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HomeMy WebLinkAbout32A - 1501-1609 E MCFADDENREQUEST FOR COUNCfL ACTION CITY COUNCIL MEETING DATE: JUNE 4, 2007 TITLE: TENTATIVE PARCEL MAP NO. 2007-01 (COUNTY PARCEL MAP NO. 2006-101) TO CREATE 48 INDUSTRIAL CONDOMINIUM UNITS AT 1501-1609 EAST MCFADDEN AVENUE - MD LAS PALMAS, APPLICANT CITY MANAGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: APPROVED ^ As Recommended ^ As Amended ^ Ordinance on 1~~ Reading ^ Ordinance on 2n° Reading ^ Implementing Resolution ^ Set Public Hearing For CONTINUED TO FILE NUMBER Confirm the Zoning Administrator's action approving Tentative Parcel Map No. 2007-01 (County Map No. 2006-101) as conditioned. ZONING ADMINISTRATOR ACTION On May 9, 2007, the Zoning Administrator adopted a resolution approving Tentative Parcel Map No. 2007-01 (County Map No. 200b-101) as conditioned to create 48 industrial condominium units for Las Palmas Industrial Park in the Light Industrial (M1) zoning district at 1501-1609 East McFadden Avenue. The Zoning Administrator modified Planning Division Condition of Approval No. 8 to clarify the timing of the formation of the condominium association. The recommended conditions of approval are contained in the attached staff report and accompanying resolution (Exhibit A). FISCAL IMPACT There is no fiscal impact associated with this action. JTrevino Executive Director Planning & Building Agency LL:rb 11\repor[s\PC & ZA\TPM00-Ol.cc 32A-1 REQUEST FOR Zoning Administrator Action ZONING ADMINISTRATOR MEETING DATE: MAY 9, 2007 TITLE: PUBLIC HEARING - FILED BY MDC LAS PALMAS FOR TENTATIVE PARCEL MAP NO. 2007-01 (COUNTY PARCEL MAP NO. 2006-101) TO CREATE 48 INDUSTRIAL CONDOMINIUM UNITS AT 1501-1609 EAST MCFADDEN AVENUE Prepared by Lucy Linnaus PLANNING COMMISSION SECRETARY APPROVED ^ As Recommended ^ As Amended ^ Set Public Hearing For DENIED ^ Applicant's Request ^ Staff Recommendation CONTINUED TO t~ti. ~,:~1.L~ c.-- Planning Man er RECOMMENDED ACTION Adopt a resolution approving Tentative Parcel Map No. 2007-O1 (County Map No. 2006-101) as conditioned. DISCUSSION Request of Applicant Mr. Bruce McDonald of MDC Las Palmas is requesting approval of Tentative Parcel Map No. 2007-O1 (County Map No 2006-101) to create 48 industrial condominiums for Las Palmas Industrial Park at 1501-1609 East McFadden Avenue. Property Description The project site is an approximately 14.66 acres, irregularly shaped parcel located on the northwest corner of McFadden Avenue and Lyon Street. The site is currently developed with 11 industrial buildings totaling 231,554 square feet and contains 487 parking stalls. The zoning designation for the site is Light Industrial (M1), with a General Plan land use designation of Industrial (IND). Surrounding land uses include the A.T. & S.F. railway to the northeast, commercial uses to the east and industrial uses to the south and west (Exhibits 1 and 2). Project Description The applicant is proposing a condominium map to create 48 for sale units located within 11 existing industrial buildings. The units will vary in size from 15,640 to 2,500 square feet. Modifications are proposed to EXHIBIT A 32A-2 Tentative Parcel Map 2007-01 May 9, 2007 Page 2 the interior of five of the units to comply with Section 41-472.1 of the Santa Ana Municipal Code (SANG), which limits the ancillary office use to 30 percent of the gross floor area of the unit. The applicant is also proposing to remodel the facades of all buildings by adding contemporary neo-classic features such as a new cornice line, accentuating the entrance to each unit with a trellis feature and fresh paint along each building base with accent color. In addition, utilities, equipment and appurtenances will be screened. The landscape throughout the site will be upgraded using the introduction of a new palm tree theme. These will be featured at primary entrances to the complex, the primary driveway and the corner of McFadden Avenue and Lyon Street. A new 10-foot landscape buffer adjacent to the railroad will also be provided. The parking lot and loading docks will be slurried, re-striped with 488 parking stalls and re-landscaped in compliance with SAMC. The landscape, parking, loading docks and utilities will continue to be utilized for common use and regulated by Covenants, Conditions and Restrictions (CC&RS) enforced by an association (Exhibits 3, 4, 5 and 6). Analysis of the Issues The proposed subdivision is consistent with the goals and objectives of the City's General Plan, which promote land uses that enhance the City's economic and fiscal viability. The project will enhance the physical appearance of the industrial park furthering the City's objective to create a business environment that is safe and attractive. The subdivision as proposed and conditioned conforms to the California Subdivision Map Act as well as the City's development standards established for the Light Industrial (M1) zoning district. 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 air-space industrial condominiums for the purpose of sales and will not alter the use or the development intensity of the project site. On April 25, 2007 a public hearing was held on the project. At this meeting, the Zoning Administrator continued this item due to a need for additional information. The Zoning Administrator requested the applicant to show the location of gas and water utilities on the site plan, to correct the number of total units and to clarify Planning Note No. 14 of the site plan. In addition, staff requested that a condition be added to require the formation and maintenance of an Association. 32A-3 Tentative Parcel Map 2007-01 May 9, 2007 Page 3 Based upon the analysis of the project and the with the City's General Plan and the Midtown staff recommends approval of Tentative Parce conditioned. CEQA Compliance project's compatibility development standards, 1 Map No. 2007-01 as In accordance with the California Environmental Quality Act (Title 14 of the California Code of Regulations, Section 15315), the project is exempt from further review. The Class 15 exemption allows for minor land divisions into four or fewer parcels when the division is in conformance with the General Plan and zoning. Categorical Exemption Environmental Review No. 2006-40 will be filed for this project. ~ /~/ Lucy nnaus Vince Fre oso, A CP Asso fate Planner Senior Pla LL:jm 11\reports\PC E ZA\TPMO'1-01.5-9-09.za 32A-4 M1 R3 M1 R3 Al GENERALAGRICULTURAL -B PARKING MODIFICATION C1 COMMUNITY COMMERCIAL C1-MD COMMUNITY COMMERCIAL-MUSEUM DISTRICT C2 GENERAL COMMERCIAL C3 CENTRAL BUSINESS C3A CENTRAL BUSINESS-ARTISTS'VILLAGE C4 PLANNED SHOPPING CENTER CS ARTERIAL COMMERCIAL CR COMMERCIAL RESIDENTIAL C-SM SOUTH MAIN STREET COMMERCIAL DISTRICT -F FLOOR AREA RATIO GC GOVERNMENT CENTER Mt LIGHT INDUSTRIAL M2 HEAW INDUSTRIAL MO MILITARY OPERATIONS O OPEN SPACE -OZ OVERLAY ZONE P PROFESSIONAL PCO PLANNED COMMUNITY DEVELOPMENT PD PLANNED DEVELOPMENT PRD PLANNED RESIDENTIAL DEVELOPMENT R1 SINGLE-FAMILY RESIDENCE R2 TWO-FAMILY RESIDENCE R3 MULTIPLE-FAMILY RESIDENCE R4 SUBURBAN APARTMENT RE RESIDENTIAL ESTATE SD SPECIFIC DEVELOPMENT SP SPECIFIC PLAN __ Y3:~ PM 07-1 ~ z LAS PALMAS INDUSTRIAL PARK ~ ~~ 1501-1609 MCFADDEN AVENUE - -=500 FEET 1' = 1000 FEET P L A N N I N G A N D B U I L D I N G A G E N C Y VICINITY MAP 3~`~BV~' H y Q U I N D U S T R I A L = I N D U S T I A L ~ ~_ ~ Q p 3 PM 07-1 n ~~_ LAS PALMAS INDUSTRIAL PARK ~\ ~- 1501-1609 MCFADDEN AVENUE ~'' P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 32A-6 MCFADDEN AVENUE ygY' ~ rwe-rte(erol were ro •we we.•x wl •ra rss An lo`I i a~+WAra Apn 9 4 x ~ '~ WS YNY Y1NbS NI 317N3AY N300Y~~IY 15Y3 6091-IOSi E t{ ~ ~ ~"~'°'`""`~ ~~ed ss3Nisna sewed see ~j r ~ J ~ ~~ ~i• i''k 1 ~~R 9 IA~~~ 1i71~ 1 i # ~ ~ ~ d 1 a ~, j144 I ~ ~ ~~~Il~ll;t~ lad! ~ ~ } Y i l r ~ C'jd b o ! ! 9 ziiinratre ~ o ®t~ ~ ®® m ------------ p F~-~f ~ 1 i} .•. 4 ~ , + ~' --- ----~ -------~- ~ ~!;r ------------ M -vs----- I __ . >! 1 1 I 1 I ~ ~ ----------'- i ~ i~ i i ~. o ----------- I`O l(~ ~ I I I I I 1 I I I 1 1 U] i ~ I ~ I 1 ~ ~ i i :> ~ ,. 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E~ ~ !i i i a~ i ~ , ~ ~l~w ~l ~ OEX1'S6Nnd'Wd EBE0a1 GOOZ/¢/E'W"M'9aPge^da~'Eb5bg9NINNVId\n0\P¢J\sewled s¢~ 00-56Ig90WW\a05go~\q LCP, 5/3107 RESOLUTION NO. 2007-03 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA APPROVING TENTATIVE PARCEL MAP NO. 2007-01 (COUNTY PARCEL MAP NO. 2006-101) TO CREATE 48 INDUSTRIAL CONDOMINIUM UNITS AT 1501-1609 EAST MCFADDEN AVENUE 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 is requesting approval of Tentative Parcel Map No. 2007-01 (County Map No 2006-101) to create 48 industrial condominiy_ms for Las Palmas Industrial Park at 1501-1609 East McFadden Avenue. The project site is an irregularly shaped parcel, approximately 14.66 acres, located on the northwest corner of McFadden Avenue and Lyon Street. The site is currently developed with 11 industrial buildings totaling 231,554 square feet and contains 487 parking stalls. B. Tentative Parcel Map No. 2007-01 came before the Zoning Administrator of the City of Santa Ana for a public hearing on April 25, 2007, and was continued until May 9, 2007. C. Tentative Parcel Map No. 2007-01 came before the Zoning Administrator of the City of Santa Ana for a public hearing on May 9, 2007. D. Santa Ana Municipal Code Section 34-126 authorizes the Zoning Administrator to approve a tentative parcel map after making findings. 1. 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 to create air-space industrial condominiums for the purpose of sale and will not alter the use or the development intensity of the project site. Resolution No. 2007-03 Page 1 of 4 32A-11 The proposed project, as conditioned, conforms to all applicable requirements of the zoning and subdivision codes, as well as other applicable City ordinances. The project proposes modifications to the buildings and site that once completed will conform to all applicable requirements established in the Santa Ana zoning and subdivision codes. In addition, the subdivision meets the letter and intent of the State of California Subdivision Map Act provisions. 3. The project site is physically suitable for the type and intensity of the proposed project. The proposed subdivision is appropriately suited for the site and the surrounding area. The tentative parcel map for condominium purposes will not affect 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 11 industrial buildings, required landscape and parking lot with no proposal for additional building area. Proposed changes to the site and building are maintenance and tenant improvements in nature. Therefore 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. Approval of Tentative Parcel Map No. 2007-01 will not result in any additional impacts upon public health in the area, as the proposed subdivision will create a parcel consistent with the Light Industrial (M1) zoning district and no new development is proposed. 6. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project. Resolution No. 2007-03 Page 2 of 4 32A-12 l Approval of the tentative parcel map will not create obstructions or hindrances for access along McFadden Avenue, Lyon Street or other easements. E. In accordance with the California Environmental Quality Act (Title 14 of the California Code of Regulations, Section 15315), the project is exempt from further review. The Class 15 exemption allows for minor land divisions into four or fewer parcels when the division is in conformance with the General Plan and zoning. Categorical Exemption Environmental Review No. 2006- 40 will be filed for this project. Section 2. The Zoning Administrator of the City of Santa Ana hereby, approves Tentative Parcel Map No. 2007-01. This decision is based upon the evidence submitted at the above said hearing, which includes but not is not limited to: the Request for Zoning Administrator Action dated April 25, 2007, and May 9, 2007, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 9th day of May, 2007. Sergio Acting APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Lor C. Penaloza Assistant City Attorney Resolution No. 2007-03 Page 3 of 4 32A-13 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, JOCELYN MAGALONA, Clerk of the Zoning Administrator, do hereby attest to and certify the attached Resolution No. 2007-03 to be the original resolution adopted by the Zoning Administrator of the City of Santa Ana on May 9. 2007. Date: Clerk of the Zoning Administrator City of Santa Ana Resolution No. 2007-03 Page 4 of 4 32A-14 Conditions for Approval for Tentative Parcel Map No. 2007-01 Tentative Parcel Map No. 2007-01 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 rip or to exercising the rights conferred by this tentative parcel map. The applicant must remain in compliance with all conditions listed below throughout the life of the parcel map. A. Planning Division 1. All proposed site improvements must conform to the Site Plan Review approval of DP No. 2006-17. 2. The Covenants, Conditions, and Restrictions (CC&Rs) for parking access, property maintenance, sewage, public utilities, landscape, emergency vehicle access, drainage, fire hydrants and sprinkler systems shall be reviewed and approved and recorded prior to building permit final and/or final parcel map., 3. All site and building improvements shown on DP No. 2006-17 including, but not limited to, parking lot areas, landscaping, lighting, trash enclosures, and building interior and exterior shall be completed prior to the recordation of the final parcel map. 4. The final parcel map and all improvements required to be made or installed by subdivider shall be in accordance with the design standards and specifications of the Santa Ana Municipal Code and the requirements of the State Subdivision Map Act. 5. Development within the area of the map is subject to the development and permit fees in effect at the time of permit issuance. 6. The Final Parcel Map shall be recorded within 90 days of the approval of the final map by the City Council. Exhibit A Page 1 of 2 32A-15 Two copies of the recorded Final Parcel Map shall be submitted each to the Planning Division, Fire Department, Building Division and Public Works Agency within 10 days of recordation. 8. A Condominium Association shall be formed u on recordation of the final map and maintained during the life of the final map. (Modified 6y fhe Zoning Administrator on May 9, 2007.) B. Police Department 1. Common area parking lot lighting to be metered separately from building lighting. Exhibit A Page 2 of 2 32A-16