2014-006 - Santa Ana General Plan Housing Element and Public Safety Element Updates

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HOUSING CONSTRAINTS Density Bonus The City of Santa Ana implements the state density bonus law, which allows the developer to seek and the City to grant modification in residential development standards to facilitate and encourage the production of affordable housing. The City's density bonus ordinance, Section 41 -1600, incorporates state density bonus law (California Government Code 65915 - 65918), as it may be amended from time to time. As described in the Housing Plan (Program 28), the City will revise its density bonus ordinance to reflect changes in state law. Applicants of residential or mixed use projects of five or more units are entitled to a density bonus under one of four conditions: 1) at least 5 percent are very low income units; 2) at least 10 percent are lower income units; 3) at least 10 percent are moderate income for -sale units; and/or 4) at least 35 percent of units are for persons aged 55 and older. The density bonus ranges from 20 -35 percent according to how much affordable housing is provided above the minimum percentage in state law. Eligible projects may also receive one to three concessions or other development incentives, depending on the proportion of affordable units and level of income that is targeted. Housing Opportunity Ordinance The City's Housing Opportunity Ordinance was designed to support the production of affordable housing. Passed in 2011, the Ordinance requires eligible ownership projects to set aside at least 15 percent of the units as affordable to moderate income households for at least 45 years. Eligible rental projects are required to set aside at least 15 percent of the units as affordable to lower income households for at least 55 years. Specific Development Zoning District The General Plan focuses new residential growth into key District Centers. The implementing zone is often the Specific Development (SD) Zoning District. SD's are the primary means to facilitate the development of unique residential projects, including live -work, mixed -use, and high -rise residential developments. These types of residential projects require flexibility in development standards to accommodate new housing products and unique site constraints and achieve General Plan goals and objectives. The Specific Development Zoning District is intended to achieve several objectives: 1) protect and enhance the value of properties by encouraging the use ofgood design principles and concepts; 2) encourage the orderly and harmonious appearance and aesthetic development of structures and grounds; 3) provide a method for specific development plans to be based on broader general plan goals; 4) recognize the interdependence of land values and aesthetics; and 5) encourage excellence in project design and site use. In the past several years, the City of Santa Ana has approved upwards of 80 SD Districts to facilitate high quality and large -scale residential and commercial JA�L projects. Project examples include the 350 -unit Skyline Towers, 182 -unit City B -18 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT