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75E - PH 2525 MAIN ST
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75E - PH 2525 MAIN ST
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Last modified
2/1/2019 4:04:49 PM
Creation date
2/1/2019 3:58:07 PM
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City Clerk
Doc Type
Agenda Packet
Agency
Planning & Building
Item #
75E
Date
2/5/2019
Destruction Year
2024
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2525 North Main Street <br />January 14, 2019 <br />Page 20 <br />expected to range from $2,000 to $3,700, consistent with similar development in the City such as <br />The Marke, The Nineteen01 and Prisma. The community has expressed preference for the <br />property to remain as a professional office building; however, if residential development were to <br />occur the community would prefer detached single-family dwellings or townhomes. <br />No General Plan Amendment, No Zone Change - Spot Zoning <br />Comments have been received that the land use designation should remain Professional and <br />Administrative Office and zoning as Professional. Comments have also been received in regards <br />to "spot zoning" which is generally referred to when zoning standards are changed for one <br />property and provides for use of the property that is different than surrounding area. Case law <br />has established that there are several things to consider regarding the property size, <br />surroundings, and public benefits. The property is a large 5.93 -acre parcel that could be <br />developed as one large property or subdivided into several properties. Although, the subject site <br />does not share a property line with another District Center due to geographic features such as <br />Santiago Creek and the 1-5 freeway, there are District Center properties to the north and south of <br />the site along Main Street. In addition, several nearby properties are Specific Developments, <br />therefore amending the zoning of the property to Specific Development No. 93 would not be an <br />unusual circumstance. Furthermore, approximately 25 percent of the properties along Main <br />Street north of the 1-5 freeway will be a District Center with Specific Development plan. <br />Envisioning Map <br />Early in the General Plan update process (late 2015/early 2016) Planning Division staff drafted <br />an envisioning map which identified study areas and areas that could potentially have an <br />Increase in development, density and building heights. The North Main Street corridor (north of <br />17th Street) including the subject property was identified as an area that may be considered for <br />high-rise development and unlimited density. The map did not go through a formal adoption <br />process and included a note that, 'The map represents a conceptual effort and its contents are in <br />a draft format and do not represent any formal efforts to rezone or redesignate properties <br />shown." As mentioned previously, the North Main Street area is still being analyzed as part of the <br />comprehensive General Plan update. <br />Cumulative Impacts <br />As part of the EIR a list of cumulative projects was drafted including projects in the vicinity within <br />the City of Santa Ana and City of Orange for which development applications were submitted, <br />approved and/or under construction at or prior to the release of the NOP. The project list includes <br />39 commercial and residential projects. Key topics raised or commented on relative to the <br />cumulative impacts were population and traffic among others that are analyzed in the EIR. <br />75E-288 <br />
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