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• The proposed Starbucks coffee house with drive- <br />through window service is in an area designated <br />General Commercial (GC) in the General Plan. The <br />project complies with the Land Use Element and <br />Urban Design Element of the General Plan and will <br />not negatively affect them. Lastly, the use is <br />consistent with the Community Commercial (C1) <br />zoning district that allows retail and service uses. <br />C. Variance No. 2003-02 has been filed with the City of Santa Ana seeking to <br />allow the reduction of the off-street parking requirement by two parking <br />spaces. <br />Santa Ana Municipal Code Section 41-638 authorizes the Planning <br />Commission to grant a variance upon making certain findings. <br />That because of special circumstances applicable to the <br />subject property, including size, shape, topography, location <br />or surroundings, that the strict application of the zoning <br />ordinance is found to deprive the subject property of <br />privileges not otherwise at minor exception with the intent <br />and purpose of the provisions of this Chapter. <br />• There are special circumstances applicable to the <br />subject property. The subject site is located on the <br />northeast corner of Bristol Street and Memory Lane, <br />which is a contained site surrounded by existing <br />commercial and residential developments. The <br />number of parking spaces provided will be sufficient <br />since the site will include adrive-through service for <br />the Starbucks coffee house. The drive-through <br />function will reduce the usage of the required parking <br />stalls. <br />That the granting of a variance is necessary for the <br />preservation and enjoyment of one or more substantial <br />property rights. <br />The granting of a variance is necessary to develop <br />the property with awell-designed commercial <br />development that is consistent with the Community <br />Commercial (C1) zoning district and provides both <br />retail and restaurant uses. Without the reduction in <br />the required parking the project site would not be able <br />to support an economically viable development. <br />• Policy 2.2 of the Land Use Element of the General <br />Plan supports commercial development that <br />Resolution No. 2003-28 <br />Page 3 of 5 <br />