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HomeMy WebLinkAbout75A - PH - 923 N. SANTIAGO ST.REQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: JUNE 17, 2014 TITLE: PUBLIC HEARING —APPEAL NO. 2014 -01 OF SITE PLAN REVIEW NO. 2014 -01 AND TENTATIVE PARCEL MAP NO. 2014-01 TO ALLOW THE CONSTRUCTION OF THE DEPOT AT SANTIAGO MIXED -USE DEVELOPMENT AT 923 NORTH SANTIAGO STREET — C &C DEVELOPMENT, APPLICANT CITY MANAGE RECOMMENDED ACTION Deny Appeal No. 2014 -01. CLERK OF COUNCIL USE ONLY: / =- • o ❑ As Recommended ❑ As Amended ❑ Ordinance on 1°' Reading ❑ Ordinance on 2 I Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER 2. Adopt a resolution approving Site Plan Review No. 2014 -01 as conditioned. 3. Adopt a resolution approving Tentative Parcel Map No. 2014 -01 as conditioned. PLANNING COMMISSION ACTION On May 12, 2014, the Planning Commission adopted a resolution approving Site Plan Review No. 2014 -01 as conditioned and Tentative Parcel Map No. 2014 -01 as conditioned by a vote of 5:2 (Bacerra and Bauer opposed) to allow the construction of a multi -level mixed -use residential and commercial development at 923 North Santiago Street located in the Transit Zoning Code (Specific Development No. 84) and Heavy Industrial /Open Space (M2 -OZ) zoning districts. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). DISCUSSION C &C Development is requesting approval to allow the construction of a mixed -use residential and commercial development at 923 North Santiago Street. Specifically, the applicant is requesting site plan review approval for a new development within an industrial overlay zone of the Transit Zoning Cade (SD- 84/OZ) as well as approval of a tentative parcel map to allow the sale of the commercial components of the project. Full sized site plans are available for public viewing in the Clerk of the Council Office. 75A -1 Appeal No. 2014 -01 for Site Plan Review No. 2014 -01 Tentative Parcel Map No. 2014 -01 June 17, 2014 Page 2 In response to the Planning Commission's approval of the project, Ms. Sherrilyn Arnold has filed an appeal application of the Planning Commission's decision, contending that the project is not appropriate at this location (Exhibit B). The appeal was filed in accordance with Section 41 -645 of the Santa Ana Municipal Code (SAMC), which allows any interested party, individual or group to file an appeal. f=urther, this section requires the filing of an appeal application within 10 calendar days following the date of the decision by the Planning Commission, which was filed on May 22, 2014 the final day that an appeal could be made. The appeal required the removal of the project from the June 3'd City Council Consent Calendar and the setting of the item as a public hearing on the next available agenda. Per Section 41 -645 (h) of the SAMC, the Council may, after a public hearing, affirm, reverse, change, modify the original decision and make any additional determination it shall consider appropriate within the limitations imposed by Chapter 41. In granting or denying the appeal, Section 41 -646 of the SAMC requires the Council to make written findings of fact that specifies all facts relied upon in rendering its decision. Based on staff's review and analysis of the project, and the project's consistency with the provisions of the Transit zoning Code, staff recommends that the City Council Deny Appeal No. 2014 -01 and adopt a resolution approving Site Plan Review No. 2014 -01 as conditioned and Tentative Parcel Map No. 2014 -01 as conditioned. FISCAL IMPACT There is no fiscal impact associated with this action. Karen Haluza Interim Executive Director Planning & Building Agency VC:rb vc\repor1s \8PR14.01TPM1401 DepotAtSanbago.xc- Appeal Exhibit: A. Planning Commission Staff Report B. Appeal Application 75A -2 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: MAY 12, 2014 TITLE: PUBLIC HEARING -- FILED BY C &C DEVELOPMENT FOR SITE PLAN REVIEW NO. 2014-01 AND TENTATIVE PARCEL MAP NO. 2014 -01 TO ALLOW THE CONSTRUCTION OF THE DEPOT AT SANTIAGO MIXED -USE DEVELOPMENT AT 923 NORTH SANTIAGO STREET Prepared by _Verny Carvajal Interim Executive�tor PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended Cl As Amended Q Set Public Hearing For DENIED ❑ Applicant's Request C Staff Recommendation CONTINUED TO Actin' lant ing Manager 1. Adopt a resolution approving Site Plan Review No. 2014 -01 as conditioned. 2. Adopt a resolution approving Tentative Parcel Map No. 2014 -01 as conditioned. DISCUSSION Request of the Applicant C &C Development is requesting approval to allow the construction of a mixed -use commercial development at 923 North Santiago Street. Specifically, the applicant is plan review approval for a new development within an industrial overlay zone of the Code (SD- 84/OZ) as well as approval of a tentative parcel map to allow the sale of components of the project. Project Location and Site Description residential and requesting site Transit Zoning .he commercial The project site is comprised of two irregularly shaped parcels located on the east side of Santiago Avenue between Civic Center Drive and Santa Ana Boulevard. The proposed development site will be 1.47 acres in size and encompasses a 1.34 -acre parcel presently occupied by a 10,000 square foot, one -story multi- tenant industrial building and a 0.13 -acre vacant parcel of land. The site is located within the Transit Zoning Code zoning area, which is generally located south of Washington Avenue, east of Ross Street, north of First Street and west of Grand Avenue. The project site is surrounded by a combination of light industrial and single - family residential uses to the north; single - family uses to the east; live /worm lofts to the west and the Santa Ana Regional Transportation Center(SARTC) to the south (Exhibits 1,2 and 3). EXHIBIT A 75A -3 Site Plan Review No. 2014 -01 Tentative Parcel Map No. 2014 -01 May 12, 2014 Page 2 Project Description The proposed project is a four -level mixed use development that will contain 70 residential units and commercial and related non- residential space within two separate buildings. At its completion, The Depot at Santiago will contain approximately 87,478 square feet of gross building area, including 69,820 square feet of residential space and 12,623 square feet of non- residential area including community spaces, leasing office and other common areas. The non - residential square footage includes 9,317 square feet of commercial tenant spaces in buildings 1 and 2; with the remaining square footage to be utilized as a community room and accessory areas such a proposed laundry room and common circulation areas. The retail and community spaces will be constructed on the ground floor along with the first floor of residential units centered around a central courtyard (Exhibits 4 through 11). The project had been designed as a "Courtyard Housing" building type with "Shopfront" frontages where the project interfaces with the street. The project architecture will feature a California Contemporary style architecture which emphasizes simple massing over structural articulation and is :characterized by interlocking volumes of different colors and materials. The architecture will also feature a combination of roof styles, decorative elements such as balconies and awnings and building of differing heights; widths, colors and materials. Building materials will feature smooth trowel stucco, natural brick veneer, cement board horizontal siding, metal window frames, and decorative metal railings. The project will contain a total of 70 one, two and three bedroom units. The units will range in size from 617 square feet for the smallest one- bedroom unit to 1,225 square feet for a three- bedroom unit. Table 1 below provides a breakdown of the units for the residential portion of the project Table 1 Depot at Santiago Residential Unit Summary Unit Tye Units Proposed Percent of total Square Footage 1 bed 15 22% 617 -775 2 bed 24 34 % 925 -1,024 3 bed 31 44 % 1,098 -1,225 Total 70 100% n/a Parking for the project has been provided at a rate of 2.25 parking spaces per unit for the residential component and one parking space per 300 square feet for the non - residential uses. A total of 188 parking spaces are required and will be provided, with 31 parking spaces located at grade to serve the retail and non - residential uses and an additional 157 spaces to be located within a subterranean parking garage. Vehicular access to the proposed project will be taken from Santiago Avenue. 75A -4 Site Plan Review No. 2014 -01 Tentative Parcel Map No. 2014 -01 May 12, 2014 Page 3 An extensive menu of publicly accessible and private amenities is planned for the development. Residents will have access to a centralized open space amenity that will contain a tot lot, barbecue area, picnic tables, game tables and numerous seating options. In addition, an open space area at the southeast section of the site will feature decorative paving with seat walls, a raised stage, outdoor seating areas, and lush landscape features. This open space will serve residents, the retail uses and the community. It will also be used to provide additional outdoor dining areas, small events, art exhibits or food tasting events. Its location immediately adjacent to the SARTC will allow for a walkable amenity available to all residents and members of the public. A corner plaza will also be provided at the intersection of Santa Ana Boulevard and Santiago Avenue to allow for additional outdoor gathering areas and seating for future commercial uses. Finally, an area of the surface parking lot will be utilized as a temporary courtyard for special events or planned social gatherings (Exhibit 12). Interior amenities will also be provided for this project. These include a community space that will be available to residents and social services providers for meetings and similar functions, and a centrally located laundry room for use by residents, The apartments will have dishwashers, central air conditioning, high grade kitchen countertops and cabinets, and low volatile organic compound (VOC) building materials. The project has been designed to achieve a LEED Gold Certification. A parcel map has been filed for condominium purposes, which will allow the commercial component of the site to be subdivided into three parcels. Parcel 1 will contain the residential component of the project. Parcels 2 and 3 will create two separate individual air space condominium units for the non- residential portions of the development. Covenants, Conditions and Restrictions (CC &R's) will be recorded with the parcel map to ensure that the property functions as an integrated development (Exhibit 13). Project Background In June 2010, the City adopted Specific Development No, 84 (SD -84), also known as the Transit Zoning Code, which created detailed regulations for development and land uses within the specific development area. The plan contemplated a mixture of development and open spaces that situate commerce, work places, residences, and civic buildings within walking distance of transit and one another. The plan also established an industrial overlay zone, which allowed existing industrial uses to continue until such time as the property owner applied to develop a project consistent with the Transit Zoning Code. As the owner has submitted a project within the industrial overlay zone area that is consistent with the Plan, the project is, subject to review and approval by the Planning Commission. In May 2013, the Santa Ana City Council approved a loan agreement with C &C Development for the development of this site. The 55 -year agreement targets the development of affordable housing and included provisions related to the retail and a partnership with a local social service provider to offer social services to residents of the community and surrounding neighborhood. 75A -5 Site Plan Review No. 2014 -01 Tentative Parcel Map No. 2014 -01 May 12, 2014 Page 4 The applicant, C &C Development, has developed other affordable housing projects in the city, including the recently completed Terraces at Santiago, a 36 -unit development on the 600 block of East Washington Avenue, a few blocks from the proposed project site. General Plan and Zoning Analysis The General Plan land use designation for the site is Urban Neighborhood (UN), which allows for a mixture of residential uses and housing types, including mid -rise multiple family projects with neighborhood serving retail and public spaces such as the proposed project. Urban Neighborhood Districts primarily focus on vertical or horizontal integration of uses with an emphasis on connecting uses with pedestrian linkages and street frontages. Street connectivity allows for a high degree of walkability, transit options and other forms of transportation. The project is consistent with this land use designation as The Depot at Santiago is located along a major transportation artery and is immediately adjacent to a major transportation center, the Santa Ana Regional Transportation Center (SARTC). The zoning for the subject parcels is Specific Development No. 84 (Transit Zoning Code). One of the parcels, which contains the development for the site, is located within the Urban Neighborhood (UN -2) /Industrial Overlay (I -OZ) zone. The second parcel, containing the proposed open space park, is located within the Urban Neighborhood (UN -1) zone. The proposed project is consistent with these designations as well as the design and development standards for the sites, Project Analysis Site Plan Review The regulating plan for the Transit Zoning Code (SD -84) was adopted in June of 2010 and allows development projects that are consistent with the applicable standards of the code to be approved administratively. Examples of projects that received non - discretionary staff level review and approval include the recently completed Triada mixed -use project on East Santa Ana Boulevard and the Terraces at Santiago on East Washington Avenue. Additionally, properties within the SD -84 zoning area that contained industrial uses at the time the SD- 84 was adopted were approved with an Industrial Overlay Zone (I -OZ) designation that allowed the industrial uses to remain until such time as the property owner applies to modify the zoning district. The applicant is requesting approval of its site plan as the majority of the development site (Parcel 1) is located within an Industrial Overlay Zone (I -OZ). Projects that are located within an overlay zone area are required to be referred to the Planning Commission for their review and approval per Section 41 -2004, which allows the Planning Commission the ability to review 75A -6 Site Plan Review No. 2014 -01 Tentative Parcel Map No, 2014 -01 May 12, 2014 Page 5 development plans for the purpose of ensuring that the buildings, structures, and grounds will be in keeping with the neighborhood and will not be detrimental to the harmonious development of the city or impair the desirability of investment or occupation in the neighborhood. Further, the Planning Commission must determine that the proposed project is in conformity with the Specific Development standards. For example, the plan allows multi - family dwellings and retail uses by right. In addition the project complies with all development standards, including height, parking, setbacks, open space and permitted frontage types. The project also complies with the selected Courtyard Housing Building Type and is consistent with the guidelines for California Contemporary architecture as found in the plan. Table 2 below provides a breakdown of the project's compliance with these standards: Table 2 Transit Zoning Cade Development Standards Summary SD -84 Zoning Standards Current Proposal Land Use: Multi - Family Dwelling General Retail Multi - Family Dwelling General Retail Building Type: Courtyard Housing Courtyard Housing Architectural Type: California Contemporary California Contemporar Height: Up to 4- stories _ 4- stories Frontage Type: Sho front Frontage Type Shopfront Frontage Type Building Setbacks: Front Yard 10 feet 10 feet Street Side 10 feet 10 feet Side Yard 12 feet 4 Story) 33 feet Rear Yard 15 feet 16 feet Alley Yard 3 feet n/a Residential Parking: 2.25 spaces/unit (incl. guest) 2,25 spaces/unit Non- Residential Parking: 1/300 square feet 1 /300 Open Space Standard 15% of each design lot 15 % per 2 design lots Private Open Space 90 square feet per unit 90 square feet per unit Based on the analysis, the proposed Depot at Santiago mixed -use residential project as proposed would be consistent with the Transit Zoning Code and the Urban Neighborhood 2 designation. Tentative Parcel Map The applicant proposes to merge the two existing parcels into one development site and obtain a tentative parcel map to create three air space condominiums. The proposed subdivision will have no detrimental effects on the land uses as prescribed by the General Plan as the project will serve only to 75A -7 Site Plan Review No. 2014 -01 Tentative Parcel Map No. 2014 -01 May 12, 2014 Page 6 consolidate existing property lines and create condominium air space rights. It is a common lot type development with ownership of the commercial units and common area access, parking and landscaped areas. The property is zoned Specific Development No. 84 (SD -84) which allows both residential and commercial uses. The proposed commercial air space condominiums will create financial options for the property owner which will result in supporting the City's commercial base, The subdivision is consistent with the City's General Plan and complies with the Subdivision Map Act and is consistent with Chapters 34 and 41 of the Santa Ana Municipal Code. No variances are required for the proposed project. 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. Communitv Meetincis, Public Notification and Outreach The project site is located near the boundaries of the Logan and Lacy Neighborhood Associations. A community meeting was held on October 21, 2013 per the requirements of the Sunshine Ordinance. The applicant presented the project to the neighborhood and approximately 40 residents attended the meeting. The neighborhood inquired about additional traffic, safety, project maintenance and additional apartment units in the immediate area. The applicant prepared responses to each area of concern and prepared a circulation analysis to address issues related to traffic and safety. The applicant also understood the desire for a varied mix of retail tenants and was open to exploring options for future tenants. In addition, the applicant had numerous meetings with representatives of the Logan and Lacy neighborhood and the Santiago Lofts. On February 10, 2014, the project was presented to the Planning Commission as a study session item. A second neighborhood meeting was held on February 25, 2014. City staff presented the latest drawings and presented the proposed schedule for the project. A few comments related to traffic impacts and affordable housing was added to the list of concerns. In addition, the neighborhood contacts of the Logan and Lacy Neighborhood Associations and the Santiago Lofts HOA were notified by phone and by mail 10 days prior to this public hearing. The project site itself was posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter and mailed notices were sent to property owners and tenants within 500 feet of the project site, as well as concerned citizens listed on the Permanent Notification List. At the time of this printing, no additional areas of concern were raised, or has any correspondence, either written or electronic, been received from any members of the public. 75A -8 Site Plan Review No, 2014 -01 Tentative Parcel Map No. 2014 -01 May 12, 2014 Page 7 CEQA Analysis In accordance with the California Environmental Quality Act (CEQA), the recommended actions have been determined to be adequately evaluated in the previously certified EIR No. 06 -02 as per Section 15162 of the CEQA guidelines. All mitigation measures in EIR No. 06 -02 and associated Mitigation Monitoring and Reporting Program (MMRP) requirements have been enforced and continue to apply to the proposed project. As required by the MMPR, a circulation and air quality analysis were performed to analyze any potential changes in either traffic or air quality as a result of the proposed development. The studies concluded that no additional significant impacts that would trigger the requirement for additional environmental review (Exhibits 14, 15 and 16). Conclusion Based on the analysis provided within this report, staff recommends that the Planning Commission approve Site Plan Review No. 2014 -01 as conditioned and Tentative Parcel Map No. 2014 -01 as conditioned. Verny Carvajal _ Senior Planner VC :jm v6repotls\HPR14.01TPM1401 DepatAtSantlago,pc Attachments: Exhibit 1— Vicinity Map Exhibit 2 Land Use Map Exhibit 3 — Photo Exhibit Exhibit 4 — Ground Level Site Plan Exhibit 5 — 2nd and 3rd Floor Plan Exhibit 6 — 4th Floor Plan Exhibit 7 — Podium Parking Plan Exhibit 8 — Building 1 Elevations Exhibit 9 — Building 2 Elevations (east/west) Exhibit 10 — Building 2 Elevations (north /south) Exhibit 11 — Street Level Elevations Exhibit 12 Landscape and Hardscape Plan Exhibit 13 — Tentative Parcel Map Exhibit 14 — Mitigation Monitoring and Reporting Program (MMRP) Exhibit 15 — Circulation Study Exhibit 16 — Air Quality Analysis 75A -9 J SEVEMEENTH �SL_J I I I ST. fi3 r n cr cT n A �- o CS Q _ ' +Ir NI asn sP sv sLF m 8 p4 P. �i4„ AT NI Cl m R1 �Y t� CI �e w rz O zrvs a �a > ASP SP HERE L.2 9 ar D RI RI. RI Rl.. �3 V1 , Gin I� EsP m s� n ufi m D MI Njt� n/' W . 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COMMERCIAUMUSEUM DISTRICT M2 HEAVY INDUSTRIAL 50 SPECIFIC DEVELOPMENT C2 GENERAL COMMERCIAL OS OPEN SPACE SP SPECIFICPLAN CA PLANNEDSHOPPINGCENTER -OZ OVERLAY ZONE TV 1RANSITVIU.AGE C5 ARTERIAL COMMERCIAL P PROFESSIONAL uC URRANCENTER CDR COIINOOR PRO PLANNED RESIDENTIAL DEVELOPMENT UN-i CHEAP REMITS ORHOODI CR COMMERCIAL RESIDENTIAL no SINGLE - FAMILY REEIOENCE UN2 LRRANNEIGHRORHOODZ SPR 2014 -1 /PM 2014 -1 k DEPOT AT SANTIAGO SY 923 NORTH SANTIAGO STREET - =500 F&7 P' =1000 F117 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 75A -10 SPR 2014 -1 /PM 2014 -1 DEPOT AT SANTIAGO (s 923 NORTH SANTIAGO STREET Syr 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 75A -11 A m A A m m r m m s z _ 0 O m O m t(' 9 IPA y � z z r a r �,A 9� 'g n. INDU TRIAL r 0 INDUST 1A N INDUST. A z LIVE - 0 WORK LOFTS 0 1p SANTA ANA REGIONAL LIVE - -7G TRANSPORTATION WO R I< CENTER LOFTS G INDUSTRIAL SPR 2014 -1 /PM 2014 -1 DEPOT AT SANTIAGO (s 923 NORTH SANTIAGO STREET Syr 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 75A -11 er SPR 2014 -01 & PM 2014 -1 THE DEPOT AT SANTIAGO MIXED -USE 923 NORTH SANTIAGO STREET EXHIBIT 3 75A -12 'GA19 VNV VINVS Cl,dvis EXH I BIT 4 75A.13 oz, -u z M\ \] \ \8 Ll< < XT ui 0 0 < 0 < o j \( zl:K < z o go u 0 z ƒ \ EXHIBIT 5 75A-14 0 ce 0 < 0 N NN Z u SiLL NY Z < Z yi :Y "t EXHIBIT 75A.15 \\ G2 j& \ / \/ \ / \� �} ) ^( k /} \} \/ w4 { \ } , \ � }� \� EXHIBIT 7 75A -16 C� 0 0 os Z , �e U, 0 0 0 < z U L4 < < gl�z O. ¢ 2£ >e 'o jZ Me z< §� ! § \P t; \/ \\ <s ; i § ; < \\ \z 2z z< «° z < t\ < V) :o < (¢ }[: :o § ; <Z cu i QI -LLJ ee) <2 COGG)w! &§)o �!CL {])LU z o « , \/ � !; ) ; ! ,\ dKI5 \ |\ z \� WTI ff ff W. 75A.18 z 0 Z!, 0 OU ui Ez} < 0 D u z ( \ \\\\/ \ / ` \ \ \� \\ \ : z @ \� mZ < u {m % 0 u $ \ 2% }0 \/ ,< $® 2 2 EXHIBIT 10 75A.19 0 \£ 32 22 jZ z< ¢ ~ / ƒ} \ $ §© �Z 0 00 :< <, \�Lu <e } <( 3 � �\3 } . § ;{ 3� \ ` 2H., $ E z 0 F- ci > z u 0< z WIMI-lill z 0 \� 0 Z C� - < u D 0 u LLI Z Lu U LLI \ Z ! ` � ] \ � » § ) \ ; \ \ ® I � \ u / z / \ > 0 ƒ\ /\ �} <\ Q\ 0 0 \: \ƒ /\ 0 \ / \ b W^ \\ \! \\ j!ME \� / !` ƒ \ � » § ) \ ; \ \ ® I � \ u / z / \ > 0 ƒ\ /\ �} <\ Q\ 0 0 \: \ƒ /\ 0 \ / \ b W^ \\ \! \\ j!ME \� VNV VlNYSy L 1, dal Z� I D7 MIMS lu OVV:fM VNV VIAW ICE � ---------- - — . ............. MOT, I VNV I 41 I --T 0 1 —L�ms q — -- ----------- Rv VJNVS O ,Mvtkm The complete Mitigation Monitoring and Reporting Program (MMRP) is a separate document of the staff report. The MMRP can also be found at the Planning Division and on the City's webpage at http://www.santa- ana.org/pba/planninq/Dei)otat5,qntiago.a� EXHIBIT 14 75A -23 The complete Circulation Study is a separate document of the staff report. The Circulation Study can also be found at the Planning Division and on the City's webpage at http://www.santa- ana.org/pba /planning /DepotatSantiago.asp 75A -24 The complete Air Quality Analysis is a separate document of the staff report. The Air Quality Analysis can also be found at the Planning Division and on the City's webpage at http://www.santa- ana.org/pba /planning /DepotatSantiago.asp EXHIBIT 16 75A -25 ROH — 05/12/14 0&f ►10i xzy«N� A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 2014 -01 AS CONDITIONED AND APPROVING TENTATIVE PARCEL MAP NO. 2014 -01 AS CONDITIONED FOR THE PROPERTY LOCATED AT 923 NORTH SANTIAGO 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. The Applicant is requesting approval of a site plan review and a tentative parcel map to allow the construction of The Depot at Santiago mixed -use development, including 70 residential units and commercial and related non- residential space, at 923 North Santiago Street. B. Site Plan Review No. 2014 -01 and Tentative Parcel Map No. 2014 -01 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on May 12, 2014. C. Applicant has requested approval of Site Plan Review No. 2014 -01 as conditioned. 1. Section 41- 593.5(c) of the Santa Ana Municipal Code requires the Planning Commission to review all plans within a Specific Development zoning district to ensure the project is in conformance with the approved SD. In addition, Section 41 -2004 of the Santa Ana Municipal Code requires that projects within an Overlay Zone be referred to the Planning Commission for review and approval. 2. Based on the following review, the project is in compliance with all applicable development standards outlined for an Industrial Overlay Zone (I -OZ) within the Transit Zoning Code Specific Development No. 84 (SD -84) and the Urban Neighborhood 2 designation. D. For Tentative Parcel Map No. 2014 -01, 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 Urban Neighborhood (UN) Resolution No. 2014 -15 Page 1 of 6 75A -26 designation of the General Plan and are otherwise consistent with all other elements of the General Plan. Tentative Parcel Map No. 2014 -01 will have no adverse effect on the land uses as prescribed by the General Plan. The project will serve to create new air space condominiums and will continue to function as one integrated development. The Depot at Santiago will be managed and developed in a single phase and operate as one integrated development site. Once completed, the project will create consistency with the General Plan. 2. The proposed project, as conditioned, conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. Tentative Parcel Map No. 2014 -01 is in keeping with the provisions of Site Plan Review and Chapters 34 and 41 of the Santa Ana Municipal Code. These provisions pertain to the subdivision of land and development standards for the site. Additionally, the project will be in compliance with the recently adopted Specific Development No. 84 also known as the Transit Zoning Code as well as all applicable building codes related to the project. 3. The project site is physically suitable for the type and density of the proposed project. Tentative Parcel Map No. 2014 -01 will not create a condition that makes the subdivision physically unsuitable for the site. This proposed project is for air space subdivision purposes only and does not alter the overall density or development of the project as a whole. 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. The parcel map will not cause any environmental damage nor injure fish or wildlife as no fish or wildlife. The originally certified Environmental Impact Report were analyzed in light of the proposed project and it was determined that there are no new significant impacts resulting from the proposed project. 5. The design or improvements of the proposed project will not cause serious public health problems. Resolution No. 2014 -15 Page 2 of 6 75A -27 No alterations are proposed to the development project that will lead to serious damage or create public health problems. The project was analyzed through the environmental review process to ensure that no environmental or health problems will be created. As a result, approval of the tentative parcel map will not affect the health or safety of persons residing in the vicinity. 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. Approval of the tentative parcel map will not create any conflicts with existing easements found on the site. As a condition of approval of the parcel map, conditions, covenants and restrictions (CC &Rs) will need to be recorded for this project. These CC &Rs will ensure that access, egress, and other necessary easements are maintained over the three parcels. Section 2. In accordance with the California Environmental Quality Act (CEQA), the recommended actions have been determined to be adequately evaluated in the previously certified EIR No. 06 -02 as per Section 15162 of the CEQA guidelines. All mitigation measures in EIR No. 06 -02 and associated Mitigation Monitoring and Reporting Program (MMRP) requirements have been enforced and continue to apply to the proposed project. As required by the MMPR, a circulation and air quality analysis were performed to analyze any potential changes in either traffic or air quality as a result of the proposed development. The studies concluded that no additional significant impacts that would trigger the requirement for additional environmental review. Section 3. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves: A. Site Plan Review No. 2014 -01 as conditioned in Exhibit "A" attached hereto and incorporated herein for the project located at 923 North Santiago Street. B. Tentative Parcel Map No. 2014 -01 as conditioned in Exhibit "B" attached hereto and incorporated herein for the project located at 923 North Santiago Street. These decisions are based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated May 12, 2014, and exhibits attached thereto; and, the public testimony, written and oral, all of which are incorporated herein by this reference. Resolution No. 2014 -15 Page 3 of 6 75A -28 ADOPTED this 12th day of May, 2014. AYES: Commissioners: Alderete, Gartner, Mill, Nalle, Yrarrazaval (5) NOES: Commissioners: Bacerra, Bauer (2) ABSENT: Commissioners: None (0) ABSTENTIONS: Commissioners: None (0) Eric Alderete Chairman APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Ryan 0. Hodge Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, ROSA BARELA, Acting Recording Secretary of the Planning Commission, do hereby attest to and certify the attached Resolution No. 2014 -15 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on Mav 12, 2014. Date: Acting Recording Secretary of the Planning Commission City of Santa Ana 75A -29 Resolution No. 2014 -15 Page 4 of 6 Conditions of Approval for Site Plan Review No. 2014 -01 Should the Planning Commission approve Site Plan Review No. 2014 -01, the approval is 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 Site Plan Review. The applicant must remain in compliance with all conditions listed below throughout the life of the Site Plan Review. Failure to comply with each and every condition may result in the revocation of the site plan review. A. Planning Division 1. All proposed improvements must conform to the Site Plan Review approval of DP No. 2013 -40 and staff report exhibits. 2. The project shall remain in compliance with Environmental Impact Report No. 06 -02, including Mitigation Monitoring Plan. 3. Landscaping shall be maintained per the approved landscape plan. After project occupancy, landscaping is to be maintained to include the required plant materials installed at the time of occupancy and per the approved plan. 4. A Parking Management Plan documenting how the tandem parking stalls will function must be submitted prior to submittal into building plan check. 5. All signs for the proposed project shall comply Section 41 -2050 of the Transit Zoning Code and be submitted the case planner for review and approval. 6. Covenants, Conditions and Restrictions (CC &Rs) shall be provided for the project. At a minimum, the CC &Rs shall include provisions pertaining to owner occupancy, restrictions on home -based businesses, the prohibition of storage on balconies, and a restriction on truck delivery hours to non -peak periods shall be submitted prior to building plan check. 7. Prior to submittal into building plan check, provide a detailed mock -up with proposed window type, inset and trim surround. The mock -up should include the proposed 20/30 stucco finish, brick veneer and siding to be used. m�s_J Resolution No. 2014 -15 Page 5 of 6 75A -30 Conditions for Approval for Tentative Parcel Map No. 2014 -01 Should the Planning Commission approve Tentative Parcel Map No. 2014 -01, the approval is 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 parcel map. The applicant must remain in compliance with all conditions listed below throughout the life of the parcel map. Failure to comply with each and every condition may result in the revocation of the parcel map. A. Planning Division 1. The Final Map is required to be recorded within two years of the date of approval of the tentative map by the City Council. 2. Two copies of the recorded Final Map and CC &Rs need to be submitted each to the Planning Division and Public Works Agency within 10 days of recordation. 3. All development within the area of the map is subject to development and permit fees in effect at the time of permit issuance. 4. All development within the area of the map is subject to all design and development standards in effect at the time of permit issuance. 5. The tentative map, final map, and all improvements required to be made or installed by the subdivider will 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. Conditions, Covenants and Restrictions (CC &Rs) will need to be recorded in conjunction with the recordation of the Final Map. The CC &Rs will need to include provisions for shared parking, access and egress, landscaping and site maintenance. 7. All proposed site improvements must conform to the Site Plan Review approval of DP No. 2013 -40. Omura Resolution No. 2014 -15 Page 6 of 6 75A -31 75A -32 Planning and Building Agency Planning Division 20 Civic Center Plaza P.O. Box 1988 JM-20) Santa Ana, CA 92702 (714)647.6804 L OWNERIAPPLICANT Applicant Full name of Person, Finn, or Corporation 918 E. Civic Center Dr., Santa Ann 92701 ( 310 ) 701,1184 Mailing Address Area Code Phone No. Legal Owner Name: same as above Legal Owner Address: same as above Phone No.: ( ) cents as above ( 11. PROPERTY INFORMATION (subject site appeal) Fax: ( Land Use Proposed 70 Unit Mixed-Use Project ST84 UN Existing t:nntd Use of property and/or Building Zoning District General Plan Des1g;a—flon N. Santiago S, a Blvd. Location 9231 Santa An, Street Address Name of Nearest intersecting Street SEE REVERSE SIDE FOR SUBMITTAL REQUIREMENTS Ill, REASON FOR REQUEST In the following provided space, please clearly specify and explain the error(s) of decision or requirement upon which you are basing this appeal. (if additional space is needed, please attach additional comments to the back of this application.) Applicants Signature: 191;'m Date: U APPEAL APPLICATION NO. cmlcntr-frm%ppesl 6/00 EXHIBIT B 75A-33 75A -34 ROH — 06/09/14 RESOLUTION NO. 2014 -xx A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA DENYING APPEAL NO. 2014 -01 AND AFFIRMING APPROVAL OF SITE PLAN REVIEW NO. 2014 -01 AS CONDITIONED AND TENTATIVE PARCEL MAP NO. 2014 -01 AS CONDITIONED FOR THE PROPERTY LOCATED AT 923 NORTH SANTIAGO STREET 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. C &C Development requested approval of a site plan review and a tentative parcel map to allow the construction of The Depot at Santiago mixed -use development, including 70 residential units and commercial and related non- residential space, at 923 North Santiago Street. B. Site Plan Review No. 2014 -01 and Tentative Parcel Map No. 2014 -01 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on May 12, 2014. At that time, the Planning Commission adopted a resolution approving Site Plan Review No. 2014- 01 as conditioned and Tentative Parcel Map No. 2014 -01 as conditioned. C. The Planning Commission's decision to approve Site Plan Review No. 2014 -01 as conditioned and Tentative Parcel Map No. 2014 -01 as conditioned was appealed to the City Council by Ms. Sherrilyn Arnold on May 22, 2014, contending that the project is not appropriate at this location (Appeal No. 2014 -01). Santa Ana Municipal Code section 41 -645 allows any interested party, individual or group to file an appeal. D. Appeal No. 2014 -01 came before the City Council of the City of Santa Ana for a duly noticed public hearing on June 17, 2014, to consider all testimony, written and oral. E. C &C Development requested approval of Site Plan Review No. 2014 -01 as conditioned. 1. Section 41- 593.5(c) of the Santa Ana Municipal Code requires the Planning Commission to review all plans within a Specific Development zoning district to ensure the project is in conformance Resolution No. 2014 - 75A-35 Page 1 of 5 with the approved SD. In addition, Section 41 -2004 of the Santa Ana Municipal Code requires that projects within an Overlay Zone be referred to the Planning Commission for review and approval. 2. Based on the Planning Commission's review, the project is in compliance with all applicable development standards outlined for an Industrial Overlay Zone (I -OZ) within the Transit Zoning Code Specific Development No. 84 (SD -84) and the Urban Neighborhood 2 designation. F. For Tentative Parcel Map No. 2014 -01, the Planning Commission of the City of Santa Ana determined that the following findings were established: 1. The proposed project, as conditioned, and its design and improvements are consistent with the Urban Neighborhood (UN) designation of the General Plan and are otherwise consistent with all other elements of the General Plan. Tentative Parcel Map No. 2014 -01 will have no adverse effect on the land uses as prescribed by the General Plan. The project will serve to create new air space condominiums and will continue to function as one integrated development. The Depot at Santiago will be managed and developed in a single phase and operate as one integrated development site. Once completed, the project will create consistency with the General Plan. 2. The proposed project, as conditioned, conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. Tentative Parcel Map No. 2014 -01 is in keeping with the provisions of Site Plan Review and Chapters 34 and 41 of the Santa Ana Municipal Code. These provisions pertain to the subdivision of land and development standards for the site. Additionally, the project will be in compliance with the recently adopted Specific Development No. 84 also known as the Transit Zoning Code as well as all applicable building codes related to the project. 3. The project site is physically suitable for the type and density of the proposed project. Tentative Parcel Map No. 2014 -01 will not create a condition that makes the subdivision physically unsuitable for the site. This proposed project is for air space subdivision purposes Resolution No. 2014 - 75A-36 Page 2 of 5 only and does not alter the overall density or development of the project as a whole. 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. The parcel map will not cause any environmental damage nor injure fish or wildlife as no fish or wildlife. The originally certified Environmental Impact Report were analyzed in light of the proposed project and it was determined that there are no new significant impacts resulting from the proposed project. 5. The design or improvements of the proposed project will not cause serious public health problems. No alterations are proposed to the development project that will lead to serious damage or create public health problems. The project was analyzed through the environmental review process to ensure that no environmental or health problems will be created. As a result, approval of the tentative parcel map will not affect the health or safety of persons residing in the vicinity. 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. Approval of the tentative parcel map will not create any conflicts with existing easements found on the site. As a condition of approval of the parcel map, conditions, covenants and restrictions (CC &Rs) will need to be recorded for this project. These CC &Rs will ensure that access, egress, and other necessary easements are maintained over the three parcels. Section 2. In accordance with the California Environmental Quality Act (CEQA), the recommended actions have been determined to be adequately evaluated in the previously certified EIR No. 06 -02 as per Section 15162 of the CEQA guidelines. All mitigation measures in EIR No. 06 -02 and associated Mitigation Monitoring and Reporting Program (MMRP) requirements have been enforced and continue to apply to the proposed project. As required by the MMPR, a circulation and air quality analysis were performed to analyze any potential changes in either traffic or air quality as a result of the proposed development. The studies concluded that no additional Resolution No. 2014 - 75A-37 Page 3 of 5 significant impacts that would trigger the requirement for additional environmental review. Section 3. The City Council of the City of Santa Ana, after conducting the public hearing, hereby denies Appeal No. 2014 -01, and affirms the Planning Commission's findings and approval of Site Plan Review No. 2014 -01 as conditioned and Tentative Parcel Map No. 2014 -01 as conditioned. These decisions are based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated May 12, 2014, and exhibits attached thereto; the Request for Council Action dated June 17, 2014, and exhibits attached thereto; and, the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this _ day of APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney 12 Ryan 0. Hodge Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers 2014. Miguel A. Pulido Mayor 75A -38 Resolution No. 2014 - Page 4 of 5 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2014 -XXX to be the original resolution adopted by the City Council of the City of Santa Ana on Date: Clerk of the Council City of Santa Ana Resolution No. 2014 - 75A-39 Page 5 of 5 75A -40