31A - 1901 N. TUSTIN AVENUE - Laserfiche WebLink

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Variance No. 2004-02 Minor Exception No. 2004-03 May 10, 2004 Page 3 The existing setback along Tustin Avenue varies from 8 feet to 20 feet and from 5 feet to 11 feet along Lenita Lane. Since the proposed project primarily consists of tenant improvements with no building expansion, the nonconforming setbacks is proposed to remain. Due to the age and configuration of the building, it is not feasible to remove a portion of the building to meet the current setback and landscape standards. A new parking lot is proposed and complies with the current setback and landscaping standards. The applicant proposes to install new landscaping materials within the front and side yard setback areas as well as the parking lot landscape planters. It is recommended that the required trees be upgraded to a 36-inch box size and shrubs to a 5-gallon size throughout the project to compensate the landscape front and side yard reduction. Minor Exception - Pursuant to Section 41-1340 and 1341 of the Santa Ana Municipal Code, required parking for all of the uses on the site totals to 52 parking spaces. The calculation is as follows: Use Parking Requirement Total Square Footage Number of Space Required Retail 1 space per 200 square feet 2,435 sq. ft. 12 Eating Establishment 1 space per 100 square feet 4,027 sq. ft. 40 Total 6,462 sq. ft. 52 A total of 49 parking spaces will be provided on-site, representing a three parking-space (5.8 percent) deficiency. The parking spaces on- site will be utilized in a shared manner. As the development is intended to serve the existing commercial and residential uses adjacent to the property, it is anticipated that some of the patrons to the retail store and eating establishments will be pedestrians. Additionally, the peak hours for the Bagel Me Restaurant will differ from retail uses. Therefore, the reduction of three spaces is supported. The proposed project is consistent with the General Plan land use designation of General Commercial. One of the goals of the Land Use Element is to preserve and improve the character and integrity of existing neighborhoods. The proj ect has been designed to preserve the character of the surrounding neighborhood. The facility will contribute to the general well being of the community by providing food and beverage service to residents and visitors as well as enhancing the economic stability of the area by converting a vacant building into a vital, active commercial development. 31A-4