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SPR No. 2017-0£3/DBA No. 2017-01 September 11, 2017 Page 7 impact historic resources, or have no feasible mitigation. Further, cities cannot require preparation of additional reports or studies not required by State law to 'justify" a developer's request for waivers or incentives. Table 5: Requested Incentives/Concessions analyzes the; applicant's request for deviations from the development standards contained in the MEMU regulating pian. Table 5: Requested Incentives/Concessions 5tandaed Question _ Publicly Accessible would requiring the 15 Open Space percent of total lot area mandatedby the MEMU render the project Infeasible? Building Setbacks Would requiring the MEMU's side and rear setback standards render the project infeasible? I Ariatysis ;j The MEMU regulating plan requires that publicly -accessible opera spacer be provided along maln street -facing faryiades. Because the project has such a limited frontage on First. Street, meeting this requirement would result in the building being pushed back significantly from First Street and would render almost the first 1133 of the depth unusable for building '. area, resulting in a significant loss of units and parking area. Pushing the building back would also reduce the contribution to creating a more urban, walkable environment. The applicant intends to compensate for this reduction by providing a greater average square footage of prlvatelcommon openspace per unit an. the project site, For a project of this size and construction type, QCFA requires 364 -degree circulation on the project site with minimum 20 -foot fire lanes. The addition of landscaping and walkways around the project perimeter results in the project not being able to meet the maximum 10 -foot side yard requirement. Further, for a project of this height, the MEMU requires a 100 -foot rear yard setback. Implementing this standard would result in the building being set back an additional 67 feet from the rear lot dine, resulting iri a [lrivewaywidth ( Could the prcjject be If the project were designed with narrower driveways, the redesigned with narrower driveways would riot conform to minimum standards driveways to meet MEMU established for fire ingresslegress by OCFA and for trash requirements? truck ingresslegress established by the Public works Agency and Waste Management, the current waste collector contracted b the City. In reviewing the applicant's request, staff has found that the project may Impact the surrounding community; however, conditions of approval are intended to mitigate these impacts. Staff has also reviewed the requested incentivesJconcessions and found that two of the incentives/concesslons, publicly -accessible open space and building setbacks, would not be required if the project did not propose its double-density unit total, The first incentive/concession, a reduction of publicly -accessible open space, would not be required if the project were constructed with only the 20 -percent State or the 35 -percent local density bonus provisions. A reduction in the overall unit total would allow additional areas on the project site in which 6d,W31 EXHIBIT 2