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Home My WebLink About32A - PARCEL MAP - 2000 W ALTON AVEREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: NOVEMBER 15, 2016 TITLE: TENTATIVE PARCEL MAP NO. 2016 -03 (COUNTY MAP NO. 2015 -187) TO SUBDIVIDE AN EXISTING PARCEL INTO TWO LOTS AT 2000 WEST ALTON AVENUE - JOE TRUXAW, APPLICANT (STRATEGIC PLAN NOS. 3, 2, 5) CITY MANAGEe RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: ❑ As Recommended ❑ As Amended ❑ Ordinance on 1"t Reading ❑ Ordinance on 2 "a Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER Confirm the Zoning Administrators action approving Tentative Parcel Map No. 2016 -03 (County Map No. 2016 -187) as conditioned. ZONING ADMINISTRATOR ACTION On October 26, 2016, the Zoning Administrator adopted a resolution approving Tentative Parcel Map No. 2016 -03 (County Map No. 2016 -187) as conditioned to subdivide an existing parcel into two lots at 2000 West Alton Avenue located in the Specific Development No. 4 (SD -4) zoning district. The Zoning Administrator made a change to Condition No. 4 of the recommended conditions of approval outlined in the attached staff report to eliminate the need for CC &R's and to require a recorded covenant to address any potential drainage issues (Exhibit A). DESCRIPTION The applicant is requesting approval of a parcel map to subdivide an existing parcel of land into two lots to facilitate the future development of the two lots. The lot to the north, identified as Parcel 1, will be eight acres in size and will be the permanent home of the Christ Our Savior Catholic Parish. Parcel 2, a 6.77 -acre parcel to the south, is intended to be developed with 42 single - family residences. No development is proposed as part of this parcel map request. Full -sized 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 #3 - Economic Development, Objective #2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies) and Objective #5 (leverage private investment that results in tax base expansion and job creation citywide). 32A -1 Tentative Tract Map No. 2016 -03 — Christ Our Savior Catholic Parish, 2000 West Alton Avenue November 15, 2016 Page 2 FISCAL IMPACT There is no fiscal impact associated with this action. assan Hagha i, AI Executive Director Planning & Building Agency VF:rb vflreports7PM 16 -3 Christ Our Savior= Exhibit: A. Planning Commission Staff Report 32A -2 REQUEST FOR Zoning Administrator Action ZONING ADMINISTRATOR MEETING DATE: OCTOBER 26, 2016 TITLE: PUBLIC BEARING — FILED BY ,JOE TRUXAW FOR TENTATIVE PARCEL MAP NO. 2016-03 (COUNTY MAP NO. 2015-187) TO SUBDIVIDE AN EXISTING PARCEL INTO TWO LOTS AT 2000 WEST ALTON AVENUE (STRATEGIC PLAN NOS. 3, 2; 3, 5) Prepared by Vince Fregoso RECOMMENDED ACTION PLANNING COMMISSION SECRETARY APPROVED • As Recommended • As Amended • Set Public Hearing For DENIED • ApplicanPs Request • Staff Recommendation CONTINUED TO Planning Mana er Adopt a resolution approving Tentative Parcel Map No. 2016 -03 (County Map No. 2015 -187) as conditioned. Request of Applicant Joe Truxaw, representing Christ Our Savior Catholic Parish, is requesting approval of a tentative parcel map to subdivide an existing parcel into two lots. Applications for commercial subdivisions of fewer than five parcels require approval of a parcel map by the Zoning Administrator pursuant to Section 34 -126 of the Santa Ana Municipal Code (SAMC). Project Location and Site Description The subject site is a 14.78 -acre parcel of land that has frontage on both West Alton Avenue and West MacArthur Boulevard. The property is flat and irregular in shape. It is currently improved with three temporary trailer structures and a permanent parking lot that are the temporary home of the Christ Our Savior Catholic Parish. The property Is located in the Specific Development No. 4 (SD -4) zoning district and has a General Plan land use designation of Low Density Residential (LR). The existing use is consistent with both the zoning and General Plan designations. Land uses surrounding the site include single - family residences to the north and east, single and multi - family residential to the south, and Segerstrom High School and the Santa Ana Family YMCA Sports and Aquatics Center to the west (Exhibits 1, 2, and 3). EXHIBIT A 32A -3 Tentative Parcel Map No. 2016 -03 October 26, 2016 Page 2 Proiect Description The applicant is requesting approval of a parcel map to subdivide an existing parcel of land into two lots to facilitate the future development of the two lots. The lot to the north, identified as Parcel 1, will be eight acres in size and will be the permanent home of the Christ Our Savior Catholic Parish, Parcel 2, a 6.77 -acre parcel to the south, is intended to be developed with 42 single- family residences (Exhibit 4). No development is proposed as part of this parcel map request. Prolect Background In 2002, the City Council approved several entitlements for the construction of the Christ Our Savior Cathedral Parish, a proposed 2,700 -seat Cathedral on the site. The intent of the Diocese of Orange was to relocate the Cathedral for Orange County to this new facility. However, due to different factors, the Diocese purchased the Crystal Cathedral and decided to relocate the Cathedral there, thus eliminating the need for a Cathedral on the subject site. In anticipation of the CathedraF-t he�7Tocese established the Christ Our Savior Catholic Parish on the northern section of this site, housing the church in temporary trailers, Although the Cathedral is no longer needed, the Diocese is moving forward with a proposal to develop a permanent church on the proposed northern parcel. In early 2016, the applicant initiated the development process by submitting an application to subdivide the lot into two properties and allow the sale of the remainder 63 -acre south parcel to a residential home builder that is not part of this application. Project Anatvsis Subdivision requests are governed by Chapter 34 and Chapter 41 of the $AMC. 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 findings can be made in support of the request. Specifically, findings related to the proposal being consistent with the General Plan, the site is in conformance with all applicable City ordinances, the project site is physically suitable for the type and density of the proposed project, the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat, the proposed project will not cause serious public health problems, or the proposed project will not conflict with easements necessary for public access through or use of the property must be made. Using this information staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the applicant's request, staff believes that the following analysis warrants approval of the tentative parcel map (Exhibit 5). The applicant is seeking approval of a tentative parcel map to subdivide an existing parcel of land into two lots for sale to separate owners. No new construction is proposed for either site at this time, with the northern lot to continue to be utilized by the Christ Our Savior Catholic Parish for religious 32A -4 Tentative Parcel Map No. 2016 -03 October 26, 2016 Page 3 purposes for the foreseeable future. Since this application is to subdivide a lot only, no major issues were identified with the proposal. In reviewing the project, staff determined that the proposal as conditioned is consistent with the various provisions of the City's Zoning Code and General Plan, including lot size, lot frontage, setbacks, lot coverage, and parking. Further conditions of approval have been included to ensure the site's landscaping, lighting and trash enclosures and other applicable development standards are in compliance with current standards. Further, no adverse environmental impacts to fish or wildlife populations were identified as the project site is located in a built -out, urbanized area. Finally, the tentative parcel map was found to be consistent with the California Subdivision Map Act and Chapter 34 of the Municipal Code. Public Notification The project site is not located within the boundaries of a neighborhood association but is adjacent to the Republic Homes and Metro Classic Neighborhood Associations. The presidents of these neighborhood associations were contacted by staff and were notified by mall 10 days prior to this public hearing. In addition, the project site was posted with a notice advertising this 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 In accordance with the California Environmental Quality Act, the recommended action is exempt from further review per Section 15315. This Class 15 exemption allows for the minor division of property provided it is in an urbanized area that is zoned for residential uses, is in conformance with the General Plan and Zoning, consists of four or fewer parcels, does not require any variances or other exceptions, was not involved in a division of a larger parcel within the past two years, and does not contain an average slope of greater than 20 percent. As the project entails the subdivision of an existing parcel of land into two lots with no building expansion, the buildings and sites will be in compliance with all provision of the Municipal Code, no adverse environmental impacts will result from the subdivision of land, the project does not require any variances, and the proposal involves a relatively flat parcel, it has been determined that the project will not have an effect on the environment, Categorical Exemption Environmental Review No. 2016 -69 will be filed for this project. 32A -5 Tentative Parcel Map No. 2016 -03 October 26, 2016 Page 4 Strategic Plan Allonment Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development, Objectives No. 2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies) and No. 5 (leverage private investment that results in tax base expansion and job creation citywide) of the Santa Ana Strategic Plan. Conclusion Based on the analysis provided within this report, staff recommends that the Zoning Administrator approve Tentative Parcel Map No. 2016 -03 as conditioned. Vince 6 oso Ai g r Principal Planner VF'jm Amports\TPM 16 -3 Christ Our Savior, 10261&za Attachments: Exhibit 1 _. Vicinity Map Exhibit 2 -- Location Map Exhibit 3 — Existing Conditions Photo Exhibit 4 Tentative Parcel Map 32A -6 g Ai nt.rnu % R1 R4 Al i Al AT q Al Irl. N xl- nl. . RI-rn�� 9 Al Al . rno PRO vno n RI- Ri r s Al o tiro S I� C4 ME! & a0c Ml Y Mt Al PRO d Mt A RI` :SD -5 SD-4 I - C4 SDS7 SD-4 R2 -PryD PROJECr$ffE C2 SMAC ARTHUR ivawit&�{r I I R N LV R-PR� RI-PRD C2 SD-7 R4 44 1 w ftl l V _. 31SIY 9AHT.1 ANA fllY IIMIY II 1 II 1+ I p �, � J I� I� 1'Ir LI ICI+ II I -eve C2 �f SUNFLOWER I CR rr SO -49 m 48 46 i r. j AVE. CI t Or Ca to M e v a Al GWEFAI- AGRWUUFi%LT CR CO1MRDALPEROUMAL RI SAIGLEFAM-YRODWIIAL -R PAWNGMMIRCA11ON CC GovRgmFMwHR R2 WFAMILYFFSOFNCE OEM CCMMEFSIAL8]ITRIMAIN M1 LI IROUSRAL R1 MULTIR. MSTYMULTPLE Ci COMMUNITC-0MM9'o& M2 HFAWINOUSMAL FAMILYPIMUNCE CI -MO WMM.00MMCUAUMU5BJNOISTRCr MO MIUTARlCFERATIONS w SJDWNAK MWS C2 MEE4LCOMMUDAL O OFEWACE RE RBDENTIALWATE n CENTRALVWN65 P FRDF ANAL 9J SIMRCOEALOWBJT C A CROTALR119NESARIISNWAGE PM RANNFD.CCMMUNITY0EV9-GFMRIT SP 9- MRCRAN C4 RANNR)910PRNGCEVTBi Ffm RANNR) RECODMALODALOIMRPt CS ARIEiALOOMMERDAL TPM 2016 -03 CHRIST OUR SAVIOR CATHEDRAL PARISH 2000 WEST ALTON AVEN U E - - =SOOFMT 1 7090 FEET 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 VICINITY MAP EXHIBIT 1 32A -7 aesioe.r.nr L-JRESIDENTIAL H I G H S C H O O L �w ALTON R E S I D E N T I A L MACARTHUR i i C 0 N D 01 5 BOULEVARD w m TPM 2016 -03 �& CHRIST OUR SAVIOR CATHEDRAL PARISH ' 2000 WEST ALTON AVENUE 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 32A -8 :l � • }� le Af ..��'i Al i„J Y ti �a n ✓ r 1 � , f: 11 J .•'I m- rtinufx ea¢tpn.lrrru q'+W'rnxvagv u ® YINODJflV9 JO 1IV15 ']SNVbb !0 AINI169 'VNY V1Ntl5 !0 Atl9 ]HL XI arWwnSPnnA/xrn uraµbu]ryN,ry MN7AV NQ11V'M 0002 a'syb §b'4 L8 t —S IOZ 'ON dVN 130M 3AUV1N31 A� o C 9 a p( Jug OR x ? -R ig 3�T�egAW is a @yggYYpiII p 2 §�AVYAb3 §g CApS E£�3 @4tl ll17— 'gaH5saQ�AflsuSHoAgSSFA�Y . 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MIMI, ME �nlE zX {i§ ka�g$4�ad8¢g� i . gg x gag 8; ¢ I . <y 1 S c. 2� ti "1 k; OYVAnnou unH1YYJVW ` -G • l IS YqY 7 Sg k aA3 XNeaa AQ €e I 1 <y 1 S c. 2� ti "1 k; OYVAnnou unH1YYJVW ` -G • l IS YqY 7 Sg k aA3 XNeaa AQ €e LS 10.05.16 V **o] IL 1 j r lei i .101 161Z i I r: ff e r: 1 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA APPROVING TENTATIVE PARCEL MAP 2016 -03, AS CONDITIONED, TO ALLOW THE SUBDIVISION OF AN EXISTING PARCEL INTO TWO LOTS AT 2000 WEST ALTON AVENUE 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. Applicant is requesting approval of a Tentative Parcel Map to allow the subdivision of an existing parcel into two lots at 2000 West Alton Avenue. B. Santa Ana Municipal Code Section 34 -126 requires approval of a Tentative Parcel Map by the Zoning Administrator. C. On October 26, 2016, the Zoning Administrator held a duly noticed public hearing on Tentative Parcel Map 2016 -03. D. The Zoning Administrator of the City of Santa Ana determines that the following findings, which must be established in order to approve this Tentative Parcel Map pursuant to Santa Ana Municipal Code (SAMC) Section 34 -126 and the State Subdivision Map Act, have been established for Tentative Parcel Map 2016 -03: 1. The proposed project, as conditioned, and its design and improvements are consistent with the Low Density Residential (LR) 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 (LR) land use designation of the General Plan and are otherwise consistent with all other elements of the General Plan and any applicable specific plans. The proposed subdivision of land to create two parcels is consistent with the land use designation and all other elements of 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. Resolution No. 2016 -06 Page 1 of 5 32A -11 LS 10.05.16 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 that pertain to 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 project consists of the subdivision of the parcel into two lots, with no new construction proposed at this time. The existing church buildings were designed and built to be physically suitable for the site and are in compliance with all applicable development standards. 4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. Since the project 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 will include the necessary utilities and infrastructure improvements as required under Development Project Review No. 2016 -21. 6. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project. The design 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. If needed, the applicant will record those easements necessary to ensure Resolution No. 2016 -06 Page 2 of 5 32A -12 LS 10.05.16 reciprocal rights between the properties, including but not limited to access, egress and drainage. Section 2. In accordance with the California Environmental Quality Act the recommended action is exempt for further review per Section 15315 (Class 15). This Class 15 exemption allows for the division of property in urbanized areas zoned for residential use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, and all services and access to the proposed parcels to local standards are available. Categorical Exemption Environmental Review No. 2016 -69 will be filed for this project. Section 3. The applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. Section 4. The Zoning Administrator of the City of Santa Ana after conducting the public hearing hereby approves Tentative Parcel Map 2016 -03, as conditioned as set forth in Exhibit A attached hereto and incorporated herein by reference, for the property located at 2000 West Alton Avenue. 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 October 26, 2016, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 26th day of October, 2016. APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney Bv: Lisa Storck Assistant City Attorney Verny Carvajal, AICP Zoning Administrator 32A -13 Resolution No. 2016 -06 Page 3 of 5 LS 10.05.16 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Jocelyn Magalona, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2016 -06 to be the original resolution adopted by the Zoning Administrator of the City of Santa Ana on October 26, 2016. Date: Recording Secretary City of Santa Ana 32A -14 Resolution No. 2016 -06 Page 4 of 5 LS 10.05.16 EXHIBIT A Conditions of Approval Tentative Parcel Map 2016 -03 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. 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 submit for review and approval a drainage easement to be reserved through the final parcel map for storm water drainage across Parcel Nos. 1 and 2. 5. The final map must be approved and recorded prior to issuance of building perm its. 6. Development within the area of the map is subject to development and permit fees in effect at the time of permit issuance. 7. The proposed project shall be subject to the current development fees in place at the time of plan check. 8. The project must be in compliance with the provisions of Site Plan Review (DP No. 2016 -21). 9. 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. Resolution No. 2016 -06 Page 5 of 5 32A -15 32A -16