31A - VARIANCE - 1919 N SPURGEON ST

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Variance Nos. 2013-02, 2013-03 & 2013-04 June 10, 2013 Page 2 Proiect Description The project involves the construction of a 1,185 square foot, two-story, two-bedroom, one and a half bathroom single-family residence. The first floor consists primarily of an attached one-car garage, living room, dining room, kitchen and half-bath, while the second floor consists of two bedrooms, one bathroom and an open loft area. The craftsman styled home is in keeping with the purpose and intent of the Citywide Design Guidelines as well as the architectural style of the surrounding neighborhood. Second story step backs on the front and side elevations reduce the massing on the second floor and provide architectural interest. The project will incorporate the use of multiple materials including stone along the home's foundation, clapboard wood siding and stucco as material accents. Wood window trim and sills will be utilized on all windows (Exhibits 3 and 4). Landscaping will also be provided in accordance with the residential landscape standards. This will include four 24-inch box Black Gum trees, creeping fig vines along the perimeter walls and a variety of shrubs and groundcover as shown in the submitted landscape plan (Exhibit 5). Proiect Background The subject property was significantly impacted as a result of the 1-5 Freeway widening in 1995. Prior to the widening the subject property was over 6,000 square feet in size and developed with a single- family residence. Following the widening, Caltrans was authorized to sell the remnant parcels created by the widening at which time the City prepared a Remnant Parcel Reuse Plan. Included in this plan was an analysis of each of the affected properties along with recommendations for reuse which would be complementary to existing development and compatible with land uses in the immediate vicinity. Analysis of the subject property concluded that it should continue to be used for residential purposes or consolidated with the property to the south (Exhibit 6). General Plan and Zoning Analysis The General Plan land use designation for the site is Medium Density Residential (MR-15). Medium Density Residential Districts are characterized by a mixture of single-family residences and higher density multi-family housing. The proposed single-family residence is consistent with this General Plan land use designation. The subject property is zoned Two-Family Residential (R2). This designation allows for one or two- family dwellings and accessory buildings. This project is consistent with the zoning for the property. Proiect Analysis The applicant is proposing to obtain several variances from the development standards established in the Santa Ana Municipal Code (SAMC), specifically, Section 41-247.6 which establishes a minimum lot size, Section 41-1320(x)(1) which specifies the amount of off-street parking required for single- family residences and Sections 41-249, 41-250 and 41-251 which establish the minimum building 31A-4