Item 6 - TTM 05-01/ Excel Engineering
AGENDA REPORT SUMMARY
TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Mana't
INITIATED BY: Niall Fritz, Director of Development Services
DATE: June 21,2005
SUBJECT: Tentative Tract Map 05-01, Excel Engineering, Applicant
APN: 323-090-84
ABSTRACT
The applicant proposes a condominium conversion of an office building, currently under construction,
located at 13995 Danielson Street, in the Industrial Park (IP) zone. The approximate 31 ,OOO-square-
foot building could accommodate up to 31 for sale office condominiums. The precise number of units
will be established before approval of the Final Map. The proposed TTM complies with all City
standards.
ENVIRONMENTAL REVIEW
The proposed project is Categorically Exempt as a Class 1 Categorical Exemption from the California
Environmental Quality Act (CEQA), pursuant to Section 15301 (k) of the CEQA Guidelines, in that the
project involves a condominium conversion of an office building.
FISCAL IMPACT
None.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
A public notice was published in the Po way News Chieftain and sent to 23 property owners within
500 feet of the site.
RECOMMENDATION
It is recommended that the City Council approve Tentative Tract Map 05-01, subject to the conditions
in the attached proposed Resolution.
ACTION
M:\planning\o5reportIUmI05-D1 lsum.OOC
10f9 June 21, 2005 Item # (0
-
CITY OF POWAY
AGENDA REPORT
TO: H,"m.b~ M,ym ". M'mbe"J!! C"' Co"o;l
FROM: James L. Bowersox, City Mana
INITIATED BY: Niall Fritz, Director of Development Services
Patti Brindle, City Planner ~
Jason Martin, Senior PlannerlY'
DATE: June 21,2005
SUBJECT: Tentative Tract Map 05-01, Excel Engineering, Applicant: A
request for a condominium conversion of an approximate 31,000-
square-foot office building, currently under construction, located at
13995 Danielson Street, within the Industrial Park zone of the
South Poway Specific Plan.
APN: 323-090-84
BACKGROUND
The applicant proposes a one lot, "air space" subdivision (commonly referred to as a
condo conversion) of an office building in the South Poway Business Park. A Location/
Zoning Map is included as Attachment B.
Condominium conversions are regulated under the City's Subdivision regulations
contained in Title 16 of the Poway Municipal Code and the State Subdivision Map Act,
and require City Council approval.
FINDINGS
The approximate 31,000-square-foot building was originally approved under
Development Review 01-11 and is under construction. Completion of construction is
expected by the end of the summer. The applicant wishes to facilitate the sale of
individual office suites, which can be accomplished via subdivision of the air space
within the building. Each of the created suites would be individually owned, and each
owner would have an undivided interest in the parking areas and common areas (Le.,
bathrooms, lobby, etc). The applicant has indicated that up to 31 individual units may
be created. The precise number of units will be established as part of the Final Map.
20f9 June 21, 2005 Item # 4>
Agenda Report
June 21, 2005
Page 2
All public infrastructure improvements adjacent to the site are in place. No additional
public improvements are required as a condition of the proposed parcel map.
The proposed subdivision complies with all subdivision standards contained in the
Poway Municipal Code, the South Poway Specific Plan, and all the provisions of the
State Subdivision Map Act.
ENVIRONMENTAL REVIEW
The proposed project is Categorically Exempt as a Class 1 Categorical Exemption from
the California Environmental Quality Act (CEQA), pursuant to Section 15301(k) of the
CEQA Guidelines, in that the project involves a condominium conversion of an office
building.
FISCAL IMPACT
None.
PUBLIC NOTIFICATION AND CORRESPONDENCE
A public notice was published in the Po way News Chieftain and sent to 23 property
owners within 500 feet of the site.
RECOMMENDATION
It is recommended that the City Council approve Tentative Tract Map 05-01, subject to
the conditions in the attached proposed Resolution.
Attachments:
A. Proposed Resolution
B. Land Use and Location Map
C. Tentative Tract Map 05-01
JLBINFIPBIJMlps
M:\planningI05reportlttmI05-01 lagn.doc
30f9 June 21, 2005 Item # G,
RESOLUTION NO. P-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA,
APPROVING TENTATIVE TRACT MAP (TTM) 05-01
ASSESSOR'S PARCEL NUMBER 323-090-84
WHEREAS, a request for a Tentative Tract Map (TTM 05-01) for a one lot, "air
space" subdivision (i.e., condominium conversion) of an approximate 31,000-square-
foot office building, was submitted by Excel Engineering, Applicant; and
WHEREAS, the subject property is located at 13995 Danielson Street, within the
Industrial Park (IP) zone of the South Poway Specific Plan area; and
WHEREAS, the City Council has read and considered the agenda report for the
proposed project, and has considered other evidence presented at the public hearing;
and
WHEREAS, on June 21, 2005, the City Council held a public hearing on the
above-referenced item.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway
as follows:
Section 1: The project is found to be Categorically Exempt from the California Quality
Act (CEQA), as a Class 1 Exemption, pursuant to Section 15301 (k) of the CEQA
Guidelines, in that the project involves a condominium conversion of an office building.
Section 2: The findings, in accordance with the State Subdivision Map Act
(Government Code Section 66410 et. seq.) for Tentative Tract Map 05-01, are made as
follows:
A. The Tentative Tract Map is consistent with the General Plan, in that it proposes
to create an office condominium which is consistent with the General Plan, the
South Poway Specific Plan, and the Poway Municipal Code.
B. The design and improvements of the Tentative Tract Map are consistent with all
applicable general and specific plans, in that the condominium conversion of the
office building adheres to the development standards of the General Plan, the
South Poway Specific Plan and Poway Municipal Code, and the road and off-site
infrastructure improvements have already been completed.
C. The site is physically suitable for the type of development and the density
proposed, in that the site has been graded, and road and off-site infrastructure
improvements have already been completed as part of an earlier subdivision.
40f9 ATTACHMENT A June 21, 2005 Item # CD
Resolution No. P-
Page 2
D. The design of the Tentative Tract Map is not likely to cause substantial
environmental damage, or avoidable injury to humans and wildlife or their habitat,
in that the site has been graded, and road and off-site infrastructure
improvements have already been completed as part of an earlier subdivision.
E. The approval is not likely to cause serious public health problems, in that City
water and sewer service are available to the site.
F. The design of the Tentative Tract Map will not conflict with any easement by the
public at large, now of record, for access through or use of the property within the
subdivision.
Section 3: The findings in accordance with Government Code Section 66020 for the
public improvements are made as follows:
1. The improvements for the development are in place and are consistent
with all elements of the Poway General Plan, as well as City Ordinances
and the South Poway Specific Plan.
Section 4: The City Council hereby approves Tentative Tract Map 05-01, as shown on
the Tentative Tract Map dated August 19, 2004, subject to the following conditions:
A. Approval of this request shall not waive compliance with any sections of the
South Poway Specific Plan, Zoning Ordinance and all other applicable City
Ordinances in effect at the time of Building Permit issuance.
B. Within 30 days of this approval, the applicant shall submit in writing that all
conditions of approval have been read and understood.
C. The project shall comply with Conditions of Approval established with the
approval of Development Review (DR) 01-11 and accordingly a note shall be put
on the Final Map.
D. Prior to Final Map approval, unless other timing is indicated, the
applicant/developer shall complete the following:
(Engineering)
1. Submittal of the Final Map to the City for review and payment of map
checking fee ($1,000.00 per sheet).
2. The Final Map shall conform to City standards and procedures, City
Subdivision Ordinance, Subdivision Map Act, Land Surveyors Act, the
Resolution of Approval as approved by the City Council, and shall be in
substantial confonrnance with the approved tentative map.
50f9 June 21, 2005 Item # I'D
Resolution No. P-
Page 3
3. The applicant/developer shall cause the dedication of the following to the
City. Easement dedication shall be made on the Final Map.
a. A 6.00-foot-wide public walkway easement along the property's
frontage on Danielson Street.
b. An additional 5.00-foot-wide general utility easement, contiguous
with and southeasterly of the existing 1 O.OO-foot-wide general utility
easement, per Map No. 12556.
4. Post a deposit of $100.00 per sheet of the Final Map for reproduction of a
photomylar copy of the recorded Final Map, or make an agreement or
commitment with the City for the applicant/developer's title company to
provide the City of said photomylar copy of the recorded map within 30
days from its recordation in the office of the Recorder of San Diego
County.
(Planning)
5. Provide a copy of all the California Department of Real Estate (DRE)
required documents for the establishment of the condominium, to include
a detailed air space division plan, for inclusion into the City file.
(Public Works)
6. Contact the City Public Works Department regarding, and receive
approval of, re-annexation or amendment of the existing annexation
documents, as may be deemed necessary by the Public Works Director.
(Safety Services)
7. Provide a reciprocal maintenance agreement to maintain the fire
protection systems, including, but not limited to, the post indicator valve,
swing check valve, Fire Department connection, and water lines leading to
each fire sprinkler riser.
Section 5: The approval of Tentative Tract Map 05-01 expires on June 21, 2007, at
5:00 p.m. The Final Map conforming to this conditionally approved Tentative Tract Map
shall be filed with the City so that the City may approve the Final Map before this
approval expires, unless at least 90 days prior to the expiration of the Tentative Parcel
Map a request for a time extension is submitted to the Development Services
Department and a time extension is subsequently granted by the City Council.
60f9 June 21, 2005 Item # ("
Resolution No. P-
Page 4
Section 6: Pursuant to Government Code Section 66020, the 90-day approval period
in which the applicant may protest the imposition of dedications of easements imposed
pursuant to this approval shall begin on June 21,2005.
PASSED, ADOPTED AND APPROVED by the City Council of the City of Poway,
State of California, at a regular meeting this 21st day of June 2005.
Michael P. Cafagna, Mayor
ATTEST:
L. Diane Shea, City Clerk
STATE OF CALIFORNIA )
) SS.
COUNTY OF SAN DIEGO )
I, L. Diane Shea, City Clerk of the City of Poway, do hereby certify, under penalty
of perjury, that the foregoing Resolution No. P- was duly adopted by the City
Council at a meeting of said City Council held on the 21st day of June 2005 and that it
was so adopted by the following vote:
AYES:
NOES:
ABSENT:
DISQUALIFIED:
L. Diane Shea, City Clerk
City of Poway
m:\planning\05report\ttm\05-01\reso.doc
70f9 June 21, 2005 Item # ~
OS
Subject Property
ISDEL p
WAY CENT E
S c I
LI 0
CITY OF POWAY ITEM: TTM 05-001
SCALE: N.T.S. 9 TITLE: ZONING/LOCATION MAP
80f9 ATTACHMENT B June 21, 2005 Item # fa
----------------.----."---." ...-- -..----- - ---
It
o ,<'> Q
<'" >~
I..~I Is @) w <~ <<
,. > .... ~lK
- r- o~
, _I =.h ~ ~ ~ ,,~ ~
, W ...><: i=~
.. ~I a: ..C( _0
::it ()..J
~ C(: '~ I I l I I w
i ~~I i'U
II I I.~ : ill! - I ~ 0
~~I ~ lill" II.. alllulil, !Iitl
~~I I
;.;, I
'OG"'lSll'
~~I ",,-.lS1'"
~~ --s--
~"'-.'" - "'-'"~'~..:':::: I'l::: 1', .
~
,
,
-".
'-
b
_1
<l~$~t...], ,s""'.";1 . _"=~~
........,j ..:~ : '''''''''-'J.. .!I
r>a-""'J
, I ,
, I g
I --- _________-.J
, ,
t
1 1
r
r
.. --
I.nl l t
, I
II rill' ! I .
1.1 !lit I
I 1)1 I II .1 h I II II
~.. * IIII! II
~<Il &
90f9 ATTACHMENT C June 21, 2005 Item # fa
-_._----------_.~