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<br />Variance No. 2005-01 <br />June 27, 2005 <br />Page 2 <br /> <br />The parking requirement for general office use is three spaces for each <br />1,000 square feet and general office requires three spaces for each 1,000 <br />square feet of gross floor. As proposed, the project meets the on-site <br />parking requirements. <br /> <br />The architectural design of the building reflects a contemporary design <br />(Exhibits 6 through 8) with high quality materials and finishes. As <br />proposed, the exterior design elements of the building include a smooth <br />stucco finish, plaster cornice treatment, granite tile and marble, and <br />lighting accents. Additionally, clear glass windows and metal canopies <br />will be utilized as accents at the primary entrances. <br /> <br />Analysis of the Issues <br /> <br />On February 14, 2005, the Planning Commission approved Variance No. 2005- <br />01. The project involved construction of a 2,660 square foot single-story <br />office building with three-foot setbacks on Ross Street and Civic Center <br />Drive. A variance was required for the reduced setbacks, as the <br />Professional zone requires all structures to maintain a 15-foot setback <br />along front and side yards abutting a street. The Planning Commission <br />determined that the building was compatible with the existing pattern of <br />development along Civic Center Drive and approved the variance. <br /> <br />After performing a cost and benefit analysis of the building and off-site <br />improvements, the applicant determined that a one-story building was not <br />economically feasible (Exhibit 9). As a result, the applicant has revised <br />the building design and now requests approval of a two-story building <br />totaling 4,166 square feet. The building will maintain the same setback <br />on Civic Center Drive and will increase the landscape setback along Ross <br />Street from the previously approved three-foot setback to nine feet <br />(Exhibit 10). <br /> <br />Staff performed a survey of the adj acent buildings along Civic Center <br />Drive. Except for one building, all of the buildings on Civic Center <br />Drive have two or more stories (Exhibit 11). As proposed, the building <br />design will be consistent with the existing development pattern and will <br />result in positive impacts to the neighboring properties. <br /> <br />The 4,166 square foot building will require 12 parking spaces, which the <br />applicant will be able to accommodate. <br /> <br />31A-3 <br />