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Tentative Parcel Map No. 2007-05 <br />January 28, 2008 <br />Page 5 <br />to the existing loading zone and trash enclosure. It is not a good <br />practice to allow these critical functions of a building to be located <br />on a different parcel than the building they serve. <br />Landscabe Buffer Adjacent to Residential Propert <br />A landscape area not less than five feet wide is required along any <br />property line to the extent it serves to separate property zoned or used <br />for residential purposes from any off-street parking area. Because the <br />site is a legal non-conforming parcel, this zoning requirement does not <br />currently exist; however, the width of the proposed subdivision <br />precludes this requirement from ever being met without the need of a <br />variance should the property redevelop in the future. <br />Subdividing Integrated Shopping Centers <br />Property is subdivided to create ownership opportunities for prospective <br />buyers and tenants. Each time an integrated center is subdivided, as a <br />general rule, additional ownership occurs and that parcel is no longer <br />subject to the same regulations applied to the integrated center. For <br />example, once subdivided, each parcel can develop independent of one <br />another and improvements made to one parcel are not necessarily carried <br />over to other parcels within the center. Each parcel is likely to have <br />different ownership which increases the probability that they will act <br />independently of one another, which is contrary to the concept of an <br />integrated center. For example, because of previous subdivisions <br />allowed by the City, this center no longer has street frontage on Memory <br />Lane as a separate parcel was previously created and approved by the <br />City. As property continues to be subdivided, it becomes difficult to <br />reassemble land for future development, especially for large-scale <br />development projects. <br />The proposed subdivision is not consistent with the City's General Plan <br />policies that are intended to curtail obsolete, dysfunctional and <br />chaotic development, nor the purpose or intent of the City's zoning code <br />or subdivision ordinance. This subdivision creates new conformancies <br />with City Codes. The odd shape of the parcel will make this property <br />difficult to develop over time without reassembling property or applying <br />for future variances. <br />Based upon the above analysis and findings, staff recommends that the <br />Planning Commission uphold the Zoning Administrator's decision and deny <br />Tentative Parcel Map No. 2007-05 (County Map No. 2006-308). <br />32A-6 <br />