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Variance No. 2008-13 <br />Site Plan Review No. 2008-04 <br />May 27, 2008 <br />Page 2 <br />Project Description <br />The One Broadway Plaza office tower will be a 37-story, 518,003 square <br />foot office tower that will include approximately 490,003 square feet of <br />office space, 10,000 square feet of retail space and 18,000 square feet of <br />restaurant dining area. The building, almost 493 feet in height, will be <br />the tallest building in Orange County. Four buildings totaling 12,484 <br />square feet that are currently on the project site are being rehabilitated <br />for use by office and restaurant uses. <br />An eight-level freestanding parking structure with a height of almost 78 <br />feet will be provided for the project. A total of 2,463 parking spaces <br />will be provided within this structure. Approximately 3,200 square feet <br />of retail/restaurant space will also be provided on the ground level of <br />the structure. The design of the structure will complement the proposed <br />office tower, with the elevator bank incorporating the glass to be used on <br />the tower (Exhibits 3, 4 and 5). <br />Analysis of the Issues <br />In 2004, the City Council approved the development of the One Broadway <br />Plaza office tower within the midtown area of the City. In 2005, a <br />citywide referendum affirmed the City Council's approval of the project. <br />In addition to the office tower, the applicant received approval to <br />construct a parking structure for the tower. <br />The entitled plans for the project identified the width of the lot for <br />the parking structure at 185 feet, the minimum width needed to <br />accommodate six rows of parking and three drive aisles that were in <br />compliance with code, including 8~ feet wide by 18 feet long parking <br />stalls (Exhibit 6). However, during the preparation of the final design <br />plans for the parking structure, it was determined that the width of the <br />lot was only 180 feet, which significantly affected the design of the <br />structure. <br />The five-foot reduction in the width of the parking structure has <br />resulted in the need for structural columns to encroach 12 inches into <br />the corner of parking stalls. Section 41-1303 of the Santa Ana <br />Municipal Code (SANG) regulates encroachments into parking stalls. This <br />section requires parking stalls to be a minimum of 8~ feet in width and <br />18 feet in length. This section does not allow appurtenances in the <br />31 A-3 <br />