75B - PH 1501 W MACARTHUR BLVD - Laserfiche WebLink

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General Plan Amendment No. 2008-01 Amendment Application No. 2008-02 Variance No. 2008-03 March 24, 2008 Page 3 The existing Medium Density Residential (MR) general plan designation prohibits the use of the site for retail purposes. To allow the project to proceed, three actions are needed. First, a general plan amendment to General Commercial (GC) is required. Additionally, an amendment application must also be approved to change the zoning of the subject property from Two-Family Residential to General Commercial (C-2). Finally, a variance to allow a reduction in the front yard setback is needed. The proposal will assist in supporting various goals and objectives of the Land Use Element of the General Plan. First, the project will assist in promoting a balance of land uses that address community needs, as the residences in the area will be provided with an additional commercial center to serve the southern area of the City. Second, the project will promote land uses, such as restaurants and retail uses, which will enhance the economic and fiscal viability of the City through an increase in property and sales taxes. Finally, the project will preserve and improve the character of the surrounding neighborhood through the numerous improvements proposed for the site including building design, signage, parking lot enhancements and landscaping (Exhibit 8). A zone change to commercial is also required for the site. The project site is located near two major arterial streets that provide ease of access and egress into the site. Although the site is currently zoned to allow a Two-Family residential development such as duplexes, the site has historically been used as a commercial site. Given a need to provide additional niche retail and restaurant uses that are easily accessible and walkable from the surrounding residential developments, a zone change is a viable option for the site. If the zone change is not approved, the vacant one acre parcel to the west would not be a large enough parcel to construct a viable residential project. Finally, the applicant is requesting approval of a variance to reduce the required building setback along MacArthur Boulevard from 15 feet to 10 feet. Section 41-369 of the Santa Ana Municipal Code requires a 15- foot landscaped setback where a property abuts a public street. However, due to a lot size reduction caused by an eight-foot offer to dedicate on MacArthur Boulevard and the configuration of the existing building and parking lot on the east side of the parcel, the applicant has been unable to comply with the setback standard. 75B-4