2020-065 - Adopting Environmental Findings of Fact

Home Browse Search

The Warner Redhill Mixed -Use Project CEQA Findings of Fact Pursuant to discussion with City planning staff, it was determined that a reasonable decrease in developed on the Project site is 30 percent of each unit type and a 30 percent reduction in commercial retail space resulting in 345 fewer residential units and 24,000 square feet less of commercial space. Like the proposed Project, 17 percent of the units would be studios, 52 percent would be one -bedroom units, and 29 percent would be 2-bedroom units. This alternative would develop and operate 805 multi -family residential units and 56,000 square feet of retail and restaurant commercial uses. Reducing these units from the proposed Project would eliminate 100 units from each of the three proposed mixed use buildings and 45 units from the residential only building, which would reduce the height of the three six -story mixed use buildings by two stories and reduce the height of the one five -story building by one story. Thus, each of the mixed -use and residential buildings would be four -stories in height under the Reduced Project Alternative. To support the reduced Project under this alternative parking spaces would be provided at the some rate as the proposed Project of 1.7 spaces per residential unit and 5 spaces per 1,000 square feet of commercial space within a two four -level parking structures and two five -level parking structures, which would each be two levels lower than the proposed Project. The 24,000 square foot reduction in commercial space would occur from reducing the Phase 1 commercial square footage from 40,000 square feet to 20,000 square feet and from reducing the Phase 3 commercial square footage from 20,000 square feet to 16,000 square feet. Under the Reduced Project Alternative, the recreation amenities would also be reduced by 30 percent; thus, approximately 122,189 square feet of exterior open space recreation area and approximately 5,606 square feet of indoor amenities would be provided by this alternative. Like the proposed Project, this alternative would require a General Plan Amendment from the existing land use designation of PAO (Professional and Administrative Office) to District Center (DC), and a Zone change from M-1 (Light Industrial) to a Specific Development (SD) designation Alternative 3 — Build Out of the Existing Land Use and Zoning Alternative The Project site has a General Plan Land Use designation of Professional and Administrative Office (PAO) with a designated Floor Area Ratio (FAR) of 0.5 and is zoned Light Industrial (M-1). Under this alternative, the Project site would be redeveloped for a new light industrial business park as allowed by the existing General Plan Land Use designation and the City's Zoning Code Sections 41-472 through 41-483. The Project site has a zoning designation of Light Industrial (M- 1), which permits uses such as: warehousing, distribution, manufacture, assembly, and storage. The M-1 zone allows buildings up to 3-stories or 35-feet in height. At the allowable 0.5 FAR, the 14.58-acre site would provide for approximately 317,552 square feet of light industrial building space and building heights of up to 35-feet. These buildings would require approximately 635 parking spaces (per Municipal Code Section 41-1390 requirement of 2 spaces per 1,000 square feet). The industrial buildings would be surrounded by drought tolerant ornamental landscaping. Under this alternative, the existing onsite development would be demolished, removed, and replaced to provide new building structures that would be developed pursuant to current building requirements, such as energy efficient power systems, drought tolerant landscaping, storm water filtration, and other Low Impact Development (LID) requirements. City of Santa Ana 60 May 2020