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Conditional Use Permit No. 2008-02 Variance No. 2008-02 March 10, 2008 Page 3 lot planters and street trees per the Specific Plan. Finally, the Plan encourages developments that upgrade the image of the area and assist in attracting new investment to Harbor Boulevard. The proposed project, with its reuse of a vacant building at a primary intersection and with enhanced architecture, will serve as an economic catalyst to the immediate area. The applicant is also requesting approval of a variance to reduce the required building setback along the west property from 15 to three feet. Section 41-368 of the Santa Ana Municipal Code requires a 15-foot landscaped setback where a building fronts a public street. However, due to the placement of the existing building, the applicant has been unable to comply with the setback standard. The applicant is proposing to maintain the existing three-foot front yard setback. To comply with the setback standard, the applicant would be required to remove approximately 300 square feet of building area. This would affect the main entrance to the restaurant and would result in a loss of 12 seats and would adversely impact the proposed restaurant. To mitigate the reduced setback, staff is requiring the upgrading of landscape material on the site, including parking lot trees and hedges (Exhibit 6). The reuse of a vacant building will enhance the economic stability of the area and will improve the urban design of Harbor Boulevard. Based upon the analysis of the project and the project's compatibility with the City's General Plan and applicable development standards, staff recommends that the Planning Commission approve Conditional Use Permit No. 2008-02 as conditioned and Variance No. 2008-02 as conditioned. CEQA Compliance This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15301. This Class 1 exemption applies to a project that involves the licensing of an existing structure with little or no expansion involved. Categorical Exemption Environmental Review No. 2007-146 will be filed for this project. 1 ~~ Vince Fr oso, CP Principa Planner VF j m of\reports\cup08-02&va08-02 Contodo.pc 31 A-4