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Variance No. 2016 -02 March 28, 2016 Page 2 Proiect Description The applicant is proposing to demolish an existing 3,400- square -foot building in order to construct a two -story, 7,664 - square foot commercial center. The ground floor will consist of 4,695 square feet of floor area that will be divided into two different uses: retail uses encompassing 3,200 square feet of floor area and medical offices encompassing 1,495 square feet of floor area. The second level will consist of approximately 2,969 square feet that will be devoted to professional and business office uses. A total of 34 parking spaces are required for the office, retail and medical uses, with 34 spaces to be provided for the project. The architectural design of the building is considered to be contemporary, with a combination of smooth stucco finishes, metal roofs, metal louvers, decorative reveals and upgraded light fixtures assisting in conveying a strong architectural design concept (Exhibits 4 and 5). Prolect Anaivsis Variance requests are governed by Section 41 -638 of the SAMC. Variance requests may be granted when it can be shown that there exists a special circumstance related to the property, such as size, shape, topography, location or surroundings; that a variance is necessary for the preservation and enjoyment of substantial property rights; that a variance will not be detrimental to the public or surrounding property; or that a variance will not adversely affect the General Plan. if these findings can be made, then it is appropriate to grant the variance. Conversely, the inability to make these findings would result in a denial. Using this information, staff has prepared the following analysis, which forms the basis for the recommendation contained in this report. The applicant is proposing to obtain a variance from Section 41 -384 of the SAMC and reduce the minimum lot size from 120 feet to 90 feet and allow the development of the proposed project. After analyzing the proposal, staff is supportive of the applicant's request. The minimum street frontage requirement is intended to ensure that a commercial development has adequate street frontage to be a viable development with the potential for long -term success. It was found that many older developments that had a narrower street frontage were less successful, had extensive tenant turnover and a high vacancy rate due to minimal street visibility. This resulted in development sites that were not maintained and generated an excessive amount of code enforcement contacts. To address this concern, the commercial development standards were amended to require a minimum street frontage. The project site faces unique challenges created by its locational circumstances. The site shares its western property line with an AT &T data center and its eastern property line with a 35 -unit condominium complex. Both of those developments are well- established and have expressed no intent to relocate, making the acquisition of additional land to meet the minimum street frontage standard infeasible. Therefore, a unique circumstance exists related to the shape and location of the parcel that necessitates the granting of a variance, thereby allowing the redevelopment of an underutilized parcel of land that is located on a major arterial corridor. Further, the project will be in compliance with all other development standards for a commercial project in the General Commercial zoning district. 31 E -4