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(a) Waiver from the General Plan Land Use Element, <br />Downtown District Center maximum FAR of 3.0. The <br />FAR for the entire development site is 4.2. Capping the <br />FAR at 3.0 would physically preclude development of the <br />project and on -site affordable housing units [Cal. Gov't <br />Code Sec. 65915 (e)(1)]. Limiting the FAR may preclude <br />additional stories to accommodate the affordable units <br />and density bonus units which make the project <br />financially feasible for the developer. <br />(b) Waiver from Santa Ana Municipal Code Sec. 41-2011(a) <br />— Height. The Line Block Building Type sets a maximum <br />height of 10-stories while 16 stories are proposed. The <br />additional stories are needed to provide affordable <br />housing units on -site and to make the construction of a <br />high-rise development financially feasible. In addition, the <br />requirement to provide 211 public parking spaces on site <br />adds an additional five stories to the overall development <br />[Cal. Gov't Code Sec. 65915 (e)(1)]. <br />(c) Concession 1 from Santa Ana Municipal Code Sec. 41- <br />2023(f) Open Space, the project's open space is <br />designed as open roof decks rather than courtyards or <br />forecourt. Construction of a courtyard or forecourt would <br />substantially increase engineering costs and the <br />development would need to be redesigned completely <br />reducing the number of units that could be constructed <br />on the site therefore, reducing the number of onsite <br />affordable housing units that would result from the project <br />[Cal. Gov't Code Sec. 65915 (d)(1)]. <br />(d) Concession 2 from Santa Ana Municipal Code Sec. 41- <br />2023(i) Massing a reduction in massing at the third level <br />would result in a reduction in public parking or <br />redesigning and engineering the project which would <br />reduce the financial feasibility of redeveloping the site <br />and providing 19 onsite very -low income units [Cal. Gov't <br />Code Sec. 65915 (d)(1)]. <br />(e) Parking: Constructing 2.0 parking spaces per residential <br />unit and 0.15 guest parking spaces per residential unit on <br />the project site would require the developer to construct <br />additional levels of parking either above- or below -grade, <br />resulting in increased construction costs and/or a loss of <br />an entire level of residential units. The City has identified <br />the Transit Zoning Code area for high -intensity, mixed - <br />use, transit -oriented development in order to reduce <br />Resolution No. 2020-xx <br />75A-28 Page 4 of 18 <br />