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<br />C. <br /> <br />On September 27, 2004, the Planning Commission held a duly noticed <br />public hearing and continued the hearing to October 11, 2004. <br /> <br />1. <br /> <br />On October 11, 2004, the Planning Commission continued the <br />hearing to October 25, 2004. <br /> <br />On October 25, 2004, the Planning Commission further continued <br />the public hearing to November 22, 2004. <br /> <br />2. <br /> <br />D. <br /> <br />On November 22, 2004 the Planning Commission continued the <br />public hearing to December 13, 2004. <br /> <br />The Planning Commission determines that for Variance No. 2004-10 (B 1) <br />for Sign No. B; (C1) for Sign No. C; (D1) for Sign No. D; (D2) for Sign No. <br />D; (D3) for Sign No. D; (D4) for Sign No. D; (D5) for Sign No. D; and (E1) <br />for Sign No. E the following findings, which must be established in order to <br />grant a variance from the provisions of the Santa Ana Municipal Code, <br />have been established: <br /> <br />3. <br /> <br />1. <br /> <br />That because of special circumstances applicable to the subject <br />property, including size, shape, topography, location, or <br />surroundings, the strict application of the zoning ordinance is found <br />to deprive the subject property of privileges not otherwise at <br />variance with the intent and purpose of the provisions of this <br />chapter. <br /> <br />That because of special circumstances applicable to the <br />subject property, including size, shape, topography, location, <br />or surroundings, the strict application of the zoning <br />ordinance is found to deprive the subject property of <br />substantial property rights, which rights are enjoyed by other <br />similarly situated properties. More specifically, visibility of <br />the subject building is blocked by structures on an adjacent <br />property. Further, the existing building on the subject site <br />has the height of a three-story building but is only a two-story <br />building, thus sign height standards unnecessarily constrain <br />the placement of signs on the building's walls in that they <br />would be awkwardly located. Further, the proposed <br />performing arts use is of a regional nature, which nature <br />necessitates sufficient and additional sign visibility to <br />adequately serve the motoring public. Finally, the design of <br />the proposed cabinet signs, which incorporates an internally <br />illuminated reverse cabinet design, is of extraordinary <br />quality. The prohibition on cabinet signs was primarily <br />focused on inexpensive, plastic and sheet metal cabinet <br />boxes. <br /> <br />31A-21 <br /> <br />Resolution No. 2004-50 <br />Page 2 of 4 <br />