Title
PLN18-0490 - 2175 North Loop Road - Applicant: Joe Ernst on behalf of North Loop 3, LLC. - Public Hearing to consider a recommendation to approve a Parcel Map to subdivide a 2.81 acre parcel with a 46,000 square foot office building, currently under construction, into two (2) commercial condominium units and creating one common area parcel for associated parking and landscaping. The project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15315 - Minor Land Divisions
Body
To: Honorable President and
Members of the Planning Board
From: Andrew Thomas
Acting Director of Planning, Building and Transportation Department
Re: PLN18-0490 - 2175 North Loop Road - Applicant: Joe Ernst on behalf of North Loop 3, LLC. - Public Hearing to consider a recommendation to approve a Parcel Map to subdivide a 2.81 acre parcel with a 46,000 square foot office building, currently under construction, into two (2) commercial condominium units and creating one common area parcel for associated parking and landscaping. The project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15315 - Minor Land Divisions.
BACKGROUND
On February 12, 2018 the Planning Board approved a Final Development Plan and Design Review (PLN17-0598) to construct a 46,000 square foot office building and associated site improvements on the 2.81 acre project site. On August 7, 2018 the City’s Building Division issued building permits for the project and construction began in October 2018. At the time of the writing of this staff report concrete wall panels have begun to be erected and inspected by the City’s Building Division. A separate Final Development Plan, Design Review, and Tentative Parcel Map (PLN17-0614) was reviewed and approved concurrently for four similar buildings and to subdivide three existing parcels into four parcels. This map does not include those parcels.
On November 1, 2018 the applicant submitted an application for a Tentative Parcel Map to allow for the conveyance of two commercial condominium units within the building under construction and to create a common area parcel. On November 26, 2018 the City’s Planning Division and Public Works Department completed their reviews of the application and found the application to be complete and suitable for review by the Planning Board.
ANALYSIS
The project site has a 46,000 square foot office building currently under construction. The proposal will allow the conveyance of two commercial spaces to two separate owners once the building is completed. The proposed Tentative Parcel Map will not change the type of commercial uses that could occupy these spaces in the future, nor will it alter the Final Development Plan and Design Review approvals that the project is currently under construction under. Tentative Parcel Map 10924 has been reviewed by City staff and determined to meet the requirements contained in the City of Alameda Subdivision Ordinance and the California Subdivision Map Act. Common area maintenance will be addressed in the condominium covenants, conditions, and restrictions (CC&Rs). Staff recommends a condition of approval that these CC&Rs are subject to review and approval by City staff prior to recordation. Based on this review staff believes that the required findings found in the Draft Resolution (Attachment 1) can be made by the Planning Board to recommend approval of Tentative Parcel Map 10924 (Attachment 2) to the City Council.
ENVIRONMENTAL REVIEW
This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15315 - Minor Land Divisions. The project is located within an urbanized area zoned for commercial and industrial use, will create less than four parcels, the division complies with the General Plan and Zoning Ordinance, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel has not been involved in the division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than twenty percent.
RECOMMENDATION
Hold a public hearing and adopt the Draft Resolution recommending the City Council approve Tentative Parcel Map 10924 with conditions.
Respectfully submitted,
David Sablan, AICP
Planner II
Exhibits:
1. Draft Resolution
2. Tentative Parcel Map 10924