31A - VARIANCE - REDUCTION OF LANDSCAPE 1901 N TUSTIN

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Variance No. 2011-01 February 28, 2011 Page 2 reroofing of the entire structure, the addition of green screen trellises, a trellis system over the building entrance and the repainting of the entire building. Site improvements will consist of the closure of the westernmost driveway on Lenita Lane, the removal of existing landscaping and the planting of new landscaping, the repairing and repaving of the parking lot and new site lighting. Improvements to the interior of the building will also be made and will include new non-bearing walls to create new exam and office space for the medical facility, new restrooms, upgrades to make the building ADA accessible, new flooring and paint. Once completed, the project will convey a sense of quality that is appropriate for an office use and satisfies the design standards set forth in the Urban Design Element and the Citywide Design Guidelines (Exhibits 3, 4, 5 and 6). Access to the project will be provided from both Tustin Avenue and Lenita Lane. The parking requirement for medical office buildings is six spaces per 1,000 square feet of building (Sec. 41- 1346). A total of 40 parking spaces will be provided on-site which is in compliance with the code. Project Background The building was constructed in 1962 and was occupied by the Automobile Club of Southern California (AAA) until 1999. At the time of its construction the building complied with all development standards then in place. Subsequent to its construction Tustin Avenue was realigned, the property was split by the new road, and the original Tustin Avenue became Old Tustin Avenue. This property split reduced the building's front yard setback making it non-compliant with today's development standards. The building is in compliance with all other development standards. In 2004, the Bagel Me Corporation submitted plans, and received approval, for a variance and minor exception. The variance was to allow a reduction in setbacks for the building, while the minor exception granted a reduction in parking for a restaurant use. Bagel Me had intended to open a 5,100 square foot Bagel Me restaurant while subleasing the remaining 1,400 square feet to an office use. However, in late 2005, Bagel Me decided not to move forward with their project and withdrew their applications. The building has remained vacant since 1999. General Plan and Zonina Analysis The General Plan land use designation for the site is General Commercial (GC), which allows for commercial and office uses. General Commercial Districts are primarily located on commercial corridors and major arterial roadways in the City. They provide accessible commercial development along the City's arterials as well as provide support facilities and services, including office, restaurants and various other services. The project is consistent with this General Plan land use designation. The subject site is located in the Community Commercial (Cl) zoning district. The C1 zone is a general commercial zone that allows for office uses such as the proposed medical facility. The proposed use is also consistent with the zoning. However, due to noncompliance with the setback standards, the project is legal nonconforming with current development standards. 31A-4