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<br />AA No. 06-04, SPR No. 06-07 and CUP No. 06-14 <br />September 25, 2006 <br />Page 2 <br /> <br />on a 4,000 square foot lot. Parking will be provided in a garage using a <br />mechanical parking lift. The application includes a request for a zone <br />change to create a Specific Development zone with development standards <br />for the proposed project. <br /> <br />Analysis of the Issues <br /> <br />This project, though small in size, presents a number of complex issues <br />due to its location on a small infill lot within a National Register <br />Historic District with limited site access in an area that is completely <br />built out. The following analysis highlights the policy issues that <br />were considered during the review of this project. The project was also <br />the subject of several study sessions, most recently with the Historic <br />Resources Commission on September 7, 2006 and subsequently with the <br />Planning Commission on September 11, 2006. The questions raised at <br />these meetings have been addressed through the final design and <br />recommendation of approval for the project. <br /> <br />Land Use <br /> <br />The property is currently zoned C3-A. This zoning designation allows <br />commercial uses by right and live/work communities subject to the <br />approval of a conditional use permit. The proposed mixed-use project <br />includes a commercial component on the ground floor and residential <br />units above (Exhibit 4). The residential units, while they may be used <br />in a live/work manner, are not designed to the standards for live/work <br />communities contained within the C3-A zone. In addition, the property <br />is within the boundaries of the Santa Ana Renaissance Specific Plan <br />study area and, as such, it is anticipated that its zoning will change <br />with the ultimate adoption of the Specific Plan. That being the case, <br />staff believes that the best way to provide a regulatory framework for <br />this project in the interim is to create a Specific Development zone <br />that would address the unique circumstances of the proposed project <br />rather than amending the larger C3-A zone (Exhibit 5). <br /> <br />Parking and Site Access <br /> <br />Parking will be provided at a comparable amount to that of existing <br />multi-family residential code requirements of one space per bedroom. <br />Since the proposed units have open floor plans, it is proposed to impose <br />the following parking requirements: <br /> <br />75C-4 <br />