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Home My WebLink About04 Zone Change 07-003ITEM #4 Report to the Planning commission DATE: DECEMBER 11, 2007 SUBJECT: ZONE CHANGE 07-003 OWNER: SK RED HILL, LLC 15771 RED HILL AVENUE TUSTIN, CA 92780 APPLICANT: JON MARCHIORLATTI/DORIT GANISH PANATTONI DEVELOPMENT COMPANY, LLC 34 TESLA, SUITE 200 IRVINE, CA 92618 LOCATION: 15771 RED HILL AVENUE ZONING: PLANNED COMMUNITY INDUSTRIAL (PC-IND) GENERAL PLAN: INDUSTRIAL ENVIRONMENTAL 1 ~ ~1\ ~~ `~ ,Use, STATUS: IT HAS BEEN DETERMINED THAT THIS PROJECT IS EXEMPT PURSUANT TO SECTION 15060 (C)(2) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND THE CALIFORNIA CODE OF REGULATIONS, TITLE 14, CHAPTER 3. AN ACTIVITY IS NOT SUBJECT TO CEQA IF THE ACTIVITY WILL NOT RESULT IN A DIRECT OR REASONABLY FORESEEABLE INDIRECT PHYSICAL CHANGE IN THE ENVIRONMENT. REQUEST: ZONE CHANGE 07-003 TO CHANGE THE ZONING DESIGNATION FROM PLANNED COMMUNITY INDUSTRIAL (PC-IND) TO PLANNED COMMUNITY INDUSTRIAL/BUSINESS (PC-IND/BUS) ZONING DISTRICT. RECOMMENDATION That the Planning Commission adopt Resolution No. 4078 recommending that the City Council approve Zone Change 07-003. Planning Commission Report December 11, 2007 ZC 07-003 Page 2 of 3 BACKGROUND The subject property is a 5.96 acre site located at 15771 Red Hill Avenue and situated at the southwest corner of Red Hill Avenue and Bell Avenue. It is developed with a 79,756 square foot industrial building. The current zoning designation on this property is Planned Community Industrial subject to the Irvine Industrial Planned Community Plan established in March 1968. To the north, west, and south of the site are similarly zoned properties comprising industrial and office uses in the same Planned Community District. To the east of Red Hill Avenue is an area designated for an education village at the Tustin Legacy site. Currently, Cookie Lee, a jewelry wholesaler business, occupies the property and no longer plans to utilize the property to warehouse and manufacture products, due to a change in its business plan. Cookie Lee intends to move the warehouse and distribution operation upon the sale of the building but has an agreement with Panattoni Development Company, LLC to occupy a portion of the building as offices. Pursuant to the Tustin City Code, the Planning Commission is authorized to consider the proposed Zone Change and is the recommending body to the City Council for the zone change request. The Zone Change is currently scheduled for consideration by the City Council at the January 2, 2008, City Council public hearing. DISCUSSION Proposed Zone Change Panattoni Development Company, LLC plans to purchase and utilize the building as a professional office to house the Panattoni regional headquarters. The applicant plans to use and lease the entire building for office purposes. This would require a zone change from Planned Community Industrial (PC-IND) District to Planned Community Industrial/Business (PC-IND/BUS) District, because the current zoning only allows for a variety of light industrial, manufacturing, assembly, and R&D uses. Office uses are permitted only as incidental uses to the permitted industrial type land use. The proposed zoning of PC-IND/BUS would allow all permitted land uses in the PC-IND District, and additionally, professional and general offices. Exhibit "A" of Resolution No. 4078 depicts the proposed Zone Change. The proposed Zone Change is appropriate and consistent with surrounding land uses. Both properties to the immediate north and south of the site (property of 15641 Red Hill Avenue and 15991 Red Hill Avenue) are already zoned PC-IND/BUS. There are two other properties within the vicinity (1371 - 1431 Warner Avenue and 15511 Red Hill Avenue) that is also zoned PC-IND/BUS. These properties were rezoned through the years in 1979, 1985, and 1995, but the subject property remained unchanged. This approval would continue to establish a small synergistic core of offices uses in this area Planning Commission Report December 11, 2007 ZC 07-003 Page 3 of 3 and would benefit the surrounding industrial community and new service establishments at the Tustin Legacy. The site is designated by the General Plan as Industrial. The proposed Zone Change would not create an inconsistency with the General Plan designation since the Industrial land use designation allows for a mix of industrial and office uses consistent with the proposed use. The applicant submitted a Design Review (DR 07-023) application for minor site and architectural improvements. The proposed site improvements include the addition of parking spaces .and an exterior facade remodel to accommodate potential offices. The Design Review is being processed under administrative review. Alice Tieu Associate Planner Attachments: A. Location Map B. Site Plan C. Resolution No. 4078 Elizabeth A. Binsack Community Development Director S:\Cdd~PCREPOR1~2007\ ZC 07-003.doc ATTACHMENT A LOCATION MAP LOCATION MAP ZONE CHANGE 07-003 ~~~ Valencia Avenue 15771 Red Hill Avenue Warner Avenue NORTH ARROW ATTACHMENT B SITE PLAN s~~ ~~i ~~~~~$ z o ~ as .~~ ~ ~ ~~ ~ ~ IIi 1 ~~~~ ~ ~~ ~~~ ~= o ~ ~- ~ ~ ^~ ~ ~ ~ ~ ~ s x .~ r ~ ~ ~ ~~ ~ ~~ ~~ ~ ~ ~ g E ~ ~ ~ 'a ~a ~ k yy ~~1~~1~~~~ ~ ~ ~ ~ ' P Z a v! W V Z NW I.L W NW {.L Ke ~~~ ~ ~~ ~~~d pp z ~ e .,~~ ~~s~ ~~~~~ ~~ ~d ~~ ~ 1 ~~ ~~~~~~~~ ~~~ ~ ~ ~ g~g ~ g~gg!glg~gEE ~ iglg~~g~g6~6~6~6~! ~g e e t~~~~9l~!l~~~ ~l~~91~1~~~1 ~~~ ~9 ~~ k~ ~ ~~ s , ~ . o ..... ~®~®~® ~~~x~~~~'4l~~ ~~ ~e ~.es F gggg` 1! a ~~ ~~~~ ~~ BG~9~~~~5~ ~~~ !~ l~~~~ ~~~ ~ ~~~~ p~ ~~~~~ ~~ !~ I~~ ~~~~~ 00 OQO00 a ~~~ ~~ ~ ~~ ,. ~ , ~~~ ~ ~~ ~- --~ ~ a~ J ~ , ~~ ~ ~~~~ ~~~~ ~ ~~~~ ATTACHMENT C RESOLUTION NO. 4078 RESOLUTION NO. 4078 A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL AUTHORIZE A ZONE CHANGE FROM PLANNED COMMUNITY INDUSTRIAL (PC-IND) DISTRICT TO PLANNED COMMUNITY INDUSTRIAL BUSINESS (PC-IND/BUS) DISTRICT ON PROPERTY LOCATED AT 15771 RED HILL AVENUE. The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That an application for Zone Change 07-003 was submitted to the City by Jon Marchiorlatti and Dorit Ganish, representatives for Panattoni Development Company, LLC. to amend the zoning designation from Planned Community Industrial (PC-IND) District to Planned Community Industrial/Business (PC-IND/BUS) District, to allow primary office uses in the district. The project site is located at 15771 Red Hill Avenue; B. That a public hearing was duly called, noticed, and held for Zone Change 07-003 on December 11, 2007, by the Planning Commission; C. That the proposed Zone Change to PC-IND/BUS District is consistent with the Tustin Area General Plan and, in particular, the Land Use Element which designates this property as industrial and accommodates a broad range of industrial/commercial uses and development; D. That the City approved similar zone changes from PC-IND to PC- IND/BUS in 1979, 1985, and 1995 for the surrounding properties located to the north and south of the subject site. E. That the proposed Zone Change to PC-IND/BUS District is in the best interest of the public health, safety, and welfare of the surrounding area in that the proposed zoning designation of PC- IND/BUS is compatible with surrounding land uses that is similarly zoned for industrial/office uses; F. That the City Council is the final authority for the proposed Zone Change and will consider Zone Change 07-003 at the January 2, 2008 public hearing; Resolution No. 4078 Page 2 G. That the proposed Zone Change will not adversely impact the public health, safety, and welfare of the community, but benefit the community by increasing the marketability of the current project site and therefore, increase the future economic viability through employment opportunities and additional tax revenues. Moreover, the proposed project has been reviewed for compliance with all applicable provisions of the City of Tustin Zoning Code. II. The Planning Commission hereby recommends that the City Council approve Zone Change 07-003, as depicted in the attached Exhibit A, to change the zoning designation from Planned Community Industrial (PC- IND) District to Planning Community Industrial/Business (PC-IND/BUS) District for the property located at 15771 Red Hill Avenue. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 11th day of December, 2007. JOHN NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 4078 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 11th day of December, 2007. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4078 ZONE CHANGE 07-003 I - - -- ,~~-- - -,~,i ~ ~°~ i~;-,~,, i, - ~ °sus ~: 0 a 3' i ; i; 100 ' ~!~ M ~~ ~ 20000 ~~ ~ ~ ri ~ d -- Project ~~ -_ tND Site ~ z Pc ~ ~ ~_i ~ IND ' ~ ~i PC- ~' IND/BUS /~ ~ ~aa ~ r, ~ _ _._. _._ ~ w --' Existing Zoning Designation Planned Community Industrial (PC-IND) ~~ ~~ i ~,; i f~. "eus 3 V ~I~ i~ z. 100 i ~ M i ~ 20000 ~~ ~~ ~~~~ ~ i ~ I ~ 4 ~ ' t` ~ - --~ ----~ - - - ~ Q . Project ~ ~,~ ; _ ~, -• axis:: Site ~ ~ pC i d ~ ~i IND i pC- j /I~ ~~ IND/BUS ~ ~ ~ _ ._..._ __. w ~ -..Y ~Jt Proposed Zoning Designation Planned Community Industrial/Business (PC-IND/BUS) 15771 Red Hill Avenue APN 430-231-04