Item 19 - Density Bonus Agreement No. 2025-02 - Santa Ana 9 Townhomes

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VTTM No. 2025-02 and DBA No. 2025-02 — Santa Ana 9 Townhomes (125 and 205 S. Harbor Blvd.) April 28, 2025 Page 9 Table 4: Analysis of the Requested Concession (1) and Waivers (5) Standard Analysis Parking Location (Concession) SP-2, Ch. 3, Table 3-7.Off-Street Parking Standards (pg. 3-11) SP-2 requires that vehicular access to off-street parking should be taken from the primary street unless an alley or side street is available. The project proposes vehicular access from Harbor Boulevard rather than Figueroa Street, which would be considered a side street. Vehicular access is proposed along Harbor Boulevard to address the site's limited frontage on Figueroa Street and enhance overall resident usability. Relocating the primary access point to Harbor Boulevard ensures more Vehicular Access functional, safe, and efficient entry for residents while improving fire protection access. Additionally, a pedestrian connection to Figueroa Street is planned to maintain foot traffic connectivity and accessibility. A redesign could necessitate reconfiguring building layouts, setbacks, and internal circulation pathways, which would result in a reduction in the overall number of market rate and affordable units. A site redesign may also result in a reduction in the overall common and private open space provided, which is already not meeting the required SP-2 standards as discussed in later analysis. Building Frontage (Waiver) SP-2, Ch. 3, Frontyard/Porch Frontage Type, 1 The minimum dimensions for porch type building frontages is 12 feet in width if a symmetrical entry. None of the porches fully meet this requirement as they only provide 4 feet wide symmetrical entries. Providing wider symmetrical entries would require substantial site revisions, Dimension — Width reducing the number of market rate and affordable units and necessitating layout changes due to the site's width, depth, and vehicular circulation requirements. Moreover, modifying porch widths would be infeasible and would require building reconfiguration, disrupting the efficient floor plan, reducing interior space and bedroom counts, and impacting overall project density. Setback (Waiver) SP-2, Ch. 3, Table 3-5. Building Placement The maximum building to adjacent public street right-of-way setback is eight (8) feet. The project proposes an eight and a half (8.5) foot setback along Harbor Boulevard and 22 foot setback along Figueroa Street. Meeting the maximum setback requirement will affect the project's site layout by reducing proposed common and private open space. It will limit the land available for functional outdoor areas such as the private ground floor patios along Harbor Public Street Boulevard and the interior common open space courtyard along Figueroa Street. Modifying these setbacks to meet the eight (8) foot maximum would require significant reconfiguration of the building layout, potentially compromising the functionality of private patios, reducing the common courtyard space, and altering the overall design intent of the project. These larger setbacks have been designed to balance resident privacy and usable open space within the site constraints.