Laserfiche WebLink
E. Variance No. 2012 -05 (a) has been filed with the City of Santa Ana <br />seeking to reduce the required parking from 277 parking spaces to 146 <br />parking spaces. Santa Ana Municipal Code Section 41 -1401 requires one <br />(1) space per 150 feet of classroom area, one (1) space per 333 square <br />feet of office area, and one (1) space per two (2) beds. <br />F. Santa Ana Municipal Code Section 41- 638(a)(2) authorizes the Planning <br />Commission to grant a variance upon making certain findings. <br />1. That because of special circumstances applicable to the subject <br />property, including size, shape, topography, location or <br />surroundings, the strict application of the zoning ordinance is found <br />to deprive the subject property of privileges not otherwise at <br />variance with the intent and purpose of the provisions of this <br />chapter. <br />The project site has a special circumstance related to its <br />size, shape and location. Due to the location and constraints <br />of the site, which is surrounded by development, the project <br />is unable to provide the code required parking. To <br />determine an alternate parking demand for the school, a <br />parking and special needs assessment was prepared by the <br />traffic engineering firm of Linscott Law & Greenspan. The <br />study concluded that a maximum parking demand of 146 <br />would be required for the school, including all staff and <br />residents. Applying the strict letter of the parking code <br />would, in this particular case, deprive the subject property of <br />attracting a use to the property that is otherwise allowed in <br />the P zone and would deprive the subject property of <br />privileges not otherwise at variance with the intent and <br />purpose of the provisions of this chapter. <br />2. That the granting of a variance is necessary for the preservation <br />and enjoyment of one or more substantial property rights. <br />The granting of the variance is necessary for the <br />preservation and enjoyment of substantial property rights. <br />Compliance with the parking standards would prohibit the <br />construction of a needed high school campus for at -risk <br />youths on the premises. The strict application of the <br />standards would result in the need to reduce classroom <br />space for the campus, which would impact the ability of the <br />Orangewood Foundation to provide sufficient learning <br />facilities at this location. Therefore, the granting of the <br />variance will preserve the property owners right to develop a <br />vacant property with a use that is allowed in the zoning <br />district. The new use will help to revitalize the area through <br />the reuse of a vacant property, which will preserve the <br />Resolution No. 2012 -07 <br />31 B-229 Page 3 of 8 <br />