75C - PH - BRISTOL EIR FROM WARNER TO ST. ANDREW

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Many of the commercial uses in the project area consist of small, independent businesses conducted out of converted single - family homes. On -site parking is usually substandard and very little has been done to change the appearance, other than the installation of signs to identify the site a; a business property, inese small business uses are consistent with the current zoning designations, however, since they occur primarily between Edinger Avenue and 17th Street, where several blocks containing residential lots abutting Bristol Street were previously rezoned to the present commercial classification The most prevalent nonconforming uses in the project corridor are the many parcels containing their original residential use, which are now zoned for commercial uses and are therefore considered nonconforming. These parcels are found on both sides of Bristol Street, primarily in several concentrations between Edinger Avenue and 17th Street (See Figure 17). Article VI of the City of Santa Ana's Zoning Ordinance provides the following notable limitations on modifications to nonconforming uses: a. Normal repair and maintenance is allowed in order to maintain a building or structure in a safe and sound condition. b. A nonconforming use of land or buildings may not be expanded on the same or nearby property. Nonconforming uses within a building may not be expanded to any other part of the building. c. Non- couformiug uses may not be changed to another noncon- forming use. d. The conversion of a nonconforming residence to a permitted use in a commercial or industrial district must conform to all development standards for that use in that particular zone. e. While a nonconforming use of land or buildings exists, no other use(s), whether permitted or not, may be established on the same property. There are also a number of inconsistences between the City's General Plan and Zoning designations. They are described as follows: a. Permitted density (up to 15 du /ac) for R -2 zoned lots along both sides of Bristol Street, between St. Gertrude Place and St. Andrew Place, is inconsistent with the General Plan designation of Low Density Residential (up to 7 du /ac). Ill -51 75C -122