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CORRESPONDENCE - 75E (GENERAL COMMENTS)
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CORRESPONDENCE - 75E (GENERAL COMMENTS)
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3/11/2019 12:38:42 PM
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75E
Date
2/19/2019
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EIR No. 2018-01, DA No. 018-01, GPA No. 2018-06, <br />AA No. 2018-10 2525 North Main Street <br />February 5, 2019 <br />Page 19 <br />No General Plan Amendment, No Zone Change - Spot Zoning <br />Comments have been received thatthe land use designation should remain Professional and Administrative <br />Office and zoning as Professional. Comments have also been received in regards to "spot zoning" which is <br />generally referred to when zoning standards are changed for one property and provides for use of the <br />property that is different than surrounding area. Case law has established that there are several things to <br />consider regarding the property size, surroundings, and public benefits. The property isa large 5.93 -acre <br />parcel that could be developed as one large property or subdivided into several properties. Although, the ; <br />subject site 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 the site <br />along Main Street. In addition, several nearby properties are Specific Developments, therefore amending <br />the zoning 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 will be <br />a District Center with Specific Development plan.L <br />i <br />�nvisloning Mapl ; <br />Early in the General Plan update process (late 2015/early2016) Planning Division staff drafted an envisioning ' <br />map which identified study areas and areas that could potentially have an increase in development, density ; <br />and building heights. The North Main Street corridor (north of 17th Street) including the subject property <br />was identified as an area that may be considered for high-rise development and unlimited density. The map <br />did not go through a formal adoption process and included a note that "The map represents a conceptual <br />effort and its contents are in a draft format and do not represent any formal efforts to rezone or redesignate <br />properties shown." �s mentioned previously, the North Main Street area is still being analyzed as part of <br />the comprehensive General Plan update. <br />i <br />Cumulative Impacts <br />i <br />`as part of the EIR a list of cumulative projects was drafted including projects in the vicinity within the City <br />of Santa Ana and City of Orange for which development applications were submitted, approved and/or <br />under construction at or prior to the release of the NOP. �he project list includes 39 commercial and <br />_ <br />residential projects. Key topics raised or commented on relative to the cumulative impacts were population <br />and traffic among others that are analyzed in the EIR. <br />�he Persons Per Household Evaluation within the EIR determined that the number of persons per dwelling <br />unit is anticipated to be 1.6 per studio, 1.6 per one -bedroom, 2.7 per two-bedroom and 3.9 per three- <br />bedroom which with the applicant's proposed project would be 955 residents. �n addition, 1 ,236 multi- <br />family units are proposed within the City of Santa Ana and 3,3244 ultifamily units within the Cityof Orange_ <br />(5,056 units total). The total cumulative housing growth from all of the projects listed equals 7.4 percent, <br />which is consistent with SCAG's growth estimates of 8.4 percent increase. <br />75E-19 <br />Commented [DH71]: From the General <br />Plan Land Use Element: <br />The Museum District located between the <br />Downtown and Main Place/City Place District <br />Centers is proposed as a major office/cultural <br />center which will be developed over the next <br />15 to 20 years. The area will focus upon the <br />expanded Bowen Museum, the Discovery <br />Science Center and the construction of <br />additional museums and cultural centers. <br />Commented [DH72]: Still can't believe this <br />Is even being mentioned. The Envision Map <br />is not an approved City document. A parcel <br />of land that is located across the street from <br />2525, and is less than 8000 square feet, is <br />also listed as a site for "Highrise (unlimited <br />density)". <br />Commented [DH73]: This is a fair warning <br />to anyone wishing to use this map. <br />Commented [DH74]: What Is missing is the <br />Main Place Transformation Project. The City <br />has restricted the scope of the r2525 EIR to <br />development applications that were <br />submitted, approved and/or under <br />construction at or prior to the release of the <br />NOP. CEQA 15130. DISCUSSION OF <br />CUMULATIVE IMPACTS requires either a list <br />of past, present, and probable future projects <br />producing related or cumulative impacts, <br />including, if necessary, those projects outside <br />the control of the agency, or A summary of <br />Projections contained in an adopted local, <br />regional or statewide plan, or related <br />planning document, that describes or <br />evaluates conditions contributing to the <br />cumulative effect. <br />The Main Place EIR was approved in the <br />1990's and is a known project. The fact f3l <br />Commented [DH75]: From the Magnolia <br />At The Park Website: There will be: <br />• a maximum of 2 residents allowed In <br />studios and one -bedroom units, <br />• a maximum of 4 residents in two bedroom <br />units, and <br />• a maximum of 5 residents in <br />three bedroom units. q <br />Commented [DH76]: Over 1500 of these <br />units are slated for the areas south of the SR - <br />22 and North of 1-5 (within 0.5 miles of 2525 <br />N. Main St.) BEFORE you even count the 496 <br />units for this project and BEFORE the <br />1900 units at Main Place are considered. <br />
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