CORRESPONDENCE - 75E (GENERAL COMMENTS)

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EIR No. 2018-01, DA No. 018-01, 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 thatthe land use designation should remain Professional and Administrative Office and zoning as Professional. Comments have also been received in regards 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 isa 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.L i �nvisloning Mapl ; Early in the General Plan update process (late 2015/early2016) 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." �s mentioned previously, the North Main Street area is still being analyzed as part of the comprehensive General Plan update. i Cumulative Impacts i `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. �he 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. �he 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. �n addition, 1 ,236 multi- family units are proposed within the City of Santa Ana and 3,3244 ultifamily units within the Cityof 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 Commented [DH71]: From the General Plan Land Use Element: The Museum District located between the Downtown and Main Place/City Place District Centers is proposed as a major office/cultural center which will be developed over the next 15 to 20 years. The area will focus upon the expanded Bowen Museum, the Discovery Science Center and the construction of additional museums and cultural centers. Commented [DH72]: Still can't believe this Is even being mentioned. The Envision Map is not an approved City document. A parcel of land that is located across the street from 2525, and is less than 8000 square feet, is also listed as a site for "Highrise (unlimited density)". Commented [DH73]: This is a fair warning to anyone wishing to use this map. Commented [DH74]: What Is missing is the Main Place Transformation Project. The City has restricted the scope of the r2525 EIR to development applications that were submitted, approved and/or under construction at or prior to the release of the NOP. CEQA 15130. DISCUSSION OF CUMULATIVE IMPACTS requires either a list of past, present, and probable future projects producing related or cumulative impacts, including, if necessary, those projects outside the control of the agency, or A summary of Projections contained in an adopted local, regional or statewide plan, or related planning document, that describes or evaluates conditions contributing to the cumulative effect. The Main Place EIR was approved in the 1990's and is a known project. The fact f3l Commented [DH75]: From the Magnolia At The Park Website: There will be: • a maximum of 2 residents allowed In studios and one -bedroom units, • a maximum of 4 residents in two bedroom units, and • a maximum of 5 residents in three bedroom units. q Commented [DH76]: Over 1500 of these units are slated for the areas south of the SR - 22 and North of 1-5 (within 0.5 miles of 2525 N. Main St.) BEFORE you even count the 496 units for this project and BEFORE the 1900 units at Main Place are considered.