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<br />General Plan. Policy 3.3 of the Urban Design <br />Element encourages enhanced landscaping to be <br />provided to visually strengthen the path and enhance <br />adjacent development. Adequate setbacks and <br />landscaping are utilized to create visual continuity and <br />a consistent streetscape that contributes to the urban <br />commercial character of Tustin Avenue. Policy 2.7 of <br />the Land Use Element of the General Plan promotes <br />the rehabilitation of commercial properties while Policy <br />2.9 of the Land Use Element supports new <br />developments which are harmonious in scale and <br />character with existing development in the area. The <br />granting of the variance will prohibit this property to be <br />brought into conformance with the city development <br />standards when future development occurs. <br /> <br />E. This project was reviewed in accordance with the Guidelines for the <br />California Environmental Quality Act. The recommendation is exempt <br />from further review pursuant to Section 15270. This exemption applies to <br />projects which a public agency disapproves. Statutory Exemption <br />Environmental Review No. 2004-178 will be filed for this project. <br /> <br />Section 2. The Planning Commission of the City of Santa Ana, after <br />conducting the public hearing, hereby denies for the property located at 2106-2230 <br />North Tustin Avenue: <br /> <br />1. Tentative Parcel Map No. 2005-08 (County Map No. 2004-178). <br /> <br />2. Variance No. 2005-25(a) to allow a reduction in parking spaces. <br /> <br />3. Variance No. 2005-25(b) to allow a reduction in minimum setbacks. <br /> <br />4. Variance No. 2005-25(c) to allow a reduction in landscaping. <br /> <br />These decisions are based upon the evidence submitted at the abovesaid hearing, <br />which includes, but is not limited to: the Request for Planning Commission Action dated <br />November 28,2005 and exhibits attached thereto; and the public testimony written and <br />oral, all of which are incorporated herein by this reference <br /> <br />ADOPTED this 28th day of November, 2005 by the following vote: <br /> <br />AYES: Commissioners: Betancourt, Cribb, Gartner, Leo, Lutz, Rodriguez(6) <br /> <br />NOES: Commissioners: None (0) <br />ABSENT: Commissioners: De La Torre (1) <br />ABSTENTIONS: Commissioners: None (0) <br /> <br />32A-14 <br /> <br />Resolution No. 2005-78 <br />Page 5 of 6 <br />