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There are special circumstances related to the existing size <br />of the property. The property is located at the northeast <br />corner of Grand and Fairhaven avenues and contains <br />18,483 square feet. In order to meet the City's minimum <br />standards to ensure safe and efficient onsite circulation, the <br />project site requires the drive-through lane and building to be <br />placed closer to the intersection, resulting in a loss of <br />approximately five (5) feet of landscape setback on Grand <br />and Fairhaven Avenues. Without the reduction in landscape <br />setbacks, the project would need to be redesigned, resulting <br />in: a loss of approximately half (7) of its off-street parking <br />spaces; a reduction in drive -aisle and/or drive-through lane <br />widths, creating onsite circulation hazards; or a smaller <br />building footprint, reducing the building's interior dining room. <br />The parcel's compact size and the City's four -foot <br />irrevocable offer requirement justify the applicant's request <br />for a landscape setback variance. Finally, the Citywide <br />Design Guidelines encourage new buildings to be located <br />closer to streets in an effort to improve urban design and <br />promote pedestrian activity. Specifically, Chapter 9 <br />(Commercial Design Guidelines), Section 9.3.2 encourages <br />buildings to be placed closer to street frontages, with parking <br />areas behind. Placing the proposed building closer to the <br />intersection of Grand and Fairhaven avenues, with the <br />proposed drive-through lane, necessitates approval of the <br />landscape setback reduction in order to meet this design <br />guideline. <br />2. That the granting of a variance is necessary for the preservation and <br />enjoyment of one (1) or more substantial property rights. <br />Granting this variance is necessary for the preservation and <br />enjoyment of substantial property rights. Drive-through <br />facilities are fundamental to the success of many new <br />Starbucks projects, including those recently approved in <br />Santa Ana. In order to facilitate construction of a safe and <br />efficient site that meets the City's access, circulation, and <br />parking codes, a reduction in landscape setbacks is required. <br />Finally, the reduction enables the building to be located closer <br />to the nearby street frontages, assisting with the project's <br />meeting of City design guidelines that encourage buildings <br />placed closer to streets. <br />3. That the granting of a variance will not be materially detrimental to <br />the public welfare or injurious to surrounding property. <br />Granting this variance will not be detrimental to the public or <br />surrounding properties. The Public Works Agency reviewed <br />the proposed plans and did not identify concerns regarding <br />Resolution No. 2019-05 <br />Page 2 of 9 <br />