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EIR No. 2018-01, DA No. 2018-01, GPA No. 2018-06, AA No. 2018-10 2525 North Main Street February 5, 2019 Page 11 property would be developed at a higher density than the nearby single-family residential uses. However, multi -family uses are often used in planning and zoning practice to buffer higher intensity uses like commercial or industrial uses from single-family residential uses and multi -family and single-family uses are more compatible in nature to each other. The Specific Development No. 93 (SD -93) is established for the purpose of protecting and promoting the public health, safety and general welfare of the City and its residents. This new zoning designation for the site is crafted to be consistent with the proposed project. If the zone change is approved, a series of site-specific objectives, policies and development standards will be used to guide the development of the project. Specifically, the SD -93 document includes a menu of development standards which specify setbacks, parking, height and landscape requirements and includes provisions for construction and maintenance to allow the exclusive entitlement of the residential project. The SD -93 document has been framed to include staff recommended changes to the project and prohibits future modifications to enlarge the size of the project. Approval of the proposal would allow for the construction of a high-density residential development in an urbanized setting that is within close proximity to neighborhood services and amenities. If approved, the zone change would need to be approved in conjunction with the proposed general plan amendment. This would result in a project that is consistent with the goals and objectives of City's General Plan land use designation of District Center. The project will promote an urban development where office, retail and residential activities would coexist in close proximity and in a mixed-use setting. Further, the project will contribute towards the improvement of the character of the northern section of the City. Finally, the development, through the construction of the proposed public improvements and site amenities, will contribute to the enhancement of the area and serve as a buffer between commercial and high intensity uses and the lower density residential area. Public Comments A significant number of public comments have been received on this project, mainly voicing concerns with or opposition to the project. Over the last year emails (approximately 400 emails are on file), letters and phone calls were received, and small group meetings and study sessions have been conducted. A list of the major comments received are summarized in the sections below. Community Meetings On November 15, 2017, 27 calendar days after the application was submitted, the developer held a Sunshine Meeting at the Discovery Cube of Orange County and overviewed plans for a 517 -unit development, 5 -stories in height, with 910 parking spaces and access from Edgewood Road. Sign - in sheets indicate 263 people attended. Minutes of the meeting including community comments made at the meeting and the applicant's responses were prepared by the applicant (Exhibit 6). In early 2018 (January 30, 2018 and February 15, 2018), planning staff coordinated meetings with the developer and the North Santa Ana Preservation Alliance representatives. Approximately 20 people attended the small group meetings, including the developer, members of the North Santa 75E-11