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DBA No. 2020-01/SPR No. 2020-01/SPR No. Third & Broadway Mixed -Use Development September 28, 2020 Page 5 Setting 2020-02/VAR No. 2020-051TPM No. 2020-02 The TZC was adopted in July 2010 and updated in 2019; it provides a framework for transit -oriented mixed -use, residential, commercial, and limited industrial activities in a large section of central Santa Ana. The Downtown sub -zone in which the project is proposed allows a variety of mixed -use developments intended to contribute to creating a dynamic, transit -oriented area for residents, business owners, and visitors, and to lessen the need for automobile dependence. The project site is not within the Downtown National Register District; however, the boundary of the Downtown National Register District surrounds the project site to the north, west, east and a portion of the south. Planning for the OC Streetcar began in 2008. The fixed -guideway will traverse 4.15 miles throughout Santa Ana and will serve as a last -mile connection from the Santa Ana Regional Transportation Center through Downtown and to the City of Garden Grove. The project is currently under construction and is expected to be operational in 2022. An OC Streetcar stop is planned at Fourth Street between Broadway and Sycamore Street, which is one block from the subject site. Request for Qualifications In 2014, City Council directed the Planning and Building Agency to release a Request for Qualifications (RFQ) searching for a developer that would reconstruct the site's parking, develop the site, and include a hotel component. Five proposals were received in response to the RFQ and only the Caribou Industries proposal included a hotel. In 2017, the City entered into an Exclusive Negotiation Agreement (ENA) with Caribou Industries for the Third & Broadway project. Since then the Community Development Agency has been working with Caribou Industries to complete the DDA regarding the sale of the property and reconstruction of public parking spaces. Following the Planning Commission's review of the entitlements for redevelopment of the site, the DDA will be presented to the City Council for review and approval. Analysis of the Issues Site Plan Review Section 41-2005 of the SAMC requires developments proposing over four stories in height to submit a SPR application to the Planning Commission. As the buildings in the proposed development are proposed to be 16 and 10 stories, approval of two individual SPR applications is required. The mixed -use development will be a 16-story urban building within the Downtown zone and will not be detrimental to the harmonious development of the City or impair the desirability of investment or occupation of the Downtown neighborhood. The development will facilitate the replacement of a parking structure with no features of pedestrian interest with a multi -story building with pedestrian oriented retail, service, and residential uses. In addition, the inclusion of 19 very -low income housing units creates housing opportunities for very -low income households within a highly amenitized mixed - income development. Conditions of approval for public art, public access to the fifth floor deck and community room, and compliance with a parking management plan are included in the SPR. 75A-47