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<br />~ariance No. 2004-02 <br />~inor Exception No. 2004-03 <br />May 10, 2004 <br />Page 2 <br /> <br />Project Description <br /> <br />The project involves the remodeling of an existing building into a 4,027 <br />square foot restaurant and 2,435 square foot retail space. The interior <br />seating capacity for the restaurant is designed for approximately 88 <br />patrons and an outdoor patio area is proposed that can accommodate 35 <br />patrons. Operating hours for the restaurant will be from 6: 00 a. m. to <br />10:00 p.m., seven days a week (Exhibits 3 and 4). <br /> <br />The design of the project with the recommended conditions of approval <br />demonstrates a quality appearance appropriate for restaurant and retail <br />uses and satisfies the design standards set forth in the Urban Design <br />Element. The proposed building elevation will be enhanced by providing <br />stone veneer, tile roof, french doors and awning at rooflines (Exhibits 5 <br />and 6). These architectural features will accentuate the exterior <br />elevation in order to provide consistency with the architectural styles <br />_along Tustin Avenue. The existing landscape planter will be re-planted <br />~ith a combination of trees, shrubs and ground cover on both Tustin Avenue <br />and Lenita Lane. <br /> <br />Access to the project will be provided from Tustin Avenue and Lenita Lane. <br />A total of 49 parking spaces will be provided on-site while 52 spaces are <br />required by code. A minor exception for the reduction of three parking <br />spaces is required. The variance request is to allow a reduction in <br />required landscape setbacks from 15 feet to 8 feet along Tustin Avenue and <br />from 15 feet to 5 feet along Lenita Lane. <br /> <br />Analysis of the Issues <br /> <br />The proposed restaurant and retail uses are permitted in the Community <br />Commercial (C1) zoning district. The proposal meets all development <br />standards except for parking and the front and side yard setback <br />requirements. The variance request is to allow a reduction in required <br />setbacks along Tustin Avenue and Lenita Lane. Pursuant to Section 41-368, <br />369 and 372 of the Santa Ana Municipal Code, a landscaped yard area of 15 <br />feet is needed along all street frontages. <br /> <br />The building was constructed in the 1950s and was previously used by the <br />Auto Club. The building has been vacant for over five years. Pursuant to <br />.ection 41-683 of the Santa Ana Municipal Code, if a non-conforming <br />uilding is vacant for 12 consecutive months, any subsequent use must <br />conform to current development standards, including setbacks. <br /> <br />31A-3 <br />