31B - VARIANCE - 1221 N BRISTOL ST

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Variance No. 2011-07 May 9, 2011 Page 5 To minimize the effects of the reduced lot size and setback, an extensive list of site improvements are proposed. For instance, existing hardscape, with the exception of required walkways, along both Bristol Street and Washington Avenue will be removed in order to provide new landscaping. In addition, the existing parking lot will be repaired and restriped as necessary to improve on-site circulation and to provide additional landscaping. This improvement will make the parking lot comply with both the current setback standard as well as the landscaping standard. The applicant will be removing dead landscaping and will install new landscaping materials within the setback areas as well as within all parking lot landscape planters. It is recommended that the required trees be upgraded to a 24-inch box size and shrubs to a 5-gallon size throughout the project to compensate for the reduction in required setbacks. Public Notification The project site is located within the Washington Square Neighborhood Association. Staff and the applicant attended a meeting with the Washington Square leaders in March 2011 to review the project and obtain neighborhood input. Issues pertaining to outdoor music, lighting and trash were raised by the neighborhood at this meeting. Modifications to the project were made in response to the concerns raised by the neighborhood. In addition, the contacts of this Neighborhood Association were notified by mail 10 days prior to this public hearing. The project site itself was posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter and mailed notices were sent to property owners within 500 feet of the project site, as well as concerned citizens listed on the Permanent Notification List. At the time of this printing, no correspondence, either written or electronic, had been received from any members of the public. CEQA Analysis In accordance with the California Environmental Quality Act, the proposed project is exempt from further review pursuant to Section 15061(b)(3), which is a general rule exemption applying to projects that have no possibility of having a significant effect on the environment. Categorical Exemption Environmental Review No. 2009-93 will be filed for this project. Conclusion Based on the analysis provided within this report, staff recommends that the Planning Commission approve Variance No. 2011-07 as conditioned. f Vince Fregoso, AI Principal Planner VF.jm vfVeports\Vas\VA11-07 Taqueria De Anda 1221 Bdstol.050911.pC 31 B-7