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<br />Variance Nos. 05-66 and 05-67 <br />January 9, 2006 <br />Page 2 <br /> <br />The project site is zoned Specific Development No. 76 (SD-76) and has a <br />General Plan land use designation of District Center (DC). Surrounding <br />land uses include the MacArthur Place mixed-use development to the <br />north, the Newport-Costa Mesa (SR-55) Freeway and the City of Costa Mesa <br />to the east, office development to the south and the Sandpointe <br />residential neighborhood to the west. <br /> <br />Project Description <br /> <br />2 Hutton Centre is a 13,569 square foot retail center with nine retail <br />and restaurant tenants. The applicant is proposing to expand the center <br />and add 932 square feet to the south end of the center, bringing the <br />total square footage to 14,501. The addition will be constructed to <br />match the architecture of the existing building as well as incorporate <br />identical materials and paint color. To accommodate a new outdoor <br />seating area, four parking spaces will be removed in front of the new <br />storefront. This seating area, intended to accommodate approximately 30 <br />patrons, will incorporate enhanced paving, perimeter landscaping and a <br />shade canopy that matches the existing canopy. <br /> <br />A new pedestrian entrance is also proposed at the northwest corner of <br />the proj ect site. This entrance will enhance pedestrian access to the <br />development by allowing direct access into the center from the MacArthur <br />Boulevard/Hutton Center Drive intersection, which is a heavily used <br />pedestrian pathway. The improvements will include a new stair entry <br />leading into the retail center and landscape planters around the stairs <br />perimeter (Exhibits 3, 4, 5 and 6). <br /> <br />Analysis of the Issues <br /> <br />Parking Variance <br /> <br />The applicant is requesting a variance from Section 41-1341 of the Santa <br />Ana Municipal Code (SAMC) to allow a reduction in required parking. <br />Based on code requirements, a total of nine additional parking spaces <br />are required for the new square footage. In addition, four parking <br />spaces will be removed to accommodate the new outdoor seating area. <br />Therefore, the applicant is requesting approval for a reduction in 13 <br />parking spaces. <br /> <br />Nexus Development is providing parking for 2 Hutton Centre within their <br />807 space parking garage for the Lake Towers. The Lake Towers <br />entitlements accommodated the 62 parking spaces that were to be removed <br />for the Lake Towers and provided adequate parking for the retail and <br />restaurant uses within 2 Hutton Centre Drive. <br /> <br />31A-3 <br />