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CUP No. 2013-26 and VA No. 2013-09 August 26, 2013 Page 6 development in the area. In this case, the applicant proposes to construct a two-story meditation center with the primary roof element at 38 feet in height and steeples and other defining features a maximum of 48 feet in height. There are two features of the subject site that would warrant a variance from the regulation of the maximum height of buildings; the location of the facility along a secondary street and the unique contextual surroundings of similar sized facilities. The project site faces unique challenges created by its locational circumstances. First, it is located on an interior lot on Sullivan Street, which is defined by the Circulation Element of the General Plan as a secondary street. Additionally, the site shares its northern property line with the New Spirit Baptist Church and its southern property line with the Lao Evangelical Church. Although the site shares its easterly property line with single family residential uses, the homes are oriented towards smaller residential collector streets which take access from Golden West Avenue and are located a minimum of 50 feet from the proposed church building. To the east, the proposed structure would be approximately 100 feet from the closest residential building. The applicant proposes to install the steeples toward the center of the site approximately 130 feet from its primary entrance on Sullivan Street. The proposed main roof element is mirrored by several smaller steeples elsewhere on the building, all of which create character-defining features supportive of its traditional Vietnamese architecture found on similarly-themed buildings and structures. It is not uncommon for religious facilities to have decorative elements and/or accessory structures that exceed the maximum building height. A variance was recently approved for Calvary Lutheran Church on West McFadden Avenue to allow the construction of a 60-foot high bell tower and steeple. St. Barbara's Catholic Church on Euclid Avenue also has a 60-foot tall tower structure that was built in 2007 that serves as a significant architectural feature. Due to the project's location on a secondary street and the need to encourage architectural integrity, the applicant is requesting the ability to construct features appropriate for the architectural style and theme of the meditation center. The elements will create a sense of arrival and community for the congregation of the Bat Nha Buddhist Meditation Center while maintaining the quality of the surrounding visual environment which is harmonious in scale with surrounding structures in the area. The project site contains a special circumstance related to its size, shape and location. Due to the unique location along a secondary arterial street, denial of the variance would deprive the property owner the privilege of utilizing the facility to its maximum potential and ensure the privileges for its patrons. To address the parking shortage, the applicant is entering into a long term agreement with the Santa Ana Unified School District (SAUSD) to allow nearby off-site parking. Further, due to the project's location on a secondary street, architectural elements that exceed the maximum allowable height are needed to allow the applicant the ability to construct a project that is in conformance with the architectural style for a Buddhist meditation center. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The granting of the variance would allow the property owner the opportunity to construct a meditation center with less than required parking and with roof elements that are found on similar architectural themed buildings and church structures in the City. 31 C-8