75I - PH SUNFLOWER DESIGNATION CHANGE

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ER No. 2018-75, GPA No. 2019-01, AA No. 2019-01 June 4, 2019 Page 5 and during winter afternoons (at approximately 3:00 p.m.). There are no anticipated shade impacts to the north, south, or west. Density At 63 units per acre, 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 exhibit 9 of the Planning Commission staff 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 10 in the Planning Commission 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 Elementary School, and additional landscaping will provide a buffer between the structure and the school. Compatibility The area in which the project is proposed contains a mix of multiple -family projects that are similar or more intense than the proposed development, duplexes, single-family homes, mixed -use developments, and commercial land uses. The project site does not abut any single-family properties and is similar in scale and architectural style with the residential developments to the south of the project site in the City of Costa Mesa. The project has been designed to avoid circulation impacts on adjacent neighborhoods by locating all three of its driveways on Sunflower Avenue. Residents and visitors to the site will not be able to access the development through any existing neighborhood streets. A comprehensive landscape plan has been designed to assist with the project's integration into the surrounding streetscape. The landscape plan anticipates the eventual widening of Sunflower Avenue to accommodate a bike lane; once the widening is complete, the ground -floor portion of the project along Sunflower Avenue will maintain privacy and landscaping. Regional Housing The Housing Element Annual Progress Report includes a summary of Santa Needs Allocation Ana's progress in meeting its share of the RHNA. There were a total of 1,372 (RHNA) building permits issued for new housing units in 2018, of which 42 percent or 577 housing units are affordable. With these new units, the City substantially exceeds the overall target for Santa Ana's RHNA 204-unit allocation, by over six times. The summary of new housing also exceeds by a multiplier of four the Cit 's 751-5