Loading...
HomeMy WebLinkAbout02 TPM 2002-237Report to the ITEM #2 Planning Commission DATE: FEBRUARY 24, 2003 SUBJECT: TENTATIVE PARCEL MAP 2002-237 APPLICANT: ATTN: JAMES CAMP VOIT DEVELOPMENT COMPANY 26 CORPORATE PLAZA, SUITE 260 NEWPORT BEACH, CA 92660 PROPERTY OWNER: ATTN: JEFFREY CARPENTER STEELCASE, INC. 901 44TM STREET GRAND RAPIDS, MI 49508 LOCATION: 1123 WARNER AVENUE ZONING: PLANNED COMMUNITY-INDUSTRIAL (PC-IND) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO SECTION 15315, CLASS 15 OF TITLE 14, CHAPTER 3 OF THE CALIFORNIA CODE OF REGULATIONS (GUIDELINES FOR THE CALIFORNIA ENVIRONMENTAL QUALITY ACT) REQUEST: TO SUBDIVIDE AN EXISTING 38.04-ACRE PARCEL INTO TWO (2) PARCELS TO ACCOMMODATE EXISTING AND FUTURE INDUSTRIAL DEVELOPMENT. RECOMMENDATION That the Planning Commission adopt Resolution No. 3860 recommending that the City Council approve Tentative Parcel Map 2002-237. BACKGROUND On February 19, 2003, Community Development Director approved Design Review 02- 036 authorizing the demolition of 508,674 square feet of existing warehouse area and the remodel of the remaining 469,903 square feet of warehouse to be used as a warehouse with accessory offices and a showroom for a tile manufacturer and distributor at 1123 Warner Avenue (Attachment A- Location Map). Planning Commission Report TPM 2002-237 February 24, 2003 Page 2 The applicant, Voit Development, originally submitted the Design Review and Tentative Parcel Map as a single application for concurrent consideration. However, based on timing issues regarding the sale of the property, the applicant and property owner requested that the Design Review be considered separately from the Tentative Parcel Map to expedite the design review process. In accordance with the Planned Community zoning regulations and Tustin City Code Section 9272(c), the Community Development Director approved Design Review 02-036 (Attachment B - Design Review Site Plan and Elevations). Tentative Parcel Map 2002-237 requires public hearings before the Planning Commission and City Council. DISCUSSION Site and Surrounding Properties The project site is comprised of a single, 38.04-acre parcel with approximately one million square feet of building area for warehousing, manufacturing, and office uses. The parcel was annexed to the City of Tustin in 1964 as part of a 290-acre annexation from the County of Orange, and is the largest remaining single parcel of the annexation. The site is located within the Planned Community-Industrial (PC-IND) zoning district; the Planned Community District Regulations were enacted through adoption of Ordinance No. 400 (Zone Change 68-172) on June 3, 1968. The site is located adjacent to the SR-55 Freeway along the west property line, Bell Avenue to the north, an A.T. & S.F. railroad easement to the east, and Warner Avenue to the south. The property is surrounded by other industrial uses including warehousing, manufacturing, and research and development. Tentative Parcel Map The existing project site consists of a single parcel. The following table illustrates the existing and proposed parcel sizes: Square Foota~le Acres Existin~l Parcel 1 1,657,022.4 (gross) 38.04 (gross) Proposed Parcel 1 984,891.6 (gross) 22.61 (gross) Parcel 2 672,130.8 (gross) 15.43 (gross) Parcel I and Parcel 2 would be divided by a new property line parallel to the SR-55 Freeway at a point along Bell Avenue that is 746.5 feet from the SR-55 Freeway right-of- way to the west and 528.3 feet from the A.T. & S.F. railroad easement to the east (Attachment C - Tentative Parcel Map 2002-237). The new property line would extend Planning Commission Report TPM 2002-237 February 24, 2003 Page 3 south towards Warner Avenue for 1171.6 feet, then extend 163 feet towards the east at a point 148 feet from the centerline of Warner Avenue, and then south again for the remaining 148 feet to the centerline at Warner Avenue. As proposed, Parcel 1 will host an existing building that is planned to be remodeled and related site improvements and Parcel 2 will be left in a vacant land condition, in accordance with Design Review 02-036. Both parcels would meet the minimum required lot size of 30,000 square feet, and will comply with the Planned Community District Regulations and City and State subdivision requirements. The existing entrance driveway at the intersection of Warner Avenue and Pullman Street will provide access to both parcels; the location of the intersection of Warner Avenue and Pullman Street precludes each parcel from having independent site access and a shared entrance driveway is necessary to provide ingress and egress to both parcels. As such, Condition 1.6 of Resolution No. 3860 (Attachment D) would require the applicant to record a reciprocal access agreement to ensure the two parcels maintain shared use of the entrance driveway at Warner Avenue. To ensure adequate maintenance of the entrance driveway, pedestrian facilities, landscaping, and other site improvements, Condition 3.1 would require the applicant to establish a maintenance association. Warner Avenue is identified as a major arterial street, and Bell Avenue is identified as a local street. Since the north and south property lines currently extend to the centerline of Bell Avenue and Warner Avenue, and the streets already exist and are maintained by the City of Tustin, Condition 2.7 would require the dedication of all remaining roadway easements to the City. Fee dedications of necessary street right-of-way are consistent with the Circulation Element Implementation Program as authorized by the City Council. The Tustin Subdivision Code, as permitted by the Subdivision Map Act, mandates consistency with the Circulation Element. Findings to support approval of Tentative Parcel Map 2002-237 are included in Resolution No. 3860 for the Planning Commission's consideration. Matt West Assistant Planner Karen Peterson Senior Planner Attachments: A - B- C- D- cdd/pcreportsfTPM2002-237(Steelcase).doc Location Map Design Review 02-036 Site Plan/Elevations Tentative Parcel Map 2002-237 Planning Commission Resolution No. 3860 ATTACHMENT A Location Map LOCATION MAP ADDRESS TPM 2002-237 1123 Warner Avenue "Subdivide an existing 38.04-acre parcel into two lots of 22.61 acres and 15.43 acres to be consistent with approved Design Review 02-036 that authorized the demolition of 508,674 square feet of existing warehouse area, rehabilitation of 469,903 square feet of the remaining warehouse area to be used as a warehouse with accessory offices and a showroom for a tile manufacturer and distributor, and to return the 14.65- aCre parcel to a vacant land condition for future industrial development." ATTACHMENT B Design Review 02-036 Approved Site Plan/Elevations , t! I · w ~{ ~ ~ o o - ~ ~ ~ ~ 1,1 ~ ~ ! ~ ~ ~jlJli',i o~~ ~ ~ i: [ } ~ ii ,~i~ '~...:,.. ~ ~ ~ 0 E D, .. . : ' ~ : I ', _ : >.dh{.J {} ~. {Jib tlJhJ{i:JJ{~ ,it; ~l~Idl l~{{{,~}Jti i ,{,{JIJIM, .,hhl~tllJtltli:lJJi ,,.ti:i lJlllJJl{ :thi,iit l:m:~h:,t:llJthh: :thilt:~::l{~ .{ttIItl:{ttilt,,,,,,,,,.,.,,,,,, dim{ fl]/~ 0 ~)"['V]/~ ~J"~TlCJ~ '"" ,A, NYdiNO0 J.N:IINdO'FIA::IO .LIOA J ~ ~ I ~-~ I I ' ~ I ~-~ BBBBBBBBB BB§ B BBB § B B B B B § B l!!l l!l B B B B B B B Bli!l B B B B B B § §BBliI§B Z ] I I BBBBB 0 o 0 0 0 0 0 D 0 0 0 i 0 D O O fl ~ ~ D D D D O O O OB D ~ D D e D O i B 0 iOeOO i B BO BOB OB O O e 0 0 O O O e e O ~ i i O O II O O i · B e O i O O i Il B i · 0 O e 0 o O 0 0 O O 0 O O O 0 O 0 o O · , , B D B i BO e i BB e e BD BOB BB B D II · B B B g O 0 B Oe II 0 O 0 8 B II B O B O i O O II O Br.~r~ II O Il II B B e 0 D D B B B B 0 II 0 0 0 O 0 BOBBOB806 O D 0 D eD D O 0 O 8 0 B 0 0 O O O ~01.. 0 zl~, ',,'lD O O ~,,,0 0 L 0 O O BBBBBBBBB~FI§§~ ANYdNO0 iN~dOq~A~a llOA i ,it 11 BBBBBBBBBBB§BB JJ JJ Jl~ Ji oiiii i ANVdlAIO0 .LN::IlhlclO93A30 IIOA z~ o< o ~§oo~ ~o~~ ATTACHMENT C Tentative Parcel Map 2002-237 ,I:I: il I,I~ ~ :::, Ii, ,,I: ~t:1i1~] "~ti, illI!~ [ "~ll!~!![!'-,-,-i,,~ . . ! I II Il l ATTACHMENT D Planning Commission Resolution No. 3860 RESOLUTION NO. 3860 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE PARCEL MAP 2002-237 TO SUBDIVIDE A 38.04-ACRE PARCEL LOCATED AT 1123 WARNER AVENUE INTO A 22.61-ACRE PARCEL AND A 15.43-ACRE PARCEL TO ACCOMMODATE EXISTING AND FUTURE INDUSTRIAL DEVELOPMENT The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That Voit Development submitted Tentative Parcel Map 2002-237 to subdivide an existing 38.04-acre parcel into two lots of 22.61 acres and 15.43 acres to accommodate development plans approved by Design Review 02-036, which authorized the demolition of 508,674 square feet of existing warehouse area and the rehabilitation of 469,903 square feet of the remaining warehouse area to be used as a warehouse with accessory offices and a showroom for a tile manufacturer and distributor, and related site improvements at 1123 Warner Avenue; B, That a public hearing was duly called, noticed, and held for Tentative Parcel Map 2002-237 on February 24, 2003 by the Planning Commission; Co That the proposed subdivision is in conformance with the Tustin Area General Plan, Tustin Zoning Code, Planned Community District Regulations, State Subdivision Map Act and the City's Subdivision Code; D. That the site is physically suitable for the type of development proposed; E. That the site is physically suitable for the proposed density of development; Fo That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife in their habitat; G, That the design of the subdivision or the types of improvements proposed are not likely to cause serious public health problems. H. That Warner Avenue is identified as a major arterial street, and Bell Avenue is identified as a local street. Since the north and south property lines currently extend to the centerline of Bell Avenue and Warner Avenue, and the streets already exist and are maintained by the City of Tustin, requiring fee dedications of necessary street right-of-way would Planning Commission Resolution 3860 February 24, 2003 Page 2 be consistent with the Circulation Element Implementation Program as authorized by the City Council and the Tustin Subdivision Code, as permitted by the Subdivision Map Act, which mandates consistency with the Circulation Element; That the location of the intersection of Warner Avenue and Pullman Street precludes each parcel from having independent site access and a shared entrance driveway is necessary to provide ingress and egress to both parcels. As conditioned, the shared use of the driveway will be ensured through the recordation of a reciprocal access agreement and the maintenance of site improvements on both parcels will be ensured through the formation of a maintenance association; and, J, That the proposed project involves the subdivision of less than four (4) parcels and is Categorically Exempt pursuant to Section 15315 (Class 15) of Title 14, Chapter 3 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Planning Commission hereby recommends that the City Council approve Tentative Parcel Map 2002-237 to subdivide an existing 38.04-acre parcel into two lots of 22.61 acres and 15.43 acres to accommodate development plans approved by Design Review 02-036, which authorized the demolition of 508,674 square feet of existing warehouse area and the rehabilitation of 469,903 square feet of the remaining warehouse area to be used as a warehouse with accessory offices and a showroom for a tile manufacturer and distributor, and related site improvements at 1123 Warner Avenue, subject to the conditions contained in Exhibit A attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 24th day of February 2003. STEPHEN V. KOZAK Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Planning Commission Resolution 3860 February 24, 2003 Page 3 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. 3860 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 24th day of February 24, 2003. ELIZABETH A. BINSACK Planning Commission Secretary GENERAL (1) 1.2 (1) 1.3 (1) 1.4 EXHIBIT A TENTATIVE PARCEL MAP 2002-237 RESOLUTION NO. 3860 CONDITIONS OF APPROVAL The proposed project shall substantially conform with the submitted plans for the project date stamped February 24, 2003 on file with the Community Development Department, as herein modified, or unless otherwise indicated, as modified by the Community Development Director in accordance with this Exhibit. The Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code or other applicable regulations. Unless otherwise specified, the conditions contained in this Exhibit shall be complied with prior to recordation of the final map for the project, subject to review and approval of the Community Development Department. The subject approval shall become null and void unless a final map is submitted for review and approval within twenty-four (24) months of the date of this Exhibit. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. Approval of Tentative Parcel Map 2002-237 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. ,SOURCE CODES (2) (3) (4) STANDARD CONDITION CEQA MITIGATION UNIFORM BUILDING CODE/S DESIGN REVIEW EXCEPTIONS (5) (6) (7) RESPONSIBLE AGENCY REQUIREMENTS LANDSCAPING GUIDELINES PC/CC POLICY Exhibit A Planning Commission Resolution 3860 February 24, 2003 Page 2 (4) 4.5 As a condition of approval, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. (1) 1.6 A draft reciprocal access and circulation agreement shall be submitted to the Community Development Department for review and approval prior to recordation of the final map. MAP SUBMITTAL (1) 2.1 Final Parcel Map 2002-237 shall be reviewed and approved by the City Council and recorded with the County of Orange within ninety (90) days of this approval. (1) 2.2 The applicant shall comply with all conditions of approval identified in Design Review 02-036, as approved by the Community Development Director on February 19, 2003. All demolition identified in Design Review 02-036 shall be completed prior to recordation of the final map so that no portion of the existing building will cross a property line. (1) 2.3 The subdivider shall conform to all applicable requirements of the State Subdivision Map Act and the City's Subdivision Ordinance. (~) 2.4 As required by the Subdivision Map Act, the subdivider shall execute a Subdivision and Monumentation Agreement and furnish the Improvement/Monumentation Bonds as required by the City Engineer prior to recordation of the Final Map. (3) 2.5 This subdivision shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. (3) 2.6 A thirty (30) foot "No Build" easement shall be identified on the reference site plan along the west property line of Parcel 2 to comply with Section 505.2 of the 2001 California Building Code for allowable Exhibit A Planning Commission Resolution 3860 February 24, 2003 Page 3 floor area. The thirty (30) foot is half of the required sixty (60) foot side yard setback from the reconfigured building to be located on Parcel 1. (1) 2.7 The applicant shall dedicate all remaining roadway easements along Bell Avenue and Warner Avenue to the City of Tustin. CC&Rs (1) 3.1 Prior to approval of the final map, all organizational documents for the establishment of a maintenance association of the two properties including any deed restrictions, covenants, conditions, and restrictions shall be submitted to and approved by the Community Development Department and the City Attorney prior to recordation of the final map. The applicant shall be responsible for costs associated with the review of these documents. A copy of the final documents shall be submitted to the Community Development Department within five (5) days after their recordation. CC&Rs shall include, but not be limited to, the following: Ao The City shall be included as a party to the CC&Rs for enforcement purposes of those CC&R provisions in which the City has interest, as reflected in the following provisions. However, the City shall not be obligated to enforce the CC&Rs. B. "Association" bylaws shall be established. C, Provisions for effective establishment, operation, management, use, repair and maintenance of all site improvement including landscaped areas, walls and fences, private roadways (e.g., walks, sidewalks) and trash enclosures for the two proposed parcels shall be included. Do Membership in the "Association" shall be inseparable from ownership in individual lots. Eo Maintenance standards shall be provided for applicable items listed in Section C above in CC&Rs. Maintenance standards shall include, but not limited to, the following: . All site improvements contained within the two proposed parcels, including but not limited to, landscaping and private areas visible from any public way shall be properly maintained such that they are evenly cut, evenly edged, Exhibit A Planning Commission Resolution 3860 February 24, 2003 Page 4 free of bare or brown spots, debris and weeds. All trees and shrubs shall be trimmed so they do not impede pedestrian traffic along the walkways. Trees shall be pruned so they do not intrude into neighboring properties and shall be maintained so they do not have droppings or create other nuisances to neighboring properties. All trees shall also be root pruned to eliminate exposed surface roots and damage to sidewalks, driveways and structures. , All private driveways and sidewalks shall be maintained so that they are safe for users. Significant pavement cracks, pavement distress, excessive slab settlement, abrupt vertical variations and debris on travel-ways should be removed or repaired promptly. . All site improvements contained within the two proposed parcels shall be maintained in such a manner as to avoid the reasonable determination of a duly authorized official of the City that a public nuisance has been created by the absence of adequate maintenance such as to be detrimental to public health, safety, or general welfare, or that such a condition of deterioration or disrepair causes harm or is materially detrimental to property values or improvements. F. Driveways, sidewalks, and other access to the site and buildings shall not be permanently or irrevocably assigned to any individual unit, tenant or building. The reciprocal access and circulation agreement required by Condition 1.6 of this Resolution shall be described and included within the CC&Rs. G, All new utility services serving the site shall be installed and maintained underground. H, The "Association" shall be required to file the name, address, and telephone number of at least one member of the Association Board and the project manager before January 1st of each year with the Community Development Department for the purpose of contacting the Association. The "Association" shall inform and disclose all new members of the association upon purchase or a lease agreement on the Exhibit A Planning Commission Resolution 3860 February 24, 2003 Page 5 shared use of the entrance driveway at Warner Avenue and Pullman Street. J, No amendment to alter, modify, terminate or change the Association's obligation to maintain the site improvements contained within the two proposed parcels or other CC&R provisions in which the City has an interest, as noted above, or to later, modify, terminate or change the City's right to enforce maintenance of the site improvements within the two properties, shall be effective without prior written approval of the Community Development Department. ORANGE COUNTY FIRE AUTHORITY (5) 4.1 Prior to recordation of Final Parcel Map 2002-237, the applicant shall obtain all necessary approvals from the Orange County Fire Authority. FEES The applicant shall submit to the City of Tustin a CC&R review fee of $190.00 at the time of submittal. The CC&R Review fee includes one initial check and recheck of the document. If subsequent review is required, an hourly fee of $150 per hour (or rate in effect at the time of submittal) for City Attorney and $50 per hour (or rate in effect at the time of submittal) for Planning Staff is required. 5.2 Within forty-eight (48) hours of approval of the subject project by the City Council, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of forty-three dollars ($43.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period that applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.