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SPR No. 2020-03/ VAR No. 2020-06/AA No. 2020-04 — 4th and Mortimer Mixed -Use Development October 12, 2020 Page 7 acknowledges the density and building envelope opportunities of the TZC to support the recent investment in the streetcar and maximizing development potential along the proposed routes. Lastly, the zone change to the UC subzone would provide for a more harmonious design on both sites as they are being developed and managed together as one project. The building types under the UN-2 subzone are limited to lower density and shorter building height developments such as the Hybrid Court, Courtyard Housing, Live -Work, or Tuck -Under building type. Each of the allowable building types under the UN-2 would have resulted in a design on Site B that looked arbitrarily carved down and which presented an incongruous design. The UC subzone allows Site B to be designed in the same building type as Site A while allowing each site to have a unique architectural vernacular that complement the neighborhood and are integrated within the existing development pattern in downtown. Though the proposed project would develop Site B at a slightly higher density use than the existing TZC density range for UN-2, this use would be consistent with adjacent property uses and the intent of the TZC by enhancing the pedestrian environment, creating opportunities for higher - density trans it -oriented residential development in proximity to jobs, and reactivating vacant land uses adjacent to the historical Downtown shopping district. Variance Application The proposed project is requesting a variance from Santa Ana Municipal Code (SAMC) Section 41- 2023(i)(5) for an increase in the allowable building size and massing standards for the lined block building proposed on Site B. The TZC requires that portions of buildings between three and five stories be only 85 percent of the ground floor's volume. As proposed, the third through fifth floor would be 100 percent of the building's ground floor volume, exceeding the allowable ratio by 15 percent on each floor. Therefore, a variance application would be required to facilitate the construction of the building on Site B. Pursuant to SAMC Section 41-638, a variance application can be granted for relief from the development standards of the zoning district. Variances may be granted when it can be shown that there exists a special circumstance related to the property depriving of its uses that are afforded to other properties and that a variance is necessary for the preservation and enjoyment of substantial property rights, will not be detrimental to the public or surrounding property, and will not adversely affect the General Plan. In analyzing the variance request, staff believes that the following analysis warrants staffs recommendation of approval of the variance. Site B has a smaller than average lot depth and lot width, compared to most lots in the downtown area. Lots in the downtown area range in lot depth and width but are on average 250 feet by 250 feet. While portions of Site B meet the average lot width and depth, a majority of Site B is smaller -than - average. Site A takes advantage of a full city block with complete street frontages along every street while Site B is interrupted by an adjacent parcel not part of the project, and approximately 6,200 square feet in size, or 50 feet by 124 feet. This results in Site B having smaller -than -average street frontages along Mortimer and Fourth streets. Without the increase in the allowable building size and massing standards, the project would need to be redesigned, resulting in several impacts to the feasibility of the site's development. These impacts would include a loss off-street parking spaces by requiring a reduction in size of the parking structure; an incompatible design and unbalanced 75C-342