75A - PH - EIR -1584 E SANTA CLARA AVE

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Final EIR No. 2011 -01, VA No. 2012 -04 & VTTM No. 2012 -02 February 10, 2014 Page 9 The granting of the variance will not be detrimental to the public or surrounding properties as the residence and garage are proposed to be used as it was historically, with little or no changes to its distinctive materials, features, spaces, and spatial relationships. The project has been designed in compliance with all other applicable development standards for an R -1 project. Finally, the project will not adversely affect the General Plan. The proposed use will result in the improvement of the property into a single- family residence that will be consistent with the Secretary of Interior standards. Further, the variance is consistent with goals and policies of the General Plan, including Land Use Element Goal 4 to protect and enhance development sites which are unique community assets, Land Use Element Policy 4.2 to encourage the retention and reuse of historical buildings and sites, and Housing Element Policy HE -1.7 to support preservation and enhancement of residential structures and properties that are considered local historic or cultural resources. Variance from Lot Frontage Standard The applicant is also requesting a variance from Section 41- 237(b) of the Santa Ana Municipal Code (SAMC), which requires lots in the Single - Family Residence (R -1) zoning district to have at least 50 feet of street frontage, as measured from the back of the setback. The applicant's proposal is to have one new lot in the development (Lot No. 12) have 41 feet of lot frontage, which is less than the minimum 50 feet of lot frontage. During the review of the street design for the project, staff determined that the City did not have a "knuckle" standard for curvilinear streets, with the original design insufficient to adequately accommodate turning movements for trash trucks and similar sized vehicles. To address this concern, staff used the County's standard for curvilinear streets, which uses a larger "knuckle" design at street curves. The application of the County's standard impacted the width of the lot fronting the "knuckle." Due to the application of this standard, Lot No. 12 cannot meet the 50 -foot street frontage standard, The lot will be in compliance with all other applicable development standards in the R -1 zone, including lot size and setbacks. In analyzing the variance requests, 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 subject site is a five -acre rectangular shaped parcel that will be constrained by the application of a County street standard to the project. In order to provide a larger street area for trash trucks and similar sized vehicles to maneuver, the County's standard for the design of "knuckles" was imposed on this project. The County standard required the taking of more land than proposed, which impacted the applicant's ability to meet the minimum lot width standard for an R -1 project. Therefore, applying the strict letter of the Code would, in this particular case, deprive the 75A -13