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Home My WebLink About31B - 2100 S. SUSAN STREET REQUEST FOR COUNCIL ACTION ~. ~ CITY COUNCIL MEETING DATE: CLERK OF COUNCIL USE ONLY: AUGUST 1, 2005 TITLE: TENTATIVE TRACT MAP NO. 2005-06 (COUNTY MAP NO. 16836) TO CONSOLIDATE THREE EXISTING PARCELS AND CREATE AN INDUSTRIAL CONDOMINIUM DEVELOPMENT AT 2100 SOUTH SUSAN STREET - SUSAN STREET PARTNERS, LLC, APPLICANT APPROVED o As Recommended o As Amended o Ordinance on 151 Reading o Ordinance on 2nd Reading o Implementing Resolution o Set Public Hearing For i ""' ~....,.h t f.-) CITY MANAGER CONTINUED TO FILE NUMBER RECOMMENDED ACTION Receive and file the staff report approving Tentative Tract Map No. 2005- 06 (County Map No. 16836) as conditioned. PLANNING COMMISSION ACTION On July 25, 2005, the Planning Commission adopted a resolution approving Tentative Tract Map No. 2005-06 (County Map No. 16836) as conditioned by a vote of 6:0 (Gartner absent) to allow the subdivision of an existing industrial building into five individual condominium units in the Light Industrial (Ml) zoning district at 2100 South Susan Street. The Planning Commission modified Planning Division Condition No. 11 of the conditions of approval to allow the merger of Parcel 2 with one or more adj acent parcels (Exhibit A) . FISCAL IMPACT There is no fiscal impact associated with this action. ~Vino utlve Dlrector Planning & Building Agency VC:rb vc\reports\ttm05-06.cc 31 B-1 REQUEST FOR Planning Commission Action ~--~ /~1 ~~'~ ,/ "-ucatton I . ' ,\~/ 'V ".:. PLANNING COMMISSION SECRETARY PLANNING COMMISSION MEETING DATE: JULY 25, 2005 TITLE: PUBLIC HEARING - TENTATIVE TRACT MAP NO. 2005-06 (COUNTY MAP NO. 16836) TO CONSOLIDATE THREE EXISTING PARCELS AND CREATE AN INDUSTRIAL CONDOMINIUM DEVELOPMENT AT 2100 SOUTH SUSAN STREET - SUSAN STREET PARTNERS, LLC, APPLICANT Prepared by Verny Carvaj al APPROVED D As Recommended D As Amended D Set Public Hearing For DENIED D Applicant's Request D Staff Recommendation CONTINUED TO ~cutive Director RECOMMENDED ACTION Planning Manager Adopt a resolution approving Tentative Tract Map No. 2005-06 (County Map No. 16836) as conditioned. DISCUSSION Request of Applicant Susan Street Partners, LLC on behalf of Voit Development Company is requesting approval of Tentative Tract Map No. 2005-06 to consolidate three parcels into two and create an industrial condominium development at 2100 South Susan Street. Property Description The project site is approximately three acres in size and consists of three legal parcels. The site contains a 44,500 square foot vacant manufacturing building previously occupied by a plastics manufacturer. The property is located within the Light Industrial (M1) zoning district with a corresponding General plan land use designation of Industrial (IND). The project area is surrounded by industrial uses to the north, south, east and west (Exhibits 1 and 2) . Project Description The applicant proposes to subdivide the 3-acre site into two irregular shaped parcels and creation of five condominium units with common interest and area surrounding the existing building. Parcel 1 to the north, improved with an existing industrial building, will be 109,800 square feet (2.5 acres) in size with Parcel 2, the long narrow parcel to the south, totaling 21,300 square feet (.49 acres). No new construction or development is proposed on either parcel (Exhibit 3). 3:vml~ Tentative Tract Map No. 2005-06 July 25, 2005 Page 2 A tentative tract map is being filed for condominium purposes, which will allow the vacant industrial building to be subdivided into five individual condominium units on Parcell. Units will range in size from 7,000 to 10,000 square feet in size and include private parking, loading and storage areas. Parcel 1 will provide common landscaping, parking, and access for the proposed industrial condos. Covenants, Conditions and Restrictions (CC&Rs) will be recorded with the parcel to ensure that the property functions as an integrated development. A total of 67 parking spaces are required for the project site, with a total of 69 common parking spaces provided. The Floor Area Ratio (FAR) for Parcel 1 is .40, which is less than the 0.45 FAR allowed by the General Plan (Exhibit 4) Analysis of the Issues The proposed subdivision will have no detrimental effects on the land uses as prescribed by the General Plan as the proj ect will serve only to consolidate existing property lines and create condominium airspace rights. It is a common lot type development with ownership of the industrial units and common area access, parking and landscaped areas. The property is zoned Light Industrial (M1) which allows for the proposed manufacturing uses. Parcel 1 will be 2.5 acres, a size that accommodates the proposed uses and exceeds the 12,000 square feet minimum required by the Light Industrial (M1) zoning district. The project will serve as an upgrade to a previously vacant and underutilized building and will not alter existing building square footage. The proposed industrial condominiums will create a multi-tenant business park that will continue to provide direct support to the City's industrial base. In order to facilitate the future transfer of Parcel 2 and avoid the creation of a landlocked parcel, a condition has been added which requires that the new parcel be merged with an adjacent property prior to the final recordation of the proposed tract map. The subdivision is consistent with the City'S General Plan and complies with the Subdivision Map Act and Chapters 34 and 41 of the Santa Ana Municipal Code. No variances are required for the proposed proj ect. Covenants, Conditions and Restrictions (CC&Rs), addressing site drainage, reciprocal access, landscaping, maintenance and utility easements will be recorded prior to approval of the final map. The recording of the final map will also be required prior to the sale of any individual units. 31 B-3 Tentative Tract Map No. 2005-06 July 25, 2005 Page 3 Based upon the analysis of the project, findings of fact, and the project's compatibility with the City's General Plan, and compliance with industrial development standards, approval is recommended for Tentative Tract Map No. 2005-06 as conditioned. CEQA Compliance This proj ect was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15315. This Class 15 exemption allows minor land divisions on properties that meet applicable General Plan and zoning regulations. Categorical Exemption Environmental Review No. 2005-13 will be filed for this project. . . ~~. .e- ""7..... Verny Carvajal Associate Planner u~ AICP Vincent Fr Senior PI VC:JM vc\reports\ttm05-06.pc 318-4 C i t Y -' CD a: o lD a: 0( I o f Garden G r 0 v e n~ LJ~ M1 SEGERSTROM AV. A1 -B C-SM C1 C1-MD C2 C3 C3-A C4 C5 GENERAL AGRICULTURAL PARKING MODIFICATION COMMERCIAL SOUTH MAIN COMMUNITY COMMERCIAL COMM. COMMERCIAUMUSEUM DISTRICT GENERAL COMMERCIAL CENTRAL BUSINESS CENTRAL BUSINESS-ARTIST VILLAGE PLANNED SHOPPING CENTER ARTERIAL COMMERCIAL ~ ~ M1 ""-. M1/ ./ M1 M1 M1 229'-tot--280' CENTRAL AV. M1 R4 M1 r--"'. M1 " w ~ R1-PRD 11 (:;~~=~ II CR GC M1 M2 MO o P PCD PRD COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT R1 R2 R3 R4 RE SD SP SINGLE FAMILY RESIDENTIAL TWO FAMILY RESIDENCE MULTIPLE FAMILY RESIDENCE SUBURBAN APARTMENTS RESIDENTIAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN 1m ~~ TTM 05-6 VOlT DEVELOPMENT COMPANY 2100 SUSAN STREET A ~ 1. = 1000 FEET - = 500 FEET P LAN N AND AGE N C Y N G B U L D N G 3~~'~g 1 ~ ~ VACANT .... W INDUSTRIAL W II: III WAREHOUSE VACANT IND. INDUSTRIAL MISe. WAREHOUSE LIGHT INDUSTRIAL WAREHOUSE PROJECT SITE LIGHT INDUSTRIAL -.J ~ f--O:: :t:f-- WARE OUSE ~gs VACANT -.Ja INDUSTRIAL LIGHT ~ INDUSTRIAL INDUSTRIAL MISC. -.J " -.J :t:f-- <!lC/) " -.JQ ~ WAREHOUSE Lu C/) ~ :::> 0:: -.J III 0 :t: t:l f--Cl: Z Lu f-- :t:f-- <( 0:: C/) -:::> III " ::::l S: C/) -.Ja III L TTM 05-6 VOlT DEVELOPMENT COMPANY 2100 SUSAN STREET A $V' P LAN N AGE N C Y N G AND B U L D N G EXHIBIT 2 318-6 PARCEL 2 _ _ 27 14. L' \ , ~_.""" J U) __ 1\ - to -.,.- . --J ~ 28 1\ ;..-.~___--.-J '---' I ?E 29 Iw" o .,.-... " '-q-----,.-:o=j(n OJ m ~ ~ ~ _ t-...i ';;{,-, 0:. Ill) '--' m i v..... co r C'l -,-. t-:.. . -J 0 -.;:....,..---r-- t!} N OJ ZO ~'..";"", U) I 1-- ". .j, '-' ....1 J <..~ v -r!'----~ 2. -" ~ I I '.j;r (J) -:2; - . I !.Ll ",;: r--. -i.o-"""--~ 1 t'J . ~ 33 I l.O _ ...- C> -o-----CDi o . ......:z 15 34 r:: I +-...../ .1 :, t- N58'44'22"YL-::: I RAD-PRC l17- I CJi- I 37 -: . 31 ~~~-~ :1 'PARCEL1 'N ~ Z <C. (J) ::> fJ) I I I I I I I I N I ~ I I I I I I I I I I I ! I ~ .. ..... ~ ::5 II ~ .. .- ..... ~ ::5 r , I 01-; ./ "o~ L ~<S> ~ /' ~ '('" 0,> ..1'4-0 " > : !~ I~w !z~ i <( (:) iI(:) !() Z !: 0 10_ i I ~ i"io I !O f- !W3 !Vl iOw !a. () ioZ io:::W ~/".., . a. c. I ~n f ..... ;e ::5 Il !lQ .. ..... ;e ::5 II ~ ..... ~ ::5 N mr#~ . ~ ~ KO - 7/26/05 RESOLUTION NO. 2005-22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA TENTATIVE TRACT MAP NO. 2005-06 AS CONDITIONED FOR THE PROPERTY LOCATED AT 2100 SOUTH SUSAN STREET (COUNTY MAP NO. 16836) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Tentative Tract Map No. 2005-06 seeking to consolidate three parcels into two parcels and create an industrial condominium development at 2100 South Susan Street. B. The applicant proposes to subdivide the 3-acre site into two irregular shaped parcels and creation of five condominium units with common interest and area surrounding the existing building. Parcel 1 to the north, improved with an existing industrial building, will be 109,800 square feet (2.5 acres) in size with Parcel 2, the long narrow parcel to the south, totaling 21,300 square feet (.49 acres). No new construction or development is proposed on either parcel. C. The Planning Commission of the City of Santa Ana held a duly noticed public hearing on July 25, 2005. D. The Planning Commission of the City of Santa Ana determines that the following findings have been established: 1. The proposed project, as conditioned, and its design and improvements are consistent with the Industrial 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 is consistent with the Industrial land use designation and all other elements of the General Plan and the provisions outlined in Chapter 34 for the subdivision of property. The project is located within the Light Industrial (M-1) zoning district which is consistent with the General Plan designation of Industrial for the area. 318-9 Resolution No. 2005-22 Page 1 of 4 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 project, as conditioned, conforms to the provisions of the zoning code with respect to landscaping, setbacks, parking, lot size and frontage. No variances are required for the project. The subdivision is also in compliance with Chapter 34 of the Santa Ana Municipal Code and the State Subdivision Map Act, which governs the subdivision of property in California. In addition, Covenants, Conditions and Restrictions (CC&Rs) addressing drainage, reciprocal access, landscaping and maintenance will be recorded prior to approval of the final map. 3. The project site is physically suitable for the type and density of the proposed project. The map is being filed for condominium purposes, which will allow the air space within an existing industrial building to be subdivided into condominium units and sold to individual buyers. The building on the project site is existing and was constructed in compliance with City development standards and the standards outlined in the California Building Code at the time of construction. There is no new construction proposed as part of this project; therefore, the site is suitable for subdivision for condominium purposes as proposed by the applicant. Any future development will comply with the provisions of the City's zoning code. 4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat. The project site is located in an urbanized area. There are no known fish or wildlife populations, wetlands or unusual flora or fauna on or around the project site. Since the building on this site exists and there is no further subdivision of the underlying parcel, the proposed subdivision for condominium purposes 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 subdivision of this property for condominium purposes will not have any detrimental effects upon the general public. All improvements on the property currently exist and comply with City standards pertaining to sewer, water, utilities and 318-10 Resolution No. 2005-22 Page 2 of 4 infrastructure. This is an existing site with existing improvements which have not caused any previous public health problems. 6. The design of 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 subdivision will not conflict with easements necessary for public access, since public access is provided from South Susan Street. Covenants, Conditions and Restrictions (CC&Rs) will be recorded for the project, as well as necessary ingress and egress easements and agreements to insure that public access to the site is maintained. E. This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15315. This Class 15 exemption allows minor land divisions on properties that meet applicable General Plan and zoning regulations. Categorical Exemption Environmental Review No. 2005-13 will be filed for this project Section 2. The Planning Commission after conducting the public hearing hereby approves Tentative Tract Map No. 2005-06 (County Map No. 16836) as conditioned in Exhibit "A" attached hereto and incorporated herein. This decision is based upon the evidence submitted at the abovesaid hearing, which includes but not is not limited to: the Request for Planning Commission Action dated July 25, 2005 and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 25th day of July, 2005 by the following vote: AYES: Commissioners: Cribb, De La Torre, Leo, Lutz, Mondo, Nalle (6) NOES: Commissioners: None (0) ABSENT: Commissioners: Gartner (1) ABSTENTIONS: Commissioners: None (0) Glenn Mondo Chairperson 318-11 Resolution No. 2005-22 Page 3 of 4 APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee O. Otto Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2005-22 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on July 25, 2005. Date: Planning Commission Secretary City of Santa Ana 318-12 Resolution No. 2005-22 Page 4 of 4 Conditions for Approval for Tentative Tract Map No. 2005-06 (Countv Tract Map No. 16836) Tentative Tract Map No. 2005-06 (County Tract Map No. 16836) 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 Uniform Fire Code, the Uniform Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this subdivision. The applicant must remain in compliance with all conditions listed below throughout the life of the map. A. Plannina Division 1. Comply with Development Review Committee comments dated February 24, 2005 for Site Plan Review DP No. 05-09. Note that all site upgrades and materials shall be consistent with those submitted in Site Plan review. 2. Prepare Covenants, Conditions and Restrictions (CC&Rs) and agreements for parking access, property maintenance, sewage, public utilities and landscaping, reciprocal access easements and agreements, emergency vehicle access, drainage, fire hydrants and sprinkler systems. 3. The Final Tract Map and CC&Rs shall be recorded within six months of approval of the Final map by the City Council. 4. Two copies of the recorded Final Tract 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. 5. 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. 6. The final map must be approved and recorded prior to issuance of building permits. 7. 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. 8. Development within the area of the map is subject to development and permit fees in effect at the time of permit issuance. EXHIBIT" A" P3'B~ff3 9. Development within the area of the map is subject to design and development standards in effect prior to map recordation. Specifically, the Light Industrial M1 Zone Development Standards (Santa Ana Municipal Code Section 41-471 through 479) shall apply to the project. 10. All drive aisles and parking areas as part of Parcel 1 shall be paved per City standards prior to map recordation. 11. A lot line adjustment, or map as appropriate, shall be recorded in order to merge Parcel 2, as indicated on Exhibit 1 (attached hereto and incorporated herein by this reference), with one or more adjacent parcels, except for Parcel 1, prior to the final recordation of the proposed tract map. B. Police Department 1 . The existing building and parking lot must conform to the provisions of Chapter 8, Article II Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). These code conditions will require that the existing project's lighting, door/window locking devices and addressing be upgraded to current code standards. Lighting standards cannot be located in required landscape planters. EXHIBIT "An ~'e<:ff 4