75A - PH - 200 EAST FIRST AMERICAN WAY

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ZOA No. 2012 -01, DA No. 2004 -03, VTTM No. 2012 -01, and SPR No. 2012 -01 February 13, 2012 Page 5 activity. The project site is consistent with this General Plan land use designation. The site is surrounded by residential and retail uses to the north; office development to the south; office and retail uses to the east; and residential uses to the west. The zoning for the site is MacArthur Place District Center, Specific Development District No. 43. This zone allows for a mix of uses including office, restaurant, retail, hotel and residential land uses. The applicant has requested several amendments to SD 43 in order to allow for an increase in the total number of units permitted within the zone, a reduction in the amount of open space required per unit, a reduction in the overall parking ratio for the project, and to allow for tandem parking, which is not currently allowed in this zone for residential development. With these amendments, the proposed project would be consistent with the zoning designation. Proiect Analysis Zoning Ordinance Amendment — the applicant is requesting amendments to the existing zoning, SD 43 to increase the maximum number of permitted residential units, reduce the parking ratio, allow for the use of tandem parking stalls, and reduce the open space requirement. Each of these requested amendments is analyzed in more detail below. Increase in Maximum Number of Residential Units — SD 43 currently allows a maximum of 624 residential units. MacArthur Place currently has two residential developments with a total of 346 units. The Pinnacle Apartments, located at the northeast corner of Main Street and MacArthur Boulevard, was approved in 1993 and contains 273 units. The Vantage Townhomes development was approved to allow 93 for -sale units. The Met is proposed to contain 284 units, which, added to the existing 346 units, exceeds the maximum permitted units by six. The applicant is requesting an amendment to SD 43 to increase the maximum number of permitted units to 630. Amendments to SD 43 are needed to Section III.A.2 (Maximum Permitted Building Density /intensity) and to Section V. (Development Standards /Residential Permitted Density). It is proposed that these sections be modified to allow 630 units, which will include the existing 346 units and the proposed 284 -unit development. Reduction in Multi - Family Residential Parking Ratio — Additionally, amendments are needed to revise the parking requirements for multi - family residential uses. SD 43 currently has a graduated parking ratio for individual units based on bedroom count and a similar graduated guest parking ratio based on the overall unit count. As proposed, the project will provide a total of 632 spaces at an overall ratio of 2.2 spaces per unit, regardless of bedroom count, and inclusive of guest parking, which provides seven more spaces than the 2.2 per unit ratio. The parking standards contained within SD 43, if applied to the proposed project, would require a total of 642 parking spaces — 601 for the units and 41 for guest parking. This creates the need for a reduction in the required parking of 17 spaces. Due to the fact that the applicant proposes to provide 632 spaces, the effective reduction will be 9 spaces; however, the SD should be amended to reflect the overall ratio of 2 spaces per unit and 0.2 spaces per unit for guest parking. The following table provides a comparison. 75A -11