31E - VARIANCE 3414 S MAIN ST - Laserfiche WebLink

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Variance Nos. 2008-18 and 2008-19 October 13, 2008 Page 3 The first variance request is for a reduction in landscaped setbacks. Although the Municipal Code requires a 15-foot wide setback, the applicant is proposing to install a 10-foot wide setback. Staff is recommending approval of the setback variance for two reasons: First, nine feet of property was acquired by the City in 2004 as part of an intersection improvement project at Main Street and MacArthur Boulevard. The acquisition left the site with only one-foot of landscaping along Main Street while not affecting the existing 10-foot setback on MacArthur Boulevard. The reduced lot size, in conjunction with the need to design the service station to accommodates vehicle and fueling truck movements, has resulted in reduced landscaped setbacks. Second, the applicant is proposing to mitigate the impacts of the reduced setback by installing plant material that exceeds City standards. For example, thirty-six inch box trees will be planted on the site in lieu of the 15- gallon trees required by Code. Mature landscaping and vines will also be planted along the north and west property lines where the site abuts the residential use. The second variance is to allow the structure to exceed the 15-foot height limit where the building is adjacent to residentially used property. The applicant's proposal includes a retail building that will be 18 feet, six inches in height adjacent to the apartment complex to the north and west. The 15-foot height limit is intended to minimize the visual and aesthetic impacts of tall buildings adjacent to residential uses. Since the apartment buildings are approximately 70 feet away from the service station building and are separated by two rows of carports, staff is also recommending approval of the height variance. The carports, along with the 70-foot separation, will effectively mitigate any potential visual and aesthetic impacts generated from the height of the building. One of the goals of the Land Use Element of the City's General Plan is to preserve and improve the character and integrity of existing neighborhoods. The project has been designed to improve the character of the surrounding neighborhood through the use of quality architecture and materials and will contribute to the general well being of the community by allowing a well designed service station to be constructed on the site. Further, the building will enhance the economic stability of the area by converting an outdated facility into a vital, active development. To prevent the site from becoming an attractive nuisance, the Planning Division is recommending conditions of approval such as maintaining the perimeter block wall and prohibiting signage facing the residential uses. These conditions will assist in minimizing impacts to the adjacent residential uses. 31 E-4