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EXHIBIT 2 <br />SPR No. 2017-081DRA No. 2017-01 <br />September 11, 2017 <br />Page 7 <br />impact historic resources, or have no feasible mitigation. Further, cities cannot require preparation of <br />additional reports or studies not required by State law to 'justify" a developer's request for waivers or <br />incentives. Table 5: Requested Incentives/Concessions analyzes the. applicant's request for deviations <br />from the development standards contained in the MEMU regulating plan. <br />Table 5: Requested Incentives/Concessions <br />Standard <br />Question <br />Analysis <br />Publicly Accessible <br />Would requiring the 15 <br />The MEMU. regulating plan requires that publicly -accessible <br />Open Space <br />percent of total lot area <br />open space be provided along main street -facing fagades, <br />mandated by the MEMU <br />Because the project has such a'limited. frontage on First <br />render the project Infeasible? <br />Street, meeting this requirement would result in the building <br />being pushed back significantly from. First Street and would <br />render almost the first 113 of the depth'unusable for building <br />area, resulting in a significanf toss of units and parking area. <br />Pushing the building back would also reduce the contribution <br />to creating a more urban, walkable environment. The <br />applicant intends to compensate for this reduction by <br />providing a greater average "square footage of <br />_ <br />rivatelcommon open sace per unit on the project site. <br />Building Setbacks <br />Would requiring the MEMU's <br />For a project of this size and construction type, OCFA <br />side and rear setback <br />requires 360 -degree circulation on the project site with <br />standards render the project <br />minimum 20 -foot fire lanes. The addition of landscaping and <br />infeasible? <br />walkways around the project perimeter results In the project <br />not being able to meet the maximum 10 -foot side yard <br />requirement. Further, for a project of this height, the MEMU <br />requires a 100 -foot rear yard setback. Implementing this <br />standard would result in the building being set back an <br />additional 67 feet from the rear lot line, resulting in a <br />si nificant loss of units and parking area. <br />Driveway width <br />Could the project be <br />If the project were designed with narrower driveways, the <br />redesigned with narrower <br />driveways would not conform to minimum standards <br />driveways to meet MEMU <br />established for fire ingresslegress by OCFA and for trash <br />requirements? <br />truck ingresslegress established by the Public Works Agency <br />and Waste Management, the current waste collector <br />contracted by the 'City. <br />In reviewing the applicant's request, staff has found that the project may impact the surrounding <br />community; however, conditions of approval are intended to mitigate these impacts. Staff has also <br />reviewed the requested incentives/concessions and found that two of the incentives/concessions, <br />publicly -accessible open space and building setbacks, would not be required_ if the project did .not <br />propose its double-density unit total. <br />The first incentivelconcession, a reduction of,publicly-accessible open space, would not be required if <br />the project were constructed with only the 20 -percent State or the 35 -percent local density bonus <br />provisions. A reduction in the overall unit total would allow additional areas on the project site in which <br />1A747 EXHIBIT 2 <br />60 <br />