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

Home Browse Search

VTTM No. 2024-02 and DBA No. 2024-02 — Santa Ana-8 Townhomes (510 & 520 N. Harbor Blvd.) December 9, 2024 Page 9 Standard Analysis The minimum required private open space is 90 sq. ft. per dwelling unit. Twenty - Private — Area seven (27) units featuring both upper balconies/decks and ground floor yards meet this requirement. The remaining eighteen (18) units with only upper balcony decks fall short of the minimum area. Adhering to the minimum private open space requirement would necessitate significant design alterations. Unit layouts would require reconfiguration, reducing habitable interior space and potentially bedroom counts. Expanding balconies, especially if cantilevered over the private drive, could impede emergency vehicle access, raising safety concerns. These changes would disrupt the efficient stacked floor plan design, affecting the development's livability and unit mix. Private open space minimum dimensions are 6 feet in all directions. Only one Private — unit provides the minimum 6 feet in all directions for private area. Dimensions Adhering to the minimum private open space requirement would necessitate significant design alterations. Unit layouts would require reconfiguration, reducing habitable interior space and potentially bedroom counts. Expanding balconies, especially if cantilevered over the private drive, could impede emergency vehicle access, raising safety concerns. These changes would disrupt the efficient stacked floor plan design, affecting the development's livability and unit mix. When analyzed cumulatively, the requested concession and waiver could be avoided if the project were designed on a different site or using a different site plan. If the project were designed with a multi -level parking and/or subterranean parking structure, or if the applicant used different building materials to construct a taller project, additional area on site would become available to provide the minimum required open space and ground floor height. However, these changes would increase development costs and result in a project that would exceed the maximum permitted building height, resulting in the housing project becoming financially infeasible due to the significantly increased financial implications of an alternative construction type compared to the relatively smaller scale of the project. Moreover, the changes would result in the loss of the five affordable townhouse units. Based on the analysis provided within this report, the proposed development will materially assist in accomplishing the goal of providing additional affordable and market -rate ownership housing stock in the city and will consistent with the applicable designation in the general plan land use element. In addition, the proposed deviations are necessary to make the project economically feasible pursuant to section 41-1603. Vesting Tentative Tract Map Subdivision requests are governed by Chapter 34 and Chapter 41 of the SAMC. Pursuant to Section 66473.5 and 66474 of the California Subdivision Map Act, applications for vesting tentative tract maps are approved when it can be shown that findings can be made in support of the request.