2019-115 - Approving Site Plan Review No. 2019-01

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The project site is located in an area already identified in both the City's Zoning Code (the Transit Zoning Code) and General Plan (the Land Use and Housing elements) for new residential communities. Moreover, the proposed densities of 84 and 50 units per acre on Site A and Site B, respectively, is consistent with the anticipated development intensity of 90 units per acre in the General Plan Land Use element, and is below the density bonus provisions in the California Density Bonus Law for family - oriented projects (35-percent density bonus) and in the City's Housing Opportunity Ordinance (35-percent density bonus). 3. That the deviation is necessary to make it economically feasible for the Applicant to utilize a density bonus authorized for the development pursuant to section 41-1603. The proposed project requires one deviation through incentives/concessions for a reduction in required on -site (off-street) parking. The deviation is described as follows: Constructing 2.0 parking spaces per residential unit and 0.15 guest parking spaces per residential unit on the project site would require the developer to construct an additional level of parking either above- or below -grade, resulting in increased .construction costs and/or a loss of an entire level of residential units. The City has identified the Transit Zoning Code area for high -intensity, mixed -use development in order to reduce demands for parking and traffic impacts. To address the parking reduction requested by the Applicant pursuant to State Housing Law, the Applicant prepared a parking study and parking management plan (PMP). The PMP adequately outlines measurable means to provide additional parking through additional onsite valet parking, off -site parking, or a combination thereof, raising the effective parking ratios to a minimum of 2.15 parking spaces per residential unit if fully implemented. As a result of the parking reduction requested, staff coordinated with the Applicant to explore alternate options for providing additional off -site parking spaces, maximizing on -site parking spaces, and/or reducing parking demand on the project site. In response, Toll Brothers prepared a PMP that addresses incentives for reducing vehicle ownership, encouraging transit ridership, providing valet services on -site to maximize parking areas, and providing off -site parking spaces through long-term agreements with the City in nearby parking structures. Section 2. In accordance with the California Environmental Quality Act (CEQA), the City Council of the City of Santa Ana hereby finds, determines, and declares as follows: Resolution No. 2019-115 Page 3 of 11