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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 19 No General Plan Amendment, No Zone Change - Spot Zoning Comments have been received that the land use designation should remain Professional and Administrative Office and zoning as Professional. Comments have also been received in regard to "spot zoning" which is generally referred to when zoning standards are changed for one property and provides for use of the property that is different than surrounding area. Case law has established that there are several things to consider regarding the property size, surroundings, and public benefits. The property is a large 5.93 -acre parcel that could be developed as one large property or subdivided into several properties. Although, the subject site does not share a property line with another District Center due to geographic features such as Santiago Creek and the 1-5 freeway, there are District Center properties to the north and south of the site along Main Street. In addition, several nearby properties are Specific Developments, therefore amending the zoning of the property to Specific Development No. 93 would not be an unusual circumstance. Furthermore, approximately 25 percent of the properties along Main Street north of the 1-5 freeway will be a District Center with Specific Development plan. Envisioning Map Early in the General Plan update process (late 2015/early 2016) Planning Division staff drafted an envisioning map which identified study areas and areas that could potentially have an increase in development, density and building heights. The North Main Street corridor (north of 17th Street) including the subject property was identified as an area that may be considered for high-rise development and unlimited density. The map did not go through a formal adoption process and included a note that, "The map represents a conceptual effort and its contents are in a draft format and do not represent any formal efforts to rezone or redesignate properties shown." As mentioned previously, the North Main Street area is still being analyzed as part of the comprehensive General Plan update. Cumulative Impacts As part of the EIR a list of cumulative projects was drafted including projects in the vicinity within the City of Santa Ana and City of Orange for which development applications were submitted, approved and/or under construction at or prior to the release of the NOP. The project list includes 39 commercial and residential projects. Key topics raised or commented on relative to the cumulative impacts were population and traffic among others that are analyzed in the EIR. The Persons Per Household Evaluation within the EIR determined that the number of persons per dwelling unit is anticipated to be 1.6 per studio, 1.6 per one -bedroom, 2.7 per two-bedroom and 3.9 per three-bedroom which with the applicant's proposed project would be 955 residents. In addition, 1,236 multi -family units are proposed within the City of Santa Ana and 3,324 multi -family units within the City of Orange (5,056 units total). The total cumulative housing growth from all of the projects listed equals 7.4 percent, which is consistent with SCAG's growth estimates of 8.4 percent increase. 75E-19