HomeMy WebLinkAbout05 FINAL TM 16481 03-06-06
AGENDA REPORT
MEETING DATE: MARCH 6, 2006
TO: WILLIAM A. HUSTON, CITY MANAGER
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: FINAL TRACT MAP 16481 (PROSPECT VILLAGE)
SUMMARY
Final Tract Map 14681 is a request to subdivide a 1.036 acre site into thirteen (13) numbered lots
and one (1) lettered lot for the purpose of constructing a commercial building and twelve (12)
live/work units within a Planned Unit Development (Prospect Village). On May 17, 2004, the City
Council approved Tentative Tract Map 16481 by adopting Resolution No. 04-47. All conditions
associated with the tentative map approval have been fulfilled and the final map may be
approved and recorded. (Owner/Applicant: Prospect Village, LP)
RECOMMENDATION:
That the City Council adopt Resolution No. 06-31 approving Final Tract Map 16481.
FISCAL IMPACT:
Final Tract Map 16481 is an applicant-initiated project. The applicant has paid applicable fees for
the processing of this map.
ENVIRONMENTAL:
Final Tract Map 16481 is within the scope of the Prospect Village Final Environmental Impact
Report (FEIR). In accordance with the provisions of the California Environmental Quality Act
(CEQA), the City Council considered the FEIR and found that it is complete and adequate and
adopted Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring
Program prior to approving the Prospect Village project by adopting Resolution No. 04-45.
BACKGROUND:
The project site is bounded by Main Street on the south, Prospect Avenue on the east, Third
Street on the north, and a public alley on the west (Attachment A - Location Map). There are
two existing historic buildings on the site that have accommodated three (3) tenant spaces at
191 and 193-195 E. Main Street. The remaining portions of the site are generally vacant, with
the exception of two concrete pads, where previously demolished structures were located, and
other miscellaneous debris. On April 26, 2004, the Planning Commission held a public hearing
and adopted Resolution No. 3912 recommending approval of Tentative Tract Map 16481 to the
City Council, and on May 17, 2004, the City Council approved Tentative Tract Map 16481 by
adopting Resolution No. 04-47.
Final Tract Map 16481
March 6, 2006
Page 2
DISCUSSION:
Tentative Tract Map 16481 would subdivide a 1.036 acre site into thirteen (13) numbered lots
and one (1) lettered lot for the purpose of developing the commercial building and twelve (12)
live/work units within a Planned Unit Development (Attachment B).
Lot 1 would accommodate the Main Street commercial building and building setbacks.
Lots 2 through 13 would accommodate the building footprints of the live/work units.
Lot A would accommodate common open space area, drive aisle, and open parking
spaces supporting the live/work units.
To provide sufficient infrastructure for the project, the developer entered into an agreement with
the City for the construction of off-site improvements that were previously programmed using
Community Development Block Grant funds, including: 1) enhanced paving and landscape
improvements in the public alley, 2) half-width street improvements (paving, curbs and gutters)
on Prospect Avenue between Main Street and Third Street, 3) sidewalks on Prospect Avenue
and Third Street with enriched paving and pedestrian bump-outs at Main Street and Third
Street, and 4) landscaping, which is consistent with the recently installed streetscape
improvements in the Old Town commercial district. The developer will also be required to
construct a new sidewalk on Main Street that is consistent with the Americans with Disabilities
Act, which is needed to support pedestrian access to and from the new commercial building. In
addition, an approximately 4,900 square foot portion of the alley to the west, which is currently
an easement, will be granted in fee title to the City.
To ensure operational standards that are consistent with the intent of the community,
Conditions, Covenants, and Restrictions (CC&Rs) and homebuyer notifications have been
required.
City staff has reviewed Final Tract Map 16481 and has determined that Final Tract Map 16481 is
in substantial conformance with the City Council's approval of Tentative Tract Map 14681, the
City's Zoning Code and Subdivision Code, and the State Subdivision Map Act. Staff
recommends that the City Council approve Final Tract Map 16481, subject to final approval of
the City Engineer prior to recordation.
Tim D. Serlet .
City Engineer/Public Works Director
EliIzabeth A. Binsack .
Community Development Director
Scott Reekstin
Senior Planner
Attachments:
A- Location Map
B- Submitted Map
C- City Council Resolution No. 06-31
S:\Cdd\CCREPROnFTM 16481 (Prospect Village).doc
ATTACHMENT A
Location Map
PROJECT NO.
ADDRESS
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ATTACHMENT C
City Council Resolution No. 06-31
RESOLUTION NO. 06-31
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUSTIN APPROVING FINAL TRACT MAP 16481 TO
SUBDIVIDE A 1.036 ACRE PARCEL LOCATED AT THE
NORTHWEST CORNER OF MAIN STREET AND PROSPECT
AVENUE INTO THIRTEEN (13) NUMBERED LOTS AND ONE
(1) LETTERED LOT FOR THE PURPOSE OF DEVELOPING A
COMMERCIAL BUILDING AND TWELVE (12) LlVE/WORK
UNITS WITHIN A PLANNED UNIT DEVELOPMENT.
The City Council of the City of Tustin does hereby resolve as follows:
I. The City Council finds and determines as follows:
A. That a proper application for Final Tract Map 16481 was submitted by
Prospect Village LP, a California Limited Partnership (formerly known as the
Pelican Center LLC), requesting approval to subdivide a 1.036 acre parcel
located at the northwest corner of Main Street and Prospect Avenue into
thirteen (13) numbered lots and one (1) lettered lot for the purpose of
developing a commercial building and twelve (12) live/work units;
B. That on April 26, 2004, the Planning Commission adopted Resolution No,
3912 recommending that the City Council approve Tentative Tract Map
16481; the City Council approved Tentative Tract Map 16481 on May 17,
2004, by adopting Resolution No. 04-47;
C. The site is physically suitable for the type of development proposed in that
the project is accessible through the City's current street system and could
be supported with existing transportation and public facilities;
D. The site is physically suitable for the proposed building intensity and density
of the development in that the project is consistent with the "Prospect
Village Planned Community District Regulations," which provide for a
maximum building intensity of 1.0:1.28 within Planning Area A (commercial
portion), Although the General Plan suggests a maximum floor area ratio of
1.0:1, the Planned Community district regulations are intended to regulate
building intensity. This floor area ratio is generally consistent with many of
the two-story buildings in Old Town and is appropriate for the site and the
type of development envisioned by the Old Town Commercial land use
designation. The live/work portion of the project will have a residential
density of 16 dwelling units per acre, which corresponds to the lower end of
the high density residential land use designation range of 15 dwelling units
to 25 dwelling units per net acre. The Old Town Commercial land use
designation provides for a range of residential densities by allowing a
population density range of 2 to 54 persons per acre. Using an average
of 2.24 persons per dwelling unit assumed for the high density residential
range, the Planned Community District Regulations would provide for
approximately 27 persons on approximately three-quarters of an acre (or
34 persons per acre) and is within the density range anticipated by the
General Plan;
E. That the design of the subdivision or the types of improvements proposed
are not likely to cause serious public health problems in that the project has
been conditioned to comply with applicable regulations of the City of Tustin
and Orange County Fire Authority;
F. That the Final Tract Map or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably
injure fish or wildlife in their habitat as analyzed in the Prospect Village
Final Environmental Impact Report (FEIR);
G. That the proposed subdivision is in conformance with Tentative Tract Map
16481, the Tustin Area General Plan, Tustin Zoning Code, State
Subdivision Map Act, the City's Subdivision Code, and has been
determined to be consistent with the Air Quality Sub-Element;
H. Section 9331 of the Tustin City Code authorizes a dedication of parkland
as part of the Subdivision Map. The applicant is required to dedicate a
minimum of .0065 acre per dwelling unit for parkland or pay fees in lieu of
parkland dedication. Prior to recordation of the Final Tract Map, the
applicant agreed to pay parkland dedication in lieu fees to the City of
Tustin;
I. As conditioned in City Council Resolution No. 04-47, the developer has
entered into an agreement for construction of improvements including: 1)
enhanced paving and landscape improvements in the public alley, 2) half-
width street improvements (paving, curbs, and gutters) on Prospect
Avenue between Main Street and Third Street, 3) sidewalks on Prospect
Avenue and Third Street with enriched paving and pedestrian bump-outs
at Main Street and Third Street, and 4) landscaping, which is consistent
with the recently installed streetscape improvements in the Old Town
commercial district. The developer will also be required to construct a
new sidewalk on Main Street that is consistent with the Americans with
Disabilities Act, which is needed to support pedestrian access to and from
the new commercial building. In addition, an approximately 4,900 square
foot portion of the alley to the west, which is currently an easement and
defined in Attachment 1 to the Disposition and Development Agreement,
will be granted in fee title to the City;
J. The project involves a condominium project where there are undivided
interests in common areas such as parking areas, landscape areas, drive
aisle, and separate interests in space for the units. Section 1350, et al of
the California Civil Code authorizes the creation of an association to set
forth the restrictions on the use or enjoyment of any portion of the
common interest in a condominium development. Consequently, prior to
recordation of the Final Tract Map, a declaration of covenants, conditions,
and restrictions for the project shall be recorded; and,
K.
That the scope of this activity is within the scope of the Prospect Village
Final Environmental Impact Report (FEIR). In accordance with the
provisions of the California Environmental Quality Act (CEQA), the City
Council considered the FEIR and found that it is complete and adequate
and adopted Findings of Fact, a Statement of Overriding Considerations,
and a Mitigation Monitoring Program prior to approving the Project Village
project by adopting Resolution No. 04-45.
II.
The City Council hereby approves Final Tract Map 16481 to subdivide a 1.035
acre parcel located at the northwest corner of Main Street and Prospect Avenue
into thirteen (13) numbered lots and one (1) lettered lot for the purpose of
developing a commercial building and twelve (12) live/work units within a
planned unit development, subject to final review and approval by the City
Engineer prior to recordation.
PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the
6th day of March, 2006.
DOUG DAVERT
MAYOR
PAMELA STOKER
CITY CLERK
STATE OF CALIFORNIA)
COUNTY OF ORANGE)
CITY OF TUSTIN )
SS
I, Pamela Stoker, City Clerk and ex-officio Clerk of the City Council of the City of Tustin,
California, do hereby certify that the whole number of the members of the City Council of
the City of Tustin is five; that the above and foregoing Resolution No. 06-31 was duly
passed and adopted at a regular meeting of the Tustin City Council, held on the 6th day
of March, 2006, by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
PAMELA STOKER
CITY CLERK