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Home My WebLink About75C - 407 N MC CLAY STREET p~~ ~~R~, f,w:,. 2109 S. Wright St. #F Santa Ana, CA 92705 . 714-754-41110ffice . 714-754-1336 FAX Monday, August 21, 2006 To: Carlos Rodriguez 647-5882 Fax # 714-973-1461 From: Pacific Maintenance &. Repair, Inc. ,-:l .3 , Re: Hearing (See Attached) Subject: 407 N McClay St. Santa Ana, CA - 'j :0 --0 ~ - ,. To Whom It May Concern: .,_.,'. r-- ; ..c:: We would like to request a continuance for the next hearing (Sept. 5, 2006), sorry for the inconvenience. Chris Miller 75C-1 6[:00 900c-lc-~n~ CITY COUNCIL MEETING DATE: REQUEST FOR COUNCIL ACTION CLERK OF COUNCIL USE ONLY: AUGUST 21, 2006 TITLE: APPROVED / PUBLIC HEARING - AMENDMENT APPLICATION NO. [M"As Recommended 2006-03 TO REZONE A PARCEL FROM PROFESSIONAL D As~mended . D Ordinance on 151 Reading (P) TO SINGLE-FAMILY RESIDENCE (R1) AND D Ordinance on 2nd Reading GENERAL PLAN AMENDMENT NO. 2006 - 01 TO CHANGE D Implementing Resolution THE GENERAL PLAN DESIGNATION FROM D Set Public Hearing For PROFESSIONAL AND ADMINISTRATIVE OFFICE (PAO) TO LOW DENSITY RESIDENTIAL (LR-7) AT 407 NORTH MCCLAY REET - PMR INC., APPLICANT CONTINUED TO q-S-6 Cf; 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. ~EVino Ex cutive Director Planning & Building Agency CR:rb cr\reports\aa06-03gpa06-01.cc 75C-2 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 ~~~ 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 subject 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 75C-3 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 lS 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 75C-4 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 office 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. 75C-5 Amendment Application No. 2006-03 General Plan Amendment No. 2006-01 July 24, 2006 Page 4 CEQA Compliance In accordance with the proposed project is not Environmental Quality Act. ~ /4,,('__ Carlos Rodriguez Assistant Planner II CR:jm cr\reports\aa06-03gpa06-01.pc California a project 75C-6 Environmental as defined f()~ Vince Freg Senior Pla Quality by the Act, the California il R4 I~ ;~( ~LJ~ P~Q~ W AV. - --1--\7 ~~__~__~I- t..-1r---_r----'"..- ::-...;L__1I n l" Lj l--jl..--I _!l_ .....,J. ~~--~--- R1 0 R4 5D-21 R1 0 M1 R3 R3 P 17S' 1 PARK ~ ''" ~ ~ p p ~ ~ ~ 4lli ST. P 5D-54 C5 C2 ~ C5 C2 ~ 812.31 ------1r-1:i~ ~ R3 o M1 R1 " ~~ ~ I WARREN ST. R4 A1 -B C-SM C1 C1-MD C2 C3 C3-A C4 CS GENERAL AGRICULTURAL PARKING MODIFICATION COMMERCIAL SOUTH MAIN COMMUNITY COMMERCIAL COMM. COMMERCIAL-MUSEUM DISTRICT GENERAL COMMERCIAL CENTRAL BUSINESS CENTRAL BUSINESS-ARTIST VILLAGE PLANNED SHOPPING CENTER ARTERIAL COMMERCIAL CR GC M1 M2 MO o P PCD PRD COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT ~ ~~ GPA 06-1/AA 06-3 PACIFIC MAINTENANCE, INC. 407 NORTH McCLAY STREET l' = 1000 FEET C2 R3 R4 , f T us t ; fI Ai' R1 R2 R3 R4 RE SD SP SINGLE-FAMILY RESIDENCE TWQ..FAMILY RESIDENCE MULTIPLE-FAMILY RESIDENCE SUBURBAN APARTMENTS RESIDENTIAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN A gy' - = 500 FEET P LAN N N G AGE N C Y N G AND BU LD EXHIBIT 1 75C-7 EXISTING LAND USES ..... ..... ..... q: q: I- - W .... W <: a:: '" <: TWO UNIT FA MIL Y I- 0 '" RESIDENTIAL 0 en (f) w '" ~ 0: (f) Z ..... W q: '" ~ i: >- <: 0 0 (jj '" q: >- 0: "- ..... ::0 ~ 1: '" ;1 ..... q: (:J "- ..... t'J <: (f) (jj '" C,) ..... ..... t'J ~ .... q: <: C ->-i: <:.....<: 0 COMM RC/AL ..J :::>-'" (f) 0 (f) 0::00 (,) SINGLE MILY ~;1- 3: (,) RESIDE TlAL .... ~ 0: Z :::iE ::i FOURTH STREET t-= w >- M LTI >- ~ .......... FA ILY en ..... .......... -q: SFR ..... >- ::0- RESIDENTIAL q: q: .......... -q: q:.... ~ <3 -q: ::0- _>-i: ::Of:: C "-<: 0: .........<: ~a5 "-<: 0 ..J '" .....-'" (,) ::0 :::>::00 "'0 '" 0 ",0 ::0 ::O;1(jj ~ffi ",0 3: .....e;; (,) 0 '" ~o: .....- t'J", :E C,) 0: (f) t'J(f) Z ~o: _0: ::::i (f) (f) A GPA 06-1/AA 06-3 PACIFIC MAINTENANCE, INC. 407 NORTH Me CLAY STREET A #Y' P LAN N N G AGE N C Y N G AND B U L D EXHIBIT 2 75C-8 ~D~ 0 N~ ~ ill ...J <( () U) ~ """ r i I II I I' II I II I Ii 41: :I~ ~ II (I I I Q~ in 10 J I . 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I _~tC2tO~__- _ ,_L (O'J)' , . ]I: 9 !:! l:- f i --_.~.-;. ,~ ~ , ~ C!> . z (~l 'r !e ~ ~._~, ,---...I. ~i ifll -'--..",0.--.." - J-..,.(t .......g...~, -...j...g~M -'!; H:tlOOd //---,\ . .O,il_ '~, ~~ \no~"~ "'"-- -- -~.;,~--. - 1" Q~ - - -~ - .j-.l-.l---i..~.,~t ., --,j< .(-..e-.z ,..-- -.....c;;. - .,g-,Oj. - oZ.,g. ,~~g-,~~ -.z..s- , -..v-,t>~ ..o-,9Z. ~ 75C-11 Page 3 of 3 5' ~ tv w ., ...J xc U (fl ~ I~ ~ ~ I:- ;,. i z ':5 a.. a:: o o --! U. I- C/) ..- ~ ....;.- .;. 9 ;-, ;... II '=;> " // ;... "" 1/ ~ W 1/ ~. -' w <{ ! <..l -' (fJ <( <..l (fJ Q Z o ~ W ...J W r~:~ :~[ C~'~ ". - -'-~-------~:F~~,~~~=.~.~~~~~-~_..------=~-~.~ ~ -~~'.e--,-- _UHf I- ! CJ) ~ W. U Z o ~ W ...J W '" ;... " w -' <( '-> (fJ I I- 0:: o Z Q Z o i= ~ W ...J W 9 ;... " ~ w -' <( <..l (fJ 9 5> " ~ " Lij ~ -' w <( <..) -' (fJ 13 (fJ III Z 0 i= ~ W ...J W . ~ ~ -, f ~ 9 ;... :I: ~ l- I w ::> I- -' 0 0::: <( 0 <..) CI) (f) Z I- W ........ ~ CJ) C> Z CD W ~ 0 Z ~ i= 0 ~ ~ i= <t C> ~ Z Q W 0 W ...J W .I W -I i= <..) w ~ l- e::( EXHIBIT 4 UJ I- ...J W W Q ?- m ~ w () z o i= ~I Wi ...JI W 5> " ~ w -' <( <..) (fJ ZONING DISTRICTS R1 R1 R1 , ~ ~ I. en. 1-= z en 0 ~ p P 675' M1 P PROFESSIONAL R1 SINGLE-FAMILY RESIDENCE R2 TWO-FAMILY RESIDENCE o OPEN SPACE C1 COMMUNITY COMMERCIAL C2 GENERAL COMMERCIAL M1 LIGHT INDUSTRIAL ~ ~--~ GPA 06-1/AA 06-3 PACIFIC MAINTENANCE, INC. 407 NORTH MC CLAY STREET A eW' PLANNING AND BUILDING AGE N C Y EXHIBIT 5 75C-13 GENERAL PLAN r r r r r r r r PAO V::::::::::::l INS ~::;;/;;/~::;1 LR-7 ~ GC ~rrrrrrrrrr1 ,.. r- ,.. ,.. r- o I/~ ./1 A GPA 06-1/AA 06-3 PACIFIC MAINTENANCE, INC. 407 NORTH MC CLAY STREET A GY' PLANNING AND BUILDING AGE N C Y EXHIBIT 6 75C-14 GARDEN GROYE ) cl2 i'A1' }f;;) ~'f'/I ~ r;;, MEMORY LN. ~ I'" ~_~/ ElL. / (v (\" '"" -T I "U TRASK AYE. SANTA WESTMINSTER AYE. f I., .J' ,." I I ~ASHINGTON AYE. -It I "" CIVIC CENTER DR. 5TH ST. /I~ 'r~ ... .. ,.~ - , .H~~~ ~'.._ 5TH ST. 1ST ST. SANTA ANA ElL. 1:.". I r' lii WILLIS ST. L I z ; ~ :J ~ IS) MC FADDEN AYE. r' IS) t:: < '" SLATER AYE. 3: w .-", ~ r' ~ · ~, IS) w ~ . ~ I)... ". W""':'~ ~1 ~ r'\ " ~ ~ 2 ~ ALTON AYE. , ~ 3 ~ '" · rlS) '& MAC ARTHl R ElL ~ , ~~. r SUNFLOWER AYE. '- r' IS) Q :::i u ~ w EDINGER WARNER AVE. ST. ANDREW PL. "- IS) -' o "- IS) 01 Il:I , SEGERSTROM ~ "- 'j /, ~~ 405 r~ ~~ Street Classifications CITY OF~l~~lA niAGE\ERA~ 111 ~ PU\ 11111111. Freeway Principal Major Arterial Primary Arterial Secondary Arterial o o . . . . . I I I I I I I r Commuter ............ Local Commercial Circulation Element 0.6 , 1.2 Miles , o 0.6 7 5 <SJi'11gT 7 I ci ~ ~ '" IS) '" o ~ :::::: 1U ~ ~ ~ ~ ~ ~I :;: ~ ~ \. -'I::l; (!)::l;_ )'- . ,r D LA VETAAYE.c:3 ,! C:"'A': - . '-../ ..... 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ST. r DYER ,,' ~ ANTON DR. ) m Enhanced Intersections Interchange City Limits Master Plan of Streets and Highways Exhibit 1 KO- 8/29/06 RESOLUTION 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. At the applicants request, the City Council continued the public hearing to the September 5, 2006 meeting. 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 75C-16 Resolution No. 2006-XXX Page 1 of 3 the development of employment centers that are adjacent to major arterial roadways such as Fourth Street. 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 75C-17 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 75C-18 Resolution No. 2006-XXX Page 3 of 3