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EIR No. 2018-01, DA No. 2018-01, GPA No. 2018-06, <br />AA No. 2018-10 2525 North Main Street <br />February 5, 2019 <br />Page 11 <br />(11.5%) and Tustin (10.9%) and the County as a whole (12.6%). Therefore, the change from <br />Professional to Specific Development would not be a significant impact to professional office <br />districts. <br />In addition, use of the site for residential is supported as the location has elements to make the site <br />a viable residential development. The elements include having regional access to freeway and <br />transportation systems, the site is within close proximity to educational, cultural activities, <br />employment centers, and retail and commercial shopping opportunities. Furthermore, several <br />nearby properties and properties along Main Street are designated as Specific Developments. The <br />property would be developed at a higher density than the nearby single-family residential uses. <br />However, multi -family uses are often used in planning and zoning practice to buffer higher intensity <br />uses like commercial or industrial uses from single-family residential uses and multi -family and <br />single-family uses are more compatible in nature to each other. <br />The Specific Development No. 93 (SD -93) is established for the purpose of protecting and <br />promoting the public health, safety and general welfare of the City and its residents. This new <br />zoning designation for the site is crafted to be consistent with the proposed project. If the zone <br />change is approved, a series of site-specific objectives, policies and development standards will <br />be used to guide the development of the project. Specifically, the SD -93 document includes a <br />menu of development standards which specify setbacks, parking, height and landscape <br />requirements and includes provisions for construction and maintenance to allow the exclusive <br />entitlement of the residential project. The SD -93 document has been framed to include staff <br />recommended changes to the project and prohibits future modifications to enlarge the size of the <br />project. Approval of the proposal would allow for the construction of a high-density residential <br />development in an urbanized setting that is within close proximity to neighborhood services and <br />amenities. <br />If approved, the zone change would need to be approved in conjunction with the proposed general <br />plan amendment. This would result in a project that is consistent with the goals and objectives of <br />City's General Plan land use designation of District Center. The project will promote an urban <br />development where office, retail and residential activities would coexist in close proximity and in a <br />mixed-use setting. Further, the project will contribute towards the improvement of the character of <br />the northern section of the City. Finally, the development, through the construction of the proposed <br />public improvements and site amenities, will contribute to the enhancement of the area and serve <br />as a buffer between commercial and high intensity uses and the lower density residential area. <br />Public Comments <br />A significant number of public comments have been received on this project, mainly voicing <br />concerns with or opposition to the project. Over the last year emails (approximately 400 emails are <br />on file), letters and phone calls were received, and small group meetings and study sessions have <br />been conducted. A list of the major comments received are summarized in the sections below. <br />75E-11 <br />