HomeMy WebLinkAboutMA 04-001
DATE
TO:
FROM:
SUBJECT:
Inter-Com
MAY 17, 2004
ZONING ADMINISTRATOR
COMMUNITY DEVELOPMENT DEPARTMENT
MINOR ADJUSTMENT 04-001
APPLICANT:
PROPERTY
OWNER:
LOCATION:
ZONING:
VOlT DEVELOPMENT COMPANY
ATTN: JIM CAMP
26 CORPORATE PLAZA, SUITE 260
NEWPORT BEACH, CA 92660
GATEWAY BUSINESS PARK, LLC
26 CORPORATE PLAZA, SUITE 260
NEWPORT BEACH, CA 92660
1123 WARNER AVENUE
PLANNED COMMUNITY INDUSTRIAL
ENVIRONMENTAL
STATUS: THIS PROJECT HAS BEEN DETERMINED TO BE
CATEGORICALLY EXEMPT PURSUANT TO SECTION 15305
(CLASS 5) OF THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA)
AUTHORIZATION TO REDUCE THE BUILDING SETBACKS
FROM THE GATEWAY CIRCLE RIGHT OF WAY FOR BUILDINGS
3, 4, 5, AND 6 ON LOTS 3, 4, 5, AND 6, RESPECTIVELY, OF
TENTATIVE TRACT MAP 16527 FROM THIRTY (30) FEET TO
28.10 FEET, 27.36 FEET, 28.00 FEET, AND 29.82 FEET FOR
BUILDINGS 3, 4, 5, AND 6, RESPECTIVELY.
RECOMMENDATION
REQUEST:
That the Zoning Administrator adopt Zoning Administrator Action No. 04-005 approving
Minor Adjustment 04-001.
Zoning Administrator Report
MA 04-001
Page 2
BACKGROUND
The project site is currently identified as Parcel 2 of Parcel Map 2002-237; the City
Council approved Tentative Tract Map 16527 on October 20, 2003, which authorized
the subdivision of Parcel 2 of Parcel Map 2002-237 into seven (7) lots, one (1) of which
will contain thirteen (13) of the nineteen (19) buildings offering future owners fee title to
the land underneath the building and an undivided interest in the common area; the
remaining six (6) buildings will be located on fee simple lots. The Planning Commission
approved Design Review 03-015 on October 13, 2003, which authorized the
construction of nineteen (19) new industrial buildings ranging from 3,800 to 37,802
square feet for a total of 266,324 square feet.
The site is located within the Planned Community-Industrial (PC-IND) zoning district and
General Plan "Industrial" land use designation; the property is surrounded by industrial
uses including warehousing, manufacturing, and research and development.
TCC Section 9299b allows the Zoning Administrator to consider Minor Adjustments,
including decreases of up to ten (10) percent of a required building setback. Per Section
9299b, Minor Adjustments do not require a public hearing; therefore, no noticing was
provided.
DISCUSSION
The Planned Community Industrial District Regulations (Ordinance No. 400) requires a
minimum thirty (30) foot front yard building setback measured from the ultimate right-of-
way line. The required side yard setback is ten (10) feet and there is no required rear
yard setback. The applicant is requesting authorization to reduce the building setbacks
from the Gateway Circle right-of-way from thirty (30) feet to 28.10 feet, 27.36 feet, 28.00
feet, and 29.82 feet for Buildings 3, 4, 5, and 6, respectively (Attachment B - Site Plan).
As approved, Gateway Circle will be built to industrial cul-de-sac requirements to
accommodate large semi-truck trailers, emergency vehicles, and trash trucks. To allow for
adequate turning radius at the terminus of the street, a cul-de-sac bulb will be required.
The round shape of the bulb will create irregularly shaped lots and encroach slightly within
the front building setback areas of Lots 3, 4, 5, and 6.
Almost all frontage of the buildings would be setback thirty (30) feet, however, a small
section of the buildings would be less than thirty (30) feet from the right-of-way. Due to the
curvilinear shape of the bulb, the corners of the buildings will face the end of the cul-de-
sac bulb and result in the front yard and side yard converging within the required thirty (30)
foot front yard setback area. However, the proposed setbacks would be considerably
more than the required ten (10) foot side yard setback and would be less than a ten (10) I'
percent reduction in the required front yard setback.
Zoning Administrator Report
MA 04-001
Page 3
FINDINGS
A decision to approve the project may be based upon the following findings:
a. The request is consistent with a minor adjustment (TCC Section 9299b) in that
the decrease is not more that ten percent (10%) of the required building
setback.
b. The Minor Adjustment is in conformance with the General Plan industrial land
use designation and the Planned Community Industrial zoning in that a light
industrial business park and related uses are allowed and will be able to be
accommodated. All other development standards of the Planned Community
Industrial district will be complied with and in some cases exceeded, such as,
the provision of generous landscaping along the front setback area; more than
twice the required ten (10) feet of landscaping will be provided between the
building and the street.
c. Special circumstances exist that deprive the subject lots of privileges enjoyed
by other properties within the vicinity and the same zoning district, and does
not constitute a grant of special privilege, in that:
1. The properties are located on the end of a cul-de-sac resulting in
irregular lot shapes; and,
2. The properties have irregular street frontages and the building corners
face the right-of-way line resulting in atypical front and side yard areas.
d. The reduced setbacks would allow for a City approved industrial cul-de-sac with
the minimum radius that facilitates semi-truck trailers, emergency vehicles, and
trash trucks, while also maintaining a consistent land use pattern and building
scale found throughout the development and on surrounding properties.
/if4W.w;-
Matt West
Associate Planner
Attachments:
A - Location Map
B - Submitted Plans
C - Zoning Administrator Action No. 04-005
S:ICddlZAREPORT\MA 04-001.doc
ATTACHMENT A
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Location Map
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MA 04-001
LOCATION:
1123 Warner Avenue
(Parcel 2 of Parcel Map 2002-237)
REQUEST:
AUTHORIZATION TO REDUCE THE
BUILDING SETBACKS FROM THE
GATEWAY CIRCLE RIGHT OF WAY FOR
BUILDINGS 3, 4, 5, AND 6 ON LOTS 3, 4, 5,
AND 6, RESPECTIVELY, OF TENTATIVE
TRACT MAP 16527 FROM THIRTY (30)
FEET TO 28.10 FEET, 27.36 FEET, 28.00
FEET, AND 29.82 FEET FOR BUILDINGS 3,
4,5, AND 6, RESPECTIVELY.
(Owner: Tustin Gateway Business Park,
LLC.; Applicant: Voit Development
Company)
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ATTACHMENT B
Submitted Plans
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ATTACHMENT C
Zoning Administrator Action 04-005
ZONING ADMINISTRATOR ACTION 04-005
MINOR ADJUSTMENT 04-001
The Zoning Administrator of the City of Tustin does hereby resolve as follows:
I. The Zoning Administrator finds and determines as follows:
A.
That a proper application for Minor Adjustment 04-001 was filed by Voit
Development Company for Tustin Gateway Business Park, LLC,
requesting authorization to reduce the building setbacks from the Gateway
Circle right-of-way for Buildings 3, 4, 5, and 6 on the corresponding Lots 3,
4, 5, and 6 of Tentative Tract Map 16527. The required thirty (30) foot front
yard setback would be reduced to 28.10 feet, 27.36 feet, 28.00 feet, and
29.82 feet for Buildings 3, 4, 5, and 6, respectively.
The request is consistent with a minor adjustment (TCC Section 9299b) in
that the decrease is not more that ten percent (10%) of the required
building setback.
The Minor Adjustment is in conformance with the General Plan Industrial
land use designation and the Planned Community Industrial zoning in that a
light industrial business park and related uses are allowed and will be able to
be accommodated. All other development standards of the Planned
Community Industrial district will be complied with and in some cases
exceeded, such as, the provision of generous landscaping along the front
setback area; more than twice-the required ten (10) feet of landscaping will
be provided between the building and the street.
Special circumstances exist that deprive the subject lots of privileges
enjoyed by other properties within the vicinity and the same zoning district,
and does not constitute a grant of special privilege, in that:
1. The properties are located on the end of a cul-de-sac resulting in
irregular lot shapes; and,
2. The properties have irregular street frontages and the building
corners face the right-of-way line resulting in atypical front and side
yard areas.
The reduced setbacks would allow for a City approved industrial cul-de-sac
with the minimum radius that facilitates semi-truck trailers, emergency
vehicles, and trash trucks, while also maintaining a consistent land use
pattern and building scale found throughout the development and on
surrounding properties.
That the Zoning Administrator considered this item on May 17, 2004.
This project is Categorically Exempt pursuant to Section 15305, Class 5,
Title 14, Chapter 3, of the California Code of Regulations (Guidelines for
the California Environmental Quality Act).
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B.
C.
D.
E.
F.
G.
Zoning Administrator Action 04-005
Minor Adjustment 04-001
Page 2
II. The Zoning Administrator hereby approves Minor Adjustment 04-001 authorizing a
reduction of the building setbacks from the Gateway Circle right-of-way for
Buildings 3, 4, 5, and 6 on the corresponding Lots 3, 4, 5, and 6 of Tentative Tract
Map 16527. The required thirty (30) foot front yard setback would be reduced to
28.10 feet, 27.36 feet, 28.00 feet, and 29.82 feet for Buildings 3, 4, 5, and 6,
respectively.
PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin at a regular
meeting held on the 17th day of May 2004.
ELIZABETH A. BINSACK
ZONING ADMINISTRATOR
ELOISE HARRIS
RECORDING SECRETARY
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, ELOISE HARRIS, the undersigned, hereby certify that I am the Recording Secretary of
the Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action
No. 04-005 passed and adopted at a regular meeting of the Tustin Zoning Administrator,
held on the 17th day of May, 2004.
ELOISE HARRIS
Recording Secretary