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<br />Tentative Parcel Map No. 2005-08 <br />Variance No. 2005-61 <br />November 28, 2005 <br />Page 2 <br /> <br />The subject property is approximately 3.17 acres in area. The property <br />is flat, slightly irregular in shape and is currently occupied by three <br />commercial buildings with a total floor area of 31,100 square feet. The <br />property is located on the west side of Tustin Avenue between Santa <br />Clara Avenue and Seventeenth Street. <br /> <br />Project Description <br /> <br />The applicant is proposing to subdivide the existing nonconforming <br />property into two parcels. Parcel 1 will consist of 0.50 acres of area <br />with 259 feet of street frontage. Parcel 2 will consist of 2.63 acres <br />with approximately 580 feet of street frontage. Parcel 2 currently does <br />not conform to the provisions of the zoning code with respect to parking, <br />setbacks and landscaping. A total of 170 parking spaces are provided for <br />Parcel 2, while 181 spaces are required by code (Exhibit 3). <br /> <br />Access to the proposed proj ect will be provided from Tustin and Santa <br />Clara Avenues. Tustin Avenue is designated as an Arterial Street in the <br />City's Circulation Element. <br /> <br />Analysis of the Issues <br /> <br />Regulating the subdivision of property for purposes of sale and <br />development is a core function of local legislative bodies, such as <br />cities. Whenever a new subdivision of land is proposed, staff must <br />carefully evaluate the proposal in order to ensure that the design will <br />result in a high quality project that will endure over time. In order <br />to accomplish this evaluation, staff relies on the State Subdivision Map <br />Act, goals and policies contained in the City's General Plan, and <br />standards contained in the City's Chapter 34 of the subdivisions and <br />Chapter 41 of the Zoning Ordinances. <br /> <br />Section 66473 of the Subdivision Map Act states that the city shall <br />disapprove a map for failure to meet or perform any of the requirements <br />or conditions imposed by this division or local ordinance. Further, <br />Section 34-67 of the Santa Ana Municipal Code states that no map shall <br />be approved for any subdivision which, if subdivided, developed or used <br />in the manner proposed would result in a violation of Chapter 8 <br />(Buildings and Structures) or Chapter 41 (Zoning) of this Code. <br />However, a tentative map may be approved subject to conditions that the <br />subdivider obtain permits, variances or modify the proposed subdivision <br />as necessary to conform to the requirements of said chapters. <br /> <br />32A-3 <br />