31B - VARIANCE 2017-02 - Laserfiche WebLink

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Variance No. 2017-02 August 28, 2017 Page 2 Project Description The applicant proposes to construct a 900 -square -foot addition on the north side of an existing 1,300 -square -foot office building that is currently being used as administrative offices by The OCSA Foundation (Exhibit 3). The addition has been designed to match the existing structure, including texture, materials and color. Architectural improvements will also be made to the structure that will enhance the adobe style of the building. Other improvements proposed for the site include the addition of new landscaping within the parking lot and the removal of an unused curb cut on the northeast comer of the site (Exhibits 4, 5 and 6). A separate 4,000 -square -foot building (1107 North Main Street) is also located on the west side of the site. This structure is being used as administrative offices for OCSA. No construction or expansion of square footage is proposed for this building. Table 2: Development Standards Standard Required by SAMC Provided Permitted Uses Offices, Banks, Medical Offices and Service and Commercial Retail uses Complies Building Height Maximum of 180 feet Complies 17 feet Building Setbacks 10 feet on Eleventh Street 10 feet on Bush Street Zero setback on Eleventh and Bush Streets Floor Area Ratio 2.0 75,026 square feet Com lies 0.16 Parcel Size Minimum 15,000 square feet Com lies 37,513 Square feet Project Background The Orange County School of the Arts has occupied both buildings since 2014. The building on the west side of the site abutting Main Street is utilized by the school for their administrative offices and was previously occupied by office and bank uses. This building, known as the Washington Cleaners Building, is listed on the City's Historical Register as a Contributive structure. The subject building, located on the east side of the parcel, is used as administrative offices by the OCSA Foundation, the non-profit support group for the school. This building was historically occupied by bank and office uses. Project Analysis Chapters 5 and 8 (Financial District/Bush Street Professional District) of the Midtown Specific Plan (SP -3) identify the required setbacks for buildings in the Financial/Bush Street Districts. These sections require a minimum landscaped setback of 10 feet on Bush Street and 10 feet on 31 B-4