HomeMy WebLinkAbout75A - 407 N. MCCLAY ST.
REQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
AUGUST 21, 2006
TITLE:
PUBLIC HEARING - AMENDMENT APPLICATION NO.
2006-03 TO REZONE A PARCEL FROM PROFESSIONAL
(P) TO SINGLE-FAMILY RESIDENCE (R1) AND
GENERAL PLAN AMENDMENT NO. 2006-01 TO CHANGE
THE GENERAL PLAN DESIGNATION FROM
PROFESSIONAL AND ADMINISTRATIVE OFFICE (PAO)
TO LOW DENSITY RESIDENTIAL (LR-7) AT 407
NORTH MCCLAY REET - PMR INC., APPLICANT
APPROVED
o As Recommended
o As Amended
o Ordinance on 1st Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
CONTINUED TO
FILE NUMBER
CITY MANAGER
RECOMMENDED ACTION
1. Deny Amendment Application No. 2006-03.
2. Deny General Plan Amendment No. 2006-01.
PLANNING COMMISSION ACTION
On July 24, 2006, the Planning Commission recommended that the City
Council deny Amendment Application No. 2006-03 and deny General Plan
Amendment No. 2006-01 by a vote of 4:0 (Gartner and Lutz absent) to
change the zoning designation from Professional (P) to Single-Family
Residence (R1) and the General plan Designation from Professional and
Administrative Office (PAO) to Low Density Residential (LR-7) in order to
allow the construction of a single-family residence at 407 North McClay
Street. The Planning Commission made no changes to the recommended
action (Exhibit A) .
FISCAL IMPACT
There is no fiscal impact associated with this action.
~vino
~~~~~i~~EDirector
Planning & Building Agency
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cr\reports\aa06-03gpa06-01.cc
75A-1
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
JULY 24, 2006
TITLE:
PUBLIC HEARING - FILED BY PMR INC. FOR
AMENDMENT APPLICATION NO. 2006-03 TO REZONE
A PARCEL FROM PROFESSIONAL (P) TO SINGLE-
FAMILY RESIDENCE (R1) AND GENERAL PLAN
AMENDMENT NO. 2006-01 TO CHANGE THE GENERAL
PLAN DESIGNATION FROM PROFESSIONAL AND
ADMINISTRATIVE OFFICE (PAO) TO LOW DENSITY
RESIDENTIAL (LR-7) AT 407 NORTH MCCLAY
STREET
Prepared by Carlos Rodriguez
PLANNING COMMISSION SECRETARY
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
~ Executive Director
ialjNc. ~~~
Planning Manager .
RECOMMENDED ACTION
Recommend that the City Council:
1. Deny Amendment Application No. 2006-03.
2. Deny General Plan Amendment No. 2006-01.
DISCUSSION
Request of Applicant
Pacific
general
existing
General
(PAO) to
Maintenance, Inc. is requesting approval of a zone change and
plan amendment to change the zoning classification of an
parcel to Single-Family Residence (R1) and to change the
Plan Designation from Professional and Administrative Office
Low Density Residential (LR-7) at 407 North McClay Street.
Property Description
The subj ect site is a vacant parcel located on McClay Street near the
northeast corner of Fourth and McClay Streets. The lot is rectangular in
shape and is approximately 4,900 square feet in size. The property is
bounded by single-family residences to the north, south and east, and
Frederick Remington Elementary School to the west (Exhibits 1 and 2) .
EXHIBIT A
75A-2
-
Amendment Application No. 2006-03
General Plan Amendment No. 2006-01
July 24, 2006
Page 2
Project Description
The applicant proposes to construct a single-family residence on the
subject site. The current zoning classification for the subject property
is Professional (P) with a General Plan land use designation of
Professional and Administrative Office (PAO). The Professional zoning
does not allow the construction of residential structures. A zone change
to Single-Family Residence (R1) and a general plan amendment to Low
Density Residential (LR-7) are required in order to construct a single-
family residential structure.
The applicant is proposing to construct a one-story single-family
residence with a detached two-car garage. The house will be approximately
1,300 square feet in size and includes four bedrooms and two baths
(Exhibits 3 and 4). The proposed exterior finishes include a composite
wood siding, a front porch with decorative columns, and wood trim around
the single hung windows. The detached garage at the rear of the property
is 441 square feet and matches the architectural features of the house.
Analysis of the Issues
The applicant is requesting approval of a zone change and general plan
amendment of the subject site to allow a residential unit. The subject
site is located just north of the intersection of McClay and Fourth
Streets. Currently, the land uses found along Fourth Street between
Grand Avenue and the Santa Ana (1-5) Freeway consist mainly of both
office and residential development. Except for the existing elementary
school and the commercial zoned properties abutting Grand Avenue, all
properties in this corridor are zoned Professional (P) and have a
General Plan land use designation of Professional and Administrative
Office (PAO) (Exhibits 5 and 6). Section 41-680 of the Santa Ana
Municipal Code (SAMC) allows the existing residential uses along this
corridor to remain since they are considered to be legal nonconforming
uses.
The existing zoning and general plan designations for the property are
consistent and allow for the development of a professional office. The
Circulation Element of the General Plan classifies Fourth Street as a
primary arterial street (Exhibit 7). Policy 4.5 of the Land Use Element
encourages the development of employment centers that are adj acent to
75A-3
-
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
Amendment Application No. 2006-03
General Plan Amendment No. 2006-01
July 24, 2006
Page 4
CEQA Compliance
In accordance with
proposed project is
Environmental Quality
~ /4,,/ __
Carlos Rodriguez
Assistant Planner II
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GPA 06-1/AA 06-3
PACIFIC MAINTENANCE, INC.
407 NORTH McCLAY STREET
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EXHIBIT 1
75A-6
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EXHIBIT 4
ZONING DISTRICTS
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P PROFESSIONAL
R1 SINGLE-FAMILY RESIDENCE
R2 TWO-FAMILY RESIDENCE
o OPEN SPACE
C1 COMMUNITY COMMERCIAL
C2 GENERAL COMMERCIAL
M1 LIGHT INDUSTRIAL
A
GPA 06-1/AA 06-3
PACIFIC MAINTENANCE, INC.
407 NORTH MC CLAY STREET
A
#('
PLANNING
AND
BUILDING
AGE N C Y
EXHIBIT 5
75A-12
GENERAL PLAN
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PACIFIC MAINTENANCE, INC.
407 NORTH MC CLAY STREET
A
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PLANNING
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AGE N C Y
EXHIBIT 6
75A-13
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Street Classifications
CITY OF~ANIA
IUiAGE\ERAL
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Major Arterial
Primary Arterial
Secondary Arterial
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City Limits
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Master Plan of
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Exhibit 1
75A'i'1~T 7
KO- 8/15/06
RESOLUTION NO. 2006-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA DENYING THE REQUEST TO AMEND THE
GENERAL PLAN DESIGNATION, AND DENYING THE
REQUEST TO REZONE THE PROPERTY LOCATED AT
407 NORTH MCCLAY STREET
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A General Plan Amendment No. 2006-01 has been filed with the City of
Santa Ana to amend the General Plan to change the general plan
designation from Professional and Administrative Office (PAO) to low
Density Residential (LR-7). Applicant has also filed Amendment
Application No. 2006-03 to rezone a parcel from Professional (P) to
Single-Family Residence (R1) for the property located at 407 North
Mcclay Street.
B. The Planning Commission of the City of Santa Ana held a duly noticed
public hearing on July 24, 2006 on General Plan Amendment No. 2006-01
and Amendment Application No. 2006-03. The Planning Commission
determined by a vote of 4:0 (Gartner and Lutz absent) to recommend that
the City Council adopt a resolution denying General Plan Amendment No.
2006-01 and Amendment Application No. 2006-03.
C. On August 21, 2006, the City Council of the City of Santa Ana held a duly
noticed public hearing on General Plan Amendment No. 2006-01 and
Amendment Application No. 2006-03.
D. The land uses found along Fourth Street between Grand Avenue and the
Santa Ana (1-5) Freeway consist mainly of both office and residential
development. Except for the existing elementary school and the
commercial zoned properties abutting Grand Avenue, all properties in this
corridor are zoned Professional (P) and have a General Plan land use
designation of Professional and Administrative Office (PAO).
E. The Circulation Element of the General Plan classifies Fourth Street as a
primary arterial street. Policy 4.5 of the Land Use Element encourages
the development of employment centers that are adjacent to major arterial
roadways such as Fourth Street.
75A-15
Resolution No. 2006-XXX
Page 1 of 3
F. The current zoning and general plan designations facilitate a future
employment center by allowing the conversion of residences along Fourth
Street into viable office projects.
G. The proposed General Plan Amendment No. 2006-01 to change the
general plan designation from Professional and Administrative Office
(PAO) to low Density Residential (LR-7) and the Amendment Application
No. 2006-03 to rezone a parcel from Professional (P) to Single-Family
Residence (R 1) for the property located at 407 North Mcclay Street does
not bear a substantial and reasonable relationship to the public welfare.
H. The rezoning of 407 North Mcclay Street would be arbitrary and would not
be consistent with the appropriate planning or land use criteria.
I. In accordance with the California Environmental Quality Act, the proposed
project is not a project as defined by the California Environmental Quality
Act.
Section 2. The City Council of the City of Santa Ana after conducting the
public hearing hereby denies General Plan Amendment No. 2006-01, and Amendment
Application No. 2006-03. This decision is based upon the evidence submitted at the
abovesaid hearing, which includes but is not limited to: the Request for Council Action
dated August 21, 2006 and exhibits attached thereto; and the public testimony, all of
which are incorporated herein by this reference.
ADOPTED this
day of
,2006
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee O. Otto
Assistant City Attorney
75A-16
Resolution No. 2006-XXX
Page 2 of 3
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2006-XXX to be the original resolution adopted by the City
Council of the City of Santa Ana on
Date:
Clerk of the Council
City of Santa Ana
75A-17
Resolution No. 2006-XXX
Page 3 of 3
75A-18