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Home My WebLink About32A - TENTATIVE PARCEL MAP FOR 1135 W BROOK STREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: AUGUST 5, 2014 TITLE: TENTATIVE PARCEL MAP NO. 2014 -02 TO SUBDIVIDE AN EXISTING PARCEL INTO TWO LOTS AT 1135 WEST BROOK STREET — HOWARD GLASSER, APPLICANT 9 CITY MAN ER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: y •;• 7, ❑ As Recommended ❑ As Amended ❑ Ordinance on 1s' Reading ❑ Ordinance on 2 "d Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER Confirm the Zoning Administrator's action approving Tentative Parcel Map No. 2014 -02 (County Map No. 2013 -154) as conditioned. ZONING ADMINISTRATOR ACTION On June 4, 2014, the Zoning Administrator adopted a resolution approving Tentative Parcel Map No. 2014 -02 (County Map No. 2013 -154) as conditioned to subdivide a parcel into two residential lots to facilitate the construction of a single - family residence at 1135 West Brook Street located in the Multiple Family Residential (R3) zoning district. The Zoning Administrator modified Condition No. 4 to require construction of a six -foot tall decorative block wall along all rear and side yards not in front yard areas of proposed lots A and B and approved the item as amended (Exhibit A). Howard Glasser is requesting approval of a parcel map to divide an existing 13,511 - square foot through lot into two roughly equally -sized residential lots to facilitate the construction of a new single - family residence. The first lot, currently developed with a single - family residence at 1135 West Brook Street, will be approximately 6,756 square feet, while the second lot at 1134 West Highland Street will be approximately 6,755 square feet. A new single - family residence and detached garage are proposed to be constructed on the Highland Street lot. The proposed development will satisfy the minimum requirements of the SAMC. Full sized site plans are available for public viewing in the Clerk of the Council Office. STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal No. 5 Community Health, Livability, Engagement & Sustainability, Objective Nos. 3 and 4 (facilitate diverse housing opportunities and support neighborhood vitality and livability) by allowing the applicant to subdivide an existing, underutilized lot to develop a new single - family residence on site. 32A -1 Tentative Parcel Map No. 2014 -02 August 5, 2014 Page 2 FISCAL IMPACT There is no fiscal impact associated with this action. Karen Haluz Interim Execd`t14 Director Planning & Building Agency AP:rb aplreports \Staff Reports for CC \TPM14 -2 Togs Pass Properties= Exhibit: 1. Zoning Administration Staff Report 32A -2 REQUEST FOR Zoning Administrator Action ZONING ADMINISTRATOR MEETING DATE: JUNE 4, 2014 TITLE: PUBLIC HEARING — FILED BY HOWARD GLASSER FOR TENTATIVE PARCEL MAP NO, 2014 -02 TO SUBDIVIDE AN EXISTING PARCEL INTO TWO LOTS AT 1135 WEST BROOK STREET Prepared by Ali Pezeshkpour PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended ❑ As Amended ❑ Set Public Hearing For DENIED • Applicant's Request • Staff Recommendation CONTINUED TO Acting Planning Vanager RECOMMENDED ACTION Adopt a resolution approving Tentative Parcel Map No. 2014 -02 (County Map No. 2013 -154) as conditioned. Request of Applicant Howard Glasser, representing Tioga Pass Properties, LLC, is requesting approval of a tentative parcel map to subdivide a parcel into two residential lots to facilitate the construction of a new single- family residence. Applications for residential subdivisions of under five parcels require approval of a parcel map by the Zoning Administrator pursuant to Section 34 -126 of the Santa Ana Municipal Code (SAMC). Pronect Location and Site Description The project is located on a 13,511- square foot (0.31 -acre) through lot that extends from Brook Street north to Highland Street near the intersection of Bristol Street and McFadden Avenue. The property is flat and rectangular in shape and is currently improved with a residential use. Structures on the site include an existing four- bedroom single - family residence and detached garage. Land uses surrounding the site vary in development and unit intensity. These include single - family and multiple- family residences to the north, east, and south, and single - family, two - family and multiple - family residences to the west (Exhibits 1, 2, and 3). Protect Description Howard Glasser is requesting approval of a parcel map to divide an existing 13,511- square foot through lot into two roughly equally -sized residential lots to facilitate the construction of a new single - family residence. The first lot, currently developed with a single - family residence at 1135 West Brook EXHIBIT A 32A -3 Tentative Parcel Map No. 2014 -02 June 4, 2014 Page 2 Street, will be approximately 6,756 square feet, while the second lot at 1134 West Highland Street will be approximately 6,755 square feet. A new single - family residence and detached garage are proposed to be constructed on the Highland Street lot. The proposed development will satisfy the minimum requirements of the SAMC. The applicant has submitted preliminary architectural elevations and a site plan, which complies with the minimum setback and lot coverage requirements. Subsequent plan check submittals will be subject to a thorough architectural and landscape review to ensure compliance with current architectural, design, landscape, and development standards applicable to single - family residential developments (Exhibits 4 and 5). Project Background The through lot that is the subject of this application was shown on assessor's parcel maps as early as March 1948. In 1961, the existing structure on the site was relocated to the property from 1614 South Sycamore Street. The original structure contained two residential units. In 2000, the structure was converted to a single - family residence that met the requirements of the SAMC in place at the time. The subject property was acquired by the current property owner, Tioga Pass Properties, LLC, in July 2013. Since then, the current owner has substantially rehabilitated the existing single - family residence on the site through a variety of improvements or repairs, including a new roof, installation of new windows, furnace, and a water heater, as well as repairs to the foundation. In January 2014, the applicant submitted applications and plans to divide the through lot into two roughly equally -sized properties and to construct a single - family residence on the resulting vacant lot. Proposals to create subdivisions of less than five parcels, such as the current project, require review and approval by the Zoning Administrator. General Plan and Zoning consistency The General Plan land use designation for the site is Low Density Residential (LR -7). The LR -7 designation applies to areas of the City that are developed with lower density residential land uses, with an allowable maximum development density of seven units per acre. The proposed parcel map and single - family residence is consistent with the maximum allowable development density for this General Plan land use designation. The parcel is located within the Multiple- Family Residence (R -3) zoning district. The R -3 zoning district allows for the development of single- family residences pursuant to the provisions and development standards found in Division 3, Article III (Single - Family Residence) of the SAMC, making the proposed use consistent with the zoning designation. 32A -4 Tentative Parcel Map No. 2014 -02 June 4, 2014 Page 3 Project Analysis Subdivision requests are governed by Chapter 34 and Chapter 41 of the SAMC. Pursuant to Section 66473.5 and 66474 of the California Subdivision Map Act, applications for tentative parcel maps are approved when it can be shown that the following can be established: • That the proposed project, as conditioned, and its design and improvements are consistent with the land use designation of the General Plan and are otherwise consistent with all other Elements of the General Plan and applicable Specific Plans. • That the proposed project, as conditioned, conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. That the project site is physically suitable for the type and density of the proposed project. • That 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. That design or improvements of the proposed project will not cause serious public health problems. That 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. If these findings can be made, then it is appropriate to approve the tentative parcel map. Conversely, the inability to make these findings would result in a denial. 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 findings of fact warrant approval of the tentative parcel map. The proposed project, as conditioned, 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 and any applicable specific plans. The density of the proposed subdivision, at seven dwelling units per acre, is consistent with the Low Density Residential land use designation and all other elements of the General Plan. The proposed project, as conditioned, will conform to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. The proposed project, as conditioned, conforms to the provisions of the zoning code, including lot size, lot frontage, landscaping, setbacks, lot coverage, and parking, 32A -5 Tentative Parcel Map No. 2014 -02 June 4, 2014 Page 4 • The project site is physically suitable for the type and density of the proposed project. The proposed site is physically suitable for the single- family residence as proposed since the property is located within the Multiple - Family Residence (R -3) zoning district, which permits single - family dwellings, and has a General Plan land use designation of Low Density Residential at seven dwelling units per acre. Additionally, this site is surrounded by a combination of residential uses of various densities, including single - family and multi - family structures. • The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. Since the project site is located in an urbanized area, there are no known fish or wildlife populations existing on the project site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. • Design or improvements of the proposed project will not cause serious public health problems. The proposed subdivision will not have any detrimental effects upon the general public. Each property includes necessary utilities and infrastructure improvements as conditioned in Development Project No. 2014 -01. • 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 since there is no significant public access easement located within this property. The tentative parcel map is proposed to subdivide an existing 13,511- square foot site into two parcels. The subdivision has been reviewed and has been found to be in conformance with the City's subdivision regulations (SAMC Chapter 34) as well as the California Subdivision Map Act. Existing infrastructure in the area will be upgraded to service the project. These upgrades include construction of a new driveway, sidewalks, curbs, and gutters; planting of new sod and tree in the landscape parkway; and new water service, all per City standards. The proposed project, including both the subdivision and construction of a new single- family residence, meets all provisions of the zoning code (SAMC Chapter 41), including lot size, lot frontage, landscaping, setbacks, lot coverage, and parking. Further, the proposed subdivision is at seven dwelling units per acre, which is consistent with the Low Density Residential General Plan land use designation and all other elements of the General Plan. As a result, staff recommends approval of Tentative Parcel Map No. 2014 -02 (County Map No. 2013 -154) as conditioned (Exhibit 6). Public Notification The project site is located within the boundaries of the Pico - Lowell Neighborhood Association. The president of this neighborhood association was contacted by staff and was notified by mail 10 days prior to this public hearing. In addition, the project site was posted with a notice advertising this 32A -6 Tentative Parcel Map No. 2014 -02 June 4, 2014 Page 5 public hearing, a notice was published in the Orange County Reporter and mailed notices were sent to all property owners within 500 feet of the project site. At the time of this printing, no areas of concern were raised, nor had any correspondence, either written or electronic, been received from the neighborhood president or from any members of the public. CEQA Compliance This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The project is exempt from further review pursuant to Section 15303. This Class 3 exemption allows in -fill developments for the construction and location of limited numbers of new, small facilities or structures, such as the proposed project. The project entails dividing an existing residential lot into two residential lots of equal size and constructing an approximately 2,117 square foot home and garage on the new, second lot, while retaining the existing home on the first lot. The project has been found by the City's development review agencies to not create any adverse impacts such as noise, traffic, or safety concerns. As a result, Categorical Exemption Environmental Review No. 2014 -1 will be filed for this project. Conclusion Based on the analysis provided within this report, staff recommends that the Zoning Administrator approve Tentative Parcel Map No. 2014 -02 as conditioned. A All Pezeshkifour Assistant Planner AP:jm aplreports\Staff Reports for ZAITPM14 -2 Tioga Pass Propertles.za Attachments: Exhibit 1 — Vicinity Map Exhibit 2 — Location Map Exhibit 3 — Existing Conditions Photo Exhibit 4 — Site & Floor Plan Exhibit 5 — Elevations Exhibit 6 — Tentative Parcel Map 32A -7 Verny Carvajal Senior Planner FIRST ST. 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FEET OF LOT 10, OF THE HIGHLAND STREET TRACT, IN THE CITY OF SANTA AND, GORKIY OF ORANGE STATE BE CALIPoRNU, AN SHOWN ON A MAP THEREOF RECORDED IN BOOK G, PAGE 40, MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY. EXCEPTING THEREFROM THE SOCMERLY 30.00 FOR OF THE EAST HALF OF LOT 10, AS GRANTED TO THE CRY OF SANTA ANA, IN A DEED RECORDED JDNE 13, NU2 IN BOOK 6142. PACE 638, OF OFFICIAL DEPENDS. 6GEF,60 0.310 ACRES (10) 1.00.02 PRESENT USE R3 (MULTI - FAMILY RESIDENCE) PROPOSED USE NO OWES ERRRESS_P.ARGE4_• 1134 W. HIGHLAND STREET SANTA ANA, CA 92703 1135 W. BROOK BURGER SANTA ANA CA 02703 L�EGENQ 9 C15STTO HAWS[ n11�� TGW PASS PROPERTIES , LLC HOWARD GIASSER - PRAWENT 930 W. TOGA PASS ORAROG CA 920E (714) 003 -0210 PROPOSED SUDDMDER: POCA PASS PROBLEMS, LLC HOWARD GL45ER - PRESIDENT 920 W. III PANS ORANGE, CA SPINS (7t4) 553 -523D P.BEP,CfiELI Xt WASI FNCINEENING OESICNS. INC. 10331 N VWW A CSUITE 201 WRW4 FOUNINN 14)59.-4 92700 Nl% PUgNL: L`/14) 595 -033] ♦ O1'. wlxry N GONAD M. PIRFIE l5 4050 �� k gUla LEGEND' tim, Ar.na:rr �.. �..� PROP. LINE BENEATH INC PUBLIC WORKS REQUIREMENTS I❑. REMOVE SWEEPING DRIVEWAY APPROACH, MID CONSTRUCT NEW ONNEWAY APPROACH W-S, A -MR, X =3' PER CITY PRO ARDS TO DC CONTAINER PoTHIN THE LOT FRONTAGE. 2�. REMOVE BRANDS GOEWALO AND REPIACE WRH A NEW SEOWALK, ALORG THE ERRING PROTECT FRONTAGE PER GTY STANDARDS, 3�. REMOVE EXITING CURB AND GUTAN AND REPLACE WIN NEW CURB MD GURER ALONG TOE ENME PROJECT FRONTAGE PER CM STANOPI [Al PLANE NEW SOD N THE PARKWAY. RANG THE MURE PROJECT FRONTAGE ON HIGHLAND STREET. 5❑' SUGAR EXISTING DRIVEWAY APPROACH. A!0 CONSTRUCT NEW POWDER APPROACH W-M A -IV, X -B' PER CRY SEM MES. NI..., PIRTMO OF A TREE IN IRE PARKWAY ALONG PROJECT FRONTAGE ON HIONUMO ERNST, PiN PER STANDARDS, THERE SHOULD BE AN I05TALUSIgN OF SEPARATE DOMESTIC WATER SEMACE. MID SEPARATE SEWER IATE.UL FOR EACH INOMOUAL PARCEL KEY NOTES: ® (E) I' ABANDONED SERAce LINE, CONSTRUCT NEW WATER SERVICE UNE AND NEVER. (E) SEWER HOUSE CONNECTOR. C) GAS SENCE UNE GRAPHIC SCALE I- EY-'aYll— "-�WYWIi-"�"•iW WY�WIWYIWIi ON I'S" 1 ROH — 06/04/14 RESOLUTION NO. 2014 -03 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA APPROVING TENTATIVE PARCEL MAP NO. 2014 -02 AS CONDITIONED TO SUBDIVIDE AN EXISTING PARCEL INTO TWO LOTS LOCATED AT 1135 WEST BROOK STREET BE IT RESOLVED BY THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Zoning Administrator of the City of Santa Ana hereby finds, determines and declares as follows: A. The applicant is requesting approval of Tentative Parcel Map No. 2014 -02 to subdivide an existing parcel into two residential lots to facilitate the construction of a new single - family residence at 1135 West Brook Street. B. Tentative Parcel Map No. 2014 -02 came before the Zoning Administrator of the City of Santa Ana on June 4, 2014, for a duly noticed public hearing. C. Applications for residential subdivisions of under five parcels require approval of a parcel map by the Zoning Administrator pursuant to Santa Ana Municipal Code section 34 -126. D. For Tentative Parcel Map No. 2014 -02, the Zoning Administrator 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 Low Density Residential (LR- 7) designation of the General Plan and are otherwise consistent with all other elements of the General Plan. The proposed project, as conditioned, and its design and improvements will be consistent with the Low Density Residential 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 density of the proposed subdivision, at seven dwelling units per acre, is consistent with the Low Density Residential land use designation and all other elements of the General Plan. Resolution No. 2014 -03 Page 1 of 6 32A -14 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, will conform to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. The proposed project, as conditioned, conforms to the provisions of the zoning code, including lot size, lot frontage, landscaping, setbacks, lot coverage, and parking. 3. The project site is physically suitable for the type and density of the proposed project. The project site is physically suitable for the type and density of the proposed project. The proposed site is physically suitable for the single - family residence as proposed since the property is located within the Multiple - Family Residence (R -3) zoning district, which permits single - family dwellings, and has a General Plan land use designation of Low Density Residential at seven dwelling units per acre. Additionally, this site is surrounded by a combination of residential uses of various densities, including single - family and multi - family structures. 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 design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. Since the project site is located in an urbanized area, there are no known fish or wildlife populations existing on the project site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. 5. The design or improvements of the proposed project will not cause serious public health problems. The design or improvements of the proposed project will not cause serious public health problems. The proposed subdivision will not have any detrimental effects upon the general public. Each property includes necessary utilities and infrastructure improvements as conditioned in Development Project No. 2014 -01. Resolution No. 2014 -03 Page 2 of 6 32A -15 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. 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 since there is no significant public access easement located within this property. E. This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The project is exempt from further review pursuant to Section 15303. This Class 3 exemption allows in -fill developments for the construction and location of limited numbers of new, small facilities or structures, such as the proposed project. The project entails dividing an existing residential lot into two residential lots of equal size and constructing an approximately 2,117 square foot home and garage on the new, second lot, while retaining the existing home on the first lot. The project has been found by the City's development review agencies to not create any adverse impacts such as noise, traffic, or safety concerns. As a result, Categorical Exemption Environmental Review No. 2014 -1 will be filed for this project. Section 2. The Zoning Administrator of the City of Santa Ana, after conducting the duly noticed public hearing, hereby approves Tentative Parcel Map No. 2014 -02, to subdivide an existing parcel into two lots, 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 is not limited to: the Request for Zoning Administrator Action dated June 4, 2014, and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 4th day of June, 2014. APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By: Ryan O. Hodge Assistant City Attorney Sergio Klotz Zoning Administrator 32A -16 Resolution No. 2014 -03 Page 3 of 6 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, JOCELYN MAGALONA, Clerk of the Zoning Administrator, do hereby attest to and certify the attached Resolution No. 2014 -03 to be the original resolution adopted by the Zoning Administrator of the City of Santa Ana on June 4, 2014. Date: Clerk of the Zoning Administrator City of Santa Ana 32A -17 Resolution No. 2014 -03 Page 4 of 6 Conditions for Approval for Tentative Parcel Map No. 2014 -02 Tentative Parcel Map No. 2014 -02 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below rip or to exercising the rights conferred by this approval. The applicant must remain in compliance with all conditions listed below throughout the life of the tentative parcel map. Failure to comply with each and every condition may result in the revocation of the tentative parcel map. A. Planning Division Two copies of the recorded final parcel map shall be submitted each to the Planning Division, Building Division and Public Works Agency within 10 days of recordation. 2. The tentative parcel map, final map and all improvements required to be made or installed by the subdivider shall be in accordance with the requirements and design standards and specifications of the City of Santa Ana and the requirements of the State Subdivision Map Act. 3. After project occupancy, landscaping is to be maintained in accordance with the landscape plan approved for the project. This shall include the minimum levels of plant materials shown on the landscape plan and installed at the time of occupancy. 4. Prior to recordation of the final map, the applicant shall obtain permits for the installation of a six -foot tall decorative block wall along all rear and side yards not in front yard areas within the proposed lots A and B. All other fencing shall match the required block wall in terms of height and material and will be subject to review upon submittal of the new single - family residence into plan check. 5. The applicant shall be responsible for securing and maintaining the newly - created lot. The property owner shall also be responsible for maintaining the proposed lot free from debris, overgrown vegetation, and graffiti. 6. 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. Exhibit A Page 1 of 2 Resolution No. 2014 -03 Page 5 of 6 32A -18 7. The final map must be approved and recorded prior to issuance of building permits. 8. Development within the area of the map is subject to development and permit fees in effect at the time of permit issuance. 9. The proposed single - family residence shall be subject to the current development fees in place at the time of plan check. % Exhibits 4 and 5 contained within this staff report are intended for illustrative purposes only and do not constitute an approved architectural review of this project. The proposed single - family residence shall be reviewed and subject to the architectural design, landscape, and development standards in place at time of Building plan check. 11. The project must be in compliance with the provisions of Site Plan Review (DP No. 2014 -1). 12. The final map and all improvements required to be made or installed by the subdivider must be in accordance with the design standards and specifications of the Santa Ana Municipal Code and the requirements of the State Subdivision Map Act. Exhibit A Page 2 of 2 Resolution No. 2014 -03 Page 6 of 6 32A -19 32A -20