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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 19 <br />Table 11: Regional Housing Needs Allocation Progress 2014-2017 <br />Income <br />RHNA <br />New <br />New <br />New <br />New <br />Total <br />Total Remaining <br />Allocation <br />Housing Units <br />Housing Units <br />Housing <br />Housing <br />Housing <br />RHNA by <br />2014 <br />2015 <br />Units <br />Units <br />units by <br />Income Levels <br />2016 <br />2017 <br />Income <br />Very Low <br />156 <br />20 <br />0 <br />0 <br />49 <br />69 <br />87 <br />Low <br />122 <br />20 <br />0 <br />12 <br />20 <br />52 <br />70 <br />Moderate <br />37 <br />0 <br />11 <br />5 <br />11 <br />27 <br />10 <br />Above <br />Moderate <br />90 <br />241 <br />127 <br />285 <br />115 <br />768 <br />0 <br />Total: <br />405 <br />281 <br />138 <br />302 <br />195 <br />916 <br />167 <br />Apartment Product Type <br />The applicant is proposing a high density multi -family housing project with no condominium map <br />proposed at this time. Should an application to convert the project to condominiums be filed, the <br />application would be processed in accordance with Santa Ana Municipal Code Chapter 34, Article <br />IX, Common Interested Developments and Conversions Projects, Division 2, Residential <br />Conversion Projects. Given that the proposed project is a market rate development, rents are <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 regard to <br />"spot zoning" which is generally referred to when zoning standards are changed for one property <br />and provides for use of the property that is different than surrounding area. Case law has <br />established that there are several things to consider regarding the property size, surroundings, and <br />public benefits. The property is a large 5.93 -acre parcel that could be developed as one large <br />property or subdivided into several properties. Although, the subject site does not share a property <br />line with another District Center due to geographic features such as Santiago Creek and the 1-5 <br />freeway, there are District Center properties to the north and south of the site along Main Street. <br />In addition, several nearby properties are Specific Developments, therefore amending the zoning <br />of the property to Specific Development No. 93 would not be an unusual circumstance. <br />Furthermore, approximately 25 percent of the properties along Main Street north of the 1-5 freeway <br />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 an <br />envisioning map which identified study areas and areas that could potentially have an increase in <br />75E-19 <br />