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

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HOUSING RESOURCES The Residential/Mixed Use zoning district could facilitate lot consolidation by offering progressively higher densities based on lot size and percentage of affordable units provided. The standards could facilitate the consolidation of sites into larger projects at higher densities, which lowers development costs, improves financial feasibility, and encourages affordable housing. Should additional flexibility be needed, developers could request modification of a variety of development standards to facilitate the project for properties with special circumstances (lot size, topography, location of surroundings, etc.). Per Program 28, the City will revise its current density bonus ordinance to reflect recent changes in state law. The amount of a density bonus could range from 20 percent to up to 35 percent, depending on the amount by which the percentage of affordable housing committed to be provided exceeds the minimum percentage established in state law. Eligible projects may also receive one to three regulatory concessions or other development incentives, depending on the proportion of affordable units and level of income targeting. Program 30 states that the City will work with employers to produce a demonstration workforce housing project and advocate for favorable legislation that incentivizes the production of such housing. The underused land along the transit corridors, with its proximity to transit systems, employment centers, and freeway access, is among many potential locations for workforce housing. Finally, the developments could qualify as categorically exempt under Section 15332 of the California Environmental Quality Act (CEQA), further expediting development processing time and reducing entitlement costs. Summary Assessment In summary, the transit corridors offer significant opportunities for residential development, including affordable housing, within the housing element period. Through the upcoming General Plan and Zoning Ordinance update, the City may draft and adopt residential/mixed -use development and design standards to facilitate and encourage voluntary lot consolidation. If applied to these corridors, new land use designations and the encouragement of lot consolidation could provide the potential for up to 1,195 units on 40 acres ofvacant and underutilized land. Developers have continually expressed interest in building housing along these corridors, particularly the East First Street corridor. With new general plan designation, zoning, and residential/mixed -use standards, these sites could offer excellent opportunities for development. TRANSIT ZONING CODE Introduction The City adopted the Transit Zoning Code (TZC) in 2010. The TZC guides development in the central urban core of Santa Ana and consists of more than 450 acres of land. Recent developments in this area highlight the opportunities for both affordable and market rate residential projects. Projects such as Triada Garden and Triada Court provide 98 new units affordable to very low incomes in CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -27