75A - PH - REZONE 1400-1441 S VILLAGE WAY AND 2100 E WILSHIRE AVE

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Amendment Application No. 2013-02 June 10, 2013 Page 3 The M-1 zoning of the property was intended to facilitate the construction of industrial related uses on the site. In fact, when the project was first leased, the predominant use of the site was by industrial users. However, it was also not uncommon to find stand-alone office uses or mixed office/warehouse types of projects in the industrial zones, including McFadden Place, as these uses were determined to be compatible with industrial development. Since its opening in 1970, the site has always been occupied by various commercial and retail uses. The demand for retail in the City's industrial zones increased in the mid to late 1980's due to the availability and price of industrial land. This led to the City requiring a conditional use permit for retail in the industrial zones, which McFadden Place received in 1988 by Conditional Use Permit No. 1988-8. This allowed over 125,000 square feet, or 45 percent of the site, to be used by retail uses. Since 1988, the project has continued to operate as a hybrid commercial/industrial development, with the site occupied by a mixture of retail and industrial uses. In an effort to adopt a zoning designation that better reflects the property, the applicant is proposing a zone change to a specific development (SD) plan designation (Exhibit 5). The SD is a tool that may be applied to allow for unique and innovative projects that are otherwise consistent with the General Plan, but which do not conform to the adopted zoning standards for that area. The SD will contain the development standards for the existing project as well as any future development of the site. The specific development has been created as a hybrid industrial/commercial zone and will allow uses that are compatible with the existing center. As such, many of the heavy industrial uses that can adversely affect the existing tenants and adjacent properties will not be permitted in this zoning district. For instance, uses currently allowed in the M-1 zone such as impound yards, truck and heavy equipment sales and service, contractor's yards, automotive repair and service, lumberyards and recycling facilities will no longer be permitted at McFadden Place. Retail and service uses will continue to be allowed, with the conditional use permit (CUP No. 1988-8) no longer applicable. The Specific Development No. 85 document will be a comprehensive zoning tool for McFadden Place. In addition to establishing the permitted and conditionally permitted uses, development standards pertaining to setbacks, landscaping and parking will be incorporated into the SD. For the most part, these standards will reflect the actual development pattern of the development. The applicant is seeking to install additional identification signage on the freeway facing buildings and reduce the amount of required parking. Instead of processing variances for each request, these modifications will be incorporated into the development standards of the SD. For signage, due to the location and topography of the site, six freeway oriented blade signs, not exceeding 112 square feet each, will be permitted on the two northernmost buildings that face the Newport-Costa Mesa (SR-55) Freeway (Exhibit 6). In addition, a shared parking analysis was prepared that depicts a surplus of parking spaces at the center. The study recommends that the parking requirement for retail uses at McFadden Place be reduced from one space per 200 square feet of floor area to one space per 350 square feet in order to accurately reflect the parking demand at the center. This revised parking demand will give the property owner the flexibility to attract additional retail tenants that are compatible with the existing uses. 75A-5