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West End Lofts <br />February 5, 2007 <br />Page 3 <br />Analysis of the Issues <br />This project, though small in size, presents a number of complex issues <br />due to its location on a small infill lot within a National Register <br />Historic District with limited site access in an area that is completely <br />built out. The following analysis highlights the policy issues that were <br />considered during the review of this project. The project was also the <br />subject of several study sessions, most recently with the Historic <br />Resources Commission on September 7, 2006 and subsequently with the <br />Planning Commission on September 11, 2006. The questions raised at these <br />meetings have been addressed through the final design and recommendation <br />of approval for the project. <br />T,anci TT-,P <br />The property is currently zoned C3 -A. This zoning designation allows <br />commercial uses by right and live /work communities subject to the <br />approval of a conditional use permit. The proposed mixed -use project <br />includes a commercial component on the ground floor and residential units <br />above. The residential units, while they may be used in a live /work <br />manner, are not designed to the standards for live /work communities <br />contained within the C3 -A zone. In addition, the property is within the <br />boundaries of the Santa Ana Renaissance Specific Plan study area and, as <br />such, it is anticipated that its zoning will change with the ultimate <br />adoption of the Specific Plan. That being the case, staff believes that <br />the best way to provide a regulatory framework for this project in the <br />interim is to create a Specific Development zone that would address the <br />unique circumstances of the proposed project rather than amending the <br />larger C3 -A zone (Exhibit B). <br />Parking and Site Access <br />Parking will be provided at a comparable amount to that of existing <br />multi - family residential code requirements of one space per bedroom. <br />Since the proposed units have open floor plans, it is proposed to impose <br />the following parking requirements: <br />• One parking space for each unit with a size of 1,600 gross square feet <br />or less of residential area per unit. <br />Two parking spaces for each unit with a size of 1,601 gross square feet <br />up to 3,200 gross square feet of residential area per unit. <br />4 -3 <br />