Item 22 - Public Hearing Regarding Bristol Project

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Related Bristol Specific Plan Entitlements & Development Agreement (3600 S. Bristol St.) and Staff Resolution Modifying Parking Districts in the Surrounding Area September 17, 2024 Page 16 Issue Analysis 2011. As the proposed project is located in a section of the City that meets this threshold, the South Bristol Street Focus Area, the applicant's request is subject to the AHOCO requirements of production of affordable housing or payment of in -lieu fees. Pursuant to Santa Ana Municipal Code Sections 41-1903 (Exempt projects) and 41-1904 (Options to satisfy inclusionary requirements), the applicant has indicated intent to select the option to pay in -lieu fees at a rate of $5 per square foot of habitable residential area. Based on available figures for the project and under the current ordinance, staff's analysis of the project indicates the project could generate between $9,375,000 and $18,750,000 in in - lieu fees, based on 3,750 units proposed, unit types/mix, and square footages. Any in -lieu fees generated by the project must be spent on production of affordable housing in the City of Santa Ana. During the extensive outreach conducted as part of the project's review process, the community identified onsite parking supply and availability as a key concern. Specifically, the community identified parking concerns related to availability for the commercial components (supply, ease of access, and wayfinding) and the residential components (sufficient parking for future residents and their guests). Table 4, below, analyses the project's proposed parking supply against current Santa Ana Municipal Code (SAMC) requirements. To address the differences in parking between the SAMC and the proposed SP, the applicant prepared a comprehensive parking study and parking management plan. The study and plan evaluate the proposed project, the project's anticipated parking demands, actual parking demands based on field observations at other similar multifamily communities, parking impacts, and means to mitigate any parking impacts of the project. To verify the findings of the study, City staff visited a dozen residential and mixed -use multifamily communities in Santa Ana and Costa Mesa to observe required vs. actual parking remands during early evening, late evening, and weekend visits. The field observations are consistent with the conclusions of the applicant's parking study and parking management plan. The study and plan (Exhibit 7) conclude that the proposed parking ratios, coupled with management strategies that include valet, vehicle lifts, and maximizing use of nearby transit, are sufficient to address parking demands for both the tenants and visitors of the project. Table 4: Parking Analysis Land Use SAMC Requirement Proposed in SP Difference Residential 1.0 spaces per dwelling unit, plus 1.3 spaces per dwelling unit, up 0.95 spaces 1.0 space for each bedroom, to 2.0 spaces per unit with per unit plus spaces for guests calculated valet/parking management, at 25% added to the gross inclusive of guest parking and up calculation of 1.0 spaces plus 1.0 to 20% compact and tandem for each bedroom (minimum total spaces per unit is 2.25 spaces)