, IN II .. 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C O M M E R C I A L J m C O M M E R C I A L C 0 M M E R C I A L TPM 2016-02 P 2720-2740 SOUTH BRISTOL STREET AA ALTA MED PARCEL MAP cv^ 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 LAND USE MAP EXHIBIT 2 32A-8 TPM 2016-2 ALTAMED HEALTH SERVICES 2720-2740 SOUTH BRISTOL STREET EXHIBIT 3 32A-9 1 a�ng �s r: °. , Qut Inas toi ntal load �o.tslao 5 C HIIVAH HHWV1lV RIMS9OVBi3S LI E] EXHIBIT 5 LS 10.05.16 RESOLUTION NO. 2016-xx A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA APPROVING TENTATIVE PARCEL MAP 2016-02, AS CONDITIONED, TO ALLOW THE SUBDIVISION OF AN EXISTING PARCEL INTO TWO LOTS AT 2720-2740 SOUTH BRISTOL STREET BE IT RESOLVED BY THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Zoning Administrator of the City of Santa Ana hereby finds, determines and declares as follows: A. Applicant is requesting approval of a Tentative Parcel Map to allow the subdivision of an existing parcel into two lots at 2720-2740 South Bristol Street. B. Santa Ana Municipal Code Section 34-126 requires approval of a Tentative Parcel Map by the Zoning Administrator. C. On October 5, 2016, the Zoning Administrator held a duly noticed public hearing on Tentative Parcel Map 2016-02. D. The Zoning Administrator of the City of Santa Ana determines that the following findings, which must be established in order to approve this Tentative Parcel Map pursuant to Santa Ana Municipal Code (SAMC) Section 34-126 and the State Subdivision Map Act, have been established for Tentative Parcel Map 2016-02: 1. The proposed project, as conditioned, and its design and improvements are consistent with the General Commercial (GC) designation of the General Plan and are otherwise consistent with all other Elements of the General Plan. The proposed project, as conditioned, and its design and improvements will be 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 subdivision of land will create two parcels that will remain consistent with the various provisions of the General Plan, including the maximum allowable floor area ratio. 2. The proposed project, as conditioned, conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. Resolution No. 2016-xx 32A-1 2 rage 1 of 6 LS 10.05.16 The proposed project, as conditioned, will conform to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. The proposed project, as conditioned, conforms to the commercial land use provisions of the zoning code that pertain to lot size, lot frontage, landscaping, setbacks, lot coverage, and parking. 3. The project site is physically suitable for the type and density of the proposed project. The project site is physically suitable for the type and density of the proposed project. The proposed project consists of the subdivision of the parcel into two lots, with no new construction proposed nor contemplated at this time. The existing office and commercial buildings were designed and built to be physically suitable for the site and in compliance with all applicable development standards except for parking, which was approved by Variance No. 72-43. 4. 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 and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. Since the project site is located in an urbanized area, there are no known fish or wildlife populations existing on the project site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. 5. 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 cause serious public health problems, with the proposed subdivision not having any detrimental effects upon the general public. Each property will include the necessary utilities and infrastructure improvements as required under Development Project Review No. 2016-05 6. 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. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the Resolution No. 2016-xx 32A-1 3 Page 2 of 6 LS 10.05.16 property within the proposed project since there is no significant public access easement located within this property. The applicant will be recording those easements necessary to ensure reciprocal rights between the properties, including but not limited to access, egress and drainage. Section 2. In accordance with the California Environmental Quality Act the recommended action is exempt for further review per Section 15315 (Class 15). This Class 15 exemption allows for the division of property in urbanized areas zoned for industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, and all services and access to the proposed parcels to local standards are available. Categorical Exemption Environmental Review No. 2016-13 will be filed for this project. Section 3. 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 sole negligence of the City of Santa Ana. Section 4. The Zoning Administrator of the City of Santa Ana after conducting the public hearing hereby approves Tentative Parcel Map 2016-02, as conditioned as set forth in Exhibit A attached hereto and incorporated herein by reference, for the property located at 2720-2740 South Bristol Street. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Zoning Administrator Action dated October 5, 2016, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 5th day of October, 2016. APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Lisa Storck Assistant City Attorney Verny Carvajal, AICP Zoning Administrator Resolution No. 2016-xx 32A-14 Page 3 of 6 LS 10.05.16 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Jocelyn Magalona, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2016-xx to be the original resolution adopted by the Zoning Administrator of the City of Santa Ana on October 5, 2016. Date: Recording Secretary City of Santa Ana 32A-15 Resolution No. 2016-xx Page 4 of 6 LS 10.05.16 EXHIBIT A Conditions of Approval Tentative Parcel Map 2016-02 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. 1. Two copies of the recorded final parcel map shall be submitted each to the Planning Division, Building Division and Public Works Agency within 10 days of recordation. 2. The tentative parcel map, final map and all improvements required to be made or installed by the subdivider shall be in accordance with the requirements and design standards and specifications of the City of Santa Ana and the requirements of the State Subdivision Map Act. 3. After map recordation, landscaping is to be maintained in accordance with the preliminary landscape plan approved for the project. This shall include the minimum levels of plant materials shown on the landscape plan as required by the Commercial landscape Standards for the C-4 zoning district. 4. Prior to recordation of the final map, the applicant shall submit for review and approval Conditions, Covenants and Restrictions (CC&R’s) for the project. At a minimum, the CC&R’s shall cover vehicular and pedestrian access, vehicular and pedestrian ingress and egress, drainage and fencing. 5. The final map must be approved and recorded prior to issuance of building permits. 6. Prior to recordation of the final map, all bicycle parking spaces shall be installed. 7. Prior to recordation of the final map, all dead and/or missing landscape shall be replaced. 8. Prior to recordation of the final map, a trash enclosure shall be built on each lot. 9. Development within the area of the map is subject to development and permit fees in effect at the time of permit issuance. 10. The proposed project shall be subject to the current development fees in place at the time of plan check. Resolution No. 2016-xx Page 5 of 6 LS 10.05.16 11. The project must be in compliance with the provisions of Site Plan Review (DP No. 2016-5). 12. 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. Resolution No. 2016-xx Page 6 of 6 32A-18