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SPR No. 2017-08IDBA No. 2017-01 September 11, 2017 Page 5 Consistency with the Dries the project meet the PAEMU development MEMU regulating plan's standards development standards, or does it require approval of deviations? Compatibility with Will the project be well - adjacent integrated into the existing development in terms MEIVIU area and surrounding of similarity in scale, development patterns, height, and site Including those in the city of configuration Tustir)7 A �� Although the project compiles, with many development standards enumerated in the MEMU regulating plan, it does not meet the requirements for publicly -accessible open space, building setbacks, and driveway widths. Those standards require approval of incentiveshvarvers through the Density Bonus Agreement application. Moreover, although stated as a guideline in the regulating plan, the unit sizes are well below the 1,200 -square -foot average unit size objective. The applicant has considered this guideline and proposes to compensate through a greater average privateiconimon open space area of 112 square feet per unit instead of the 100 - square -foot minimum. In addition, the proposed parking rate of 0.6 spaces per unit is well below the required 2.0 spaces per unit; however, the applicant is exercising his NARY under AB 744 to provide 0.5 spaces per unit due to the project site's proximity to two bus stops with frequent service. These stops are on lines that connect the project site to points west (central Santa Ana, Garden Grove, and Westminster), north (gantm The proposed development consists of a single six -level project surrounded by single -story structures to the east and west. A two-story multiple -family residential community abuts the site to the south, and a single -story commercial development is to the north across First Street- Although the MEMU anticipates developments of this scale or larger in the "Active Urban" land use district, this development would be the first of Its size in Its immediate vicinity. Several design features have been incorporated into the project to break up its massing and to lesson Its Impacts on adjacent properties, These include breaking up the building's west elevation through courtyards, setting back the building from the east, south, and west through a minimum 20 -foot wide fire lane, and the planting of rapidly -Wowing eucalyptus trees, with minimum 20 -foot brown trunk height throughout, Finally, the proposal to construct a single structure instead of several is the result of the site's odd shape. Development on the site is further complicated and constrained because the neighboring parOOI, although underutilized, is located in the Jurisdiction of colnnPa�fiiavwd_ -Does-- the Project as The proposed project is intended to be a low-irnpict use. No harmonious land proposed, contribute negative impacts from noise, air qualify, aesthetics, or traffic use(s), site design, positively to the area in which are expected except for temporary impacts arising during and operational it is located? construction of the project. The site's design is intended to standards activate its frontage on First Street by providing flexible community areas that can be programmed with activities or I temporary Uses, and the landscape palette has been carLTU11y SeleCEBO to minimize the site's Impact On file surrounding low-rise land uses. 1 — 9 EXHIBIT 2 60K-29