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<br />Variance No. 2005-06 <br />March 27, 2006 <br />Page 2 <br /> <br />Project Description <br /> <br />The project involves the demolition of the existing 880 square foot <br />residence and the construction of a new 1,000 square foot flower shop on <br />an existing 7,852 square foot lot. Access to the project will be provided <br />from First Street. A total of six parking spaces will be provided on- <br />site, which satisfies the required minimum of five spaces (Exhibits 3 <br />and 4) . <br /> <br />The design of the project demonstrates a high quality appearance <br />appropriate for a commercial use and satisfies the design standards set <br />forth in the North Harbor Specific Plan. The proposed building elevations <br />will be enhanced by providing stone veneer and clear glass windows. These <br />architectural features will accentuate the exterior elevation and provide <br />consistency with the architectural styles and improve the commercial <br />character within the First Street Commercial Corridor. <br /> <br />A combination of trees, shrubs and ground cover will be planted within the <br />setback area on both First and Gunther Streets. A total of six 24-inch <br />box trees, including Canary Island pine (Pinus canariensis), London Plane <br />Tree (Platanus Accerifolia 'Yearwood') and Brisbane Box (Tristania <br />Conferta), are required as part of the landscape palette (Exhibit 5). <br /> <br />Analysis of the Issues <br /> <br />The North Harbor Specific Plan was envisioned to create a strong and <br />viable commercial district supported by safe and well-maintained <br />neighborhoods. A minimum lot size of 15,000 square feet for commercial <br />development was established in the Specific Plan as a standard to <br />encourage lot consolidation and the development of larger commercial <br />centers. <br /> <br />The proposed flower shop is a permitted use in the General Commercial <br />district of the North Harbor Specific Plan (SP2) but the existing lot <br />does not meet the lot size requirement of the SP2 district. This <br />property was originally subdivided as part of residential development <br />for a single family residence. Over the years, similar nearby <br />properties fronting First Street transitioned to commercial uses. <br />Because of the limited lot size, it has been impractical for the subject <br />property to achieve a viable and quality commercial development. <br /> <br />31A-3 <br />