HomeMy WebLinkAboutPC ResoRESOLUTION NO. 20-2014
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF NATIONAL CITY, CALIFORNIA,
RECOMMENDING APPROVAL OF MODIFICATION OF A PREVIOUSLY APPROVED
TENTATIVE SUBDIVISION MAP, AND CONSISTENCY REVIEW FOR "PARK LOFTS"
LOCATED AT 1509, 1531, 1535 NATIONAL CITY BLVD.
APPLICANT: PARADISE CREEK HOLDING CORPORATION
CASE FILE NO. 2012-03 S, DSP
WHEREAS, application was made for approval of a Tentative Subdivision Map
for a condominium project, 'Park Lofts,' 1509, 1531, 1535 National City Boulevard & 49
East 16th Street within the City of National City on property generally described as
follows:
LOTS 1 THROUGH 20 IN BLOCK 1 IN THE QUARTER SECTION 154 IN
RANCHO DE LA NACION IN THE CITY OF NATIONAL CITY, COUNTY
OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP NO.
IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO
552 THE �!� OFFICE � L
COUNTY OF JULY 2, 1888.
WHEREAS, the Planning Commission of the City of National City, California,
considered said application at duly advertised public hearings held on March 19, 2012
and September 22, 2014, at which time the Planning Commission considered oral and
documentary evidence; and,
WHEREAS, at said public hearings the Planning Commission considered the
staff report contained in Case File No. 2012-03 S, DSP which is maintained by the City
and incorporated herein by reference; along with evidence and testimony at said
hearing; and,
WHEREAS, this action is taken pursuant to all applicable procedures required by
State law and City Law; and,
WHEREAS, the action hereby taken is found to be essential for the preservation
of the public health, safety, and general welfare.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of National City, California, that. the testimony and evidence introduced in the staff
report and public hearing for said Tentative Subdivision Map support the following
findings:
1. The project is consistent with the Downtown Specific Plan for which an
Environmental Impact Report was certified and Mitigation Measures and a
Mitigation Monitoring and Reporting Program were adopted.
Resolution No. 20-2014
September 22, 2014
Page 2
2. The proposed map is consistent with the General Plan since it is consistent with
and implements the Downtown Specific Plan, which is a further refinement of the
goals and objectives of the General Plan.
3. The site is physically suitable for the proposed type of development since the
proposed project and ali required improvements can be provided on site, and the
project would comply with the applicable development standards or has been
granted the appropriate exemptions.
4. The site is physically suitable for the proposed density of development since the
proposed project and all required improvements can be provided on site, and the
project would comply with the applicable development standards or has been
granted the appropriate exemptions.
6. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure fish
or wildlife or their habitat, since the site is was previously developed and is located
in a completely urbanized area.
6. The design of the subdivision and the proposed/required improvements are not
likely to cause serious public health problems, since all necessary public services,
facilities, infrastructure, and utilities will be provided.
7 The design of the subdivision and the proposed/required improvements will not
conflict with easements, acquired by the public at large, for access through or use
of the property within the proposed subdivision, or such easements will be
provided or relocated as required.
8. The discharge of sewerage waste from the subdivision into the City of National
City sewer system will not result in violation of existing requirements prescribed by
the California Regional Quality Control Board pursuant to Division 7 (commencing
with Section 13000) of the Water Code, as specified by Government Code Section
66474.6.
9. The subdivision has been considered by the Planning Commission with regard to
its effect on the housing needs of the region, and these needs are balanced by the
public service needs of the residents and available fiscal and environmental
resources.
10. The design of the subdivision provides, to the extent feessib!e, for future passive
and natural heating and cooling opportunities in the subdivision, based on
consideration of local climate, topography, property configuration and other design
and improvement requirements without requiring reduction in allowable density or
lot coverage.
Resolution No. 20-2014
September 22, 2014
Page 3
BE IT FURTHER RESOLVED that the Planning Commission has considered that
the Environmental Impact Report for the Downtown Specific Plan serves as adequate
environmental documentation, together with any comments received during the public
review process, and finds on the basis of the whole record that the project was
adequately considered by the Environmental Impact Report, which reflects the City's
independent judgment and analysis.
BE IT FURTHER RESOLVED that based on the findings hereinbefore stated,
the Planning Commission hereby recommends approval of said Tentative Subdivision
Map subject to the following conditions:
1. Mitigation Measures. The Tentative Subdivision Map shall be subject to all
applicable mitigation measures of the adopted Mitigation Monitoring and Reporting
Program of the certified Environmental Impact Report for the Downtown Specific
Plan.
2. Approved Exhibit. The Tentative Subdivision Map authorizes the subdivision of the
subject property for condominium purposes in conformance with Exhibit A, Case
File No. 2012-03 DSP, S, dated 2/6/2012, except as modified by the Conditions of
Approval.
3. Consistency Review. The Tentative Subdivision Map shall be consistent with
Downtown Specific Plan Consistency Review (2012-03 DSP, S).
4. Landscape Plans. The applicant shall submit landscape and irrigation plans for
approval and shall install and construct all improvements pursuant to the approved
plans prior to occupancy.
5. Lighting Plans. The applicant shall submit lighting plans for approval and shall
install and construct al! lighting pursuant to the approved plans prior to occupancy.
Lighting shall be designed to provide adequate illumination for safety, security,
identification, and direction as well as for landmark visibility of the primary buildings
and/or significant features of the project.
6. Sign Programm. The applicant she!! submit sign program ov l and all
.,�. . ,ter rg. +..� ur�,.e ♦ she!! submit G ese�ee �e �e(aa e! for approval, and all
signs shall be designed and installed pursuant to the approved sign program.
y Public ri Program. The applicant shall submit a public art program for approval
and shall instal!, construct, or implement the approved public art program prior to
occupancy. The installation shall cost no less than a half -percent of the project
valuation. The applicaan ► may also pay an in -lieu fee of no less than a half -
percent of the project valuation.
8_ Public Improvements. The applicant shall submit improvement plans for all
adjacent public rights -of -way for approval. The plans shall be consistent with the
Resolution No. 20-2014
September 22, 2014
Page 4
Downtown Specific Plan, including the Open Space Framework, the Streetscape
Master Plan, and the Design Guidelines. The improvements shall include but not
be limited to streets; alleys; curbs and gutter; sidewalks; medians; parkways;
landscape; street lights; street furniture; traffic control; parking facilities; utilities;
water, sewer, and drainage facilities; and other necessary facilities and
infrastructure. The applicant shall install and construct the improvements pursuant
to the approved plans prior to occupancy.
g. Engineering Requirements. The applicant shall comply with all engineering
requirements, including the listed requirements.
a) A Hydrology study (100 year flood) is required for the new project. The
study should consider the proposed project area to the closest municipal
storm drain collection point. The study should consider the adequacy of the
existing storm drain system to convey any additional run off. All Hydrology
study findings and recommendations are part of Engineering Department
requirements.
b) The Priority Project Applicability checklist for the Standard Urban Storm -
water Mitigation Plan (SUSMP) is required to be completed and submitted
to the Engineering Department. If it is determined that the project is
subject to the "Priority Project Permanent Storm Water BMP Requirements"
and the City of National City Storm Water Best Management Practices of
the Jurisdictional Urban Runoff Management Program (JURMP), an
approved SUSMP will be required prior to issuance of an applicable
engineering permit. The SUSMP shall be prepared by a Registered Civil
Engineer,
c) The Best Management Practices (BMPs) for the maintenance of the
proposed construction shall be undertaken in accordance with the National
Pollutant Discharge Elimination, System (NPDES) regulations which may
require a Storm Water Pollution Prevention Plan (SWPPP) for the project.
An approved SWPPP wiii be required prior to issuing of a construction
permit.
d) All surfe a run-off shall he co!!e Vred.w by approved drainage facilities and
directed to the street by sidewalk underdrains or a curb outlet. Adjacent
properties shall be protected from surface run-off resulting from this
de,ieioprnent.
e) A grading and drainage plan shah be submitted showing all of the proposed
and existing on -site and off -site improvements. The plan shall be prepared
in accordance with the City's standard requirements by a Registered Civil
Engineer. All necessary measures for prevention of storm water pollution
and hazardous material run-off to the public storm drain system from the
proposed parking lot or development shall be implemented with the design
Resolution No. 20-2014
September 22, 2014
Page 5
of the grading. This shall include the provision of such devices as storm
drain interceptors, clarifiers, or filters. Best Management Practices for the
maintenance of the parking lot, including sampling, monitoring, and cleaning
of private catch basins and storm drains, shall be undertaken in accordance
with the National Pollution Discharge Elimination System (NPDES)
regulations. A private storm water treatment maintenance agreement shall
be signed and recorded. The checklists for preparation of the grading plan,
drainage plan, and Standard Urban Storm Water Mitigation Plan (SUSMP)
are available at the Engineering Department.
f) A National Pollutant Discharge Elimination System (NPDES) permit is
required for discharged of storm water runoff associated with construction
activity where clearing, grading, and excavation results in a land
disturbance. A construction stormwater permit shall be obtained from the
Regional Water Quality Control Board. A copy of the permit shall be given
to the City of National City Engineering Department prior to any work
beginning on the proiject.
y) A sewer permit wiii be required. A sewer study shall consider the adequacy
of the existing sewer system. The sewer study recommendations shall be
part of the Engineering Department Requirements. The method of sewage
collection and disposal shall be shown on the grading/drainage plan. Any
new sewer lateral in the City right-of-way shall be 8-inch in size with a clean
out and the installation of a manhole in the street. A sewer stamp "S" shall
be provided on the curb to mark the location of the lateral. A sewer main
runs through the alley that shall be addressed or relocated if building is to
be constructed in this location.
h) A soils engineering report shall be submitted for the Engineering
Department's review, after Planning Commission approval. The report shall
address the adequacy of the building pads, the criteria for any new retaining
wall design, the maximum allowable soil bearing pressure. As a minimum,
the parking lot pavement sections shall be 2 inch A.C. over 4 inch Class II
aggregate base. The street pavement sections shall be in accordance with
National City modified Standard Drawing G-34. AB soils report findings and
recommendations shaii be part of the Engineering Department
requirements.
i) The deteriorated portions of existing street improvements (including
sidewalks and curbs) along the property frontages shall be removed and
replaced, unless other funding sources become available that allow
alternative options.
J)
A permit shall be obtained from the Engineering Department for all
improvement work within the public right-of-way, and any grading
construction on private property.
Resolution No. 20-2014
September 22, 2014
Page 6
k) Street improvements shall be in accordance with City Standards.
Abandoned driveway aprons shall be replaced with curbs, gutters, and
sidewalks.
I) A title report shall be submitted to the Engineering Department, after the
Planning Commission approval, for review of all existing easements and the
ownership of the property.
m) A cost estimate for all of the proposed grading, drainage, street
improvements, landscaping and retaining wall work shall be submitted with
the plans. A performance bond equal to the approved cost estimate shall be
posted. Three percent (3%) of the estimated cost shall also be deposited
with the City as an initial cost for plan checking and inspection services at
the time the plans are submitted. The deposit is subject to adjustment
according to actual worked hours and consultant services.
n) An existing 35-foot wide drainage easement reserved to the City of National
City exists at the south side of the property. No building encroachment will
be allowed within the easement. The easement shall be shown on the
grading plans and on the final map
o) The Final Map shall meet a!! of the requirements of the Subdivision Map
Act, and the City of National City Municipal Codes including certification,
acknowledgement, complete boundary information and monumentation.
p) The subdivider shall submit an approval letter from Sweetwater Authority
stating fire flow requirements have been met. If additional improvements
are needed, the developer shall enter into an agreement for the water
improvements with the Authority prior to obtaining the Final Map approval.
q) The developer shall bond for the monumentation, the public improvements
and the on -site grading, drainage, Landscaping, and other improvements
through an agreement with the City prior to the approval of the Final Map.
r) The proposed street and alley vacation at this site shall be approved by the
City council prior to the final map approval. City vehicle access shall be
provided to maintain the park.
s) All utility distribution facilities within the boundaries of the subdivision, and
within the half street abutting the new subdivision, shall be placed
underground.
t) The Final Map shall be recorded prior to issuance of any building permit.
u) All new property line survey monuments shall be set on private property,
unless otherwise approved.
Resolution No. 20-2014
September 22, 2014
Page 7
v) The Final Map shall use the California Coordinate System for its "Basis of
Bearings" and express all measured and calculated bearings in terms of the
system. The angle of grid divergence from a true meridian and the north
point shall appear on the rnap. Two measured ties from the boundary of the
property to existing hornzon ,ta! control stations shall by shown.
10. Public Works Requirements, The applicant shall comply with all public works
requirements, including the listed requirements.
a) The developer shall replace the existing sidewalks adjacent to the project.
b) The developer shall replace the existing street trees with a tree palette
commensurate with the building's architecture and adjacent landscaping
theme.
c) The developer shall install streetlights along street and paseo frontages.
d) Vine type plants shall be planted to cover the wall along the east project
boundary, and shall be maintained by the project HOA.
11 Fire Department Requirements. The applicant shall comply with all Fire
Department requirements, including the listed requirements.
a) The project shall be built to code. The National City Fire Department
utilizes the 2013 edition of the California Fire Code and the current edition
of the National Fire Protection Association (NFPA) Codes and Standards.
b) Sprinkler piping and fire detection devices shall be automatically
supervised where more than 20 sprinklers are on the system per NFPA
13, Chapter 7 Section 7.3.2.4 Supervision. A fire alarm system is
required.
c) Standpipes shall be required at ground level due to zero emergency
access. A Tire protection engineer shall be contacted for direction on
design.
d) Circumferential travel, inciuding the re r:ontaining tennis courts and the
skate park, is required. if no circumferential travel is provided, emergency
access through buildings will be required per the CFC Chapter 5 and
Appendix D. ;his comment shag be memorialized o i ail submitted plans
as discussed in meeting which occurred on January 4, 2012 at City Hall.
e) If a sprinkler and/or alarm system is required, plans for such systems shall
be submitted directly to the National City Fire Department.
12. Building Department Requirements. Plans submitted for construction shall comply
with the 2013 editions of the California Building, Electrical, Mechanical, Plumbing,
Energy, Fire, Residential and Green Codes.
Resolution No. 20-2014
September 22, 2014
Page 8
13. Police Department Requirements. The applicant shall comply with all Police
Department requirements, including the listed requirements.
a) The project shall comply with the crime free multi -housing criteria and crime
prevention through environmental design standards.
b) The project shall incorporate a camera system for security monitoring
purposes of the common open public spaces and retail areas of this project.
Such camera system should be compatible to operationally integrate with
the current Police Department security camera project scheduled for
various areas throughout the City.
14. Covenants, Conditions, and Restrictions. The applicant shall submit a declaration
of covenants, conditions, and restrictions for approval prior to approval of a final
subdivision map. The CC&Rs shall run with the land, clearly setting forth privileges
and responsibilities, including maintenance, involved in the common ownership of
buildings, streets, parking areas, walks, open spaces, recreation areas, utilities,
and common areas and facilities. The CC&Rs shall allow the City of National City
the authority but not the obligation to assume The maintenance of the properly and
assess the full cost, including overhead costs, as a lien against the property if said
property is not adequately maintained pursuant to the CC&Rs. The CC&Rs shall
include a determination that the funds provided by the maintenance provisions will
be sufficient to cover all contemplated costs. The CC&Rs shall be approved as to
form and content by the City Attorney of the City of National City.
15. Property Owners Association. A corporation, association, property owners' group,
or similar entity shall be formed with the right to assess properties that are jointly
owned with interests in the common areas and facilities in the entire development
to meet the expenses of such entity, and with authority to control, and the duty to
maintain, all such common areas and facilities. Such entity shall operate under
recorded CC&Rs approved by the City of National City, which shall include
compulsory membership of all property owners and flexibility of assessments to
meet changing costs of maintenance, repairs, and services.
16. Landscape Maintenance District. Pursuant to the Implementation Program of the
Downtown Specific Plan if a landscape m�intonenne district is formed, the subject
• r •• •, landscape VMI.+i+ sEiaA�C t�ef IE211Vy L.aeJ6[[V4 E3 61
properly shall be incorporated into the landscape maintenance district and
assessed as provided for in the district for purposes for which the district was
formed.
17 Parking District. Pursuant to the Implementation Program of the Downtown
Specific Plan, if a parking district is formed, the subject properly shall be
incorporated into the parking district and assessed as provided for in the district for
purposes for which the district was formed.
Resolution No. 20-2014
September 22, 2014
Page 9
18. Acceptance of Conditions. The applicant and property owner shall sign and have
notarized an Acceptance Form acknowledging and accepting all conditions of
approval of this permit. Failure to return the signed and notarized Acceptance
Form within 30 days of approval of this permit shall automatically terminate this
permit. The applicant shall record a Notice of Restriction on Real Property with the
San Diego County Recorder. The Notice of Restriction shall provide that the
conditions of approval of this permit are binding on all present and future interest
or estate holders of the property. The Notice of Restriction shall be approved as to
form by the City Attorney of the City of National City and signed by the City
Manager of the City of National City prior to recordation_
19. Expiration. The approved Tentative Subdivision Map shall expire two years after
the effective date of approval unless prior to that date a request for a time
extension not exceeding three years has been filed as provided by Municipal Code
Section 17.04.070.
20. Plans submitted for construction permits shall be in compliance with all required
parking standards as set forth in the Land Use Code and/or the Downtown Specific
Plan.
21. A faux storefrontlwindow treatments shall be installed along the south and north
elevations of each building to the extent feasible.
BE IT FURTHER RESOLVED that copies of this Resolution be transmitted
forthwith to the applicant and to the City Council.
CERTIFICATION:
This certifies that the Resolution was adopted by the Planning Commission at their
meeting of September 22, 2014 by the following vote:
AYES: Bush, Pruitt, Flores, DelaPaz
NAYS:
Garcia
ABSENT: Alvarado; Baca
ABSTAIN:
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CHAIRPERSON