75I - PH SUNFLOWER DESIGNATION CHANGE

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ER No. 2018-75, GPA No. 2019-01, & AA No. 2019-01 — Legacy Sunflower May 13, 2019 Page 5 Analysis of the Issues The applicant is requesting approval of entitlements to facilitate construction of a five -story multiple -family residential community adjacent to lower -intensity land uses. The project has been designed to reduce its impacts onto the surrounding community. An analysis of issues is presented In Table 4 on the following pages. Table 4: Issues Analysis Issue A.ralysis Scale The project has been designed to minimize its aesthetic impact onto the surrounding neighborhood. Courtyards in the southern and eastern portions of the project will minimize the perceived volume of the project from Sunflower Avenue and the duplex community to the east, respectively. In addition, the building's number of stories is scaled on the east elevation, providing a step- down of the structure adjacent to the duplexes. Moreover, the project is set back over 43 feet from the duplex community to the east and is buffered from the community with the two-way onsite drive aisle. The building's northern edge is set back 35 feet from the northern property line adjacent to Taft Elementary School, and a mural on the parking structure and extensive landscaping will minimize the impact of the development on the school. Finally, a shade and shadow analysis indicates that the duplexes will experiences partial shade during summer evenings (at approximately 6:00 p.m.) and during winter afternoons (at approximately 3:00 p.m.). There are no anticipated shade impacts to the north, south, or west. Density The project proposes a density of 63 units per acre. As proposed, the project would form a component of a tiered range of densities in the vicinity, with similar or more intense projects to the south across Sunflower Avenue in the City of Costa Mesa, and with lower -intensity multiple -family communities to the west and east. The project site does not border any single-family residential neighborhoods. Of the seven surveyed projects entitled, under construction, or completed in Santa Ana analyzed in Table 8 of Attachment 11 of this report, the project is the second -lowest in density, with the overall survey's range of 54 to 94 dwelling units per acre. Onsite Parking The City's parking requirements for multiple -family dwellings in SAMC Sec. 41- 1322 would require 586 parking spaces, which is 134 spaces more than the proposed 452 onsite parking spaces. The applicants submitted a parking study prepared by Linscott, Law & Greenspan, Engineers (LLG) that was peer - reviewed by the Planning Division and Public Works Agency. The parking study indicates that the proposed development and its location near a major employment center and mixed -use shopping area would generate a demand of 379 parking spaces for the residents, which is 73 parking spaces less than the 452 proposed onsite spaces. This will result in a surplus of 73 parking spaces_ . - The full study is included as Exhibit 12 with -this staff report. Parking Structure The parking structure is designed with one-half level underground and six levels Design above ground. No portion of the parking structure will project above the residential buildings, ensuring that it is concealed from view from the surrounding neighborhood. In addition, the north elevation of the parking structure will be concealed with murals and artwork where it faces Taft 751-15