75B - PH - AMEND DEVELOPMENT AGMT 2005-02

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Amend DA No. 2005-02, CUP No. 2011-05 VA No. 2011-04, SPR No. 2011-01 March 14, 2011 Page 7 The granting of the variance is necessary for the preservation and enjoyment of substantial property rights as the granting of the variance to allow tandem parking will preserve the property owner's ability to develop the property with a well-designed residential project that is consistent with the Specific Development No. 76 (SD-76) zoning district. The wrap-style design of the parking garage is superior in that it allows shorter walking distances for residents; it allows for more mature and substantial landscaping that is planted in native soil as opposed to landscaping planted in raised planters; and, it allows for a better urban streetscape. The granting of the variance will not be detrimental to the public or surrounding properties as the project will be in compliance with all provisions of the SD-76 zoning district. Further, the project will comply with all mitigation measures identified in the certified environmental impact report for the project as well as all mitigation measures identified in the addendum to the EIR. The project will not adversely affect the general plan as the proposed multi-family residential use was designed in conformance with City Zoning Codes, development standards and General Plan goals and policies. Regarding this project, Section 41-638.1(d) of the Santa Ana Municipal Code (SAMC) states that tandem parking is permitted only within an office development, while the applicant is requesting approval to allow 262 of the 660 total spaces (40 percent) be tandem parking. Tandem parking allows the ability to provide additional parking spaces within fixed areas such as a parking structure or subterranean parking lot. Since tandem parking is a common practice in larger, urban office and residential projects, including several surrounding cities, staff is recommending approval of the request for tandem parking at this development. In order to ensure that the tandem parking will be used to efficiently park all cars in the project, staff has included a condition of approval that requires a Parking Management Plan to define how the tandem spaces will function. Site Plan Review Section 41-593.5(c) of the Santa Ana Municipal Code requires a review by the Planning Commission of all plans within a specific development plan area to ensure the project is in conformity with the Specific Development Standards. The review also ensures that the buildings, structures and grounds are in keeping with the neighborhood and will not be detrimental to the development of the Specific Development area. After analyzing the project, staff has found that the project is in compliance with all applicable development standards, including the Hutton Centre Mixed-Use Specific Development District (SD-76). Public Notification The project site is not located within a neighborhood association, but is adjacent to the Sandpointe Neighborhood Association. Given Sandpointe's involvement in the entitlements for MacArthur Place South, City staff and the applicant met with the Association Board in December 2010 to 75B-9