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HomeMy WebLinkAbout32A - TENTATIVE TRACT MAP SUBDIVIDEREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: JANUARY 16, 2018 TITLE: RECEIVE AND FILE STAFF REPORT APPROVING TENTATIVE TRACT MAP NO. 2017-02 TO SUBDIVIDE AN EXISTING PARCEL FOR SINGLE-FAMILY STRUCTURES AT 610 SOUTH NEWHOPE STREET - STEVEN JONES, APPLICANT (STRATEGIC PLAN NOS. 3,2) CI Y MANAGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: APPROVED ❑ As Recommended ❑ As Amended ❑ Ordinance on 1s' Reading ❑ Ordinance on 2nd Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER Receive and file the staff report approving Tentative Tract Map No. 2017-02 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on December 11, 2017, the Planning Commission by a vote of 6:0 (Alderete abstained), adopted a resolution approving Tentative Tract Map No. 2017-02 as conditioned to subdivide an existing parcel into nine lots for condominium purposes at 610 South Newhope Street located in the Two -Family Residence (R2) zoning district. Along with the application for a Tentative Tract Map, the applicant also requested several variances for deviation from the Santa Ana Municipal Code in order to construct the development. The variance requests applied to the minimum lot width requirement, side yard setbacks, rear yard setbacks and the separation requirement between residential structures. The Planning Commission made no changes to the recommendation outlined in the attached staff report (Exhibit A). DISCUSSION The applicant, Steven Jones, representing Rocky Ly Diamond LLC., is proposing to subdivide an existing 0.86 acre parcel into nine parcels to facilitate the construction of a new nine -unit single family detached condominium development. Each of the nine proposed parcels will provide a single-family residential structure. The proposed structures are three-bedroom, two -and -half bathroom, two -car garage residences that average 1,812 square feet in size. Based on a review of the tentative tract map by the Planning Division, Orange County Fire Authority, and Public Works Agency, the project has been designed to be in compliance with the applicable development standards found in Chapter 34 (Subdivision) and 41 (Zoning) of the Santa Ana Municipal Code and applicable R-2 zoning district requirements, and also in compliance with all applicable state codes. 32A-1 TTM No. 2017-02 — Subdivide Parcel at 610 South Newhope Street January 16, 2018 Page 2 The project will provide an opportunity for additional housing on a parcel that is currently under- utilized. These improvements will help to enhance the quality of life of the surrounding community. 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 #3 - Economic Development, Objective #2 (create new opportunities for business/job growth and encourage private development through new General Plan and Zoning Ordinance policies). FISCAL IMPACT There is no fiscal impact associated with this action. Candida Neal, AICP Acting Executive Director Planning & Building Agency IO:rb S:RFCA\2018\01-16-18\PBA TTM 17-02 610 S Newhope Condosm Exhibit: A. Planning Commission Staff Report 32A-2 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: DECEMBER 11, 2017 TITLE: PUBLIC HEARING - TENTATIVE TRACT MAP NO. 2017- 02 AND VARIANCE NO. 2017-08 TO ALLOW A SUBDIVISION FOR SINGLE-FAMILY STRUCTURES WITH DEVIATIONS TO FRONTAGE, SETBACKS, AND BUILDING SEPARATION LOCATED AT 610 SOUTH NEWHOPE STREET — STEVEN JONES, APPLICANT {STRATEGIC PLAN NOS. 3,2) Prepared by Ivan Orozco PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended ❑ As Amended ❑ Set Public Hearing For DENIED ❑ Applicant's Request ❑ Staff Recommendation CONTINUED TO Acting Executive D rector Acting PIK ning Mag ger RECOMMENDED ACTION 1. Adopt a resolution approving Tentative Tract Map No. 2017-02 as conditioned.. 2. Adopt a resolution approving Variance No. 2017-08 as conditioned to allow reduction in the minimum lot width requirement; 3. Adopt a resolution approving Variance No. 2017-08 as conditioned to allow reduction in side yard setbacks; 4. Adopt a resolution approving Variance No. 2017-08 as conditioned to allow reduction in rear yard setbacks; and 5. Adopt a resolution approving Variance No. 2017-08 as conditioned to allow reduction in separation requirement between residential structures. Executive Summary _ Steven Jones, representing Rocky Ly Diamond LLC., is requesting approval of a tentative tract map and several variances to permit the construction of a new nine -unit single family detached condominium development at the property located at 610 South Newhope Street. Specifically, the applicant is requesting variances from the minimum lot width requirement, side yard setbacks, rear yard setbacks and the separation requirement between residential structures. Staff is recommending approval of the applicant's request due to the property's geometric design, size, and unavoidable physical constraints for designing a functional site plan. The proposed project has been designed to incorporate significant design features, articulating elevations, as well as limiting the size of the structures in order to minimize any visual impacts on surrounding land uses. EXHIBIT A 32A-3 TTM No. 2017-02, VAR No. 2017-08 December 11, 2017 Page 2 Table 1: Proiect and Location Information Item Information Project Address 610 South Newho a Street Nearest Intersection Newho a Street and McFadden Avenue General Plan Designation Low -Medium Residential (LMR -11) Zoning Designation Two -Family Residence R2 Surrounding Land'Uses North Single -Family Residences East Single-FamilySingfe-Family Residences South Commercial/Residential West Single -Family Residences Site Size 0.86 Acres (37,620 square feet) Existing :Site Development The site is currently developed with a non -habitable 720 -square foot single story residential structure Attachments Exhibit 1 (Resolution), Exhibit 2 (Vicinity Zoning and Aerial View), Exhibit 3 (Site Photo), Exhibit 4 (Site Plan), Exhibit 5 (Floor Plans), Exhibit 6 (Elevations), Exhibit 7 (Renderings), Exhibit 8 (Landscape Pian) Protect Background In 2013, the City received a proposal to develop the site with nine residential units. This proposal was designed to meet the "Townhome Standards" permitted in the (R2) Two -Family Residential Zoning District. The design included three separate structures; each of the structures contained three residential units. Although the project was resubmitted for additional review, :the applicant later withdrew the project.'The current proposal for the site was submitted Jo the City Design Review Committee (DRC) in February 2017. After the initial review was completed, staff provided the applicant a detailed letter that included different requirements based on agency needs. The applicant revised the plans to reflect the list of requirements from each agency. As the revised proposal has met all the necessary requirements for each of the DRC Agencies, the applicant was able to submit for the second phase of .the approval process; discretionary approval of the tentative tract map and the variances from the (R2) development standards. Prior to the Planning Commission Hearing, staff arranged for the applicant to go before the Planning Commission Design Review Sub -Committee. During the meeting, the sub -committee members were able to review the plans and comment on the entirety of the project. Some of the items that were mentioned were the final color palette including door colors, whether the development will be a gated community, parking and what the Home Owner's Association dues will cover. Proiect Description The 610 South Newhope Condo project consists of the construction of nine detached single family residential structures. The proposal also includes a tentative tract map to create nin& individual parcels in order to sell the parcels as detached condominiums. The applicant has 32A-4 TTM No. 2017-02, VAR No. 2017-08 December 11, 2017 Page 3 proposed to use four different floor plans as well as four different color schemes throughout. The use of different materials and colors will help create variation between the residential structures, guaranteeing that the 'bookie -cutter" effect will not be seen for this development. Staff has worked attentively to guide the applicant in the direction that they can produce a project that is completely 'but -of -the -box", considering the physical constraints of the '66 -foot wide by 570 -foot deep lot. An additional factor to consider is the existing single family properties to the north and how to design a new two-story development that will transition from primarily one-story construction to the commercially zoned properties to the south. By placing the structures on the south portion of the lot, the single family residences to the north will continue to have privacy for the backyard area. The proposed units are three-bedroom, two -and -half bathroom, two -car garage residences that average 1,812 square feet in size. The applicant has incorporated design measures to provide a larger home without having to expand the building footprint. For example, each unit provides a 9 - foot ceiling height, which makes the appearance of a larger space. Another design feature that opens up the floor plan is having an open floor concept on the ground floor. To help create a sense of place such as a small residential block, the property owner will be constructing a 4 -foot wide sidewalk that connects all 9 units to .the front of the property. The drive aisle will also be made with a combination of decorative pavers and stamped concrete. A full landscape design approach was also provided and will incorporate a tier system of landscaping materials; trees, bushes, and vines will be used throughout to mitigate any restrictiveness that the block walls may convey. Table 2: Development Standards R=2; Two' Famil kisidence Sec. 41-246 of the;SAMC Standard Required by SAMC Provided Stteet,Fiontage (Lots'Containing!Two, 2 :or More:Dwellin" Units j5 Feet 66 Feet Building Height 27 Feet 27 Feet Lot Coverage 50 Percent 32 Percent Front Yard 20 Feet 20 Feet Side Yards. 5,,Feet, 8 mches;on South -Elevation Rear Yard. 15•.17eet. - 1*Feet Buil ding 'Separatibm 15'feet 1" Feet. Private Open Space 100 Square Feet Range from 330 square feet to 802 s uare feet Phrkiri - Parking Type Number Re ulmd Number Provided Garage Spaces 18 18 Driveway Spaces 18 18 Total Onsite Spaces 36 36 32A-5 TTM No. 2017-02, VAR No. 2017-08 December 11, -2017 Page 4 Project Analysis Tract Map 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 tract 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 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 tum 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 tract.map. The applicant is seeking approval of a tentative tract map to subdivide an existing parcel of land into nine lots for condominium purposes. Upon completion of the subdivision, the lots will continue to be. utilized for residential use in the form of detached single-family structures with air rights. 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 coverage, and ,parking. Further conditions of approval have been included to ensure the project is in compliance with all applicable standards of the SMAC. 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 tract map was found to be consistent with the California Subdivision Map Act and Chapter 34 of the SAMC. Variance The applicant's request for variances from the development standards of the Santa Ana Municipal Code (SAMC) requires staff to identify findings for granting the variance. Of those findings, the site has special circumstances that would otherwise be limiting the full use of the property if .the requirements of the code are applied. The request to allow the construction of nine single-family residential structures is warranted by the fact that property's unique shape constrains the development of any type of housing construction. Not only is the lot narrower than the required minimum width of a property with more than one residential structure, but the lot is extremely deep, making this property difficult to develop without the use of a variance from the development standards. Granting the variances allows the property owner the ability to provide additional housing opportunities in the City of Santa Ana. The variances to allow the construction of the nine residential structures will not be detrimental to the public welfare or injurious to the surrounding properties since the single-family residences will be complimentary to the surrounding residential uses in the area. Additionally, the granting of the variances is consistent with the General Plan vision of the City by promoting continued economic investment to private development. 32A-6 TTM No. 2017-02, VAR No. 2017-08 December 11, 2017 Page 5 The applicant has requested a variance from several code requirements: • Section 41-247.7 (b) of the SAMC requires that lots containing two or more dwelling units shall have a street frontage of at least 75 feet. The lot is only 66 feet wide. • Section 41-250 of the SAMC, which requires a side yard of not less than five feet. The proposed garages are located eight inches from the south property line. • Section 41-251 of the SAMC, which requires a minimum rear yard of 15 feet. The proposal indicates that a portion of the rear unit (Unit No. 9) is approximately 10 feet from the rear property line at the garage, with the rest of the building providing a setback of 16 feet. • Section 41-254 of"the SAMC, which requires a minimum separation of 15 feet between residential structures. The proposed development offers a variation of separation distance, with a minimum of approximately seven -and -half feet. Although the existing parcel is irregular in shape due to the extremely long depth, the variances to which the applicant is requesting will allow the use of the property in a manner consistent with the zoning code and General Plan. Further, the proposed project will meet the remaining development standards of the SAMC and the Citywide Design Guidelines pertinent to single-family detached structures. The overall project provides an opportunity for additional housing and development that would otherwise continue to have a vacant, under-utilized parcel. These improvements will help to enhance the quality of life of the surrounding community, setting precedent to other residential properties in the area with similar circumstances. Table 3: CEQA. Strategic Plan Alignment, and Public Notification & Community Outreach CEQA, Strate ic'Plan Alignment,, and Public Notification,& Community'Outreach CEQA,. CEQA Type Categorical Exemption Section 15332 Document Type In -Fill Development Projects Reason(s) Class 32 exemptions apply to In -fill development projects. The proposed nine -unit Exempt or Analysis development project is located on a primarily vacant parcel. The project is consistent with the applicable general plan designation and all general plan policies, as well as with applicable zoning designation. The proposed development occurs within city limits on a project site of no more than five acres and has no value as a habitat for endangered, rare or threatened species. Finally, the site can be adequately served by all required utilities and approval of the project would not result in any significant effects relating to traffic, noise, air ualit , or water quality, Strategic -Plan Alignment _ Goal(s), Policy or Approval of this item supports the City's efforts to meet Goal #3 — Economic Development, Policies Objective #2 (create new opportunities for business/job growth and encourage private development through new General Plan and Zoning policies) 32A-7 TTM No. 2017-02, VAR No. 2017-08 December 11, 2017 Page 6 Public Notification & Community Outreach Required Measures A public notice was posted on the project site on November 30, 2017 Notification by mail was mailed to all property owners and occupants within 500 feet of the project site on November 30, 2017. Newspaper posting was published in the Orange County Reporter on December 1, 2017. Conclusion Based on the analysis. provided within this report, staff recommends that the Planning Commission approve Tentative Tract Map No. 2017-02 and Variance No. 2017-08 as conditioned. 10: sb SAPlanning Commisslon120171TM 17-02 VAR 17-08 610 S Newhope Condos.pc Exhibits: 1 — Resolution 2 — Vicinity Zoning and Aerial View 3 — Site Photo 4 — Site Plan 5 — Floor Plans 6 — Elevations 7 — Renderings 8 — Landscape Plans 32A-8 LS 12.11.17 RESOLUTION NO. 2017-45 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2017-02 AND VARIANCE NO. 2017-08 AS CONDITIONED TO ALLOW A SUBDIVISION FOR CONDOMINIUM PURPOSES AND ALLOW THE CONSTRUCTION OF SINGLE-FAMILY STRUCTURES WITH DEVIATIONS TO FRONTAGE, SETBACKS, AND BUILDING SEPARATION STANDARDS FOR THE PROPERTY LOCATED AT 610 SOUTH NEWHOPE 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. Steven Jones, representing Rocky Ly Diamond LLC., hereinafter referred as "Applicant," is requesting approval of Tentative Tract Map No. 2017-02 and Variance No. 2017-08 to allow a subdivision for single-family structures with deviations from the frontage, setbacks, and building separation standards for the property located at 610 South Newhope Street. B. Pursuant to Santa Ana Municipal Code (SAMC) Section 34-127, the Planning Commission is authorized to review and approve tentative tract maps. C. Pursuant to SAMC Section 41-638, the Planning Commission is authorized to review and approve variances to a) reduce the minimum street frontage, b) reduce the side yard setback, c) reduce the rear yard setback d) reduce the building separation as set forth by the SAMC. D. Tentative Tract Map No. 2017-02 and Variance No. 2017-08 came before the Planning Commission of the City of Santa Ana on December 11, 2017, for a duly noticed public hearing. E. The Planning Commission of the City of Santa Ana determines that following findings, which must be established in order to grant Variance No. 2017-08, have been established as required by SAMC Section 41- 638: 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found Resolution No. 2017-45 Page 1 of 9 32XT 1 to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this Chapter. The project site has a special circumstance related to its size and shape that warrants a variance. The proposed project will be located on a site with unusual width and depth lengths. With a depth of approximately 570 feet, the property creates difficulty in designing a functional layout of the structures without encroaching into the setback requirements and meeting the back-up distances, landscaping requirements, and drive aisle widths for on-site services. The "zero" lot setback that is proposed for the project will only be used for the rear garage wall. Without this reduction the width of the property at 66 feet wide will not allow for a proper back-up distance required by code. The setback for the remaining portion of the home will meet the side yard setback distance of five feet. The separation distance of seven -and -half feet will allow the structures to create a suitable distance between each home and also allow sufficient space for a hammerhead turnaround on the property. Although the separation distance is less than required by code, the design of the buildings and articulation of the walls have provided more than sufficient private open space for each of the homes. The minimum required by code is 100 square feet, with the homes providing an average of 431 square feet private open space. The rear yard setback requirement is 15 feet; however the proposed setback for Unit 9 is only 10 feet for the garage wall. The applicant was able to provide 16 feet for the rest of the home and increased to private open space to 802 square feet to make up for the absent five foot distance. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The granting of these variances is necessary for the preservation and enjoyment of substantial property rights. The granting of the multiple variances will preserve the property owner's ability to develop a vacant lot with a use that is allowed in the (R-2) Two -Family Residence zoning district and will provide new housing opportunities to people wishing to move into the City. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. Resolution No. 2017-45 Page 2 of 9 32A-10 The granting of the variances will not be detrimental to the public or surrounding properties. As demonstrated in the site plan for the project, the site will have sufficient parking, open space, landscaping, and use of alternative materials to assure that the development of the site will provide an enhance living condition to its residents. Therefore, the reduction in lot frontage, setbacks, and building separation will not be detrimental to the surrounding community as it will not result in impacts affecting adjacent residential and commercial properties to the north and south of the site. Further, the granting of the variance will allow the development of a vacant site and allow full use of the property. Finally, conditions have been placed to ensure that the site is in compliance with all other development standards and maintenance standards applicable to the property. 4. That the granting of a variance will not adversely affect the General Plan of the city. The project will not adversely affect the General Plan, but rather supports its goals. Goal 1 and 2 of the Land Use Element encourages uses that promote a balance of land uses that address basic community needs. The project complies with the majority of the (R-2) Two -Family Residence zoning district and addresses basic community needs such as additional housing opportunities which enhance the City's economic and fiscal viability. In addition, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The project will be located on a site surrounded by residential uses and will be compatible with the surrounding single family structures. Lastly, conditions of approval will also ensure that the project remains compatible with surrounding land uses and guarantees that on-site maintenance of the property will continue to occur. F. The Planning Commission of the City of Santa Ana determines that following findings, which must be established in order to grant Tentative Tract Map No. 2017-02, have been established as required by SAMC Section 34-127 and the California Subdivision Map Act: 1. The proposed project and its design and improvements are consistent with the Low -Medium Residential (LMR) designation of the General Plan and are otherwise consistent with all other Elements of the General Plan. Resolution No. 2017-45 Page 3 of 9 32A-11 The proposed project and its design and improvements will be consistent with the Low -Medium Residential (LMR) 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 will create nine individual parcels with condominium rights and will be consistent with the various provisions of the General Plan. 2. The proposed project conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. The proposed project will conform to most of the requirements of the zoning ordinance, except for those items that require a variance. All subdivision codes will be met as well as other applicable City ordinances. The proposed project conforms to the (R2) Two -Family Residential provisions of the zoning code that pertain to lot size, parking, landscaping, and floor area ratio; by doing so, the parcel and the construction within the parcel guarantee conformance to all R2 standards of the SAMC. 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 current general plan land use density would allow for 10.41 density units per acre, with the proposed project only developing nine units. The proposed site consists of approximately 0.86 acres of land and is physically suitable for the proposed development, where access to the site will be from Newhope Street. 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 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. Resolution No. 2017-45 Page 4 of 9 32A-12 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 health problems, with the proposed subdivision not having any detrimental effects upon the general public. The property will include necessary utilities and infrastructure improvements as required under Development Project Review No. 2017-05. 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 or use of the property within the proposed project since there are no existing and recorded easements for the property. The conceptual design of all construction for the property will not affect the proposed access easement. The Applicant will be recording an easement necessary to ensure reciprocal rights between properties, including but not limited to access, egress, common areas, and drainage. Section 2. In accordance with the California Environmental Quality Act (CEQA), the recommendation is exempt from further review pursuant to Section 15332 (Class 32 "In -Fill Development Projects'). Class 32 exemption applies to projects characterized as infill development meeting the following conditions: 1. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulation; 2. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; 3. The project site has no value as habitat for endangered, rare or threatened species; 4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and 5. The site can be adequately served by all required utilities and public services. The project is consistent with the City's General Plan and the R-2 development standards. The project meets several General Plan goals and policies, including the Land Use Element's Goal 1 (to promote a balance of land uses to address basic community needs), Goal 2 (to promote land uses which enhance the City's economic and fiscal viability), and Goal 3 (to preserve and improve the character and integrity of neighborhoods). Further, the proposed project will take place within city limits and is on a project site that is less than five acres in size and is surrounded by urban areas. The project site has no value as habitat for endangered, rare, or threatened species and is not identified in the General Plan as having such value. Approval of the project will not Resolution No. 2017-45 Page 5 of 9 32A-13 result in any significant effects relating to traffic, noise, air quality, or water quality. The City's Planning Division and Public Works Agency have reviewed the proposed project and have determine that the amount of traffic, noise, air quality impacts, and water quality impacts are below thresholds that would warrant further analyses. Finally, the site will be served by all required utilities and public services as it is located within a heavily -urbanized area near the intersection of Newhope Street and McFadden Avenue. Based on this analysis, a Notice of Exemption for Environmental Review No. 2017-12 will be filled 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 Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Tentative Tract Map No. 2017-02 and Variance No. 2017- 08 as conditioned in "Exhibit A" attached hereto and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated December 11, 2017, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 111h day of December 2017 by the following vote: AYES: Commissioners: BACERRA, CONTRERAS-LEO, MCLOUGHLIN, MENDOZA, NGUYEN, VERINO (6) NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: ALDERETE (1) Mark McLoughlin Chairman Resolution No. 2017-45 Page 6 of 9 32A-14 APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2017-45 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on December 11, 2017. Date: Recording Secretary City of Santa Ana 32A-15 Resolution No. 2017-45 Page 7 of 9 EXHIBIT A Conditions for Approval for Tentative Tract Mau No. 2017-02 Tentative Tract Map No. 2017-02 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, they shall meet the following conditions of approval: The Applicant must comply with each and every condition listed belowrip or to exercising the rights conferred by this tentative tract map. The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. Failure to comply with each and every condition may result in the revocation of the tentative tract map. A. Planning Division 1. All proposed site improvements must conform to the Site Plan Review approval of DP No. 2017-05. 2. Any amendment to this Tentative Tract Map, including modifications to approved materials, finishes, architecture, site plan, landscaping, parking, and square footages, must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the site plan review must be amended. 3. Prior to submittal into Building Plan Check, the applicant must submit Covenants, Conditions and Restrictions (CC&R's) for the project to the case planner for review and approval. 4. Prior to approval of the final tract map or issuance of building permits, whichever occurs first, the Covenants, Conditions and Restrictions (CC&Rs) shall be recorded. At a minimum, the CC&Rs shall cover reciprocal common access and shall be maintained in perpetuity. 5. The final map must be approved and recorded prior to issuance of building permits. 6. 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. 2017-45 Page S of 9 32A-16 Conditions of Approval December 11, 2017 Page 2 7. Two copies of the recorded final map and CC&Rs shall be submitted each to the Planning Division, Fire Authority, Building Division, and Public Works Agency within 10 days of recordation. Conditions for Approval for Variance No. 2017-08 Variance No. 2017-08 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, they shall meet the following conditions of approval: The Applicant must comply with each and every condition listed belowrip or to exercising the rights conferred by this variance. The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. Failure to comply with each and every condition may result in the revocation of the variance. A. Planning Division 1. Approval by the Planning Division will be required for final design review of the architectural style and materials for the homes prior to Building Plan Check submittal. 2. A detailed landscape plan must be reviewed and approved prior to issuance of any building permits. In addition to the landscaping palette, the plan shall include details on the hardscape design. At a minimum, the project shall incorporate the amount and size of landscaping as shown on the preliminary landscape plans. The exact specifications for these items are subject to the review and approval of the Planning Division. 3. After project occupancy, landscaping is to be maintained to include the minimum level of plant materials installed at the time of occupancy as required by the approved plans. Resolution No. 2017-45 Page 9 of 9 32A-17 11129/2017 �d 2017 nlWtel Man nrntlurt<. 1111 Hl hr, rn,w H. httpl/apps.spatialstream.condproduction/dashboard/8/8!2/CunentBuild/R1tnl/Reporting.html 1l1 32A-18 TM 2017-02, VAR 2017-08 610 SOUTH NEWHOPE STREET Exhibit 3 32A-19 i t ` fin ,,�': �..- � . 'tel �ie�atiii � - I�iA�I'�ll�� * .`�• A ; .. � �-�X -A MIN a I I TM 2017-02, VAR 2017-08 610 SOUTH NEWHOPE STREET Exhibit 3 32A-19 Overall Site Plan Enlarged Site Plan TM 2017-02, VAR 2017-08 610 SOUTH NEWHOPE STREET Exhibit 4 32A-20 H, UNIT M, T 72�_ UNIT 5 rr UNIT3 C L___j I UNU I "I I1 -14- UNIT u I u u uu, I UN 7 UNffs 1 it J Enlarged Site Plan TM 2017-02, VAR 2017-08 610 SOUTH NEWHOPE STREET Exhibit 4 32A-20 TM 2017-02, VAR 2017-08 610 SOUTH N EWHOPE STREET Exhibit 5 32A-21 Po' TIT j r Jz T TM 2017-02, VAR 2017-08 610 SOUTH N EWHOPE STREET Exhibit 5 32A-21 Units 3, 5, 7 TM 2017-02, VAR 2017-08 610 SOUTH NEWHOPE STREET Exhibit 6 32A-22 ' C' J y 1 1 Units 3, 5, 7 TM 2017-02, VAR 2017-08 610 SOUTH NEWHOPE STREET Exhibit 6 32A-22 ' C' J Units 3, 5, 7 TM 2017-02, VAR 2017-08 610 SOUTH NEWHOPE STREET Exhibit 6 32A-22 -�I� i �(•�J _4 4 unit 1 Q ----- - - -- - - - -j ,n [EN � «�® Ell-�I 17d2- I ' moll! 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