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 10 Standard Analysis Open Space (Waivers) SP-2, Ch. 3, Table 3-9. Onsite Open Space Requirements The total common open space required for the project site (net) is equal to 15- percent of the lot, or 9,409 sq. ft. Instead, 1,951 sq. ft. of common open space (3-percent) is provided, which is a difference of 7,458 sq. ft. or 12-percent. Meeting the minimum required open space would eliminate six or more units, affecting project feasibility. To maintain the proposed unit count, the developer would need to modify the building type and construct additional floors, potentially exceeding the maximum allowable height in the Harbor Mixed Use Transit Corridor Plan (SP-2) and increasing development costs. To help alleviate the open space deficiency, the project proposes an average of 212 sq. ft. of private open space per unit, through private balconies/decks, far exceeding the 90 sq. ft. Common — Area of private open space per unit required by the SP-2. Although a reduction in open space is requested, the project benefits from its proximity to Santa Anita Park, located directly east and accessible via a pedestrian gate that the developer will provide along the Figueroa frontage. This nearby public green space assists with compensating for the reduced on -site open space by providing residents with convenient access to outdoor recreation, thereby enhancing accessibility to recreational areas and supporting community connectivity. The project's generous provision of private open space and its strategic location next to Santa Anita Park collectively enhance the overall community benefits and livability of the development. The minimum required private open space is 90 sq. ft. per dwelling unit. Two (2) of the 36 units do not meet this requirement, while the remaining thirty-four (34) units fulfill the minimum area required through a combination of upper balconies/decks and ground floor yards. The most direct approach to meeting the minimum private open space requirement would involve extending the balconies of the two non -compliant units by at least three feet toward Harbor Boulevard, a busy and noisy thoroughfare. Private — Area This adjustment would not only compromise their livability but also reduce the sense of privacy for residents as balconies would be closer to the street and more exposed to public view. Furthermore, this expansion would diminish the visibility of the corner unit's live/work space from the street. These changes would also disrupt the cohesive design rhythm and shared building plane with the other nine units along the street, creating an aesthetic imbalance that detracts from the project's overall architectural harmony. Private open space minimum dimensions are 6 feet in all directions. Three (3) out of the 36 units (Units 1, 2, & 11) do not meet the minimum six (6) feet in all directions for private area. Addressing Units 1 and 2 would involve extending their balconies toward Harbor Private — Boulevard, a busy and noisy thoroughfare, while Unit 11 could alternatively Dimensions expand its ground -floor patio closer to the street. Both solutions, however, would bring private areas nearer to the high -traffic corridor, reducing resident privacy and diminishing the corner unit's live/work space visibility. These modifications would also disrupt the cohesive design rhythm and shared building plane with the other nine units, creating an aesthetic imbalance that undermines the project's architectural harmony.