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Home My WebLink About31A - 3400-3500 W. WARNER AVE. REQUEST FOR COUNCIL ACTION ~ th CITY COUNCIL MEETING DATE: CLERK OF COUNCIL USE ONLY: APRIL 4, 2005 TITLE: TENTATIVE PARCEL MAP NO. 2005-03 TO SUBDIVIDE AN EXISTING PARCEL INTO TWO PARCELS AND CREATE AN INDUSTRIAL CONDOMINIUM DEVELOPMENT AT 3400-3500 WEST WARNER AVENUE - GROVE INVESTMENT COMPANY, APPLICANT ,y L"."~l,z:..--~ C .lU CITY MANAGER APPROVED D As Recommended D As Amended D Ordinance on 1st Reading D Ordinance on 2nd Reading D Implementing Resolution D Set Public Hearing For CONTINUED TO FILE NUMBER RECOMMENDED ACTION Confirm the Zoning Administrator's action approving Tentative Parcel Map No. 2005-03 as conditioned. ZONING ADMINISTRATOR ACTION Adopted a resolution approving Tentative Parcel Map No. 2005-03 as conditioned at its March 9, 2005 meeting to allow the subdivision of an existing parcel in the Light Industrial (Ml) zoning district into two parcels and create an industrial condominium development at 3400-3500 West Warner Avenue. The Zoning Administrator made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibi t A) . FISCAL IMPACT There is no fiscal impact associated with this action. St hen G. Hardi g Executive Dire or Planning & Building Agency VC:rb vc\reports\tpmOS-03.cc 31A-1 REQUEST FOR Zoning Administrator Action ~ ~ PLANNING COMMISSION SECRETARY ZONING ADMINISTRATOR MEETING DATE: MARCH 9, 2005 TITLE: PUBLIC HEARING - FILED BY GROVE INVESTMENT COMPANY TO SUBDIVIDE AN EXISTING PARCEL INTO TWO PARCELS AND CREATE AN INDUSTRIAL CONDOMINIUM DEVELOPMENT AT 3400-3500 WEST WARNER AVENUE APPROVED o As Recommended o As Amended o Set Public Hearing For DENIED o Applicant's Request o Staff Recommendation CONTINUED TO Prepared by Verny Carvaj al ~:':~ning Manager RECOMMENDED ACTION Adopt a resolution approving Tentative Parcel Map No. 2005-03 as conditioned. DISCUSSION Request of Applicant The applicant, Grove Investment Company, is requesting approval of Tentative Parcel Map No. 2005-03 to subdivide an 8.9-acre parcel into two parcels at 3400-3500 West Warner Avenue and create an industrial condominium development at 3400-3500 West Warner Avenue. Property Description The project site is currently an 8.9-acre development consisting of four light industrial, office, manufacturing and commercial buildings with limited retail uses. The project was approved per Conditional Use Permit No. 89-16. The four buildings total 197,424 square feet with a total of 431 existing parking spaces. The property is located within the Light Industrial (M1) zoning district with a corresponding General Plan land use designation of Industrial (IND). The property is surrounded by industrial uses to the north, south, east and west (Exhibits 1 and 2) . Project Description The applicant proposes to subdivide the 8.9-acre lot into two irregular shaped parcels and to create 44 individual condominium units with common interest and area surrounding the buildings. Parcell, the rectangular EXHIBIT A 31A-2 Tentative Parcel Map No. 2005-03 March 9, 2005 Page 2 parcel on the west, will be 95,600 square feet (2.2 acres) in size with Parcel 2, the L-shaped parcel on the east, totaling 293,289 square feet (6.7 acres) in size (Exhibit 3). A 50,400 square foot building will stand alone on Parcel I, while one single-story and two two-story buildings, which total 147,000 square feet, will continue to operate as industrial, self-storage (with one management apartment), office and manufacturing uses within the boundaries of Parcel 2. No new construction or development is proposed on either parcel. The project was previously approved under Tentative Parcel Map 2002-133, which has since expired. The applicant is wishing to reinstate the approval and add condominium ownership of the individual units. Analysis of the Issues The proposed subdivision creates two irregular parcels of 2.2 and 6.7 acres. The subdivision as proposed and conditioned conforms with the California Subdivision Map Act as well as the City's commercial and industrial development standards. The property is zoned Light Industrial (Ml) which allows for manufacturing uses. The retail uses listed in the approved conditional use permit allows commercial/retail and self-storage businesses within the multi-tenant business park. Both the heavy commercial activities and services allowed on-site continue to provide direct support to the City's industrial base, and the retail and employee services were deemed necessary yet incidental to the industrial area designated in the General Plan at the time of the conditional use permit approval. The proposed subdivision will have no effect on the land uses as prescribed by the General Plan, as the project will serve only to create new property lines. The project will not alter the physical appearance of the site or existing building square footage and is conditioned to continue operating as an integrated development. It is a common lot type development with ownership of the industrial units and common area access, parking and landscaped areas. The site is 8.9 acres, a size that accommodates the proposed uses and exceeds the 12,000 square feet minimum required by the Light Industrial (Ml) zoning district. There are no anticipated environmental or health impacts as a result of this subdivision. Based upon project's industrial Parcel Map the analysis of the project, attached findings of fact, and the compatibility with the City's General Plan, commercial and development standards, approval is recommended for Tentative No. 2005-03 as conditioned (Exhibits 4 and 5) . 31A-3 Tentative Parcel Map No. 2005-03 March 9, 2005 Page 3 CEQA Compliance This proj ect was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15315. This Class 15 exemption allows minor land divisions into four or fewer parcels on properties that meet applicable General Plan and zoning regulations. Categorical Exemption Environmental Review No. 2004-167 will be filed for this project. ~ ;?'. Verny Carvajal Associate Planner AICP VC:JM vc\reports\tpmOS-03,za 31A-4 City of Garden Grove M1 M1 M1 M2 M1 Al -B C-SM Cl C1-MD C2 C3 C3-A C4 C5 GENERAL AGRICULTURAL PARKING MODIFICATION COMMERCIAL SOUTH MAIN COMMUNITY COMMERCIAL COMM, COMMERCIAUMUSEUM DISTRICT GENERAL COMMERCIAL CENTRAL BUSINESS CENTRAL BUSINESS-ARTIST VILLAGE PLANNED SHOPPING CENTER ARTERIAL COMMERCIAL M1 I \ " M1 '--- SEGERSTROM AV, M1 o ~Rtb I I CA R T. M1 M1 M1 M1 R1 ~ M1 >-' U) M1 ;: w R4 ;; II: R1 ~ R1 ~ , '('- R'. RD M1 M1 M1 M1 ADAMS ST M1 M1 M1 / , ==:::::it....-.J.....~'-l.::::;:-= ~I R4 so- 46 M1 M1 M1 M1 M1 ~ II II 11 JI."r-------__.....-...., l!://~I ''....'....~ M1 v ALTON All II A1 ,. 1 ~396.36 ----1 I I .. R2-PRD I ,.--- R1 R2 R3 SINGLE FAMILY RESIDENTIAL TWO FAMILY RESIDENCE MULTIPLE DENSITY MULTIPLE FAMILY RESIDENCE SUBURBAN APARTMENTS RESIDENTIAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN CR GC M1 M2 MO o P PCD PRD COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT R4 RE SD SP ~ ~.--~ PM 05-3 GROVE INVESTMENT 3400-3500 WEST WARNER AVENUE A cW' AND BU LD EXHIBIT 1 31A-5 1" = 1000 FEET P LAN N N G N G - = 500 FEET AGE N C Y 1m ~~ WARNER t-= CJ) ..... <l: a: C/) ~ t-= CJ) w ~ ~ INDUS RIAL ..... <l: a: ..... A #(' <l: i- C/) a: :::> C/) :::> a ~ a ~ I N D S T R I A L PM 05-3 GROVE INVESTMENT 3400-3500 WEST WARNER AVENUE PLANNING AND BUILDING AGE N C Y EXHIBIT 2 31A-6 Gj j r, ~ '-J ",," ,.... r ;;~ ............. ~i .J '< ",,"" ~W "'.. Q.. 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'g ~~ s~, ~g' ':1 ~~ .. .. ., .. ~~ ~! ~. ~~ ;~~ M ~~ ~~ U ~: ~~ j: ~i ji ~i ~i ~~i ~i~ P ~i a ~~ ~r ~~ ~~ ~~ ~~ ~~ ~ii ~~g ii:~ ,~ I ~~ ~~ h'~ <~ ~~ ,~ ", <~~ ,~~~ ~~ ~~ ~~ ;! ~~ ~~ ~~ ~~ ~!~ ~~~ ~~ ~~~ ~~~ ,~ ,"~ ~'~ ~t ~g ~~ ~t ~~~ ~g3 a~ ;~~ ~~i ~ ~~ ~ ; ~~<:S ~~ ~~ ~~~ ~~:' ;:;~sl :~ ~f~ ~~~ ~ o~ 0 , ~eo .,- .,- le5 lh lei ~~ lei l5t ae 6l 6l 8 @ is if) @J ~ @ 0 I : ~ n ~ g ~~ d Sl@<lOf 8 ~ ! <] "- d3~ ,~ \ 'j ~ ~"~ :(~.(,:r.: if, . tJ q.-,., _,_~,z)!.,j ~ ~~ ~~,,~" "" "':l """.. (JHI i (JOt/ I ,"Hi: ,l.J; ,.-J I .~ ~~:; ! i ," ,t,:-_u~---- ~~'----7~~_u _L~':'I~ ; Iii 4l I ,r:;r.."uP) I !__ ~fJfi - ---<- \" -~ I -~ ! _:~ ! ~;, I ~~~ i n_ ~~ i r..: -'"':i........ ," '~:~ ~~ .Ii '" ~ - ',-..~ !U~l <;i . <, i ~~: ~ I i:~ ~" I ~!~~.; .~ ,~ -'..:~ i ~"I~ . JHI =--= i - --; i []:EJ -- ':;.,. 't ~ DJHI ~ ! ! i; Cl !'j _JH1 -!l~ ",' N~ "" I-~ ',) ~~ >:;-~-~----- ",,~..r~~...~ :~ t" 1_ n_-l.~.i-n_'.. I ,~ t-. """'''- - -_ r""M ,.",? PM 05-3 """o--,r" 3-',," EX I I ,$ "",'9";::l6_:::>v'.,,..~;-..:. -.......,...~ri;.'" i-l....,,^ / ~S'3/Y1 o""r-",~'-?i-liC;~ n<:; --:--:-.'-,,-.- -~- -------< ~ I t~b ~~,~ i <J'-~ -'I <l 5:~ v-~ -;~ J, ~ I .~ I ~ l0=' ! ~~ ,~ LPJ - .~ tlJ i ~ ~ ,.k ---1 ~I~ --4 I i j;1 I" I l----t ---+ J~J~i ! / -~! .....,..,.~(..,I" ,'I"'((!'( ----r ~ n....A) '~'" ~ i : -':: ; : i Iii _l : 'I,~"""~,:'" ~'''': - -- '~ / ~-=- RV : ' ~ l' I ~ ,4 I " \ I -~---- ---~~-f- -- ~' 3 .. ,l").I.)1', -~ ., I \:l I ~ I '" '" f ~ ~~ i ::, Cl.~ ' ~ ! ~r ~~ ~~ ~i ~ in ~ ~ ".-.--- "-:1: --) en = = (',J ""J" : ~ I , ' l!~i :.::~" ~,;", . ";~7 '<~.~ i ~i~~ ~i'" I=~'o l:~~~ 5~~~ NH' 'I,neE 'J\"'~ ;~ , ~'Z r7 ~ ~ t: :l ~ ,,~ ~:, ~~ ga ~" ~ ;1 i ::! [0 -R ij ~ ~ { " t- ~ I I.} - ~ <( ~ D ~~ "3- Tentative Parcel Map No. 2005-03 March 9, 2005 Page 1 of 2 Findings of Fact A. The proposed project, as conditioned, and its design and improvements are consistent with the Industrial 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 will have no effect on the land uses as prescribed by the General Plan. The project will serve only to create new property lines and will not alter the physical appearance of the proj ect, as it is conditioned to continue operating as an integrated development. B. The proposed proj ect , as requirements of the zoning applicable City ordinances. conditioned, conforms and subdivision codes, to all applicable as well as other The proposed subdivision conforms to the street frontage requirements, as well as intent of the State of California provisions. minimum lot size meets the letter Subdivision Map and and Act C. The project site is physically suitable for the type and density of the proposed project. The proposed subdivision is appropriately suited for the site and the surrounding area. Per Conditional Use Permit No. 89-16, the proj ect was approved for the existing commercial uses and current floor area intensity. The tentative parcel map will not effect the existing development, as the maximum floor area ratio (FAR) threshold will continue to remain in effect. D. The design and improvements of the proposed proj ect substantial environmental damage or substantially injure fish or wildlife or their habitat. will and not cause avoidable The project is currently developed with industrial/commercial buildings, with no proposal for construction. No fish or wildlife will be affected by approval of this map. four new the PM 05-3 3fJt~lf Tentative Parcel Map No. 2005-03 March 9, 2005 Page 2 of 2 E. The design or improvements of the proposed proj ect will not cause serious public health problems. The proposed parcel map will subdivide an existing parcel within an existing industrial/commercial business park and create 44 individual condominium units with common interest and area in compliance with all development standards. Approval of Tentative Parcel Map No. 2005-03 will not yield in any additional impacts upon public health in the area, as no new development is proposed. F. The design of improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project. Approval of the tentative parcel obstructions or hindrances for access easements. Each parcel will have Warner Avenue. map will not create on Warner Avenue or other independent access along 31A-9 MARCH 9, 2005 PAGE tOFt Conditions of Approval Tentative Parcel Map No. 2005-03 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division 1. Comply with Development Review Committee comments September 23, 2002 for Site Plan Review DP No. 04-062. dated 2. Prepare Covenants, Conditions and Restrictions (CC&R's) and agreements for parking access, property maintenance, sewage, public utilities and landscaping, reciprocal access easements and agreements, emergency vehicle access, drainage, fire hydrants and sprinkler systems. 3. The Final Parcel Map and CC&R's shall be recorded within six months of approval of the Final map by the City Council. 4. Two copies of the recorded Final Parcel Map and CC&R's shall be submitted each to the Planning Division, Fire Department, Building Division and Public Works Agency within 10 days of recordation. PM 05-3 ~~~"tfO ZONING ADMINISTRATOR HEARING MINUTES March 9, 2005 TENTATIVE PARCEL MAP NO. 2005-03 10:30 A.M. Kenneth Adams, Zoning Administrator, opened the public hearing at 10:37 a.m. in the City Hall Ross Annex Conference Room 2004. Also in attendance were: Robert Sundstrom, Applicant, Verny Carvajal, Case Planner, Karen Haluza, Principal Planner and Martha Ramirez, Recording Secretary. Verny Carvajal presented the staff report and recommendation for the property at 3400 West Warner Avenue. The proposed subdivision creates two irregular parcels of 2.2 and 6.7 acres with 44 individual condominium units. The project was previously approved under Tentative Parcel Map No. 2002-133, which has since expired. Mr. Sundstrom stated he reviewed the staff report and conditions of approval and is in agreement with compliance. Zoning Administrator motioned to adopt a resolution approving Tentative Parcel Map No. 2005- 03 as conditioned. Adjourned: 10:40 a.m. Martha Ramirez Recording Secretary 31A-11 KO - 03/07/05 RESOLUTION NO. 2005-03 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA APPROVING TENTATIVE PARCEL MAP NO. 2005-03 AS CONDITIONED FOR THE PROPERTY LOCATED AT 3400 WEST WARNER AVENUE (REVISION TO COUNTY TENTATIVE PARCEL MAP NO. 2002-133) BE IT RESOLVED BY THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Zoning Administrator of the City of Santa Ana hereby finds, determines and declares as follows: A. The Applicant is requesting approval of a tentative parcel map No. 2005-03 to subdivide an 8.9-acre parcel into two parcels at 3400-3500 West Warner Avenue. B. Tentative Parcel Map No. 2005-03 came before the Zoning Administrator of the City of Santa Ana for a duly noticed public hearing March 9, 2005. C. The Zoning Administrator determines that the following findings have been established: 1. The proposed project, as conditioned, and its design and improvements are consistent with the Low Density Residential 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 will have no effect on the land uses as prescribed by the General Plan. The project will serve only to create new property lines and will not alter the physical appearance of the project, as it is conditioned to continue operating as an integrated development. 2. The proposed project, as conditioned, conforms to all applicable requirements of the zoning and subdivision codes, as well as other applicable City ordinances. The proposed subdivision conforms to the minimum lot size and street frontage requirements, as well as meets the letter and intent of the State of California Subdivision Map Act provisions. 31A-12 Resolution No. 2005-03 Page 1 of 3 3. The project site is physically suitable for the type and density of the proposed project. The proposed subdivision is appropriately suited for the site and the surrounding area. Per Conditional Use Permit No. 89-16, the project was approved for the existing commercial uses and current floor area intensity. The tentative parcel map will not effect the existing development, as the maximum floor area ratio (FAR) threshold will continue to remain in effect. 4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat. The project is currently developed with four industrial/commercial buildings, with no proposal for new construction. No fish or wildlife will be affected by the approval of this map. 5. The design or improvements of the proposed project will not cause serious public health problems. The proposed parcel map will subdivide an existing parcel within an existing industrial/commercial business park and create 44 individual condominium units with common interest and area in compliance with all development standards. Approval of Tentative Parcel Map No. 2005-03 will not yield in any additional impacts upon public health in the area, as no new development is proposed. 6. The design of improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project. Approval of the tentative parcel map will not create obstructions or hindrances for access on Warner Avenue or other easements. Each parcel will have independent access along Warner Avenue. Section 2. This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15315. This Class 15 exemption allows minor land divisions into four or fewer parcels on properties that meet applicable General Plan and zoning regulations. Categorical Exemption Environmental Review No. 2004-167 will be filed for this project. 31A-13 Resolution No. 2005-03 Page 2 of 3 Section 3. The Zoning Administrator of the City of Santa Ana after conducting the public hearing hereby approves Tentative Parcel Map No. 2005-03 as conditioned in Exhibit "A" attached hereto and incorporated herein. ADOPTED this 9th day of March, 2005. Kenneth Adams Zoning Administrator APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee O. Otto Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARTHA RAMIREZ, Clerk of the Zoning Administrator, do hereby attest to and certify the attached Resolution No. 2005-03 to be the original resolution adopted by the Zoning Administrator of the City of Santa Ana on March 9, 2005. Date: Clerk of the Zoning Administrator City of Santa Ana 31A-14 Resolution No. 2005-03 Page 3 of 3 Conditions of Approval for Tentative Parcel Map No. 2005-03 Tentative Parcel Map No. 2005-03 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Plannina Division 1. Comply with Development Review Committee comments dated September 23, 2002 for Site Plan Review DP No. 04-062. 2. Prepare Covenants, Conditions and Restrictions (CC&R's) and agreements for parking access, property maintenance, sewage, public utilities and landscaping, reciprocal access easements and agreements, emergency vehicle access, drainage, fire hydrants and sprinkler systems. 3. The Final Parcel Map and CC&R's shall be recorded within six months of approval of the Final map by the City Council. 4. Two copies of the recorded Final Parcel Map and CC&R's shall be submitted each to the Planning Division, Fire Department, Building Division and Public Works Agency within 10 days of recordation. 3Xfl~';r5 31A-16