Laserfiche WebLink
<br />Tentative Parcel Map No. 2005-08 <br />Variance No. 2005-61 <br />November 28, 2005 <br />Page 4 <br /> <br />Setback and Landscaping Variance <br /> <br />The existing landscape setback along Tustin Avenue ranges from three feet <br />to eight feet. There is no landscaping provided along the west property <br />line adjacent to residential uses. A yard of not less than 15 feet is <br />required when it is adjacent to a street and a landscaped area not less <br />than five feet wide is required abutting a residential use. <br /> <br />Tustin Avenue is one of the designated paths in the Urban Design Element <br />of the General Plan. Policy 3.3 of the Urban Design Element encourages <br />enhanced landscaping to be provided to visually strengthen the path and <br />enhance adjacent development. Adequate setbacks and landscaping are <br />utilized to create visual continuity and a consistent streetscape that <br />contributes to the urban commercial character of Tustin Avenue. If <br />approved, the proposed project would not implement these landscape <br />standards and thus it would be inconsistent with the General Plan in this <br />respect as well. <br /> <br />Parking Variance <br /> <br />A total of 170 parking spaces were provided when the shopping center was <br />constructed in 1965. Under today's code, 181 spaces are required for <br />all the current uses on site, representing a non-conformity of 11 <br />parking spaces or six percent. <br /> <br />The proposed subdivision of an existing parcel into two smaller parcels <br />makes it difficult to coordinate rehabilitation of the buildings, <br />parking areas and landscaping as each parcel may suffer as a "stand <br />alone" parcel. In the past, the City has only approved variances to <br />allow parking reductions for large commercial developments with a shared <br />parking analysis to demonstrate two or more individual land uses could <br />share parking spaces without conflict or encroachment. Accordingly, the <br />proposed parking reduction is not recommended. <br /> <br />The proposed subdivision was reviewed by the Zoning Administrator on June <br />22, 2005. The Zoning Administrator determined that the proposed <br />subdivision would result in a new parcel (Parcel 2) with nonconforming <br />setbacks, landscaping and parking. The proposed subdivision may be <br />approved provided these variances are approved by the Planning Commission. <br />Since the Zoning Administrator has no authority to approve or disapprove <br />variances, the Zoning Administrator referred the proposed subdivision to <br />the Planning Commission for action. <br /> <br />32A-5 <br />