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The project site has special circumstances that warrant <br />approval of a variance. When the building was constructed in <br />1986, it was developed as part of Fiesta Marketplace, a <br />redevelopment plan featuring a master planned retail, <br />commercial and entertainment center that utilized public <br />parking structures to meet parking demands. At the time that <br />the building was constructed the Transit Zoning Code <br />development standards were not in place. To comply with the <br />current development standards for off-street parking, the <br />existing building would have to be demolished to provide on- <br />site parking. This would result in the demolition of a major <br />community amenity, known as Fourth Street Market, and <br />would be a significant burden on the property owner. <br />The building is located in the core of Downtown Santa Ana, <br />an environment that is pedestrian -oriented due to the close <br />proximity of places to live and work and connections to an <br />intricate transportation network with various modes of <br />transportation available such as rail, bus, and bicycle. In <br />addition, the proposed Fixed Guideway (OC Streetcar) route <br />is along Fourth Street and will increase transportation <br />options for residents as it will provide direct access to the <br />Santa Ana Regional Transportation Center, a regional rail 4 <br />line, and 18 Orange County Transit Authority bus routes. <br />There are a variety of retail, service, eating and entertainment <br />establishments and parks within walking distance of the site <br />further reducing the need for a vehicle and creating a site that <br />prime for transit -oriented development. As a result, special <br />circumstances exist that support a variance for off-site parking <br />and reduced off-street parking. <br />2. That the granting of a variance is necessary for the preservation and <br />enjoyment of one or more substantial property rights. <br />The granting of the variance is necessary for the preservation <br />and enjoyment of substantial property rights. To develop 24 <br />multi -family housing units the Transit Zoning Code requires a <br />total of 52 parking spaces (2 per unit and .15 guest spaces <br />per unit). The Transit Zoning Code does not stratify parking <br />by bedroom count, therefore a development such as the <br />proposed project with all studio units is subject to the same <br />standards as a development with two or three bedroom <br />units. The prescribed parking ratio creates a substantial <br />burden for the developer as they are proposing studio units, <br />but are subject to the same requirements as larger or mixed <br />Resolution No. 2018-04 <br />Page 2 of 8 <br />