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WORK STUDY SESSION F. DISCUSSION OF COMPACT RESIDENTIAL DEVELOPMENT CONCEPTS 1. Policy framework 2. Proposed project at Bristol Street north of Memory Lane Karen Haluza provided a presentation that included background on the City of Santa Ana's experience with small-lot residential development and the former R1-4,000 zone. Ms. Haluza also presented images of small-lot residential development and discussed positive and negative design elements. Ben Kaufman provided background on the changes that would be required to the General Plan and Zoning Ordinance should the Commission wish to explore reintroducing standards for compact residential development. Ms. Haluza introduced SunCal representative, Jim Magstadt who provided an introduction to the "Village Green" project proposed for property located on Bristol Street north of Memory Lane. Mr. Magstadt introduced KTGY Group, Inc. architects, Guy D. Farris and Marcel Vandersluis. Mr. Farris discussed the proposed project, which would include 380 new residential units in varying product types. These product types would include courtyard condominiums, attached townhouses and .detached single-family homes in a courtyard configuration. The project goals include: ^ Provide connectivity to the surrounding neighborhoods ^ Provide diversity of housing opportunities ^ Give priority to community open space ^ Establish a walkable community ^ Create an architecture of community ^ Create a sense of place Commission discussion ensued on policy issues that would require a change to the zoning with regard to the units/acre for housing iri single and multi family zones while maintaining consistency. Commissioner Lutz expressed a desire to see a continuation of the single-family residential ,located on the west side of Bristol Street (the Ryland Homes project) and, while he expressed interest in the proposed project, he also expressed concern that the project not create impacts relative to height and density on the adjacent neighborhood to the east. Commissioner Betancourt emphasized the importance of "delightful" details to create livable places, with less emphasis on a direct concern over the density. She commented that the Bristol edge of the project should be heavily landscaped, and that any alleyways should allow for landscaping. She again underscored the need to pay special attention to details. Vice Chair De La Torre questioned the potential impacts of deviating from the policy of allowing more dense residential development in locations removed from the Downtown. While he expressed interest in the project, he commented that he would want to fully understand the policy issues related to adopting new standards for compact residential development. He also commented that he would like to see more open space/pocket parks in the proposed project. Commissioner Cribb commented that the Bristol Street site is already densely developed and that the proposed project would replace existing apartments. He further stated that compact residential development, though not near the downtown, is appropriate for locations, such as the project site, that are near freeways. He commented that he would like to see the addition of curvilinear streets within the proposed project including the project entry that transitional Planning Commission Agenda 3 March 27, 2006