31B - VARIANCE - 2702 N BRISTOL ST

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Variance No. 2012-07 September 24, 2012 Page 4 • Finally, the project will not adversely affect the general plan as the proposed bank use is a permitted use in the General Commercial land use designation. In addition, the project is consistent with several goals and policies of the General Plan. Policy 1.10 encourages the location of commercial uses at arterial roadway intersections in commercial districts, Policy 2.2 supports commercial land uses in adequate amounts to accommodate the City's needs for services, Policy 2.4 supports pedestrian access between commercial uses and residential neighborhoods which are in close proximity, and Policy 2.10 supports new development which is harmonious in scale and character with existing development in the area. To minimize the effects of the reduced setback, staff is including conditions of approval to provide enhanced landscaping at the Bristol Street and Memory Lane corner, as well as upgrades to the sizes of the landscape materials. 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 not located within the boundaries of a neighborhood association. However, four surrounding associations were notified of the project, and the property manager for the adjacent apartment complex was notified as well. 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 15303. This Class 3 exemption allows the construction of new structures up to 10,000 square feet in an urbanized area. Categorical Exemption Environmental Review No. 2012-6 will be filed for this project. Conclusion Based on the analysis provided within this report, staff recommends that the Planning Commission approve Variance No. 2012-07 as conditioned. UL- Vince Frego o, AICP Principal Plan er- VF:jm vArepoitsWas1VA12-07 2702 N Bdstol.092412.pc 31 B-6