31C - 206 N. OLIVE ST. - Laserfiche WebLink

Home Browse Search

Variance No. 2005-25 August 22, 2005 Page 3 The property has historically been vacant primarily due to the size of the parcel. Because of the limited lot size, it has been impractical to achieve a viable and quality design for any type of development. However, the proposed project meets the intent of the zoning code and the General Plan Land Use Element. Setback Variance The proposed building setback along Second Street varies from 10 feet to 19 feet and from 5 feet to 11 feet along Olive Street. The proposed building is 20 feet wide and 51 feet deep. Due to the limited lot size and configuration, it is not feasible to construct a building to meet the current setback and landscape standards. The proposed parking lot complies with the current setback standards. The applicant proposes to preserve the existing olive tree at the corner of Second and Olive Street as well as install new landscaping materials within the front and side yard setback areas. Staff recommends that the required trees be upgraded to a 36-inch box size and shrubs to a five- gallon size throughout the project to compensate for the reduced landscape setbacks. Landscaping Variance The second variance request is to allow a reduction in required landscaping on the west side of the proposed building. Section 41-317 and 319 require a five-foot landscape planter around and abutting the building and a planter for every 10 parking spaces provided. Due to the small lot size, the applicant is unable to meet this standard. As an alternative, the applicant proposes to provide a one-foot planter that will contain California Gray Rush (Juncus Patens). This plant material is recommended to be planted between stones and pebbles to soften the appearance of the hard surface and provide a buffer between the building wall and the concrete driveway. Loading Space Variance Pursuant to Section 41-1305 of the Santa Ana Municipal Code, a 10-foot by 25-foot loading space is required for the building. Due to size and configuration of the parcel, it is not feasible to accommodate the loading zone requirement. Since the building contains only 1,480 square feet of area, delivery of supplies is not anticipated to cause any impact to the public street. A condition of approval is recommended to restrict the delivery hours to before 9:00 a.m. or after 5:00 p.m. to avoid any potential conflict in the parking area. 31C-4