75C - PH - 1302 EAST FOURTEENTH STREET

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GPA No. 2011-03, AA No. 2011-02 & VA No. 2011-09 January 23, 2012 Page 5 If these findings can be made, then it is appropriate to grant the variance. Conversely, the inability to make these findings would result in a denial. Using this information, staff has prepared the following analysis, which forms the basis for the recommendation contained in this report. Regarding this project, Section 41-603 of the Santa Ana Municipal Code (SAMC) states that in residential zones "...where forty (40) percent or more of the lots any block... are developed with building, the required front yard for any new building or alteration to an existing building shall be not less than the arithmetical average of the front yard..." The prevailing average front yard setback along East Fourteenth Street is 29 feet. As proposed, the new single family residence will provide a 24.4 foot setback along Fourteenth Street. The applicant is requesting approval to allow the reduced setback to remain as proposed, which would require the approval of a variance from the code as discussed above. In analyzing the variance request staff must be able to show that findings can be made that support the criteria listed above. The project site has a special circumstance related to its size, shape and location. The property is located at the southeast corner of Fourteenth Street and Grand Avenue. The lot size was reduced to 4,813 square feet as a result of the Santa Ana Freeway (1-5) Widening Project. The proposed one-story, single-family residence is well designed and complies with the development standards set forth in Chapter 41 of the Santa Ana Municipal Code including side and rear setbacks, parking and landscaping. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. Allowing the building to be constructed with a reduced front yard setback will allow the owner the ability to develop the property with a well-designed single-family residence that is consistent with the Single-Family Residence (R1) zoning district. Shifting the structure to comply with the 29 foot prevailing front setback standard would reduce the feasibility and livability of the proposed residence, which impacts the property rights of the owner. The granting of the variance will not be materially detrimental to the public or surrounding properties as the building and site have been designed to comply with all applicable development standards except for the front yard setback. The new building and related site improvements and landscaping will enhance this property as well as the surrounding properties. The brick veneer base and entry of the house chimney and stucco materials, as well as the wood window trim and wood siding accents at the eaves, are proposed to enrich the elevation and be compatible with the existing architectural style in the adjacent neighborhood. • Finally, the project will not adversely affect the general plan as the new single family house is a permitted use in the proposed Low Density Residential land use designation. In addition, the project is consistent with several goals and policies of the General Plan. Specifically, the Land Use Element Policy 2.10 supports new development which is harmonious in scale and 75C-7