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1. Section 41- 1320(a)(1) of the Santa Ana Municipal Code requires four <br />(4) parking stalls for a single - family residence, with two (2) stalls <br />within a garage and two (2) stalls in the driveway. <br />2. The applicant is proposing to provide a two -car garage with access <br />from an existing alley. <br />3. Santa Ana Municipal Code Section 41 -638 authorizes the Planning <br />Commission to grant a variance upon making certain findings: <br />i. That because of special circumstances applicable to the <br />subject property, including size, shape, topography, location <br />or surroundings, the strict application of the zoning <br />ordinance is found to deprive the subject property of <br />privileges not otherwise at variance with the intent and <br />purpose of the provisions of this chapter. <br />The project site has special circumstances related to <br />its size, shape and surroundings. The smaller lot size <br />significantly limits the project's ability to meet all <br />development requirements and provide adequate <br />parking and open space area. An analysis of <br />development options concluded that a project meeting <br />all the development standards in the R2 zone would <br />restrict development on the parcel to a residence that <br />is not viable. <br />ii. That the granting of a variance is necessary for the <br />preservation and enjoyment of one or more substantial <br />property rights. <br />The granting of this variance is necessary for the <br />preservation and enjoyment of substantial property <br />rights. Without the approval of the requested <br />variance the developable area of the site would be so <br />restricted as to become infeasible for development <br />and the site would remain vacant. The proposed <br />project allows development on a substandard parcel <br />while minimizing any impacts to any adjacent single - <br />family residences. The size of the rear yard would be <br />reduced if the driveway complied with code. Since <br />private open space is related to overall livability, a <br />reduction in parking is a legitimate concession rather <br />than losing additional open space. The lot was legally <br />subdivided in 1925 and is legal nonconforming as to <br />lot size as are many of the lots in this neighborhood. <br />Resolution No. 2014 -13 <br />Page 5 of 10 <br />32A -19 <br />