75A - 407 N. MCCLAY ST. - Laserfiche WebLink

Home Browse Search

Amendment Application No. 2006-03 General Plan Amendment No. 2006-01 July 24, 2006 Page 3 major arterial roadways such as Fourth Street. Given the site's close proximi ty to Grand Avenue and the Orange County Register headquarters, the area could evolve into an office district that links the existing office district on east Fourth Street with Grand Avenue. The current zoning and general plan designations facilitate a future employment center by allowing the conversion of residences along Fourth Street into viable off ice proj ects. Further, since residential uses along maj or arterials are not encouraged, it will assist in the eventual conversion of these residences into office uses that are appropriate land uses on a major arterial. By rezoning the existing lot to the Single-Family Residence (R1) designation, any future developer would have less square footage on which to develop the properties along Fourth Street between McClay Street and Linwood Avenue. Additionally, staff is trying to minimize the creation of city blocks that have a mis-match of office and residential development. By allowing the zone change and general plan amendment for this specific parcel, the City is reducing the amount of land available for office uses. Smaller development sites may fall short of complying with the City's development standards and create negative impacts on the surrounding residential neighborhood. Such impacts may include the parking of automobiles in the residential neighborhoods as street parking is not permitted on Fourth Street. Staff also analyzed the existing land use pattern of the area. The entire block along Fourth Street is zoned Professional and allows office development, including the conversion of residences into professional offices. In fact, several of the office buildings along this corridor were former residences that were converted into office buildings. Although the opportunity exists for the residence south of the subject site to convert to an office use, it is unlikely that these sites can meet the development standards necessary for office uses. By maintaining the office zoning of the subject site, it allows potential developers the opportunity to create a larger office development rather than a series of smaller individual office buildings. Therefore, staff recommends that the Planning Commission recommend that the City Council deny Amendment Application No. 2006-03 and General Plan Amendment No. 2006-01. 75A-4