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

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First Look Applications The "first look" is an informal screening process that provides the applicant an opportunity to discuss major project issues before submitting a formal application for Site Plan Review. It is a general review for compliance with development standards, parking standards, and zoning and General Plan consistency, and identifies pertinent site - related issues. The first -look process provides information and initial direction to an applicant to facilitate entering into the formal Site Plan Review process. It also serves as an indication of developer interest in particular areas of Santa Ana. This service is provided free of charge. HOUSING RESOURCES land use designation (s) and zoning district(s) that allow for residential -mixed use as a by -right use at densities of 23 to 35 units per acre, thus meeting the criteria for affordable housing as explained below. The minimum density for an affordable housing project is expected to range from 28 to 31 units per acre, depending on the percentage of affordable housing provided. Per state density bonus law, any housing project that sets aside at least 10 percent of the total units for low income households or 5 percent for very low income households is entitled to a minimum 20 percent density bonus. Projects providing twice the percentage of affordable housing would be eligible for a 35 percent density bonus. Applying the density bonus percentage to the base density of 23 units per acre yields the expected density range cited above. A review of recent affordable housing projects and discussions with affordable housing developers reveal that the vast majority of projects have or will be developed so that 50 -100 percent of the units are affordable to very low or low income households. This is due in part to the mission of affordable housing developers and the incentives and/or requirements of federal, state, and local financing programs. Accordingly, affordable housing proposals within the two corridors can feasibly develop at a minimum density of 31 units per acre by right and could receive a density bonus allowing as high as 47 units per acre. At an average density of 30 units per acre, these transportation corridors could eventually accommodate 1,195 new units based on 40 acres of land. Financial Feasibility Analysis Residential/mixed -use development along the transit corridors is considered to be financial feasible during the housing element planning period. The City has received statements of interest or first -look applications (see sidebar) from residential developers on properties along the transportation corridors. Interviews with developers indicate that they view the transportation corridors as untapped resources to develop new residential/mixed -use opportunities, both as stand -alone residential and mixed -use projects. The Framework proposes several programs to facilitate affordable housing. Through implementation of Programs 20 and 21, the City may create residential/mixed -use development standards for housing along these major transportation corridors. The standards will provide guidance and graphics to illustrate the preferred and discouraged methods of planning, neighborhood design, and construction. Development within these corridors would be subject to the City's Housing Opportunity Ordinance. This ordinance requires that at least 15 percent of the units in an eligible ownership project be set aside as affordable to moderate income households for at least 45 years. For eligible rental projects, at least 15 percent must be affordable to very low or lower income households for at least 55 years. C -26 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT