75C - PH - THE FIRST ST FAMILY APTS

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GPA No. 2016 -01, AA No. 2016 -01 & ER No. 2016 -14 March 28, 2016 Page 4 The architectural style for the project is California Contemporary. The buildings will feature full first - floor solid building materials consisting of brick veneers, commercial -grade storefronts that face First Street, awnings and canopies, smooth stucco finishes, and simple cornices to define the upper portions of the structures. Balconies attached to each residential area will contain contrasting solid building materials and will contribute to the project's overall open space areas (Exhibits 6 and 7). Onsite management will consistently monitor these balcony areas to ensure they do not become or used for outdoor storage. Finally, the landscaping concept for project has been designed to complement the proposed architecture, The concepts will assist in unifying the structures through a consistent landscape program. In addition to the central courtyard, a paseo will provide passive open space between several of the structures. Moreover, a community garden is proposed at the rear of the site, and a plaza area will be built adjacent to the lobby. Other elements such as a porch area adjacent to the laundry room, special hardscape and landscape features such as outdoor seating, lighting, and special pavement treatments will highlight the sidewalks and community areas. A diverse and drought tolerant landscape palette will also be provided throughout the project to accent and enhance the various architectural elements of the project (Exhibit 8). Project Background The project site was developed with a four -story office building completed in 1963. Since then, the building has undergone various tenant improvements and the site has remained largely unchanged. The City's Housing Element, adopted in 2014, identifies portions of Santa Ana for future residential and mixed -use developments. The Housing Elements states that these areas, including the subject site's location within the First Street area, were selected "to create distinct and vibrant activity centers linked together with a variety of transportation options." The First Street area contains 25 acres in an area focused along First Street between McClay Street and Elk Lane. According to the Housing Element, "the City will need to create new residential General Plan land use designations, zoning districts, and design guidelines" for developments ranging from 23 to 35 units per acre. In August 2015 the applicant submitted plans for a 64 -unit residential project that would have consisted of two and three - bedroom units. Following receipt of comments resulting from the City's development review process, the applicant increased the proposed number of units to 69 and revised the project to include four - bedroom units. The project is intended to provide affordable housing and would be available to very-low and low- income households. In February 2016, the applicant met with the Planning Commission's Design Review Subcommittee and received additional comments on architecture and site design that were addressed in a later resubmittal. The proposed project will provide approximately 32 units per acre, which is consistent with the provisions of the 2014 -2021 Housing Element. 75C -6