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SPR No. 2017-08/DBA No..2017-01 September 11, 2017 Page 5 Issue•.or To is Question Analysis Consistency with the Does the project meet the Although the project complies with many 'development MEMU development MEMU regulating plan's standards enumerated in the MEMU regulating plan, it does standards development standards, or not meet the requirements for publicly -accessible open does it require approval of space, building setbacks, and driveway widths. These deviations? standards require approval of incentives/waivers through the Density Bonus. Agreement.' application. Moreover, although slated as a guWeline,in the regulating plan, the unit sizes are well below the 1,200 -square -foot average unit size objective.. The applicant has considered this guideline and proposes;lo compensate through a greater average.,pdvstelcommon open space area of 112 square feet per unit instead of the 100- square-fdot minimum.. In addition, .the proposed parking rate of 015 spaces,per unit is well below the required 2,0 spaces. per unit; however, the applicant is exercising his ability under' AB 744 to provide 0.5 spaces per unit due to the,project site's proximity to two.bus stops with frequent, service. These.siops, are on lines that connect the project site to points west (central Santa Ana, Garden Grove, and Westminster), north (Tustin, Orange, and Placentia), and east (central Tustin). Compatibility with Will the project be well- The proposed development consists of a single six -level adjacent Integrated into the existing project surrounded by single -story structures to the east and development in terms MEMU area and surrounding west. A two-story multiple -family residential community abuts of similarity in scale, development patterns, the site to the 'south, and a single -story commercial height, and site including those in the city of development is to the north across First Street. Although the configuration Tustin? MEMU anticipates developments of this scale. or larger In the "Active Urban" land use district, this development would be the first of its size in its Immediate vicinity. Several design features have been incorporated into the project to break up its massing and to lessen its impacts on adjacent properties. These include breaking up the building's west elevation through courtyards, setting back the building from the east, south, and west through a minimum 20 -foot wide fire lane, and the planting of rapidly -growing eucalyptus trees with minimum 20 -foot brown trunk height throughout, Finally, the proposal to construct a single structure instead of several is. the result of the site's odd shape. Development on the site is further complicated and constrained because the neighboring parcel, although underutilized, is located in the jurisdiction of the City of Tustin. Compatible and _ Does the project, as The proposed project is intended to be a low -impart use: No harmonious land proposed, contribute negative impacts from noise, air quality, aesthetics, or traffic use(s), site design, positively to tile area in which are expected except for temporary impacts arising during and operational it is located? construction of the project. The site's design is intended to standards activate its frontage on First Street by providing flexible community areas that can be, programmed with activities or temporary uses; and the landscape palette has been carefully selected to minimize the site's impact on the surrounding low-rise land uses: 60t527