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Tentative Parcel Map No. 2007-05 <br />January 28, 2008 <br />Page 2 <br />property has a zoning designation of 100-C1-10,000 and a General Plan <br />Designation of General Commercial (GC). Surrounding land uses include <br />multi-family residential to the north; commercial and single-family <br />residential to the south; multi-family and commercial development to the <br />west; and a combination of commercial and residential uses to the east <br />(Exhibits 1 and 2). Access to the site is from Bristol Street although <br />access to the shopping center can also be reached via Memory Lane. <br />Project Description <br />The Floral Park Promenade shopping center currently consists of three <br />parcels of land totaling 6.17 acres. The applicant is proposing to <br />subdivide the larger parcel into two additional parcels totaling 4.06 and <br />0.49 acres respectively. The subdivision will allow an existing tenant to <br />purchase the property they are currently leasing. The subdivision will <br />result in a total of four separate parcels within the shopping center. <br />The smaller parcel (Parcel 2) will contain an existing office building and <br />the larger parcel (Parcel 1) will contain an existing retail/commercial <br />building. The remaining parcels contain small retail buildings and are <br />not a part of this submittal (Exhibit 3). <br />Analysis of the Issues <br />The purpose of the City's subdivision ordinance is to promote the <br />orderly development of land in a configuration that will allow <br />properties to redevelop over time in compliance with City codes and <br />development standards. The issues pertaining to the proposed <br />subdivision are threefold; the subdivision creates irregular and <br />unorthodox shaped parcels; creates additional non-conformancies with <br />City codes that are contrary to the goals and policies of the City's <br />General Plan; and the subdivision will result in an integrated shopping <br />center being further subdivided that increases the difficulty of <br />redeveloping the shopping center parcel over time. Subdivisions that <br />create irregular shaped lots are contrary to the City's goal of <br />promoting orderly and high quality development. <br />The Subdivision Creates Irregular Shaped Parcels <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 evaluates <br />the proposal to ensure that the design will result in a high quality <br />project that will endure the test of time. <br />32A-3 <br />