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