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HomeMy WebLinkAbout2005-108 - Approving Vesting Tentative Tract Map No. 2005-05 KO - 11/1105 RESOLUTION NO. 2005-108 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2005-05 AND SITE PLAN REVIEW NO. 2005-04 FOR THE PROPERTY LOCATED AT 2800 NORTH FARMERS DRIVE (COUNTY MAP NO. 16905) BE IT RESOLVED BY THE CITY COUNCIL 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. Applicant is requesting approval of Final Environmental Impact Report No. 2005-01, Amendment Application No. 2005-02 and creation of Specific Development Plan No. 77 (SD-77), Vesting Tentative Tract Map No. 2005- 05 (County Map No. 16905), and Site Plan Review No. 2005-04 to allow the construction of 36 single-family residences at the property located at 2800 North Farmers Drive. B. On October 10,2005, the Planning Commission held a duly noticed public hearing and voted by a vote of 6:0 (Lutz absent) to recommend that the City Council: 1. Adopt a resolution certifying Final Environmentai Impact Report No. 2005-01, and approve the Mitigation Monitoring Program and Statement of Overriding Considerations. 2. Adopt an ordinance approving Amendment Application No. 2005-02 and Specific Development Plan No. 77. 3. Adopt a resolution approving Vesting Tentative Tract Map No. 2005-05 (County Map No. 16905) as conditioned. 4. Adopt a resolution approving Site Plan Review No. 2005-04. C. The City Council of the City of Santa Ana held a duly noticed public hearing on the abovesaid actions for Shea Homes at Farmers Drive Development on November 7, 2005, and at that time considered all testimony, written and oral. D. Vesting Tentative Tract Map No. 2005-05 seeks to subdivide the land to allow the construction of 36 single-family residences. The City Council 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 Single-Family Residential Resolution No. 2005-108 Page 1 of 11 (LR-7) designation on the General Plan and are otherwise consistent with all other Elements of the General Plan. The proposed project is consistent with the Low Density Residential General Plan land use designation (LR-7) and its density. In addition, the proposed residential development promotes the goals and policies of the General Plan Housing and Land Use Elements. The project provides infill housing, increases the housing stock, and preserves the character and integrity of the surrounding residential neighborhoods. The project is not located within any specific plan area of the city. 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 meets the letter and intent of the State of California Subdivision Map Act and conforms to Chapters 34 and 41 of the Santa Ana Municipal Code, which pertain to the subdivision and development standards for the site. Additionally, the project will conform to other applicable codes and city ordinances as identified during the Site Plan Review process (DP No. 2005-13). Covenants, Conditions and Restrictions (CC&Rs) are required for the project, which need to be approved by the City prior to the City Council approval of the final map. 3. The project site is physically suitable for the type and density of the proposed project. The proposed site consists of approximately nine acres of land within the Specific Development No. 77 (SD-77) zoning district. Access to the site will occur from Farmers Drive and Flower Street. Since the topography of the site is flat and the minimum lot size for a single family residential parcel is 6,000 square feet, the site has been determined to be physically suitable for a residential development at the proposed six dwelling units per acre density since there are no physical constraints on the site to preclude development. 4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidable injure fish or wild life or their habitat. An environmental impact report was prepared for the project pursuant to the California Environmental Quality Act. The project site is located in an urbanized area and was previously developed. There are no known fish or wildlife populations existing on the site. Therefore, the proposed Resolution No. 2005-108 Page 2 of 11 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 development will not cause serious public health problems. An unavoidable adverse impact to the exterior living areas was identified in Environmental Impact Report No. 2005-01. A Statement of Overriding Considerations could be issued by decision makers to balance the economic, legal, social and technological and/or other benefits of this project against the unavoidable adverse impact. Any other negative or adverse impact will be mitigated through mitigation measures identified in Environmental Impact Report No. 2005-01. 6. The design or improvements of the proposed project will not conflict with easements acquired by the public at large for access through or use of property within the proposed project. Approval of the vesting tentative tract map for this project will not create conflicts with any easements necessary for the public access through the subject property. The project requires the realignment and abandonment of existing utility easements and the dedication of new easements for the development. In addition, the emergency and maintenance services will have access to the development as well as Department of the Defense have access to the jet fuel line easement. Public access will be provided from Farmers Drive and Flower Street. E. Applicant is requesting approval of Site Plan Review No. 2005-04. Santa Ana Municipal Code Section 41-493.5 requires approval of all plans for projects within a specific development district to ensure the project is in conformity with the specific development standards. 1. The City Council considered all testimony, written and oral, and finds the project is in compliance with all applicable development standards and the provisions outlined within the Shea Homes at Farmers Drive Specific Development No. 77 (SD-77). F. The Request For Council Action and all matters presented to the Council are incorporated herein by this reference as though fully set forth. Section 2. The City Council of the City of Santa Ana hereby, approves Vesting Tentative Tract Map No. 2005-05 as conditioned in Exhibit "A" attached hereto and incorporated herein. (County Map No. 16905) Section 3. City Council of the City of Santa Ana hereby, approves Site Plan Review No. 2005-04. Resolution No. 2005-108 Page 3 of11 APPROVED AS TO FORM: Joseph W. Fletcher City Attorney 1/:-'1 ,r-- . Otto nt City Attorney AYES: Councilmembers: Alvarez. Bist. Bustamante. Christv. Pulido. Garcia.. Solorio (7) NOES: Councilmembers: None (0) ABSTAIN: Councilmembers: None (0) NOT PRESENT: Council members: None (0) CERTIFICATE OF ATTESTATION AND ORIGINALITY I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2005-108 to be the original resolution adopted by the City Council of the City of Santa Ana on November. 7. 2005. Date: J/ //~~~5 / / ~~~ Clerk of the Council City of Santa Ana Resolution No. 2005-108 Page40f11 EXHIBIT A Conditions for ADDroval for Vestina Tentative Tract MaD No. 2005-05 Vesting Tentative Tract Map No. 2005-05 (County Map No. 16905) is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the Califomia 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 Drior 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 vesting tentative tract map. Failure to comply with each and every condition may result in the revocation of the vesting tentative tract map. A. Plannina Division 1. All proposed site improvements must conform to the Site Plan Review approval of DP No. 2005-13. 2. The Vesting Tentative Tract Map, Final Map, and all improvements required of the subdivider shall be in accordance with the design standards and specifications of the Santa Ana Municipal Code and the requirements of the State Subdivision Map Act. 3. The covenants, conditions, and restrictions (CC&Rs) shall be reviewed and approved prior to approval of the final tract map, and shall be recorded prior to the issuance of building permits. 4. The final tract map shall be recorded within one year of the date of approval of the tentative map by the City Council. 5. The final tract map shall be approved and recorded prior to issuance of building permits. 6. 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. 7. All easements shall be recorded prior to or concurrent with the final map. Resolution No. 2005-108 Page 5 of11 8. All development within the area of the map is subject to development fees and any other applicable fees in effect at the time of permit issuance. 9. The CC&Rs shall include language that requires homeowners to install required landscape within the specified time period in the Specific Development. A credit, equivalent to the cost of the installation of the minimum residential landscape requirement, shall be granted to all homeowners who install the landscape within the specified time. 10. All utility meters and boxes shall be placed in vaults below grade. Any above grade meter and/or box shall be reviewed by the Planning Division Manager to ensure all options have been reviewed. 11. Common area improvements shall be installed, inspected, and approved prior to the utility release of the first unit in the development phase where the common area improvement is located. 12. Maintenance of Lot G (the area between the CalTrans wall and the new sound wall) shall be the responsibility of the homeowners association. 13. A metal gate no less than six feet in height shall be installed at both termini of Lot G. The design and locking devices shall be approved by the City of Santa Ana Planning Division, Santa Ana Police Department, CalTrans and the U.S. Department of Defense or their representative. 14. A landscaped planter of no less than five feet in width shall be provided adjacent to the sound wall on Lot D. The landscape planter shall be planted with 24-inch box trees at 25 feet on center and 15-gallon shrubs at 10 feet on center. Prior to the issuance of a grading permit, the applicant shall submit landscape plans to the Planning Division for review and approval. 15. The applicant shall obtain written consent from every adjacent owner prior to the demolition and construction of the common perimeter wall to the west and south of the project. 16. The perimeter wall shall be constructed per the specifications on the Specific Development No. 77. Resolution No. 2005-108 Page 6 of 11 17. 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. 18. The third story area for the homes on Lots 10, 22 and 27 shall be constructed with quiet rock panel exterior walls with a minimum noise rating of ENWR-49 with an additional layer of quiet rock panel on the ceiling assembly. The northerly facing windows along the Santa Ana Freeway shall have a minimum rating of EWNR-45. 19. The third story for homes on Lots 12,13,16,18,20,21,24 and 25 shall be constructed with exterior walls consisting of wood stud construction with stucco exteriors and a minimum 1/2-inch gypsum drywall on the interior. All the exterior walls shall include fiberglass insulation in the stud cavities. The windows on the third floor area shall have a minimum noise rating of ENWR-22. The roof construction shall incorporate concrete or composition tiles on the exterior and a minimum 1/2-inch gypsum drywall on the interior surface. 20. The proposed project shall incorporate architectural elements and landscape treatments in and around the sound wall. The proposed treatment shall be approved by the Planning Division prior to issuance of grading permits. 21. Prior to issuance of grading permits, the project developer shall provide proof of coverage under NPDES General Construction Activity Storm Water Permit that includes a copy of the project's permit issued by the State Water Resource Control Board that identifies the project's permit number and two copies of the Storm Water Pollution Prevention Plan. 22. Prior to issuance of grading permits, a construction-level geotechnical report shall be submitted for review and approval to the Building Department and/or Public Works Department. The report shall address the potential for seismically induced soil liquefaction and soil instability. Based on the study, detailed grading recommendations and foundation design criteria shall be provided. 23. Prior to issuance of grading permits, the project developer shall submit and have approved a surface drainage/utility plan that depicts all applicable Site Design, Structural Source Control and Treatment Control Best Management Practices (BMP) in accordance with the Orange County Drainage Area Management Plan and the City of Santa Ana Local Implementation Plan. Resolution No. 2005-108 Page7of11 24. Prior to the issuance of grading permits, the project developer shall provide two copies of the Water Quality Management Plan that include the following: a. Site Assessment. b. Site Design BMPs. c. Applicable Routine Source Control BMPs. d. Selection and sizing of the Treatment Control BMPs. e. Mechanisms by which funding for long-term operation and maintenance of Structural BMPs will be provided. f. Operation and Maintenance Plan to describe the long-term operation and maintenance requirements of all applicable Structural BMPs, and to identify the entity in charge of implementation. 25. Prior to the issuance of grading permits, the project developer shall submit a final run-off evaluation for review and approval showing the existing and proposed facilities and methods of draining the site without exceeding the capacity of any street or adjacent storm drain facility . 26. Prior to issuance of grading permits, the project developer shall submit to the City of Santa Ana Planning Division a letter from the Department of Defense and CalTrans that adequate access is provided to the Department of Defense fuel line and the CalTrans sound wall. 27. Grading Plans and Building Plans for the proposed project shall note that all construction equipment shall be properly maintained and tuned to minimize noise emissions. 28. Grading Plans and Building Plans for the proposed project shall note that all equipment shall be fitted with properly operating mufflers and air intake silencers. 29. To ensure compliance with SCAQMD Fugitive Dust Rule 403, grading plans for the proposed project shall reflect the following notes: Resolution No. 2005-108 Page8of11 a. All material excavated or graded will be sufficiently watered to prevent excessive amounts of dust. Watering with complete coverage shall occur at least twice daily, once in the late morning and once after work is done for the day. b. All clearing and earthwork activities shall cease during period of high winds (winds greater than 25 mph averaged over one hour) or during Stage 1 or Stage 2 smog episodes. c. Streets surrounding the project site should be cleaned at the end of each day of construction. d. The amount of area disturbed by clearing and earthwork activities shall be minimized at all times. e. Equipment engines shall and in proper tune specifications. be maintained in good condition according to manufacturer's 30. Building plans for the proposed project shall reflect that onsite lighting on the project site is located in such a manner that the direct rays of the lighting are confined to the property and would not spill over to adjacent residential areas. 31. Grading Plans and Building Plans for the proposed project shall note that construction activities on the project site shall take place between the hours of 7:00 a.m. and 8:00 p.m. Monday through Friday, 8:00 a.m. and 8:00 p.m. on Saturday, and no construction activity on Sundays or federal holidays, and that no construction equipment on the project site shall operate including warming up until after 7:00 a.m. Monday through Friday and 8:00 a.m. on Saturday. 32. Grading Plans and Building Plans for the proposed project shall note that all construction equipment shall be properly maintained and tuned to minimize noise emissions. 33. Grading Plans and Building Plans for the proposed project shall note that all equipment shall be fitted with properly operating muffiers and air intake silencers. 34. The building plans for the proposed project shall reflect a 20-foot noise wall along the northeastern boundary of the project a site. The noise wall shall have a surface density of at least 3.5 pounds per square foot and shall not have openings or gaps. The noise wall may be constructed of stud and stucco, 3/8 inch plate glass, Resolution No. 2005-108 Page 9 of 11 5/8 inch Plexiglas, any masonry material, or a combination of these materials. 35. Building plans for all residential units shall reflect the following construction details: a. The roof/ceiling assembly shall incorporate concrete or composition tiles on the exterior and a minimum 1/2-inch gypsum drywall on the interior surface of the living area. Roofs shall be sloped and attic spaces shall be insulated with fiberglass insulation. b. Exterior walls shall be wood stud construction with stucco exteriors and a minimum 1/2-inch gypsum drywall on the interior. All exterior walls shall include fiberglass insulation in the stud cavities. c. All operable windows shall have a rating of STC-24. All fixed windows shall have a rating of STC-28. d. All entry doors shall have a rating of STC-28. 36. The building plans for the Traditions Plan 2 on Lots 10, 22 and 27 shall reflect the following construction details: a. The Retreat shall be installed with attic baffles. All operable windows shall have a rating of EWNR-26 or STC-28. b. The Library shall be installed with attic baffles. All operable windows shall have a rating of EWNR-32 or STC-35. All fixed windows shall have a rating of EWNR-36 or STC-40. All entry doors shall have a rating of EWNR-29 or STC-32. c. Bedroom 3 shall be installed with attic baffles. All operable windows shall have a rating of EWNR-32 or STC-35. All fixed windows shall have a rating of EWNR-36 or STC-40. All entry doors shall have a rating of EWNR-29 or STC-32. 37. The building plans for the Renaissance Plan 3 on Lots 11, 23, and 26 shall reflect the following construction details: a. The Retreat shall be installed with attic baffles. All operable windows shall have a rating of EWNR-26 or STC-28. b. Bedroom 2 shall be installed with attic baffles. All operable windows shall have a rating of EWNR-32 or STC-35. All Resolution No. 2005-108 Page 10 of 11 fixed windows shall have a rating of EWNR-36 or STC 40. All entry doors shall have a rating of EWNR-29 or STC 32. c. Bedroom 3 shall be installed with attic baffles. All operable windows shall have a rating of EWNR-32 or STC-35. All fixed windows shall have a rating of EWNR-36 or STC 40. All entry doors shall have a rating of EWNR-29 or STC 32. 38. The building plans shall reflect that mechanical ventilation shall be provided for residential units located on residential Lots 6, 7, 8, 9, 10,11,12,13,14,15,19,20,21,22,23,24,25,26,27,28,29and 30. 39. Prior to the recordation of final subdivision maps, a special disclosure statement of the presence of the jet fuel line is required to be provided on subdivision maps and deeds for the project. 40. Prior to the building permit final for residential Lots 10, 11, 22, 23, 26 and 27, the project developer, at their sole expense, shall conduct a noise monitoring analysis to ensure that the residential units on such lots achieve an interior noise level of 45 CNEL. 41. Prior to the building permit final, a disclosure statement on the risks and potential exposure to Particulate Diesel Matter shall be provided on all final subdivision maps and grant deeds for the project. 42. In the event unknown cultural resources are encountered, all earthwork activities in the area of the finding shall halt and the City of Santa Ana Environmental Coordinator shall be contacted for appropriate action. 43. During construction operations near the jet fuel pipeline, a representative from the Department of Defense shall be present to monitor construction activities to ensure that no damage occurs to the jet fuel pipeline. 44. Prior to commencement of construction activities, the project developer shall identify to the City a construction relation officer to act as a community liaison concerning onsite construction activity impacts. The name and phone number of the construction relation officer shall be posted on the project site. 45. Prior to the issuance of Building Permits, the applicant shall submit revised elevations showing balustrades and windows consistent with the architectural vocabulary of the main elevation. Resolution No. 2005-108 Page 11 of 11