Item 12 - Density Bonus Agreement No. 2025-03

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DBA No. 2025-03 — Olive Crest (2130 East Fourth Street) June 23, 2025 Page 9 Standard Analysis away. The close proximity of the City park space reduces the overall impact of the concession for the private open space requirement. Section 4.8 (Parking and Access) of the MEMU outlines parking requirements for mixed -use developments in the Village Center district of the MEMU. Specifically, as a mixed -use project site the overall development requires 34 parking spaces for the residential component (2.25 spaces per unit) and 94 spaces for the office component (3 spaces per 1,000 square feet), a total of 128 spaces. The total required residential parking pursuant to the State Density Bonus is 23 spaces (1.5 spaces per 2 bedroom unit). Therefore, the total parking required with the State Density Bonus parking requirements would be 117 spaces. The Applicant is proposing a total of 136 surface parking stalls, which would be a surplus of 19 parking stalls. Therefore, the Project is not anticipated to have any parking impacts. Staff notes that the Applicant is requesting a concession from the parking requirements for the residential component, due to the financial constraints and hardships associated with meeting building code requirements for new parking. Parking Requirements The primary concern would be the financial burden associated with complying (Incentive/Concession) with the electric vehicle charging stations requirements. For multi -family dwellings, forty -percent of total parking spaces must be equipped with low - power Level 2 Electric Vehicle (EV) charging receptacles and ten -percent of parking spaces must have Level 2 Electric Vehicle Supply Equipment (EVSE) installed. EVSE refers to the charging infrastructure that delivers electrical energy from the grid to an electric vehicle (EV). In order to meet these EV charging requirements, an upgrade to the existing electrical infrastructure would be required, including the installation of a larger transformer in compliance with Southern California Edison (SCE) standards. However, such an upgrade presents a significant financial challenge. The costs associated with transformer upgrades including design, permitting, utility coordination, and construction, can exceed hundreds of thousands of dollars. Furthermore, the process is often time consuming and subject to extended delays due to SCE's backlog and project review protocols. Given these high costs and logistical barriers, the transformer upgrade necessary to comply with EVSE requirements would be financially infeasible for the Applicant and would lace an undue hardship on the development of the residential project. Section 4.6 (Private/Common Open Space) of the MEMU indicates that a minimum of five -percent of common open space is required for non-residential uses (i.e., office), which would result in a requirement of 5,062 square feet. As proposed, the Project includes common open space at rate of 1.4-percent of Common Open Space the gross site area, which equates to 1,430 square feet. (Waiver) Strict adherence to the common open space requirement would result in a reduction in the number of units that can be provided in the overall Project, affecting the feasibility to construct the Project. In order to provide the required common opens ace and maintain the current proposed unit count, the