03-22-21_Agenda Packet - Laserfiche WebLink

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Density Bonus Agreement No. 2020-02, FX Residences March 22, 2021 Page 6 5 6 8 Standard Analysis The density bonus agreement would restrict the units to be rented for occupancy by extremely low-income tenants. Affordable housing parking studies have concluded that vehicle availability decreases in affordable housing developments and the need for parking is typically half that of market-rate projects. Moreover, studies have found that vehicle availability decreases substantially based on overall household income. Specifically, permanent supportive housing has a substantially lower required parking ratio, usually of 0.5 spaces per unit, compared to market-rate projects. Lastly, the project is located adjacent to the under-construction fixed guideway (OC Streetcar) line, near five major bus lines, and less than half-a-mile of the Santa Ana Regional Transportation Center. In addition to public transit access, the City of Santa Ana has dedicated bike lanes along Santa Ana Boulevard as part of the City's Bicycle Master Plan. These alternative transit opportunities would help lessen the parking impacts. Open Space (Incentive/Concession) The total common open space required for the project site is equal to 15- percent of the lot, or approximately 2,221 square feet. Instead, the project provides a 1,877-square-foot interior courtyard (12-percent), which is a difference of 344 square feet or 3-percent. The difference in open space is as a direct result of the smaller than average lot width once the site is consolidated. Maintaining the required open space standard would also result in a site redesign involving the loss of bedroom units. In order to maintain the current proposed unit count, the developer would be required to construct an additional level, resulting in a different type of construction (steel-frame versus wood), further increasing development costs. Adjacent open spaces located within a half-mile of the project site will help alleviate the open space deficiency. These include Logan Park, Mariposa Park, and French Park Neighborhood Park. Permitted Building Type (Waiver) The proposed building is required to be designed as one of the building types and architectural styles permitted by the UN-2 zone. Pursuant to the TZC, the building type and architectural style are considered development standards that are eligible to be waived if they physically preclude the construction of the project. The project proposes a Stacked Dwelling Building Type, which is not permitted in the UN-2 zone. However, if the project were designed as any other permitted building type or architectural style the project would result in a significant loss of residential units and a loss of further open space and landscaping. As a result, a waiver from the allowable building type and architectural style is required. Landscape Standards (Waiver) Trees are required to be planted at the rate of one 24-inch box tree per 25 lineal feet of front yard. Due to site constraints, smaller than average lot width, and street tree requirements, no trees can be accommodated on the property along Garfield Street. In addition, only one can be accommodated per 37.5 lineal feet along Santa Ana Boulevard. Maintaining the required landscape standards for trees would result in the building being setback, an additional five to six feet along Garfield Street and Santa Ana Boulevard, resulting in a loss of parking area, common open space and residential units. In place of installing trees on the property along Garfield Street, the project will be installing two Camphor trees within the public sidewalk. Moreover, the existing mature trees within the public sidewalk along Santa Ana Boulevard will remain. City Council 2 –6 3/22/2021