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SPR No. 2017-08/DBA No. 2017-01 September 11, 2017 Page 8 additional publicly -accessible open space could be constructed. The second Incentive/concession, a reduction in building setbacks, would be partially negated if the project did not take advantage of the double-density. The project could meet the required 100 -foot rear -yard setback if fewer units were proposed. The side -yard setback would continue to be an issue as the required fire lane would force the project to exceed the maximum setback allowed for side yards. Despite these concerns, recent revisions to the State Density Bonus Law require local jurisdictions to grant any incentives/concessions requested by the applicant in order to facilitate construction of the project while maximizing the requested density bonuses. Finally, staff analyzed additional considerations as required by the Density Bonus Law. There are no historic resources in the immediate vicinity that would be impacted by the proposed development. The project's design and operations, with the requested incentives/waivers, will not be detrimental to public health or safety as the project was reviewed by the City's Development Review Committee, which consists of representatives from Planning, Building Safety, Public Works, Housing, the City Attorney's Office, and the Orange County Fire Authority (OCFA). Should the Density Bonus Agreement application be approved, the agreement will be authorized by the City Council after the Planning Commission considers the application for the project as a whole, including the Site Plan Review application. Additional Considerations While reductions in required on-site parking for projects subject to the Density Bonus Law were traditionally considered an incentive or waiver, AB 744, enacted in late 2015, allows affordable residential projects located within a half -mile distance of major transit lines or major transit stops to provide as little as 0.5 parking spaces per unit. AMG & Associates is exercising this option for the proposed project as two bus lines with frequent service intervals are located in close proximity to the project site. In May 2017, the City received initial conceptual plans from the Orange County Transportation Authority (OCTA) and the California Department of Transportation (Caltrans) indicating that the two agencies are studying proposed improvements to the SR -5511-5 interchange that could impact the project site. One improvement under study, an entrance ramp to 1-5 south from First Street, would cut through the project site and would render the project impossible to build as proposed. The ramp is in the early stages of review. no environmental analysis has been conducted and no funds have been allocated for its construction.