3 - CUP18-26_2701 N GRAND - Laserfiche WebLink

Home Browse Search

Resolution No. 2019-xx Page 2 of 9 There are special circumstances related to the existing size of the property. The property is located at the northeast corner of Grand and Fairhaven avenues and contains 18,483 square feet. In order to meet the City’s minimum standards to ensure safe and efficient onsite circulation, the project site requires the drive-through lane and building to be placed closer to the intersection, resulting in a loss of approximately five (5) feet of landscape setback on Grand and Fairhaven Avenues. Without the reduction in landscape setbacks, the project would need to be redesigned, resulting in: a loss of approximately half (7) of its off-street parking spaces; a reduction in drive-aisle and/or drive-through lane widths, creating onsite circulation hazards; or a smaller building footprint, reducing the building’s interior dining room. The parcel’s compact size and the City’s four-foot irrevocable offer requirement justify the applicant’s request for a landscape setback variance. Finally, the Citywide Design Guidelines encourage new buildings to be located closer to streets in an effort to improve urban design and promote pedestrian activity. Specifically, Chapter 9 (Commercial Design Guidelines), Section 9.3.2 encourages buildings to be placed closer to street frontages, with parking areas behind. Placing the proposed building closer to the intersection of Grand and Fairhaven avenues, with the proposed drive-through lane, necessitates approval of the landscape setback reduction in order to meet this design guideline. 2. That the granting of a variance is necessary for the preservation and enjoyment of one (1) or more substantial property rights. Granting this variance is necessary for the preservation and enjoyment of substantial property rights. Drive-through facilities are fundamental to the success of many new Starbucks projects, including those recently approved in Santa Ana. In order to facilitate construction of a safe and efficient site that meets the City’s access, circulation, and parking codes, a reduction in landscape setbacks is required. Finally, the reduction enables the building to be located closer to the nearby street frontages, assisting with the project’s meeting of City design guidelines that encourage buildings placed closer to streets. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. Granting this variance will not be detrimental to the public or surrounding properties. The Public Works Agency reviewed the proposed plans and did not identify concerns regarding 3-26