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ZOA No. 05-03, CUP No. 05-28, VA No. 05-62 and SPR No. 05-05 November 28, 2005 Page 7 the weekend. Applying the 0.81 ratio to the proposed project, a total of 149 parking spaces would be required. This amount of parking is lower than the 190 spaces available on the proposed ESA project site. Although the findings of the parking study show that there would be enough parking on the proj ect site to support the 15 space parking variance, the variance request is only one component of the proposed project. Because the project is inconsistent with the zoning ordinance and general plan and thus staff is recommending that the Commission deny the overall proj ect for reasons previously discussed above, staff is also recommending that the variance request be denied for the proposed project. Site Plan Review Section 41-593.5(c) of the Santa Ana Municipal Code requires a review by the Planning Commission of all projects proposed within a specific development zone to ensure the project is in conformance with the specific development plan. The proposed project is not in compliance with the regulations outlined within SD-12 as long-term stay hotels are not permitted within SD-12. The project would require an amendment to SD-12 to allow long term stay hotels with a conditional use permit. The project also requires a variance for parking. The project complies with the City's design standards for long-term stay hotels with the exception of the four items shown on Table 1: ISSUE Setbacks Lobby Ceiling Height Building Landscaping Walls/Fences TABLE 1 NON-COMPLlANCE WITH CITY DESIGN STANDARDS FOR LONG-TERM STAY BUSINESS HOTELS CITY DESIGN STANDARD 20 feet abutting streets 50 % of lobby area to have 12-foot ceiling hei ht 5 feet of landscaping between building and edestrian walkwa 6-foot decorative wall along side and rear ro e lines PROJECT DESIGN NOTES 15 - 40 feet Project design complies with SD- 12 provisions & original project a roval Lobby has coffered ceilings. Lobby area is 1,353 s.f. over twice the size re uired Landscape provided in different configuration Ceiling height varies from 8'lh to 10 feet as originally constructed Pedestrian walkway adjacent to building then 5 feet of landsca in No wall along side and rear property lines Wall would interfere with existing mature landscaping 75A-9