Item 19 - Density Bonus Agreement No. 2024-02 Property Located at 510 and 520 N. Harbor

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VTTM No. 2024-02 and DBA No. 2024-02 — Santa Ana-8 Townhomes (510 & 520 N. Harbor Blvd.) December 9, 2024 Page 8 Table 4: Analvsis of the Requested Concession (1) and Waivers (3) Standard Analysis Building Frontage (Concession) - SP-2, Ch. 3, Frontyard/Porch Frontage Type, 1 SP-2 requires minimum floor heights based on proposed frontage type (e.g., Ground Floor Height forecourt, stoop, etc.). The project proposes a frontyard/porch frontage type with 9'-1" ground floor height and is below the minimum 10' required. The project's location in a flood zone necessitates raising the site's base flood elevation, impacting ground floor -to -ceiling heights. To comply with flood regulations, interior floor levels must be elevated, reducing first -floor ceiling heights. Maintaining the proposed unit count while adhering to these requirements would require a redesign, potentially leading to fewer residential units, affecting the project's density and efficiency. Moreover, SP-2 was originally intended to achieve a specific urban form, and since existing nearby multi -family residential developments do not maintain a minimum building floor height, the proposed design is consistent with the existing multi -family residences. The minimum dimensions for porch type building frontages is 6' depth. No Dimension — Depth porches fully meet these requirements. Modifying porch depth is challenging due to the flood zone location. Changes would require building reconfiguration to accommodate proper stairs from street level, given elevated floor requirements. This would affect unit layouts, disrupting the efficient stacked floor plan and potentially reducing interior space and bedroom counts. Dimension — Width The minimum dimensions for porch type building frontages is 10' width if an asymmetrical entry. No porches fully meet these requirements. Modifying porch width is challenging due to the flood zone location. Changes would require building reconfiguration to accommodate proper stairs from street level, given elevated floor requirements. This would affect unit layouts, disrupting the efficient stacked floor plan and potentially reducing interior space and bedroom counts. Open Space (Waivers) - SP-2, Ch. 3, Table 3-9. Onsite Open Space Requirements The total common open space required for the project site (net) is equal to 15 Common — Area percent of the lot, or approximately 12,290 sq. ft. Instead, the project provides a 3,853 sq. ft. of common open space (approximately 5 percent), which is a difference of 8,437 sq. ft. or 10 percent. Meeting the minimum required open space would eliminate six or more units, affecting project feasibility. To maintain the proposed unit count, the developer would need to modify the building type and construct additional floors, potentially exceeding the maximum allowable height in the Harbor Mixed Use Transit Corridor Plan (SP-2) and increasing development costs. To help alleviate the open space deficiency, the project proposes an average of 174 sq. ft. of private open space per unit, through private balconies/decks.