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Home My WebLink About32A - PARCEL MAP - 1600 E. ST. ANDREW PLCITY COUNCIL MEETING DATE: AUGUST 16, 2016 TITLE: TENTATIVE PARCEL MAP NO. 2015 -02 TO SUBDIVIDE AN EXISTING PARCEL INTO TWO LOTS AT 1600 EAST ST. ANDREW PLACE - PACIFIC CENTER OWNER, LLC, APPLICANT (STRATEGIC PLAN NOS. 3, 2, _5) [9i'/ RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: 029ae-01wo, ❑ As Recommended ❑ As Amended ❑ Ordlnance on 1 ai Reading ❑ Ordlnance on 2 "d Reading ❑ Implementing Resolution ❑ Set Public Hearing For_„_ CONTINUED TO FILE NUMBER Confirm the Zoning Administrator's action approving Tentative Parcel Map No. 2015 -02 as conditioned. ZONING ADMINISTRATOR ACTION On July 27, 2016, the Zoning Administrator adopted a resolution approving Tentative Parcel Map No. 2015 -02 as conditioned to subdivide a parcel into two industrial lots leaving each lot with an existing building and allowing the sale of one of the lots at 1600 East St. Andrew Place located in the Specific Development No. 69 (SD -69) zoning district. The Zoning Administrator made no substantive changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). Robert Knapp is requesting approval of a parcel map to subdivide an existing lot into two legal parcels in order to allow for the sale of one parcel and existing building. Parcel 1 (1600 East Saint Andrew Place) is proposed to be 570,018 square feet and contains one existing 187,875 square - foot building. This lot currently has 844 parking spaces exceeding required parking standards by 280 spaces. The proposed Parcel 2 (1610 East Saint Andrew Place) will be 492,711 square feet with an existing 205,004 square -foot building. Existing parking for this lot exceeds office parking standards by 298 parking spaces. Shared access agreements and necessary easements related to utilities will be required as part of this action. 32A -1 Tentative Tract Map No. 2015 -02 — Pacific Center Owner LLC at 1600 East St. Andrew Place August 16, 2016 Page 2 STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal #3 - Economic Development, Objective #2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies) and Objective #5 (leverage private investment that results in tax base expansion and job creation citywide). FISCAL IMPACT There is no fiscal impact associated with this action. assan HagtYani, AI Executive Director Planning & Building Agency HS:rb Hs: / /1600EStAndrews /TPM15 -02 1600 EStAnd rew.cc Exhibit: A. Planning Commission Staff Report 32A -2 REQUEST FOR Zoning Administrator Action ZONING ADMINISTRATOR MEETING DATE: JULY 27, 2016 TITLE: PUBLIC BEARING — FILED BY ROBERT KNAPP, REPRESENTING PACIFIC CENTER OWNER, LLC FOR TENTATIVE PARCEL MAP NO. 2015-02 TO SUBDIVIDE AN EXISTING PARCEL INTO TWO LOTS AT 1600 EAST ST. ANDREW PLACE {STRATEGIC PLAN NOS. 3,2; 3, 5) Prepared by Ham Soboleske RECOMMENDED ACTION alwifflikillki SECRETARY APPROVED • As Recommended • As Amended • Set Public Nearing For DENIED • Applicant's Request • Staff Recommendation CONTINUED TO Planning Manager Adopt a resolution approving Tentative Parcel Map No. 2015 -02 as conditioned. Request of Applicant Robert Knapp, representing Pacific Center Owner, LLC, is requesting approval of a tentative parcel map to subdivide a parcel into two industrial lots leaving each lot with an existing building and thereby allowing the sale of one of the lots. Applications for conforming subdivisions of under five parcels require approval of a parcel map by the Zoning Administrator pursuant to Section 34 -126 of the Santa Ana Municipal Code (SAME). Project Location and Site Description The project site is a 24.4 -acre lot on Saint Andrew Place between South Lyon Street and South Grand Avenue where Ingram Micro was once located. The property is flat and overall rectangular in shape and is currently improved with two existing buildings. The northernmost building, located on proposed parcel 1 is 187,875 square feet, and the south building, located on proposed parcel 2, is 205,004 square feet in area. The General Plan land use designation for the site is Industrial (IND), which allows for distribution /industrial uses. The zoning for the site is Specific Development No. 69 (SD -69), which allows for distribution /industrial uses. The proposed project is consistent with the General Plan land use and the zoning designation. Land uses surrounding the site are all industrial (Exhibits 1, 2 and 3). Project Description Robert Knapp is requesting approval of a parcel map to subdivide an existing lot into two legal parcels in order to allow for the sale of one parcel and existing building. The proposed lot currently has 844 parking spaces exceeding required parking standards by 280 spaces. Parcel 1 (1600 East Saint Andrew Place) is proposed to be 570,018 square feet and contains one existing 187,875 square -foot building approved using office parking standards at three spaces per 1,000 square feet gross floor EXHIBIT A 32A -3 Tentative Parcel Map No. 2015 -02 July 27, 2016 Page 2 area. The proposed Parcel 2 (1610 East Saint Andrew Place) will be 492,711 square feet with an existing 205,004 square -foot building. Existing parking exceeds office parking standards by 298 parking spaces. Shared access agreements and necessary easements related to utilities will be required as part of this action. The proposed parcels satisfy the requirements of the SAMC for industrial land uses. Demolition of an existing second -story walkway that connects the two buildings will be required. Each proposed parcel will have its own loading area, trash enclosure and water meters so that each may function completely independently from the other. The applicant has submitted preliminary plans, including a site plan and an existing landscape plan. The site complies with the minimum setback and lot coverage requirements, and landscape is well manicured and in compliance with development standards (Exhibit 4). Project Background Both buildings are concrete tilt -up type and constructed as industrial office space in 1991. The site was made vacant when Ingram Micro left in 2013. The buildings and site meet and /or exceed all development standards identified in the SAMC including parking and landscape. Project Analys9s Subdivision requests are governed by Chapter 34 and Chapter 41 of the SAMC. Tentative parcel map requests may be granted when it can be shown that the project is consistent with the General Plan; conforms to all applicable requirements of the zoning, subdivision, and other applicable City codes and ordinances; is physically suitable for the type and density of the proposed project; will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat; will not cause serious public health problems; and will not conflict with easements necessary for public access. The proposed subdivision is consistent with the Industrial land use designation. Moreover, the proposed subdivision is consistent with several policies within the Land Use Element of the General Plan, including: Policy 1.5 (Maintain and foster a variety of land uses in the City) and Policy 5,4 (Support land uses which are consistent with the Land Use Plan of the Land Use Element), and Policy 5.5 (Encourage development which is compatible with, and supportive of surrounding land uses). Moreover, the proposed subdivision conforms to the minimum requirements as well as meets the letter and intent of the State of California Subdivision Map Act provisions. The project is in keeping with the development plan review for the project as well as Chapters 34 and 41 of the Santa Ana Municipal Code. 32A -4 Tentative Parcel Map No. 2015 -02 July 27, 2016 Page 3 Further, there are no physical constraints on the site that preclude development of the site. The proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. The parcel is located in an urbanized area, and there are no known fish or wildlife populations existing on the project site. The proposed subdivision will not have any detrimental effects upon the general public and qualifies for a categorical exemption under the provisions of the California Environmental Quality Act (CEQA). Finally, the design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project as all reciprocal access and parking easements /agreements shall be recorded for proposed Lots 1 and 2 (Title Company File No. 08015197). Public Notification The project site is not located within the boundaries of any neighborhood association. The project site was posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter and mailed notices were sent to all property owners and tenants within 500 feet of the project site. At the time of this printing, no areas of concern were raised, nor had any correspondence, either written or electronic, been received from the neighborhood president or from any members of the public. CEQA Compliance This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The project is exempt from further review pursuant to Section 15315. This Class 15 exemption allows for the minor division of property in urbanized areas zoned for industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, and no variances or exceptions are required, was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The project entails subdividing an existing industrial lot into two industrial lots of roughly equal size and maintaining an industrial office building on each lot. The project has been found by the City's development review agencies to not create any adverse impacts such as noise, traffic, or safety concerns. As a result, Categorical Exemption Environmental Review No. 2015 -107 will be filed for this project. Strategic Plan Alignment Approval of this item supports the City's efforts to meet Goal No. 3 Economic development, Objectives No. 2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies) and No. 5 (leverage private investment that results in tax base expansion and job creation citywide) of the Santa Ana Strategic Plan. 32A -5 Tentative Parcel Map No. 2015 -02 July 27, 2016 Page 4 Conclusion Based on the analysis provided within this report, staff recommends that the Zoning Administrator approve Tentative Parcel Map No. 2015 -02 as conditioned. Hally SoblVeske Senior Planner HS:jm HVII600ESIAndrewsrrPM1&021600ES Andraw.za Attachments: Exhibit 1 — Vicinity Map Exhibit 2 —Location Map Exhibit 3 — Existing Conditions Photo Exhibit 4 _. Site Plan/Tentative Parcel Map 32A -6 TPM- 2015 -02 Tentative Parcel Map 1600 E. St. Andrew Place — — =500 F&T 7"= 7000 FEE( P L A N N I N G A N D 8 U I L D I N G G E N C Y EXHIBrr 7 V11A_P INDUSTRIAL d C A PARCEL 1 INDUSTRIAL TPM 2015 -02 TENTATIVE PARCEL MAP & SV 1600 E. ST. ANDREW PLACE P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 32A -8 C PARCEL (A H vt Q z E. St. Q 9rtr9gjqs PI, r INDUSTRIAL TPM 2015 -02 TENTATIVE PARCEL MAP & SV 1600 E. ST. ANDREW PLACE P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 32A -8 Z 9` r { FIFO it If ►._ 1 I M fl� �nL J! �� 1 0 vi it -- l'� '} `r r � J �I A I...rf�■ LI IJ U � T 1 I) � � �' a— — f s h k J •r.wv.k. 77nf i :i t li i p� Y � 1�� $ 8it • i�; j C� 1 � Z I 2 F i } .' • �� Q .xr i 1 i t rt'1 5 a l � —1L T 1 r—i1TI t r11 i fl - 11JJ_ tell ,_ j_I� 1 = "i� � m k� IJr r- _ dot r� t l rill — i i _ �� . r I` A,3 � I LL L i ��I I t Tile l r— l r,—I� �5, �y -i1 1 ,Il, Ilt I J L 1 J 1 1 1 i Jj —_ — - -- — 1� -- 32A2jj1 'T 4 LS 7.27.16 V 4* 0 A 41 N 7 010 [01W21111 13 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA APPROVING TENTATIVE PARCEL MAP 2015 -02, AS CONDITIONED, TO ALLOW THE SUBDIVIDIVISION OF AN EXISTING PARCEL INTO TWO LOTS AT 1600 EAST ST. ANDREW PLACE BE IT RESOLVED BY THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Zoning Administrator of the City of Santa Ana hereby finds, determines and declares as follows: A. Applicant is requesting approval of a Tentative Parcel Map to allow the subdivision of an existing parcel into two lots at 1600 East St. Andrew Place. B. Santa Ana Municipal Code Section 34 -126 requires approval of a Tentative Parcel Map by the Zoning Administrator. C. On July 27, 2016, the Zoning Administrator held a duly noticed public hearing on Tentative Parcel Map 2015 -02. D. The Zoning Administrator of the City of Santa Ana determines that the following findings, which must be established in order to approve this Tentative Parcel Map pursuant to Santa Ana Municipal Code (SAMC) Section 34 -126 and the State Subdivision Map Act, have been established for Tentative Parcel Map 2015 -02: 1. The proposed project, as conditioned, and its design and improvements are consistent with the Industrial (IND) designation of the General Plan and are otherwise consistent with all other Elements of the General Plan. The proposed project, as conditioned, is consistent with the Industrial land use designation of the General Plan and is otherwise consistent with all other elements of the General Plan and applicable maximum Floor Area Ratio (FAR) of .45. Lot 1 FAR = .33 and Lot 2 FAR = .42. 2. The proposed project, as conditioned, conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. The proposed project, as conditioned, will conform to all applicable requirements of the zoning and subdivision codes as well as Specific Development No. 69. The proposed project, as conditioned, Resolution No. 2016 -03 Page 1 of 4 32A -11 LS 7.27.16 conforms to the provisions of the zoning code, including lot size, lot frontage, landscaping, setbacks, lot coverage, and parking. 3. The project site is physically suitable for the type and density of the proposed project. The project site is physically suitable for two individual industrial lots as proposed since the property is located within an Industrial area in the Specific Development No. 69 (SD -69) zoning district, which permits industrial offices, and has a General Plan land use designation of Industrial which allows up to .45 FAR. Additionally, this site is surrounded by light manufacturing land uses. 4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. Since the project site is located in an urbanized area, there are no known fish or wildlife populations existing on the project site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. 5. The design or improvements of the proposed project will not cause serious public health problems. The design or improvements of the proposed project will not cause serious public health problems. The proposed subdivision will not have any detrimental effects upon the general public. 6. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project as all reciprocal access and parking easements /agreements shall be recorded for and in favor of proposed parcels 1 and 2. Section 2. In accordance with the California Environmental Quality Act the recommended action is exempt for further review per Section 15315 (Class 15). This Class 15 exemption allows for the division of property in urbanized areas zoned for industrial use into four or fewer parcels when the division is in conformance with the Resolution No. 2016 -03 Page 2 of 4 32A -12 LS 7.27.16 General Plan and zoning, no variances or exceptions are required, and all services and access to the proposed parcels to local standards are available. Categorical Exemption Environmental Review No. 2015 -107 will be filed for this project. Section 3. The applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. Section 4. The Zoning Administrator of the City of Santa Ana after conducting the public hearing hereby approves Tentative Parcel Map 2015 -02, as conditioned as set forth in Exhibit A attached hereto and incorporated herein by reference, for the property located at 1600 East St. Andrew Place. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Zoning Administrator Action dated July 27, 2016, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 27th day of July, 2016. Ali Pezeshkpour Zoning Administrator APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Lisa Storck Assistant City Attorney I, Jocelyn Magalona, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2016 -03 to be the original resolution adopted by the Zoning Administrator of the City of Santa Ana on July 27, 2016. Date: Recording Secretary City of Santa Ana 32A -13 Resolution No. 2016 -03 Page 3 of 4 LS 7.27.16 EXHIBIT A Conditions of Approval Tentative Parcel Map 2015 -02 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. 1. The tentative parcel map shall comply with all conditions of approval as stated in the Development Review Committee (DRC) letter sent to applicant dated November 15, 2015. 2. Two (2) copies of the recorded final parcel map shall be submitted each to the Planning Division, Building Division and Public Works Agency within ten (10) days of recordation. 3. The tentative parcel map, final map and all improvements required to be made or installed by the subdivider shall be in accordance with the requirements and design standards and specifications of the City of Santa Ana and the requirements of the State Subdivision Map Act. 4. After project occupancy, landscaping is to be maintained in accordance with the landscape plan approved for the project. This shall include the minimum levels of plant materials shown on the landscape plan and installed at the time of occupancy. 5. Each parcel shall have individual water meters, loading areas, and trash enclosures to function fully as individual parcels. 6. All real estate signage must be removed from the site within one (1) year from the date of installation. An extension of time may be granted as determined by the Planning Manager. Resolution No. 2016 -03 Page 4 of 4 32A -14