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ZOA No. 2013 -03 & SPR No. 2013 -05 <br />October 14, 2013 <br />Page 6 <br />Project Analysis <br />Zoning Ordinance Amendment — The applicant is requesting amendments to the existing zoning, SD- <br />59 to allow a multi - family use, increase the maximum number of permitted residential units on the <br />development site, establish a multi- family parking ratio, allow for the use of tandem parking stalls, <br />increase the building height and adjust the open space location requirement. Each of these requested <br />amendments is analyzed in more detail below. <br />Multi- family Use and Increase in Maximum Number of Residential Units — SD-59 currently allows a <br />maximum of one single family residence per acre of land on the subject parcel. At the time of the City <br />Place development entitlements, the City Council approved a development agreement and established <br />zoning regulations for the single family requirement to allow the developer an opportunity to evaluate <br />high rise potential on the site. Any future amendment would require a zoning action by the Council. <br />Since that time, the development agreement has expired and Mr. Ogulnick, along with past developers, <br />have expressed to staff that high rise development is not economically feasible. The 301 is proposed <br />to contain 182 multi- family units, which exceeds the maximum permitted units and provides a new land <br />use — multi - family use. The applicant is requesting an amendment to SD -59 to increase the maximum <br />number of permitted units to 182 as well as allow a multi- family use. Amendments to SD -59 are <br />needed to Part Il.1.j (Permitted Land Uses). It is recommended that this section be modified to allow <br />the 182 unit multi- family land use. <br />Establish Multi- Family Residential Parking Ratio — Additionally, amendments are needed to establish <br />parking requirements for multi - family residential uses. SD -59 currently does not contain a multi - family <br />parking ratio. As proposed, the project will provide a total of 364 spaces at an overall ratio of 2.0 <br />spaces per unit, regardless of bedroom count, and inclusive of guest parking. Due to the absence of <br />multi - family parking standards within SD -59, the requirements contained within the Santa Ana <br />Municipal Code would apply or a ratio must be established. <br />The following table provides a comparison. <br />Table 3 — Parking Standards Comparison <br />SAMC <br />SD -59 Standards The 301 <br />1space + No. of bdrms <br />NA 328 spaces + 36 guest (364 total) <br />plus <br />or <br />25% guest <br />2.0 /unit <br />For purposes of further comparison, the following table shows the parking ratios used for recent multi- <br />family projects. <br />Table 3a — Multi - Family Parking Ratio Comparison <br />Recent Multi-Family Parking Ratio Comparison <br />The Marke <br />(SD -43 <br />The Met <br />SD -43 <br />1901 East First Street <br />Metro East Overlay) <br />The 301 <br />(City Place) <br />2.2 <br />2.2 <br />2.0 <br />1 2.0 <br />75D -8 <br />