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Home My WebLink About32A - TENTATIVE TRACT MAP 1514 AND 1516 ENGLISHREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: MARCH 19, 2019 TITLE: RECEIVE AND FILE STAFF REPORT APPROVING TENTATIVE TRACT MAP NO. 2018-01 TO SUBDIVIDE TWO LOTS INTO SIX LOTS TO FACILITATE THE CONSTRUCTION OF SIX SINGLE-FAMILY RESIDENTIAL UNITS LOCATED AT 1514 AND 1516 NORTH ENGLISH STREET — MARWAN ALRIFAI, APPLICANT {STRATEGIC PLAN NOS. 3,2) ACTING CITY MANAGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: UT00-007i4ii, ❑ As Recommended ❑ As Amended ❑ Ordinance on 1s' Reading ❑ Ordinance on 21d Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER It is recommended that the City Council receive and file the staff report approving Tentative Tract Map No. 2018-01 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on February 25, 2019, the Planning Commission by a vote of 7:0, adopted a resolution, pursuant to Section 34-127 of the Santa Ana Municipal Code (SAMC), approving Tentative Tract Map No. 2018-01 as conditioned to subdivide two existing lots into six lots and a private street to facilitate the construction of six single-family residential units at 1514 and 1516 English Street. The subject lots are located within the Low -Density Residential (LR -7) land use designation of the General Plan and are within the Single -Family Residential (R-1) zoning district. All the six lots and the private street comply with the City's standards and regulations and with the State Subdivision Map Act. The Planning Commission made no changes to the recommendation outlined in the attached staff report (Exhibit 1). DISCUSSION Marwab Alrifai with Dania Investment, LLC., is proposing to subdivide two existing lots (approximately 1.22 acres) into six lots and a private street in order to facilitate the construction of six new single-family residential units. The subject lots are located within the LR -7 land use designation of the General Plan which allows for the construction of 7 units per acre. In addition, the lots are located within the R-1 zoning district which requires a minimum lot size of 6,000 square feet and a minimum street lot frontage of 50 feet. All the six lots and the private street comply with the City's standards and regulations and with the State Subdivision Map Act. 32A-1 Tentative Tract Map No. 2018-01 — Subdivide Lots at 1514 & 1516 North English Street March 19, 2019 Page 2 The proposed single-family residential units are two-story in height, measure approximately 2,700 square feet and contain four bedrooms and three and a half bathrooms. In addition, each unit contains a 2 -car garage and 2 paved parking spaces. The designs of the proposed single-family residential units are consistent with the City's design guidelines and with the R-1 development standards. Based on a review of the tentative tract map by the Planning Division, Orange County Fire Authority, and Public Works Agency, the project has been designed to be in compliance with the applicable development standards found in Chapter 34 (Subdivision) and 41 (Zoning) of the Santa Ana Municipal Code and with the State Subdivision Map Act. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA), the project is exempt pursuant to CEQA Guidelines Section 15332, Class 32, In -Fill Development. The proposed project is consistent with both the City of Santa Ana General Plan land use designation that is applicable to the site and the City of Santa Ana Zoning Ordinance. No General Plan Amendment or Zone Change will be required to accommodate this project. In addition, the proposed project complies with the applicable development standards. The project is located within City boundaries and on a site less than five acres. No native or natural habitats are found within the project site or adjacent parcels. The approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The project will be adequately served by all required utilities and public services. Based on this analysis, a Notice of Exemption for Environmental Review No. 2014-08 will be filed for this project. 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). FISCAL IMPACT Based on the development of six new single-family residential units, the City is expected to generate approximately $108,000 in permit fees. The full assessed value of the properties is approximately $1,600,000. The estimated assessed value for the individual lots within the proposed subdivision will range from $650,000 to $750,000 for the total estimated value of $4 million. The increased assessed value of approximately $2.4 million would result in additional property tax revenue of approximately $4,560 per year. .---A M Minh Thai Executive Director Planning and Building Agency JG:Ia S:\RFCA\2019\3-19-19\Tenative Tract Map No. 2018-01\TTM No. 2018-01. RFCA.doc Exhibit: 1. Planning Commission Staff Report 32A-2 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: FEBRUARY 25, 2019 TITLE: PUBLIC HEARING — TENTATIVE TRACT MAP NO. 2018-01 TO ALLOW THE SUBDIVISION OF TWO LOTS INTO SIX LOTS TO FACILITATE THE CONSTRUCTION OF SIX SINGLE FAMILY RESIDENTIAL UNITS LOCATED AT 1514 AND 1518 NORTH ENGLISH STREET. — MARWAN ALRIFAI, APPLICANT {STRATEGIC PLAN NO. 3, 21 Prepared by Jerry C. Guevara Executive Director EXHIBIT 1 PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended ❑ As Amended ❑ Set Public Hearing For DENIED Zoning Designation ❑ Applicant's Request ❑ Staff Recommendation CONTINUED TO Planning Manag It is recommended that the Planning Commission adopt a resolution approving Tentative Tract Map No. 2018-01, as conditioned. Executive Summary Marwab Alrifei with Dania Investment, LLC., is requesting approve of Tentative Tract Map No. 2018-01 to allow the subdivision of two existing lots into six lots in order to facilitate the construction of six new single- family residences. Tentative tract map requests are governed by Section 34-119 through 34-318 of the Santa Ana Municipal Code (SAMC) and require approval by the Planning Commission. Staff is recommending approval of the applicant's request due to the project's compliance with the applicable development standards found in Chapters 34 (Subdivision) and 41 (Zoning) of the 5AMc. Table 1: Project and Location Information Item information Project Address 1514 81516 North English Street Nearest Intersection English Street and Seventeenth Street General Plan Designation Low -Density Residential (LR -7) Zoning Designation Single Family Residential (R-1) Surrounding Land Uses North 1Sin le -Fa nil Residences East Sin le-Famil Residences South Sin le-Famil Residences West Sin la-Famil Residences Site Size 1.22 Acres (47,232 square feet) Existing Site Development The site is currently develo ed with two single-family residences. Use Permissions Uses Section 41-232 of SAMC Development Standards I Sections 41-233 through 41.420 of SAMC 32A-3 TM 2018-01 February 25, 2019 Page 2 Proiect Description The project consists of subdividing two existing lots into six fee -simple lots and construction of a private street. This will facilitate the construction of six two-story single-family residential units. Pursuant to SAMC Section 34-127, the subdivisions of 5 or more lots require approval by the Planning Commission and City Council. Table 2 and Table 3 below describe the proposed break- down of the buildings and conformance to SAMC Single -Family Residence (R-1) development standards. Table 2: Lot and Unit Information Unit Number Lot Size Unit Size Garage Square Footage Number ofStories, drooms Be' Bathrooms. Private ' Laundry 1 6,021 SF 2,671 SF 425 SF 2 4 3.5 Yes 2 6,042 SF 2,740 SF 440 SF 2 4 3.5 Yes 3 6,285 SF 2,560 SF 425 SF 2 4 3.5 Yes 4 6,421 SF 2,703 SF 440 SF 2 4 3.5tYes 5 6,005 SF 2,722 SF 427 SF 2 4 3.5 5 6,016 SF 2,770 SF 419 SF 2 4 3.5 Table 3: R-1 Development Standards Standard Allowed per SAMC Provided Height 27 feet maximum 24 feet (complies) Front Setback 20 feet minimum 20 feet (complies) Side Setback 5 feet 5 feet (complies) Rear Setback 20 feet 20 feet (complies) Patio Rear Setback 10 feet 10 feet (complies) Off -Street Parking Two -car garage + two guest parking spaces Complies Lot Coverage 35% Maximum 34% (complies) Lot Size 6,000 SF minimum 6,005 SF to 6,421 SF (complies) Lot Width 50 feet minimum 50 FT to 80 FT (complies) Each lot is different in shape and size but meets the minimum square footage required per code and Is consistent in size with neighboring lots. The proposed single-family residences are two- story in height, measure approximately 2,700 square feet and contain four bedrooms and three and a half bathrooms. To best utilize the lots, homes were designed with custom floor plans and elevations. As a result, each single-family residence has been architecturally designed to be different from one another to create a variation between residences and to be complementary with the variety of home styles in the neighborhood. The two corner lots have been designed to have primary entrances facing English Street in order to maintain a street presence. The 32A-4 TM 2018-01 February 25, 2019 Page 3 remaining lots have primary entrances and access off the proposed private street. The private street has been designed to comply with the requirements of the Public Works Agency and covenants, conditions and restrictions (CC&Rs) will be drafted and recorded with the Final Map to ensure proper maintenance and preservation of the private street. Project Background The subject properties were developed with single-family residential units in the 1940s and no major alterations and/or additions have been made since. Dania Investment, LLC, purchased the properties in 2014 with the intent of redeveloping the site. A development project application (DP No. 2014-08) was submitted to the Planning Division in 2014 for the subdivision and redevelopment of the properties. Since then, the applicant has been working with Planning and Public Works staff to address code requirements and to ensure the proposed development is integrated and compatible with the surrounding community. Prnjwect Analysis Subdivision requests are governed by Chapter 34 and Chapter 41 of the SAMC. Pursuant to Section 66473.5 and Section 66474 of the California Subdivision Map Act, applications for tentative tract maps are approved when it can be shown that findings can be made in support of the request. Specifically, findings related to the proposal need to be made that find the project is: consistent with the General Plan; the site is physically suitable for the type and density of the proposed use; 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; and the proposed project will not conflict with easements necessary for public access through or use of the property. 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 tract map. The applicant is seeking approval of a tentative tract map to subdivide two existing lots into six lots and construction of a private street to facilitate the construction of six new single-family residences. 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 coverage, and parking. Covenants, Conditions and Restrictions (CC&Rs) will be adopted to define the operating and maintenance requirements for the lots and private street to ensure proper maintenance. In addition, the CC&Rs will also create a property owner's association responsible for maintenance and enforcement of the CC&R provisions. Lastly, the proposed subdivision is consistent with the Low Density Residential (LR -7) General Plan land use designation and all other elements of the General Pian. 32A-5 TM 2018-01 February 25, 2019 Page 4 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 tract map was found to be consistent with the California Subdivision Map Act and Chapter 34 of the SAMC. Table 4: CEQA Strategic Plan Alignment and Public Notification & Community Outreach CEQA, Strategic Plan Alignment, and Public Notification & Community Outreach CEQA CEQA Type Exempt pursuant to CEQA Guidelines Section 15332, Class 32, In -fill Development Document Type Notice of Exemption, Environmental Review No. 2014.14 The proposed project is consistent with both the City of Santa Ana General Plan land use designation that is applicable to the site and the City of Santa Ana Zoning Ordinance. No General Plan Amendment or Zone Change will be required to accommodate this project. In addition, the proposed project complies with the applicable development standards. Reason(s) Exempt or The project is located within City boundaries and on a site less than five acres. No native Analysis or natural habitats are found within the project site or adjacent parcels. The approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The project will be adequately served by all required utilities and public services. Strategic Plan Alignment' Approval of this item supports the City's efforts to meet Goal #3 — Economic Goal(s), Policy or Development, Objective #2 (create new opportunities for business/job growth and Policies encourage private development through new General Plan and Zoning policies) Public Notification & Community Outreach A public notice was posted on the project site on February 12, 2019. Notification by mail was mailed to all property owners and occupants within 500 feet of Required Measures the project site on February 12, 2019. Newspaper posting was published in the Orange County Reporter on February 12, 2019. The representatives of Artesia Pillar and Riverview neighborhood associations were Additional Measures contacted to identify any areas of concern due to the proposed project. At the time this report was printed, no Issues of concern were raised regarding the proposed development. Economic Development Benefits Based on the development of six new single-family residences, the City is expected to generate approximately $108,000 In permit fees, The full assessed value of the properties is approximately $1,600,000. The estimated assessed value for the Individual tots within the proposed subdivision will range from $650,000 to $750,000 for the total estimated value of $4 million. Concluslon Based on the analysis provided within this report, staff recommends that the Planning Commission approve Tentative Tract Map No, 2018-01 as conditioned. 32A-6 TM 2018-01 February 25, 2019 Page 5 JG:S:1PIonning Commission1201012-25-191TTM No. 2018.011TTM No. 2018-01,po.dou TTM No, 2018-01 February 25, 2019 Page 5 Exhibits: 1 — Resolution 2 — Vicinity Zoning and Aerial Map 3 — Site Photo 4 — Tentative Tract Map 5 — Floor Plans and Elevations 32A-7 LS 2.25.19 RESOLUTION NO. 2019-06 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2018-01 AS CONDITIONED TO ALLOW THE SUBDIVISION OF TWO EXISTING LOTS INTO SIX FEE -SIMPLE LOTS AT 1514 AND 1516 NORTH ENGLISH STREET 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. Marwan Aififai with Dania Investment, LLC ("Applicant') is requesting approval of Tentative Tract Map No. 2018-01 to subdivide two existing lots Into six fee -simple lots and a private street to facilitate the construction of six new single-family residential units at 1514 and 1516 North English Street, B. Pursuant to Santa Ana Municipal Code ("SAMC") Section 34-127, the Planning Commission Is authorized to review and approve tentative tract maps. C. Tentative Tract Map No. 2018-01 came before the Planning Commission of the City of Santa Ana on February 25, 2019, for a duly noticed public hearing. D. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to approve Tentative Tract Map No. 2018-01, have been established as required by Section 34- 127 of the SAMC and the California Subdivision Map Act: 1. The proposed project and its design and improvements are consistent with the Low Density Residential (LR -7) land use designation of the General Plan and are otherwise consistent with all other Elements of the General Plan. The proposed project and its design and Improvements will be consistent with the Low Density Residential (LR -7) land use designation of the General Plan and are otherwise consistent with all other elements of the General Plan. The proposed subdivision of land will create six (6) legal lots and will be consistent with the various provisions of the General Pian. Resolution No. 2019-06 Page 1 of 7 32A-8 Z The proposed project conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. The proposed project will conform to all of the requirements of the City's zoning and subdivision ordinances and all other applicable codes. The proposed project conforms to the Single -Family Residence (R-1) provisions of the zoning code that pertain to lot size and width, lot coverage, parking, and landscaping; by doing so, the project and the construction within the project site guarantee conformance to all development standards of the R-1 zoning district. 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. There are no physical constraints on the site that would preclude development, The proposed site consists of approximately 1.22 acres of land and is physically suitable for the proposed development. The lot size, density, width, and lot coverage are consistent with the existing surrounding properties in the neighborhood. 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 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. 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 health problems, with the proposed subdivision not having any detrimental effects upon the general public. The property will include necessary utilities and infrastructure improvements as required under Development Project Review No. 2014-08. Resolution No. 2019-06 Page 2 of 7 32A-9 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 and improvements of the proposed project will not conflict with easements necessary for public access or use of the property within the proposed project. The conceptual design of all construction for the property will not affect potential improvements to English Street. In addition, the application will be recording covenants, conditions and restrictions (CC&Rs) to ensure reciprocal rights and maintenance agreements between properties. Section 2. In accordance with the California Environmental Quality Act (CEQA), the project is exempt pursuant to CEQA Guidelines Section 16332, Class 32, In -Fill Development. The proposed project is consistent with both the City of Santa Ana General Plan land use designation that is applicable to the site and the City of Santa Ana Zoning Ordinance, No General Plan Amendment or Zone Change will be required to accommodate this project. In addition, the proposed project complies with the applicable development standards. The project is located within City boundaries and on a site less than five acres, No native or natural habitats are found within the project site or adjacent parcels. The approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The project will be adequately served by all required utilities and public services. Based on this analysis, a Notice of Exemption for Environmental Review No. 2014-08 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 Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Tentative Tract Map No. 2018-01 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 above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated February 25, 2019, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Resolution No. 2019-06 Page 3 of 7 32A-10 ADOPTED this 26" day of February 2019 by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: U, Lisarck'.� Assis ant City AttoFney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2019-06 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on February 25, 2019. Date: Recording Secretary City of Santa Ana 32A-11 Resolution No. 2019-06 Page 4 of 7 EXHIBIT A Conditions of Approval for Tentative Tract Map No. 2018-01 Tentative Tract Map No. 2018-01 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, the following conditions of approval are applicable: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this tentative tract map. The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. Failure to comply with each and every condition may result In the revocation of the tentative tract map. 1. All proposed site improvements must conform to the Site Plan Review approval of DP No. 2014-08, 2. Any amendment to this Tentative Tract Map, including modifications to approved materials, finishes, architecture, site plan, landscaping, parking, and square footages, must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief Is available or if the site plan review must be amended. 3. Applicant must submit Covenants, Conditions and Restrictions (CC&R's).for the project to the case planner for review and approval prior to the Final Map being recorded. 4. The Final Map must be approved and recorded prior to issuance of building permits. 5. 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. 6. Two copies of the recorded Final Map and CC&Rs shall be submitted to the Planning Division, Building Division, Public Works Agency and Orange County Fire Authority (OCFA) within 10 days of recordation. Resolution No. 2019-06 Page 5 of 7 32A-12 7. Property Maintenance Agreement. Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a maintenance agreement or incorporate the form of this condition within the Projects CC&R's with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The maintenance agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses, c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms. Resolution No. 2019.06 Page 6 of 7 32A-13 f. The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the maintenance agreement. g. The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remedlation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property.. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. h. The execution and recordation of the maintenance agreement shall be a condition precedent to the final map being recorded. Resolution No. 2019-06 Page 7 of 7 32A-14 2/5/2019 0 n 9019 Dinital Man Products. All rlahts reserved. http://apps.spatialstream.com/production/dashboard/8/9/0/CurrentBuild32AAi4.6l 1/1 < 2�m<: g - _ 3 : \> ? . \ .� �\ ��/�/ �� /�� \ r� § « \ � \� �/\ � � � : z «� � /� � 9 \��/ � \ ��»z z r, § �p pp K111111 ��HIai1! 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