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Resolution No. 2019-xx <br />Page 3 of 10 <br />84 and 50 units per acre on Site A and Site B, respectively, <br />is consistent with the anticipated development intensity of 90 <br />units per acre in the General Plan Land Use element, and is <br />below the density bonus provisions in the California Density <br />Bonus Law for family-oriented projects (35-percent density <br />bonus) and in the City’s Housing Opportunity Ordinance (35- <br />percent density bonus). <br />3. That the deviation is necessary to make it economically feasible for <br />the Applicant to utilize a density bonus authorized for the <br />development pursuant to section 41-1603. <br />The proposed project requires one deviation through <br />incentives/concessions for a reduction in required on-site <br />(off-street) parking. The deviation is described as follows: <br />Constructing 2.0 parking spaces per residential unit and 0.15 <br />guest parking spaces per residential unit on the project site <br />would require the developer to construct an additional level <br />of parking either above- or below-grade, resulting in <br />increased construction costs and/or a loss of an entire level <br />of residential units. The City has identified the Transit Zoning <br />Code area for high-intensity, mixed-use development in <br />order to reduce demands for parking and traffic impacts. To <br />address the parking reduction requested by the Applicant <br />pursuant to State Housing Law, the Applicant prepared a <br />parking study and parking management plan (PMP). The <br />PMP adequately outlines measurable means to provide <br />additional parking through additional onsite valet parking, <br />offsite parking, or a combination thereof, raising the effective <br />parking ratios to a minimum of 2.15 parking spaces per <br />residential unit if fully implemented. <br />As a result of the parking reduction requested, staff <br />coordinated with the Applicant to explore alternate options <br />for providing additional off-site parking spaces, maximizing <br />on-site parking spaces, and/or reducing parking demand on <br />the project site. In response, Toll Brothers prepared a PMP <br />that addresses incentives for reducing vehicle ownership, <br />encouraging transit ridership, providing valet services on-site <br />to maximize parking areas, and providing off-site parking <br />spaces through long-term agreements with the City in <br />nearby parking structures. <br /> <br />4-26