32A - VARIANCE - 317 N JACKSON - Laserfiche WebLink

Home Browse Search

VA Nos. 2013 -06, 2013 -07 and 2014 -02 June 23, 2014 Page 4 Variance No. 2014 -02 — Off- Street Parking The applicant is proposing to provide a two -car garage with access from an existing alley. Section 41- 1420(a)(1) requires four parking stalls for a single - family residence, with two stalls within a garage and two stalls in the driveway. Without a driveway, the proposal does not meet the minimum standard of the Santa Ana Municipal Code. Section 41- 1303(a) requires the minimum length of a parking stall be 18 feet. The size of the rear yard would be further reduced if the proposal added an additional 15 feet to the driveway size. Since private open space is related to overall livability, a reduction in parking requirements is a legitimate concession rather than losing additional open space. Providing a driveway would result in a loss of open space and the majority of the rear yard paved with concrete. Staff recommends approval of the variance for a reduction in required off- street parking based on the following facts and findings: The project site has special circumstances related to its size, shape and surroundings, The smaller lot size significantly limits the project's ability to meet all development requirements and provide adequate parking and open space area. An analysis of development options concluded that a project meeting all the development standards in the R2 zone would restrict development on the parcel to a residence that is not viable. The granting of this variance is necessary for the preservation and enjoyment of substantial property rights. Without the approval of the requested variance the developable area of the site would be so restricted as to become infeasible for development and the site would remain vacant. The proposed project allows development on a substandard parcel while minimizing any impacts to any adjacent single- family residences. The size of the rear yard would be reduced if the driveway complied with code. Since private open space is related to overall livability, a reduction in parking is a legitimate concession rather than losing additional open space. The lot was legally subdivided in 1925 and is legal nonconforming as to lot size as are many of the lots in this neighborhood. The granting of this variance will not be detrimental to the public or surrounding properties. The project has been designed to meet the applicable development standards for setbacks to minimize the visual impact on the street. Additionally, the garage is positioned nearest the eastern property line to maintain the required 20 -foot front yard setback and maximize open space between the detached garage and house. Several residences on Jackson Street were constructed in a similar configuration without a major impact to the neighborhood. Lastly; the granting of this variance will not adversely affect the General Plan. The project has been designed to be architecturally integrated with other single - family homes in the area and is consistent with Policies 2.10 and 3.5 of the Land Use Element that supports new development which is harmonious in scale and character with existing development in the area. The development of a single - family residence on this previously vacant parcel also supports Policy 1.3 of the Housing Element that promotes a complementary mix of land uses that improves the character and stability of neighborhoods. 32A -6