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AA No. 2018-5, & VA Nos. 2018-4, 2018-5 and 2018-6 <br />June 25, 2018 <br />Page 4 <br />approval of a variance to maintain the existing building setbacks of 14 feet along Seventeenth <br />Street and eight feet on Wright Street.. <br />The project site has special circumstances that warrant approval of a variance. First, the building <br />currently does not comply with the City's setback standards and is therefore legal non- <br />conforming. To comply with the current setback standards found in the City's Commercial <br />Development Standards, approximately 2,000 square feet of building area on both the first and <br />second floors would have to be demolished in order for the building to comply with code. This <br />would result in the loss of three classrooms and a portion of a study hall and result in a significant <br />burden to the school. Further, since other buildings along the corridor do not comply with the <br />setback standard and are located closer to the street, this building would be inconsistent with the <br />development pattern of the area. Finally, by allowing the building to expand and maintain the <br />existing setback, it will assist in facilitating vehicular and pedestrian circulation on the site. <br />The variance is also necessary for the preservation and enjoyment of substantial property rights. <br />Allowing the building to be expanded with a reduced setback will allow the owner the ability to <br />maintain the use of building on an underutilized parcel of land. Shifting the building to comply <br />with the setback standard would reduce the viability of the existing building, thereby impacting the <br />property rights of the owners. However, the building and site will be subject to on-site <br />improvements such as new landscaping, parking lot restriping and signage, all which will <br />enhance this property and the surrounding properties. <br />Driveway Variance <br />The applicant is requesting approval of a variance from Sections 41-428 (a) of the Santa Ana <br />Municipal Code (SAMC) to allow a driveway located within 150 feet of the intersection. Per Section <br />41-428 (a), no entryway or exit way shall be located within 150 feet of any street intersection. The <br />applicant is proposing to consolidate two existing driveways on Wright Street and construct a new <br />entry only driveway. As designed, the driveway will be located within 142 feet of the <br />Seventeenth/Wright Streets intersection. <br />There are special circumstances applicable to the subject property. The subject site is located on <br />the southwest comer of Seventeenth and Wright Streets. The project site will have an entry only <br />driveway on Wright Street and an exit only driveway on Seventeenth Street. The Arterial <br />Commercial (C5) zoning district was envisioned to create a strong and viable commercial district <br />with minimal impacts to traffic on arterial streets due to an excessive number of curb cuts. By <br />locating the driveway on Wright Street at its proposed location, the on-site circulation system will <br />result in an efficient pattern that is ideal for the school use. In addition, the exit only on <br />Seventeenth Street will limit any adverse impacts to the arterial street. Therefore, the granting of <br />the variance for entryway location will preserve the property owner's ability to operate a use that <br />meets the standards for a school use as well as the City's and State's Building and Fire codes. <br />The granting of the variance will contribute the overall success of the Seventeenth Street Corridor <br />as a major commercial corridor in the City as a whole. <br />75A-8 <br />