31E - VARIANCE 3414 S MAIN ST - Laserfiche WebLink

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Variance Nos. 2008-18 and 2008-19 October 13, 2008 Page 2 Project Description BP West Coast Products, LLC, is in the process of modernizing service stations throughout the region, including two facilities in Santa Ana. A soils analysis of the site has identified a significant level of contamination on the premises. In an effort to remediate the site, the applicant is proposing to demolish the existing service station and canopies that were built in 1968 and construct a new one-story, 2,350 square foot ARCO service station and am/pm market. The new structure has been designed to be contemporary in nature and will incorporate a variety of architectural elements and materials such as stucco, slate stone (at building entrance and base of the building), a steel canopy over the entrance and a decorative roof cornice. The fuel island canopy will be architecturally integrated with the architecture of the building. A total of nine parking spaces are required and have been provided for the project. A comprehensive landscape plan that contains both tree and plant materials has been submitted. The plan includes maintaining existing mature trees if feasible and upgrading the sizes of the new trees from the minimum 15-gallon size to 36-inch box trees along the Main Street and MacArthur Boulevard frontages as well as on the north and west property lines (Exhibits 3, 4, 5 and 6). Analysis of the Issues The applicant is requesting two variances in order to allow the construction of a new service station. First, the applicant is requesting a variance from Section 41-372 of the Santa Ana Municipal Code (SANG) to allow a 10-foot landscaped setback along both street frontages. Second, a variance from Section 41-370 of the SAMC is requested to allow a building to exceed the 15-foot height requirement when adjacent to a residentially used property. The Zoning Ordinance was created to ensure strong and viable commercial districts supported by safe and well-maintained neighborhoods. An example of the standards established to reach these goals was the 15- foot landscaped setback standard for all commercial developments and height restrictions for commercial uses adjacent to residentially zoned or used properties. Because of the limited lot size and the various applicable standards for a service station use, it has been difficult for the subject property to rehabilitate into a viable, quality development. 31 E-3