HomeMy WebLinkAbout80A - TRANSIT CODE AND STATION DISTRICT - EXHIBIT G
EXHIBIT G
80A-73
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RES~LUTI~N N. CRA ~0~
A RES~LlJTION ~F THE C~N~UNITY REDEIIEL~PN~ENT
AGENCY QF THE CITY QF SANTA ANA AD~PTIN CEA
FII~DINC ~F FACT AND ~ STATEMENT ~P ~1lERRIDIN
C~NSIDERATI~NS, AD~PT~N MITIATI~N MNIT~RIN
AND REPQRT~N~ PRCRAI~, APPR~1lIN A DISP~SITl~N
AND DE1IEL~PMENT ACREE#~ENT BET111lEEN TFIE AGENCY
AND SANTA ANA STATION DISTRICT, I..,LC, A CALIFORNIA
LIMITED LIABILITY COMPANY, AND #~AK[NC PI~IDINCS IN
C~NNECTI~~1 THEREVt~ITH
Section ~ .The Board of the Cor~rrrunity Redevelopment Agency of the City of Santa Ana
hereby finds, determines and declares follows:
A~ Sections ~3~4,2 and 3~~4. of the California Redevelopr~ent Lain, Health
and Safety Code Section 3000, e~e~. ~"CRL"}, authorize and direct the
Cornr~unity Redeve[opmentAgency of the City of Santa Ana ~"Agency'}} to
expend a certain percentage of a[I taxes which are allocated to the Agency
pursuant to CRL Section 336~~ forthe purposes of increasing, improving and
preserving the cor~n~unity's suppl~i of housing avalla~le at an affordable
housing post to persons and families of very Iow, Iow, and moderate income;
and,
B. Pursuant to applicable provisions of the CRL, the Agency has established a
Low and Moderate Income Housing Fund ~"[dousing Fund"}, ar~d pursuant to
RL Section ~.~~e}, in carrying out ifs affordable housing activities, the
Agency i authorised to provide subsidies to orforthe benefit of very low
income and lower income households, or persons and families of Iow or
roderate income, to the extent those households cannot obtain housing at
affordable costs on the open market, and to provide financial assistance far
the construction and rehabilitation of housing which gill be rude available at
an affordable hauling cost to such peronsx and
C. Pursuant to CRL Section 34~ ~b~, the Agency is required to ensure that at
least ~ 5 percent of ali new and substantially rehabilitated dwelling units
developed within a project area under the jurisdiction of the Agency by private
or public entities or persons otherthan the Ager~cyshall be available at
affordable housing cost to persons and families of love or moderate income;
and
D. The Agency currently owns certain real property ~"Agency Parcels"} [orated
within the City of Santa Ana ~"City"}, which property is also partially located
within the geographic boundaries the "Project Area"'} of the Merged Project
~~`[~erged Project"}, and i attempting tv acquire other real property that i
currently owned by third parties ~"Additior~a[ Properties'}} ~theAgency Parcels
and Additional Properties are collectively referred to as the "Site"};and
Resolution No. CRA ~o~ 0-X
Page ~ of ~
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Santa Ana Station District, LLB, ~ alifarr~ia limited liability company
~"Developed'}, has proposed to acquire the Site frarn the Agency, to construct
an the bite affordable rental hauling that will be available to and occupied by
persons and families of very low incame and extremely low incame,
affordable far-sale housing that will be available to and occupied by persons
and families of rnaderate incame, and market rate far-sale housing thtwill be
available to all buyers collectively, the "Developer Project"}; and
F. In orderta carry out and in~plementthe Pedevelopent Plan farthe Merged
Project and the affordable hauling requirements thereof, the Agency
proposes to enter into a Disposition and Development Agreement
{`Agreement"~ with the Developer, pursuant to which the Agencywauld
convey the bite to the Developer and the Developer vuould agree to construct
the Developer Project in accordance with the requirements of the Agreement,
restrict occupancy of the rental hauling to persons and far~illes of very law
incame and extremely low income, and restrict occupancy of a portion of the
far-sale housing to persons and farilies of moderate incor~e, all as mare
particularly set forth in the Agreement; and
Pursuant aid subject to the terns ofthe Agreement, the Agency will provide
the following financial assistance to the Developer Project: ~i~ loans to the
Developer in the amount afTen Million Fight Hundred Thousand Dollars
a,8aa,a0~} far Phase R-~ has defined in the Agreement} of the Developer
Project and Faur Million Seven Hundred Seventy Thousand Dollars
~4,7~a,aaa}for Phase P-~ has defined in the Agreement} of the Developer
Project collectively, the "Agency Laan~Rental ~on~ponent"};iii} a loan to the
Developer ~n the ar~aunt of one Mi~~~on Five Hundred Thousand ~$1,00,~00}far
Phase FS has defined in the Agreement} of the Developer Project Agency
Loan ~-Phase FS} and viii} a loan to each qualified Moderate income
Hon~ebuyer of an Affordable Far-Sale Unit has defined in the Agreen~ent~ in
the amount of up to Thirty Thousand Dollars ~~,DO~} to be deposited by the
Agency into the applicable escrow foreah Hornebuyer of an Affordable Far-
ale Unit and disbursed by the escrow agent to the Developer upon each
Homebuyer closing and purchase of an Affordable Far-Sale Unit beach, a
"Horr~ebuyer Assistance Loan"};and,
H, The Agency's financial assistance to the Developer Project, including the
Agency Lawn and each Homebuyer Assistance Loan, will be funded from
the Agency's Housing Fund} the Developer Project is not financially feasible
without the Agency's financial assistance and use of the Agency's Hauling
Fund is necessary because Developer has sought and will continue to seek
to obtain otherources of financing farthe Developer Project, including
private construction and permanent loans, Federal Low lncon~e Housing Tax
credits, equity financing from private investors, and mortgage financing far
homebuyers, but based upon an economic analysis of the Developer Project
~ i
assetfarth and referenced in the summary report prepared pursuant to CPL
Section ~4 and the staff report, such sources of financing will be
insufficientto finance the entire costs of the Developer Prajecf without the
~eso~~~~an ~Va, BRA ~ D-~
Page 2 of 7
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Agency~s financial assistance from the Housing Fund in the amounts required
by the Agreement; and"
1. each qualified Moderate Inconne Hornebuyer of an Affordable For-Sale Unit
that is to receive a HarnebuyerAssitance Loan will enter into a Homebuyer
Loan Agreement with the Agency substantially in the forrn attached to the
Agreement as Attachment No~ ~ to the Agreement} and
vvith respect to the portion of the Developer Project that is located within the
Developer PrajectArea of the Merged Project, the acquisition, construction
and operation of the Developer Project pursuant to theAgreernentwlll benefit
the Project Area by providing affordable housing for persons who currently
live and work within the Project Area; with respect to the portion of the
Developer Project that is located outside the Project Area afthe Merged
Project, the acquisition, construction and operation of the Developer Project
pursuant to the Agreement wif[ be of ber~ef if to the Merged Project; and
K, The Agency has adopted an lmplen~entation Plan pursuant to L
Section 490, which sets forth the objective of providing housing to satisfy
the needs and desires of various constituent elements of the connmunity; and
L, The Agreementx copies of which the Developer has submitted to the Agency
and the pity council copies substantially in the farrr~ submitted herewith,
furthers the goals ofthe Agency set forth in the In~p[en~entatian Plan as It will
facilitate the creation of affordable housing which will serve the residents of
the neighborhood and the pity; and
M. Pursuant to ~RL Section the Agency is authari~ed, with the approval
of the pity ounci[ after a duly noticed public hearing} to convey the Site for
development pursuant to the ~edeve[opn~ent Plan upon a determination by
the pity ~auncil that such conveyance will eitherassist in the elimination of
blight or provide housing for low- armoderate-income persons} that the
consideration for such conveyance is not less than the fair mar[eetv[ue or
fair reuse value of the Site ire accordance with the covenants and conditions
governing the conveyance of the Site and development costs required
thereof, as well as the particular uses to be conducted bythe Developer at
the Site, and that the conveyance under the terms and conditions set forth in
the Agreement is consistent with the Implementation Plan which has been
adopted by the Agency for the Merged Project; and
N~ The proposed Agreement and a summary report meeting the requirements of
ILL Section ~3, were available for public inspection prior to the joint
public hearing consistent with the requirer~ents of ~RL Section ~4; ar~d
On dune ~0~ D, the Agency and pity council held a joint public hearing vn
the proposed Agreement which was duly noticed in accordance with the
requirements of ~RL Sections 34~~ and ~~4~, at which time the Agency
reviewed and evaluated ail of the inforration, written and oral testirnony, and
evidence presented during the joint public hearing; and
~esolut~on No. BRA ~0~~-XX~i
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P. In compliance with the California ~nvironrnental Quality Act {CFOA} ~Publ'rc
Resources Code ~~D00 else.}and Title HIV, California Code of
Regulations, section 1500o seg. ~C~CA guidelines}}the City of Santa
Ana prepared an Environmental Ir~pact Report ~EIR~ ~No. to
analyse the environr~ental impacts of the Transit honing Cade {D l~lo. 84}
and the Developer Project; and
Q. The City Council, as the Lead Agency under C~~A, has certified Final
Envirann~ental ln~pact Report Igo. OO~~o~, adopted a Mitigation Monitoring
and Reporting Program, adopted all findings required by CEC~A, and adopted
a taten~ent of Overriding Considerations; and
R. The Agency, as a Responsible Agency under C~~A, has considered the
environmental effects of the Developer Project as shown in the SIR in
compliance with EQA Guidelines section 5090; and
. The Agency has prepared Findings of Fact in compliance with Public
Resources Code sections ~ OS~ and and EQA guidelines section
X5091 far every significant irnpact of the Developer Project and for each
alternative evaluated in the ~lR, including an explanation of the rationale for
each finding; and
Ti The Developer Projectwill have significant impacts that cannot be mitigated
to below the level of significance; and
~.J. The Agency has prepared a taterr~ent of Overriding Considerations in
compliance with Rublic Resources Code ectians 21 and EA
Guidelines section ~ 5093, ~rhich finds that specific economic, legal} social,
technological or other benefits of the Developer Project outweigh the
significant and unavoidable impacts identified in the EIR; and
V. The Agency has prepared a Mitigation Monitoring and Reporting Prograr~ in
compliance with Public Resources Dade sections ~ 031.E and CEC~A
Guidelines section ~ X097 to ensure compliance with the mitigation measures
identified in the F1R during Developer Project irnplen~entation and operation;
and
1111. All actions required by all applicable lava with respect to the proposed
Agreement have been taken in an appropriate and timely manner; and
The Agency has reviewed the summary required pursuant to CRL
section 33433 and evaluated other information provided to it pertaining to the
findings required pursuant to CRL section 33430; and
Y. The City Council has previously determined, in its adoption of the ordinance
approving the Merged Project, that the portion of the bite located within the
Project Area is part of a blighted area and is underutilized, as further set forth
In the Implementation Plan previously adopted and ar~ended bythe Agency
pursuant to CRL section 33490; and
Res~~ut€on Na. CPA ~0~~-~
Page 4 of 7
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The Agreeentu~oufd assist in the alleviation or removal of blighting
conditions and provide housing for lvv~- or moderate-incorne persons and
~raufd furtherthe goals of the lmplen~entation Pfau by providing for the
development of such housing; and
AA. The Agency has duly considered all terms and conditions of the proposed
Agreer~ent and believes that the Agreement is ire the besf interests of the
Agency and the City and the health, safety, and ~relfare of its residents, and
in accord ~rlth the public purposes and provisions of appficable State and
local lair requirements.
Section The foregoing recitals are true and correct and are hereby
incorporated by reference a ifset forth in full in this f~esolution,
Section . The Agency hereby flr~ds and deterrr~ir~es that, based upon substantial
evidence provided in the record before it, the use of funds from the Agency's Housing Fund
in the amounts required by the Agreement is necessary because the Agency and the
Developer have nude a goad faith attempt but have been unable to obtain sufficient
car~mercial or private rneans of financing the Developer Project at the same level of
affordability and quantity as i required by the Agreement.
Section 4. TheAgency herebyfinds and determines that, based upon substantial
evidence provided in the recard befare it, the use of funds fram the Agency's I~ovu and
laderate lncan~e Housing fund pursuant to the Agreement constitutes a la~~rful expenditure
of such funds and vuill be of benefit to the ProjectArea forthe reasons set forth in this
Pealutlon.
Section The Agency hereby finds and determines that, based upon substantiaf
evidence provided in the recard before It}the consideration fo~the Agency's conveyance of
the Site to the Developer pursuant to the #erms and conditions of the Agreement is nat less
than the fair reuse value at the use and vrith the covenants and conditions and development
costs authorized bythe Agreement.
Section 6, The Agency f~ereby finds and determines that} based upan substantial
evlclence provided in the recard before if, the Agency's conveyance of the Site to the
I~eveloperfor development pursuant to the Agreement and the l~l~ gill eliminate bf'rght and
provide hauling for lour- or rr~oderate-income persons,
Section 7. The Agency hereby finds and determines that, based upon substantial
evidence provided in the record before it, the Agreement is consistent Frith the provisions
and goals of the lmplen~entation Pfau.
Section S, The Agency hereby adapts the Findings of Fact and Statement of
overriding Considerations, attached to this resolution as "Exhibit A,}'
Section 9. The Agency hereby adopts the 11~itigation Monitoring and reporting
Program, attached to this Resolution as ;`exhibit B.,,
resolution No. CAA ~0~~-~~~
Page 5 of ~
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Section ~ The Agency hereby direr# that a Notice of Determination be prepared
and filed Frith the bounty clerk a€the Dour~ty of grange in the manner required by lair.
Section `l ~ . The Agency hereby approves the Agreement in substantially the forrn
presented #o the Agency, subject to such revisions as nay be approved by the Executive
Director of theAge~cy ar~d the Agency general counsel. The Executive Director of the
Agency is hereby authorized to execute the Agreement including without lin~ita#ion all
attachnnents there#o~ on behalf of the Agency. A copy of the Agreementv~hen executed by
the Agency shall be placed on file in the office of the Secretary of the Agency.
Section ~2. The Executive Director of the Agency in consulta#lon Frith the Agency
general Dounsel is hereby authorized, on behalf of the Agency, to make revisions to the
Agreen~ent~rhich do not materially or substantially increase the Agency's obligations
thereunder or materially ar substantially change the uses or development permitted ors the
Site, to sign all documents, to make all approvals and take all actions necessary ar
appropriate to carry out and implement the Agreement and to adrninister the Agency's
obligations, responsibilitiesond duties #o be performed under the Agreement and related
dacun~en#t
ADOPTED this ~ day of , 2D~ D.
Miguel A. Pulido
chair
APPROVED AS TO I~O~I~I:
Joseph Uv.l=fetcher
Agency Oer~eral counsel
A1~ES: Boardmernber:
NOES: Boardmembers:
ABSTAIN: Baardmembers:
NOT PI~ESEi`VT: Boardmer~ber:
Resolution No, CRA 20~ ~-CX
Page 6 of 7
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~RTIFIATI~N ATTESTATI~I~ A[VD ~RIII~A~,1TY
I, MARIA I-IIJI~AR, Seere#ary of the Agency, da hereby a#tes# to and ~ertlfy tl~e attached
Rec[ufion No. ~0~ #o be the original resoiufion adapted ~y #~e ~ommur~ity
Redevelo~n~ent Agency of the pity of San#a Ana cn , 0.
Date
Secretary
or~m€~nl#y Redevelopnner~tAgency
cf the icy of San#a Ana
Rea~u~~~n No. RA 2~~ 0-~
~ag~ ~ of 7
Exhibit "A"
Refer to Exhibit O of RFCA
i
aoa-a~
T ASS IT Z N I N D E
D 4 EIR
Findings of Fact/
Statement of Overriding Considerations
Prepared for
The City of Santa Ana
Community Redevelopment Agency
20 Civic Center Plaza M20
PO Box 1988
Santa Ana, California 92702
Prepared by
PBS&J
625 The City Drive Saut1~, Suite 200
Orange, California 92868
June 7, 2010
80A-364
80A-365
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Trans~~ Zaning ~a~e S4~ SIR Flndin~s of Fa~t~ta~ament of overriding Co~side~`a~fa~s ~
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~ ~ ut~~r~
T'l~e Ci~~ of Santa Ana has p~•epa~ed ~n En~tiron~net~tal I~~pact Report ~EIR~ for the T~•ansit ~oi~in
Code ~D S~-~ in compliance ~~rith the recluirexxrents of the Califarr~ia En~Tiron~e~~tal ua~~~ Act ~CE~~
~PubZic Resources Cade section 2~.Oaa ser~,~, T`he Can~unit~~ Rede~Telap~nent Agenc~r of the Cit~t of
Santa Ana ~Aenc~7} leas dlsct~etionar`~~ appra~ra~ po~~re~• o~rer a component of the p~•oject ar~al~T~ed in that
EIR and ls, therefore, a Responsible Aenc~~ under CEA, A suc~~, prior to reaching a decision o~~
p~~o~cct, tine Aenc~r must canide~~ tl~e er~~~i~oi~ment~. ef~'ects of t~~e pro~ec~ as sllo~vn in the EIR, ~
'~°~~i docur~eixt presents the Findings of Fact and S~ateinent of ~~Tcri~~d~n Considerations that trust be
adopted bar tie Aenc~? pursuant to the t~equiretnents of P~xb~.c Resout~ces Code Sectians Z1o0~,~.~ and
~d~, 2~D8~ and ~~5~,~ and Sec~ian ~~a~1, ~5~3, a.r~d ~5aG, respecti~~ei~~, of tine State guidelines far
the It~pler~enta~an o~ CEA ~CEA uideiines~.
TZus dacun.~ent is oi•atYi~ed as follo~v~
hap~er ~ Intraduction to the Findings of Fact a~~d ~tateinen~ of O~terridin Co~~sidciiatior~s.
chap#er ~ P~~ecnts the CEA Fi~di#~gs of the Entritoni~en.tai ~rnpact Repo~:t ~E7R~,
includlri the identifie~i ignificaf~t i~~pacts,
chapter ~ Pr•ee~~ts the alternati~~es to the Pr~opased Project and e~raluates thetx~ in rel~tiori to
the findings contained in Section. ~ ~~9~ ~a}~3} of the CEA ~u~delines, The
Agenc~r rxiust consider and make ~indtns regarding alternatt~res ~~~~~er~ a project
~~ouid i~~~rol~~e en~~iranmentai i~.pacts tiiat cannot be iec~uced to a less-t~ian4
sir~~icax~t lc~zel, ar cannot b ubstai~tiall~~ reduced, b}? proposed m~tigatiori
treasures,
~l~apter 4 Presents a State~~~er~t of ~~~erriding Conside~~ations tl~at is required in accoi•da~ice
4~ith ectian ~ 593 of the CEA uidclines for sini~'ieant impacts of t~~e
Proposed Project t~~at cannot be mitigated to a less-than-sigr~ihcant ie~re~.
't'he Transit ~onirlg Code project area is located in the central urba~~ core of tl~e Ci~T of Santa Ana and
comprises o~rer SOD blocks aril X50 acres 'File proposed pf~Qject is located in the area ~~Test of interstate 5,
no~~t}~ of First Street, ar~d bet~~reen ~at~d A~Tenue and Fla~~rer Street acid souti~ of Ci~~ic ente~• I~i•i~~c in
the Cit~F of Santa A~aa in grange Count~~, Cali~'o~•r~ia,
't'he Tt~a~~sit honing Code pro~Tides n~~4~ toning for all o~ the properties contained t~riti~in its boundat~r
with the e:~ception of tiioe properties paned ~~igiit ~ndi~strFal or II~I~-~-~ca~~7 ~fYdustrial. ~'l~ese Il~i~
and ~~1~ properties ~~rauld retai~~ thcii• existing caning, but ~~Fouid be ca~Tered bit an a~Tetila~7 gone that
allo4~rs far the option of future ini~edRuse development to be e~erc~sed at the disct~etior~ of the propert~t
a~~rner. The Tt•ansit honing Cade pia~rides fot• t~~e integration of ne~~7 i~~£~il de~relopent into e~~isting
nei~~borhoads, alla~~~s fog tic reuse of existing buildings, supports ini~ed,use de~~elopn~.ent, pr~a~~ides a
transit-suppoi•ti~~e, pedestrian-oriented dc~~ciopt~ent fran~e~~ark to seduce ~relucle trips, reduce
i•eer~liouse gas emtssios, ar~d support the addition oil` ne~~~ transit infrastructure, a~~d pi~o~Tides an
economic de~Teloptr~ent stimulus.
Trans~~ ~onin~ Code ~~D ~4} EiR Findln Fa~~~~~e~ent o€ Overriding ansiderations ~ ~ ~
l
4
I
C1~apfer ~ ~ntraduct~on
~~~itl~in the bou~.da~•~T of the Transit ~ot~in Cade, the Aenc~r o~~~ns fo~:t~r-nine panels comprising
approxirr~a.tel~r se~ren noncon~.uou acres, The Aenc~r~Cit~r is pursuing the potentiai ac~uisitian of
t~~rent~~ additionai prope~•~ies ~~itl~in the imn~ediate ~~ic~nit~~ the fort~r-nine parcels r~entioned aho~re for
the purposes carnpleting the asse~~.blae of properties on those blocks irr ~~rl~ieh the Aenc~~ a~riead~~
has rnajor;•it~F a~~nership, as i~Tell as to secure propeit~r to pro~ride for additional open space. The
acgt~siaon of t~~ese add~t~on~l piaperties rTla~r lead to demolition and f or reloeatio~~ of e.~sting structures,
as ~~ell as the potc~a~ial rielocation of arl~,t existing residents,
Tl~e Aenc~~ and file ~eiated Co~~pan~es of California, LLC aid rif~~n Realt~~ Co~~poratior~, a California
Corporation the De~teloper~ propose to rede~reiop these properttes, The ~e~~elape~• concept far these
properties ~~~cludes the de~Telopment of ~ r~a~murn of ~5 rental ~~~.its and ma~ir~u~~ of ~ for-sale
~~~tsT--a total o ~ZD nc~~T ~~esiden~al ~~nits the Dc~~elope~ ~~~ajec~~, cotnpoz~ent o~ t~~is ~esi~entil
de~~eioprnent ~~~ill tie a~~ordabfe pursuar~t to tl~e Count= of grange's criteria for lo~v-to-n~oder~.te ir~corx~e
lousing. 7'he C~t~x f Ager~c~~ fs also pursuing the additiar~ of rYe~~ public open space that coup. include a
public pa#.'~3, ~ public tot lot, and a x,000 squire foot con~mut~it~r burldi~i. Tl~e rede~reiopir~e~~t of these
properties requires tl~e demolition of appra~~r~atel~T ~0,2~ square feet a~ building area, on fifteen
Agenc~7-o4~~ned properties.
Tl~e Cite ~vill amend the cuiier~t general Plan to peri~.it these near land ~~ses and ar~~end tl~e ~oi~ing Code
to est.blish de~Tetopment sta~~dai~d that implement the p~io~ect. These amendments ~~~ll allau~ the Cit~r to
pro~~ide ~ franme~~~ark fat the de~~eloprnent of carx~pact, transit4oriented de~relopment that contains a min
o~ residential, comr~~ercial, and professional uses in order to address the Clt~r's and tine ~~eion's goals of
pro~riding sites foi• llo~sing in alread~t urbar~i~ed locatiar~s that are adjacer~t to transit, thereb~t reducing
~rel~icle trips, stimulating ir7~restn~ent in underutilized lat~d, and impro~Ting the jabs~liousing balance
~~ithiz~ tl~e Cit~T. 7`1~is ~~ill Iead to potential de~~elopment of appiiaxit~atel~~ ~,~75 resider~tial ~~nits,
387,000 s~ of retail dc~Telopi~eiit, and an additional ~ 5,5 acres of open space ~~~tl~in the Cit~r, Adoption. of
this project ~vou~d alfo~v the Cit~7 to consider subsequer~t ac~io~~s consistent 4th these updates i~~ tl~e
general Plar~ and Land use designations, Table 3~~ ~8urr~mar~~ of T`~ansit honing Code ~DS~A a~~d
DB~~~ e~~elopment Potentials lists tl~e o~~er~ll potential net cl~a~~e teat ~~~ould occur a a result of the
proposed p~•oject area,
f r~ tcir~~s of net de~~elopr~~ent, tl~e Transit honing Code would alloS~~ for tl~e poten~al de~relopr~efit of
appro.~ii~.atel~r 351,000 square feet ~sf~ of retail de~~elapment and the additio~~ of ~ze~~r open space ~~rid~in
fire cit~r, Creation of this Transit caning Code area ~~fa~~ld allo~~ fire Cite to conside~~ subse~uer~t actions
consistent ~~~itl~ these updates. '~`abie ~urr~r~ar-~t of Transit ~oi~in Code Potential het Change lists
the a~Terall potential net change teat could occur as a xes~~lt o~ an~~ ne~~~ construction built pursuant to the
standards cot~tai~ied ~vithin file proposed Transit honing Code
Transit Zan~ng bode ~p 84} EAR Findings of ~act~tatement of ~varrlding ~an~derat~ans
1
i
i
s
Chapter ~ l~trod~c~lan
~~a~d tlse.~yp~ : ~~::~Po~e~~~a~ dross Devefa~mer~t: ~.:~~as~~~g ~ses,to_~e ~~nv~rfe~. : Pa~e~~~a~ Ne# DeYe~op~ie~if.::.
Re~~e~~`~~ ~~ni~s~ ~,~72 4,07
Retail ~sf~ fi~3,00 3,~0 8~,~0~
~mm~rc€al ~s~ ~ 1~4,~~ ~~~~,~0~}
~pe~ Space ~sf~ ~~0,~0~ 0 8~,0
Surrace Par~ir~~ l.vt ~sf} ~I,~~~ ~,~3~,~ ~~,7I~,~~O}
~'~~e ~c3r ~~~~ocedu~•a~ actions ie~a~ed to the p~~oces fir ~~~e T~ans~~ ~on~n bode and the ~e~re~o~e~~
Pro~ec~ ~nelude:
¦ ~~cu~a~e In~t~~~ tud3TJNo~ce Prep~rat~on ~3~ days} J~~~F 2~, ~0~6-u~t ~00~
¦ Filed a~~d ~~•cu~a~ed I~t~a~t ~~R Feb~uar~T 2~1~
M ~ondue~ed e~pin ~4~~eeting at Februar~t 2~, ~'~a~xxait~ Co~n~~iss~or~ ~lrieetin
a ~e-~i~~cu~ated ~lternatt~tes eeti~~~~ete~dcd DE~~ re~z~e~~T period, Fe~~ua~~? 2~, 2~~~- 12,
~~0
¦ ~o~~ducted 5co~~n ~~ieeting a~ ~1~~a~~c~~ 2~, ~01~ ~'~ann~t~ amn~si~n ll~ieetin
Transit Zoning Cade LSD 84~ iR F~ndin~s ~f FactJtatemsnt ~f Cverridin~ C~nside~atio~s
f
~ r E
~ Ill ~I I f1
S
. ~ ~ N~'R~IJ~`~~N
Tl~s chapter presents tine potential impacts that ~~tere identified in tine and the hndings that ire
required in accordance with Section 1509 of tl~e C~ guidelines. 't'he possible ft7dins for each
si~~ificar~t and~or potend.all~7 significant ad~Terse impact ate as follo~~Ts:
Ci7ai~es or altera~on h~~Te bec~~ required ill, or incorporated into, the p~•oject ~~~l~ich a~roid or
substantiall~~ lessen the s~gn~ficant en~~~ronnae~~tal effect as identified ~n the ~I~ ~"~ir~din I
~2~ Such ch~.~~ges or aiteradons ate ~~~itl~in the ~'espot~sibilit~T and jurisdiction of another public aet~c~r
and not the ae~~c~F making the finding, Such cha~~ges i7a~~e been adopted b~~ such other age~~c~• or~
can and should be adopted b~~ such other agenc~~ ~"~`zndi~~
~3~ Specific econon~c, social, or other considera~on.s, including ~ro~~ision of emplo~rment
opportunities foi• highl~~ trained ~~Torkers, r~.ake infeasible the xx~itigatio~~ measures or project
alternati~~es in the ~II~ ~"~it~di~~g
requires that a Responsibie .~~gc~~cy adopt tr~.tigation measures or alte~;~~ad~Tcs, ~~i~ere feasible, to
a~~oid or substat~tiaiiy reduce s~gn~ficant etl~rirontnental ~~npacts tl~t ~uouid othei~v~se occur as a ~csult of
a project, ~~esponsible ,~~ct7c~7 his respai~sibili~ for n~itigati.ng o~.• a~roidi~~g o~~l~r tine direct or indirect
en~Fironn~ental effects of those pmts of the project ~~~hich it decides to cart~~ out, finance oi• app~o~~e
State uideli~aes ~o~~ Project modification o~• alternati~Tes are not req~~ired, ho~~e~~ef•,
~~rhere their axe infeasible or ~~rhere the ~~esponsibilit~F for• ~~~odif~~ing the project lies ~~nth some other
agenc~~ State guidelines ~~~~9~~a}~~~,~~}. Public Resou~•ccs bode section ~~OG~.~ defines
"£easible" to ~~~ean {`capable of being acco~r~plished in a successful m~nnei+ ~t~fiithin a xeaso~~able period of
tifne, taking into account economic, en~tironment~l, social, and tecl~nological factors.' State E~~
uideii~~es Section ~~C~~ adds a~~otl~er• factor: "legal" considerations. See also ~ti~~~.~ o~`~?~e~r~ ~~r~11~r
.o~r~o~'rr~r~~~iso~:~ ~~le~r~~~] ~~0~ 5~ al,3d X53, G5 ~7~ ~al~ ptr, 4~0~.~
after fuli~~ comply?in ~~~.th tic ht~dings requirefr~ent can an age~~c~F adopt a taten~et~t of ~~~erriding
Consideradons ~C'~~a~~~s ~o~irrali~~ r•~~v~~~ r~. ~`~~~o~~~~~ ~'l~c~.~~c~ ~~88~ X98 ~al.~pp.3d X33, ~-~5 ~
Cal. l~ptr. 7~~~}, x~eq~~ires the ~~esponsibie ~genc~T to state ~f~ ~~L'rlt~ng the speclf~c rationale to
suppo~it its actions based on the final i~~R a~~d/or• ir~for~nation in the record, This ~~~ritten sta.te~nent is
k~~o~~~~~ as the Statement of ~~Tc~~riding considerations. 'I'he Statenxent of ~~Te~~~•idit~ o~~siderations
pro~rides the inforF~uation that demonstrates the decision ~r~aking bod~~ of the responsible ~genc~T leas
~veigl~ed the benefits of the proiect against its una~Tordable ad~Terse effects ~f~ deter~~~nin ~~Fhether to
appro~re the project. ~f the benefits of the p~'oicct out~~~ell~ the una~~o~dable ad~rerse en~~~~ionzx~ental
effects, tl~e ad~~erse effects ~na~~ be co~7sidered <`acceptable,"
Tile California Suprexr~e court has stated that, "the ~~~sdoxn of appro~~ing an~~ development project, a
delicate task ~~~l~ich requites a balancit3g of interests, is necessaril~r left to the sound discretio~~ of the local
officials and thei~• co~~sd.tuents ~~Tho are responsible for sucl~ decisio~~s, The la~v as eve interpret and appl~7
it si~~pi~~ requires that those decisions be infortneci, and therefore balanced" ~ol~~r~ ~ ~al,d 5a3, ~G
[~~G dal, Rptr, ~01]~, {
Transit zon~n~ Code 84} ~iR Findings of Fact~S~a~e~nen~ of overriding Considerations
i
l
i
Chap#er 2 C~QA F~na~~rr~s
Table ~~1 ~E~ Findings surnn~ari~es the potentiall~F sfgnif~ca~~t i~~acts of the ~ that ~~ere seduced
to less-than-s~r~i~'~car~t le~Fels ~~rith ii~itigation as 4~~ell as the sin~~icant and ~~na~roidahle irxr~acts of t~~e
Transit honing Code LSD No. S~~ ar~d t~~e Jesrelope~ Project ~co~ec~.~rc~~r, t~7e P~•o~osed Pr~oject~,
~dc~itionai facts that support tine findings ale set forth in the ~'ixaa~ SIR, t~~e staff reports to the Planning
Con~rr~ssio~~ and Ci~~ ~a~ncil, and the record of p~•oceedings. ear discussions that support the ~i~~dins
from the ~'inai ~I~ ale pro~7ided in "~~ridence supporting Finding," ~o~~~c~~c~•, oti~er e~ridence ma~~ be
contained in the o~rerali reco~id the ~~~•o~ect to further support the ~~xding,
The docut~er~ts and other ~nateriais that consdtu~e t~~e record of proceedings on ~~~hi~h she P~•oject
h~~dtr~gs are based are located at the Cit~r of Santa tuna 7'iann~ng and Pu~ldi~~g ~~,get~c~r, o Ci~ric Center
Plaza, ~~~~~o, Santa .~~ns., Califorf~ia 9~~oZ, r~'he custodian fo~• ti~ese documents is L~xcyr Linr~aus. This
info~Ft~atioi~ is pro~~ided in co~~~piiance P~~bhc resources Code ~~1~8~.~~a}~~~ and ~~A guidelines
a
Transit honing Cade {~D 8~~ EfR i=findings ~f ~act~taternent of ove~rid~ng Cvnside~afi~ns ~
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~1 ~NT~~I~T~~f
The E~ p~eparcd ~'or T'ran~t ~oz~in Cade considered sip ~b~ aite~~nati~res to the P~ioposed Praject.
Purs~~ant to Section ~5~2~.~~a~ o~ the CEO uide~.nes, the px~i~~ai~~ intent of an alternati~tes ~~raluati.on
is to "describe a range of reasonable alternati~Tes to the pra~ect, or to the location off' the p~~o~ect, ~vl~ich
~~Tauld feasibl~r attai~~ most of tl~e basic objecti~~cs of the project but ~vo~~ld a~~o~d ar• substantiall~t ~esse~~
atl~r of tl~e significant el`fects of the project, a.f~d eST~~uate tl~c ca~parati~Te ~x~c~~its of the altert~a~~Tes."
This chapter describes the project objecti~res and design criteria used to de~reiap and c~raluate project
alte~•~~ati~res pfesented i~Y the Draft EIS.. ~ descrip~ox~ of tl~e alternati~~e con~pared to the Pr~aposed
Pr~aject and the ~ndi~~gs regarding tl7e feasibilit~~ of adapting the described alternati~~es are presented
b elo~~r.
PR~J~T ~BJ~T~~I~
~'he project ob~ectittes of the prapased Transit caning Code a~•e to:
¦ P~Fa~ride caning for• the integration o~ x~c~~~ info de~relop~~~ent into e~usting neigl~borhaod ~
¦ Pr•o~~~de far a range of hauling opt~o~~s, lncluci~n a~'~'or•dabie housing
N ~lla~~r the reuse of e.~iting structures
¦ Alla~~~ the de~relopn~ent o~ tine ~genc~~ prope~~ties
N P~o~z~de a transrt~supports~re, pedestrian-oz•~ented de~reiop~e~~t frame~~~ork to support the additia~~
of ne~~~ tt•ar~sit ini'rastructure
¦ P~eser~re and rein~'o~Fce tl~e e~i~n cl~ar•acter and pedestria~~ nature of t~~e Cite b}r strengt~~erring
u~~ba~~ form through ii~praved de~~eiop~nent and design ta~~dards
¦ Encourage aiternad~T~ nodes o transpartation, includi~~g the rail s~Fstei~~ t€~at connects Sa~~ iea
to ~~os t~~~geies
The project objccti~~es of the propased De~reiopei• Pra~ect for the ~~genc~r~o~~~ned properties are to:
¦ ede~Telop ali of the ~e~~c~'-o4~Tned piopertle
¦ Pro~tide i1e~~~ affaidable ~~aus~n for fatr~.~es furtherance of the Cit~?'s a£~'ordable housi~~ goads
established i~~ the ~~o~~sing Elei~cnt, the Ii~~plernentatio~~ Plan far the Santa tuna ~I~~e~•ged
I~ede~reloptr~e~~t Project ~fea,and the Cis of Sa~~ta ~t~a Canso dated Plan
¦ Enhance tl~e stfeetscape and ui•ba~~ farm of the area, particularl~~ along Santa ~~i~a ~aule~Tard, ~~~tl~
the cansttucdon of ile~L~ bindings tl7at meet the standards contained. ire the 'T'ransit caning Code
a~7d that s~~ppart future transit plat~ni~~ ~
¦ Elhninate blight
_ i
Trar~si~ ~or~i~g Code ~p 84} EiR Fi€~din~s of F~c~l~a~o~ent of Overr~din~ ~on~iderations 3_~
i
~ap~er ~~~af~rts ~4~~ard~r~~ Project Arterrta~~ves
¦ P~~~~Tide ad~itionai pudic open space and acilita~e point a~•xa~~en~ent ~~iti~ ~~USD a~ a ne~~t
cozx~tnunit~~ centef
N P~o~Tide an econarr~ica~l~~ ~7iable ~ede~'e~DpiTlent scecla~ia f~~ the ~~e~~c~T-o~~ned p~opef~~ic
~~L~`Cl~N ~ ~L~'~IATlIIE
The Dia~'t ~II~ and Reci~cuiated Drat ~~R e~~aiaated sip alte~nati~~es, inc~u~liig tl~e ~ Pio~ect~No
~e~~elopr~rent a1te~.~~Yati~~e, in Chapte~• 5.4, T~~is e~~aiuation c~t~pa~ed the en~~i~ianY~~et~tal ad~rantaes and
disad~Tantaes a~ each alte~,~~ad~re to the Proposed ~•o~ect~ te~nati~re , and 3 aye p~~~~x~afil~r designed
to address altcrnati.~Tes to tine 'I~~ansit ~onit~ Code as a ~~r~~ale. ternati~Te 4, 5, ar~d p~~ese~~t
alte~nati~Tc to the p~oposeai ~Telope~ P~aject, undei each. off` t~~ese ~ltefnat~tres, ti7e p~~opaseci
TI'atYSit ~oning Code ~~Tould remain the unc~~a.r~ed.
'I'he range oi' feasible alterr~ad~Tes ~~Tas selected and discussed in a ~r~a~~ne~• to foster ~nea~~it~g~ul public
pa~~icipation and in~'o~~~ned decisio~~-xx~al~~n. iron tine £acto~s tila~ ~~re~e taken l~~ta account ~~~l~et~
conside~~in the feasibilit~T of aite~•nati~~es ~as clesc~ibed its CEO uideli~~es Section 1~1.~~~~~~ ~~e~c
e~~~~i~•a~~~~ental impacts, econ4n~ic ~~iab~.it~~, a~~ailabi~it~F it~ftast~uctu~e, reguiato~~T li~~itation,
~u~~idictia~~al ba~~ndai{ies, and attain~ner~t of px•Q~ect abjecti~~es..t~s stated in ectio~~ ~ 5~ ~G.~~a~ of
~~.e
uide~ines, a~~ need not coi~side~ an aiteit~atis~c ~~fi~ase e~'fects could Plot ~e ~eaonab~~7
identi~'ied, ~~~hos~ i~nplemet~tation is ~e~~ote speculati~Te, o~~c ti~at urould not acb~e~Te tl~e basic
pt~o~ect ob~ecasTes. The anal~isis includes sufficient in~bi't17~tian about each a~tein~ti~~e to pio~ride
zx~eani~~gful e~~a~tzation, a~~al~~sis, a~~d cot~~paf'ison ~~Titl~ tl~e P~opascd Project.
It should be noted that the ~iteina~~~es section of tl~c ~i ~4tas re-c~iculated due to the addition of
three ne~~r alterr~atl~~es ~t~lternati~~es 5 and ~~~hich ~~~ould lessen the i~npaets related to l~stoi*ic
stfuct~~~es located ~~i~~~in the piopased De~relopei' Pi•o~ect area, Tl~e ie-circulation of the ~~lter~~ati~~es
section concuiirezxtl~z c~tended the public cail~tnent period o~i the SIR,
'RAJ ~T ~LT~R I~~T111 N ~I !
.4.~ ~'fdi~ ~r~ ~trntiv~t~t r~~~d ~'rn~t~~nin od
An~~r~~d ire the Drift ~R
t~lteinati~Te acid 3 are pz~i~~aril~~ designed to address alterna~~Tes to the Transit ~oni~ig Cade as
~~rhole, Tile ~enc~7's ~ildings an each altert~at~~~e and tl~c xatia~iale behind eacli li~~din are set l'o~ith
b ela~v.
~t~r~~t~v~ No ~ro~t~f~~ ~vr~pmr~t ~It~rnati~r
Tliis alternatirre assu~x~es ~ cantin~aation of the Cis' existing e~~eral Plan and ~o~iln designations to
guide ut~~~~c io~~~th and de~relop~x~ent ~~~tl~in the T`xa~isit caning Code p~~oject area. 'I'he ir~.pacts of this
alternad~re ~~~ere anal~~~ed undci• a ~na~it~.urr~ buildout scenario ~~~itlxiri the Transit honing Code area ~~rith
the current allo~~Ted land uses and de~~elopi~~ent tazidards designated in the existing encral Plan and
~on.ing desigt7atians. In addition, this alternati~Te assumes that th.e proposed e~~eloper Project ~~rauld not ~
go oi~~~ard on the genc~r-o~~~ned properties. II~Iaintaini~ig tl7e e~~sting erieral Plan and ~oniri ~
---Transit honing Code ~Sa 84} Ei~ E=indi~~s of ~actater~ent overriding ansidera~io~s
~ i
i
5
k
desig~~a~ons th.~oughout tine 'T~•ar~sit o~~ir~ bode area ~~~au~d result in impacts that are similar, for the
mast part, to those of the prapased 'Transit caning bode, although rnan~= of the sigr~if~cant impacts
associated ~~ith aesthe~cs, air quafit~~, cli~n.atc ci~ar~ge, ar~d noise~~Tih~•ation ~~=auid be ~~educed a.s ca~~pared
to tine ~~oposed ~•oject. ~ numhei• of llnpacts «rau~d be gre~.ter under the Na Pro~ect~Na De~relopment
t~ternati~re than under the proposed project due to the ~rbsence of ~nidation measures that ~~zouid be
adapted as pa~~t of the proposed praject, e.g., i~~pacts tram increased light and gia~~e. ~dditionauy,
because the it~~'s e~istiz~g erae~•ai Plan and caning desinatians da oat emphasise alternative modes of
transpartatian and do not contain the de~refapn~ex~t fra~x~c~~ra~.•k ~aecessa~~~ to suppo~•t tine t~•ansit-o~~iented
de~reioptnent, fmpacts to traffie~transpo~~tatio~~ ~~rouid be ~•eate~• ur~de~• tine o P~•o~ectf Na ~eveioptr~er~t
ternad.~Te ti~ar~ under the proposed Transit caning bode.
~~i=? ~11"~~
The ~genc~~ hereh~= finds that specific economic, leggy., social, technaiogical, ar other consideratian.s
n~akc t~~e adap~.an of the o ~'x•aject~a ~]e~~eiapYr~ent te~ir~at%Te infeasible,
~~iti~augi~ .~~ite~•r~ati~Te ~vould ~~ade~•atei~z reduce same of tine prapased project's sir~if~cant impacts, it
~~Fouid ~~ot acia~c~rc mast of tine bask p~•o~ect ab~ectl~res. ~pecificall~~, ~Iternati~Te ~ ~~rould not pro~Fide
zor~ir~ for the integ~•atior~ of €~e~v infill de~reiopment into e~~iting neighborhoods. ~t ~~rau~d not prop=lde
fo>± a range of housing optio$~s, inciudfr~ afforidahie i~ousit~~ ~t ~~~ould oat pra~zide far the tease of
e.~€stirlg structures, ailo~~r the deg=elopment of the t~ene~=-o~~rned properties, or• t~•t~thenii~ t~~~ba~. fo~tr~
ti~~•ouia i~~~p~'o~Ted dc~reiapr~er~t and des~gr~ standards. ~~farea~Ter, unlike the proposed praject, it ~~atild
not pro~Tide a transit--support~~re, pedestrian-oriented de~relop~nent fra~rre~~ra~~k to suppa~it t~•~.nstt-orier~tcd
de~reiop~~~er~t, or er~caurage alternati~~e modes of trailsportatian.
~s ~ result of its inabiiit~r to meet the basic project objecd.~~es, tine Na P~•oject~o ~e~relapment
t~ternati~te ~vould eliminate the appart~~r~it~= to pra~tlde the nu~r~eraus benefits of the proposed project,
as set Earth In the statement of ~~rerr~din ~onslderatton, including hand use de~reiap~xrent ti~at ptio~zides
a better ir~arket far public transit, consistent ~~tith the goals of ~ 3~~, California's ustaitiabie
~ornn~ur~i~ties and liinate Protection ~~ct; pro~ridir~ strategic areas fo~~ infiil, pedestrian friendi~r
eni=irantr~er~ts, ar~d focusing housing and. empia~?ment gra~~~th in transit~accessible iacation.s through
transit-oriet~tcd de~relopzx~er~ts, co~~siste~~t ~~~iti~ tine auti~er~r~ ~alifarr~.a ~ssociatian of a~=erninents
~D~S ~io~~~1 ~'~r~~~s~otta~r'~~~ ~1r~~~~ ~~~.~a~i~a ~~~e '~~r~~~c~~~o~rs T~'}, and ~~~'s ~~D~ l~~i~~r~l
~'~~r~~~~1~~~asi~ae .~'Icrrr' ~~'e~r't~ o~t~~rr~ft~~fi~s ~c+l~i~rr~ r~ S~tstc~~~rcr~le F~r~rtr~ ~7'} land use goals; and praysiding
opportunities to meet the ~it~= of Santa Ana's share of the Regional ~Iousiz~gNccd.s .~~llacation ~RE~'~~
far ~~-~0~~-,
~dditianall~=, ternati~~e 1 ~~touid not further the established foals aid Policies of the it~T's erxe~.iai
~'lar~ to tine sa~~c c~terat as tine pr~opased Transit ~onir~ odeF 7n particular, it ~~rauid not further
~~oi~sing Element Policies ~~E-2.~, 2.~, ~.4, ~vl~ich support the goal of pro~Tiding a di~Terisit~T of qualit~T
housing, affordability= le~rels, and luring e~peiiences that accon~rnodate ar~ta ~t~~~a' residents ar~d
urorkforcc of ail i~ousehaid t~rpes, ir~cai~e le~reis, fed age groups to foster an ~nciusive cain~nunit~= to the
satr~e extent a the proposed `Transit caning ode Nor ~~~ould it fiirthe~• band use Eie~~ent pa~icies LE-
~~3, .G, ~.7, and ~,9, ~~~i~ici~ promote a balance of iar~d uses to address basic community= needs,
LE-~.~, 2.8, 2.~, and ~.1~, ~~rhich promote farad uses ~~i~ich e~.hance tine i~z's econamic and fiscal
Transit Zoning Cody ~D S~} EiR Findings o~ Fa~t/tatament of ~v~rt~ding vnsiderati~ns
l
C~apt~r 3 ~~na~~r~s Reardfn~ Pro~~ct A~terr~attves
~~iabilit~~, LE-~.~, and ~,5, ~vhich s€~pport the goad of protecting and enha~~cit~ de~re~opn~ents sites
and dist~~cts ~~~i~ch are uillque co~~munit~r assets t~~a.t e~~~~ance the qual~t~~ of life, or L~-5.~, 5,~, 5,5, 5,~,
~.9, 5,~0, and 5.~~, ~~Ti~ic~~ e€~sure that the i~x~pacts of de~reop~~c~~t are mitigated to the same extent as the
proposed T~a~asit ~ot~ing Code, ~ee Land Use Eleme~~t; ~]r•aft SIR Table imilar~~r, it ~~rou~d not
ft~~•ti~e~• tine goals of the Urba~r Design ~let~ent Coals ~~7~ to the sat~~e extent as the proposed Transit
~onit~g Code. Sec Urban Design ~ie~ne~~t; Draft EII~ Table ~,7~,~ l1~Ioreo~Ter•, t~~e integrated a~~d
cohesi~Te cie~reiop~e~~t standards that are proposed. for the Transit honing Code area ~~tou~d not be
irpieented,
Last~~~, ~.ternati~~e ~ ~~~ould increase if~~pacts o~ transportation as a result of hack of emphasis on
a~ternatt~re modes of transportation. i~ the current Genera ~'~a~~ and coning des~g~~ations and the hack of a
de~TelopYr~er~t fra~~~e~~~ork to support transit-orie~~ted de~reiopment. I~or• tiYese reasons, tic ~enc~~ rejects
~lternati~re 1 as i~~~`easibie,
~terntiv~ ~ ~r~r~i Rduc~d deity
T~~e C~7ef~ah deduced ~er~sit5~ ternatt~re ~~rould reduce the inte~~sit~T of ah anticipated land uses ~~~~thi~.
the Transit ~o~~ing Code LSD at~ea bar 2~ percct~t, In general, this a.itei~]a~;Fe ~~rou~d ~•educe the
nurnher of residet~cc, it~ciuding affordable ~lousit~g, and reduce ernpio~~ment opportunities as a result of
less coxx~~~ercial uses in the area, peci~€cali}r, this alter~~~.~~Te ~vouid result in appro1~i~nate~~~ ~,0~9 fever
residentiai units, az~d G,75o fe~~rer square feet of retail ~~~t~in t~~e Transit ~ou~t~ Code ~D S~} a~iea.
~~eciftc de~~eiopment c~~a~•acteristics that ~~fiouid be allo~ved unde~i t~~is alter~~ati~~e relad.~re to tine proposed
Transit honing Code ~ 8~~ are spec~tied in Table 3~1 ~,~~~ternati~~e 2 and Proposed Transit Zo~~ii~g
Code Characteristics.
: . t~r~d Else ~'y~~ a~~emp~~ve 2 ~rar~s~ ~or~ing bode (SD 8~ D~`e~er~ce
Com~e~c~a~ ~S~ ~1 ~~,~04~ ~124x~0~ ~
Civ« ~s~ ~2~,~OD} ~2~,~~ ~
Gre~~ ~s 6~~,0 ~D}~0~ ~
SOU~~: ~~S&J ~~~0
T'~~e ~~ge~~c~r Z~ereb}r f
Ends ti~at specific econorara~c, iegal, sociai, teci~~xoloicai, or other co~~siderations
make file adop~o~ of tips alternat~~~e ~t~feas~b~e.
although ~~lternati~~e ~ ~~Tou~d so~~e~~rhat reduce the sigt~if~cant impacts of the proposed T`z~a~~sit ~o~ng
Code ~D one aest~~etics, climate ci~ane, and transportariot~, it ~~roul~ not reduce at~3r of those Impacts
-4 ~'ransit ~onlr~g bode 84} ~iR Findings of ~ac~lt~tee~t of Dverr~ding Car~s~derations
i
i
C~rapter ~ ~~r~a~~r~gs Rear~fr~~ Project A~terna~~ves
to belo~~ tl~e le~rel of slgnlficance, lf~ addition, Alter~.ati~re 2 mould not meet tl~e hausi~g ar~d tr~.nsit
ob jecti~Tes of the Project to the same extent as tl~e proposed project,
Altertiati~re ~ ~~ould reduce housing b~F percent, from ~,0~5 to 3,~5G resieler~tial units, Tl~e potential
number of affordable housing units ~~rould also be reduced b~~ 25 perce~.t. ~r`o~~iding x,05 ne~~t units
~~~ould teat meet an.ta A~~a's regional ~~ousing deeds Assessment for.` 2~Ob-20~~, ~~hich calls ~`or ~,~9
total units, ~,2~8 of ~~~lriCl~ must be af'f
ordable far 101, ~''e~•~z lo~~~, ~.nd e~trer~~el~r lo~~r i~~cor~~e l~ausehalds.
Tl~e Cit~r o~ Saz~ta Ai~a has a great z~eed for affordable hausi~ag; si~t~~ percent o~ the l~ouseholds in Santa
lia~~e lo~~~, ~Tei•~F io~~~, at~d e~tren.~el~T lo~~~ i~~corne, ~~i~r of Santa Ai~a general Plan ~ra#`t pausing
~;lerr~ent ~aaC~-2D~ 4, Appendil4 p. a.~ Baal ~ of the HousiE~ ~;lement is to "pro~ride ~ di~rersit~~ of
ciualit~~ l~o~~ing, affardabilit~z le~~els, and li~~ing e~pe~`icr~ces tl~at acco~~n~adate Santa Ana's residents and
~~Tarkforce of all l~ousehald types, income Ie~rels, and age g~•oups to Faster an 1nC~USI~Te corr~rr~unlt~~."
Alternad~Te ~~rauld not meet tl~is goal, or the follo~~~.n Housing element policies, to the sar~~e e~tex~t as
tl~e proposed p~•ojcct;
H~~2. .e~~tal Housing ~ncoulage the construction of re~~tal housing f'or Santa Ana's
~•esidents and ~~~arkfarce, i~~cl~~ding a cor~~tr~trr~e~t to ~re~~t la~~r, lo~~~, and n~odel`ate
income residents anti moderate itYCO~ne Santa Aria ~~~orkers.
~~-2,~ Dl~re~`sit~F of Housit~g'Y ~~pe, ~ac~~ttate and encouiac a di~Tefsit~~ and range in t~Tpes,
prices, and sires of housing, i~7cluding single fan~il~r 1~a1~1es, apartments, to~~Fn
homes, rx~i~ed f rr~ultiuse housiz~g, tians~t~orlented desreloplr~ents, and li~~e~~~~oa~.`~
hOUSing,
Alternatf~~e ~~rould not meet the p~`o~ect's tratls~t oriented objectr~Tes to the sarr~e ehte~~t as the prapaserl
project, deducing tl~e amount of lousing and retail space ~~~ould result in a failure to fly en~phasi~e t~~e
use of tl~e Santa Ana Regio~~al T~•anspartation Centex` ~SAI~TC~ for its, ~`eider~ts, A mixedTuse urban
a~~d tra.~~s~t~or~ented nelgi7~orhaad re~~ltes a cr.•itical mass and balar~ce bet~~~een residential and i~o~~-
residcntial ~~ses its order to succeed, ~raf
t ec~o~ 5.5,~ ~lternati~~e ~ ~vouid not pro~z~de that cii~c~~
rrras and balance,
In addltior~, ~t ~~Fauld not lmplerr~ent established ~ RTP ar ~~P polrcres, or general elan Land Use
element policies ~,2, ~,5, ~,C, ~,6, Z.B, ~,0, ~-.3, 4,5, ~.2, 5.5, 5.7, 5,9,
and 5,~ or Urban Land Usc ~ler~ent foals 1 th.~oul~ 7 to the sar~~e e~te~~t ~s tl7e proposed p~`oject.
See Land Use ~ler~~ent; Urban esigr~ ~lerr~et~t; Draft E~~. Table ~,7~~.} pecificall~T, tl~e Alternati~~e 2
~~'ould i~at 1~1eet the follo~~~ng CA~ I~TP Land Usc awls to the same e~te~~t as the proposed ~roject~
~ r.`eate reed-use districts of "campiete coxr~r~u~~ities" in strategic gray;~tll areas tl~~•o~rl~ a
cotlcer~tr`at~an of
~c~~rl~.es ~~~t~~ l~aus~ng, em~lo~Trx~el~t, and a fl~l~ off' retail a~~d ser~Tices, lac~ted in
close p~•oxixr~it~~ to each. other`, ~'acusing a min a£ la~~d uses In strategic grO~~TtI~ areas creates
complete cornr~unities ~vherein most dail~r needs can. be rr~et ~vitlrtn a short dista~~ce of home,
pro~~idin residents ~~itl~ the opportuniT to patrani~e thei~• local area and run dail~r rl`ands by
walking ar c}?cling ratl~el` tra~relin b~~ automobile,
a ~ntetisi? nodes alor~ corridors t~rith peo~~leYscaled, treed-use de~~elaplnents, ~riar~~~ existing
corridors lack the feide~~tial and con~rneicial ca~~centratian to adequa.tel~T support non~auto tr.`a~~sit
uses, ~~?ithout ~~rl~~cl~ tl~e exlst~t~ transit syster~ cannot full~~ realise its pater~tial for accar~~.adating
additiar~al trips and relie~~ing the tfanportada~~ s~~stem, '~~l~ese nodes along the corridor also create
~~ansit zon~n~ Code ~D ~4~ EIR F~n~in~s of ~ac~/tatement of ove~~id~n~ ~ons~dera~~ons ~
~hap~er ~ f~t~d~n~ ~eard~r~~ ~ro~e~t ~41~~rnat~ves
~Tibl•ant, ~~ralable comrxrunities t~itl~ i~cali~ed access to ar~cnities, fu~~tl~el• red~zci~. reliance an tl~e
aUt~IT10b~1~ . ~Trlet~~ tfips.
¦ Pedest~•ian4friendl~r crl~~ironrner~ts and mare coln~act de~~ela~cr~t patterns in close pro~i~it~~ t~
transit set~Te to support and ~ti~~ro~Te transit use rtdershlp. ~ocusit~ hauling and errr~lo~tn~ent
ro~~rth in transit-accessible locations thraul~ this tria.r~sit~oriented de~relaprr~er~t approach
ser~Te to reduce auto ~~se ar~d suppo~•t more ulri~nodal tra~Tel beha~tri~r.
Fu~~ther, the lade reduction in retail space ~~rould signif cantl~T red~~c~ poten~al ne~~ el~pio~~xnen~
opportur~iq.cs end the economic l~er~e~lts that accoln~an~~ such o~~port~rnide, as coln~ared to the
proposed Transit ~orling bode, 7t ~vould also reduce tl~e an~ou~~t of poter~aal tax re~~enue that the Cit~T
could arse to ~~eirY~~est and stilrru~ate economic de~reloprr7ent,
~n bala~~ce, reducing tl3e de~reloptrrent inte~~sit~~ b~~ 2~ percent under t~lternati~Tc ~~rould riot pro~~ide an~f
sir~if~cant er~~ri~+anr~~ent~l b~t~e~'It t~~at aut~~el~~ file extent to ~~~l~icil it ~~~QUIc~ in~~ibit tl~e Cif' ~.~il€~r to
n~eet ~~cional housing needs ar~d its goal o~ establishing a tl•~rls~t--su~pDrtive, pedestrian~orier~ted
de~Telapl~~ent ~rat~le~~or~ to support tl~e ne~~ transit-ir~rast~,ucture.
For these r~eason.s, tl~e tler~c~T rejects t~lter•nat~~re ~ as ~ra~`easlhie,
Al~e~~?~~~V ~ ~.~IN~RI~
Tl~s a~te~nati~re is a lonT4 to mid-rise ~rersion o~ the ''rax~sit honing fade ~D ~~rhich ~~Tauld ~t7~t
bu~ld~r~ heights ~n file Da~~~nto~vn ar~d Transit ~~iilage ~lstlicts to fou~i stories. L~nde~~ 1~lterna~~TC 3, the
Do~~~nto~~~r~ and Transit ~L~illage districts ~~rould be rede~Teloped according to tl~e standa~ids of the Fist
t~•eet ~orlidar District, Tl~e reri~air~ing districts o~ the ~I'~at~sit Boni#~ bode ~4~ area ~~~ould be
de~relaped consistent ~~ith the prioposec~ project. This ~~?ould result in ~'eu~er• residet~dal units and
3G,0~~ fe~~~c~• s~ of retail uses. because this altcrnatl~Te ~~?ould allo~~r building heights that a~•e similar to
existing buildings iz~ the area, tl~e alter~ad~Te r~tould cr]sure ~utul~e de~~elop~~~ent ~~~auld ha~~e less
sl~ade~shada~~~ impacts, as ~~Fell a ge~~e~•ate ~e~~~er autol~labile trigs.
r~'he anticipated n~i~ ol` land ~~ses ~~rould therefore be di~~erent tl~ar~ the p~ia~~osed project, ar~d a less
residential based area ura~rld result. peci~c dejtelopn~ent characteristics tilt ~uo~uld be allo~~red uf~der this
alte~•nat~4~e re~att~rc to the pr~aposed'~~ansit honing bode ~D 8~} are speci~'~ed ire Table ~ttcrna~~rc 3
and Proposed Transit ~or~ng ode ~5~ S~~ haracteritics~.
f
3- Traneit ~on~ng Code ~5~ S4~ Eli Findings of Fa~t/~~atemen~ o~ ~verridin~ ~onside~a~ians
t
chapter ~ Ffr~dir~~s ~eardfn~ Pro~e~t ~~terna~~~es
:~:~~~~:~~:~~::~..:~~~::tand.tls~ Type Afferna~ve 3. ~ ~ :i~ar~s~ ~o~ing Code {SD 8~~ :.:D~fl`erence.~
Res~~~atiai ~~~iis~ 2,~~6 4,015 ~~,0~9~
Retail ~s~} 5~,~~ 81,~~~
ind~s~~iai {s~ ~~~0,~00} ~~,~DO~ ~
Commercial ~sf~ ~~24,00~} ~~24,~~~ ~
Civic ~~~,4D4~ ~2~,~00~ ~
Green ~sf~ 5~~,0~~ SB~,~~~ 0
~'ar~in~ t~,~,o~o~ ~~,~rz,o~~ ~~~~,~~o~
~o~~~: ~ass~.~
~fr?(~~1?3
t~enc~~ he~•eb~T finds that specific econo~~~ic, legal, social, teci~t~ological, or ot~~er considerati~o~~s
make the adaption of~ternati~Te 3 it~feasible.
~lltl~ough ~lte~•~~a~~te ~ would ~•educe ~ stgntficar~t and una~~oidable ~tnpact of the p~•oposed project to
aesthetics ~si~adi~~g and shado~~Fs} to ~ less than sigt~i~cant le~zei, ~t 4~ro~~ld restrict de~7eiop~nent ~~~itl~in the
it~r to la~~~ to rr~d-~~ise de~reiopmt, ~~Tl~ich v~ould ~~ot t~eet project objecti~Tes to the satr~e extent as the
proposed project.
pecif~call~?, this ~'esti~iction ~~rould ~~e~uiie a leduc~oil in housing ~i~~cluding a~'~'ordable iiousing~ fro~~
~,~75 units to ~,o~b uz~its, ~~T}~.ch ~~ould not meet Santa ~~na's ~~egiona~ dousing deeds assessment for
2o~G~~o~~, ~~Ti~icl~ call for 3,33 units, of ~~~hicl~ must be a~'fordabie for io~~~, ~Te~~~ lo~~, and ~xt~•exnel~~
lo~~~ income ho~~seholds, `i'l~e Cit~F of Santa Ana has a g~~eat need far affo~idable housing sixt~~ percent of
the households ~n Santa ~i~a i~a~re la~~r, ~~`er~F lo~~~, and. e~trer~el~r lo~~~ incon~es, ~~i~T of Santa Ana erieral
Flan Draft ~-~ousi~~g Element, ~ppet~dix p. foal ~ of tl~e dousing Element is to "pro~ride a
di~~ersit~t of qualit~? housiz~, affordabi~it~~ le~~els, and li~zitlg experiences that ~.ccon~i~~odate Sai~ta Ana's
~~eidents and ~~~o~~k~arce of all housel~old t~r~?es, income ie~rels, at7d age groups to foster an iriclusi~Fe
communit~T.>' ~~lternatirre 3 ~~~ould not meet tl~is goal to tl~e same extent as tine proposed p~•oject.
Sin~ilarl~~, it ~~ould i~ot n~eet ~a~~sing Elen~ent polic~~ set fortis below, to the same extent a the
proposed p~•oject;
~E-~.2 District renters. create l~igh intensit~r, tr~~xed~use urban ~rillages and ~~-lour
pedestrian-oriented experiences that suppo~~t tl~e inid,to hil~-rise office cei~te~is~
commercial acti~~i~~, and cult~xral acti~Tities in the ~zaried District enteric.
~lternad.~Te ~ ~~~o~ild also fail to itnp~ernc~~t tl~e fallo~tnri dousing Element policies to the a~~e extent as
the proposed project;
~~E-~,1 Do~~Tnto~~Tn. Strenthe~~ Santa tuna's code as a ~~i~arant mixed-use and tn~xed-i~~come
en~fiiroi~ment h}? capitali~i~~ on the go~~er~~~~ent center, a~~ts district, and ixistoric
do~vnto~~~n aid facilita~ii~ transit-oriei~ted de~relopmet~t and di~rerse
i~eighborhoods,
Transit Zoning bode ~~D 84~ EiR i=ir~dings of Fac~ltaterer~~ of ~v~rriding Considerat~ans 3_~7 {
r
I
I
I
Cfrapter ~ Fir~a~ln~s Reardfn~ ~ro~e~t ~4~ternatives
E4~.3 Rental dousing, ~ilcou~•ae the con~:uctian of rental housing for a~7ta Ana's
residents and ~~Torkfarce, ~ncludtng a corr~~~tttnent to ~Te~•~~ lo~~F, la~~r, and Moderate
incan~e residents and moderate income Santa .~~na ~~~arkers.
HE~2,~ Di~Ter~sit~~ of ~o~~sing T~TpL.sr F`aCilitate and encourage ~ di~~ers;ter and ~'ange to ~rpes,
prices, and sires of housing, including single fan~~~ ho~~.es, apartrrier~t, to~~ttn
ha~nes, n~i.~ed~~nul~iuse housing, transit-a~"leted de~relo~~rzezats, end li~re~u~ot~~
housinr
.~lternatl~te 3 ~~~ould ~~at r~eet t~~c project's transit ariented objecti~~es to the sane extent as the p~"abased
project, .educing the a~~~ount of hauling and retail space ~~Tauld result in a failure to f~~il~~ emphasise the
use a~ the ~~RTC far it~? residents, r~i~ed-use urban and t~~ansit~oriented neigllhorhaad requires
critical ~r~ass and balance het~~reen residential and iron-presidential ut]4sr Draft E~ section ~.5.}
~lter~~ati~~e 3 4vould not pra~ride that c~riticai t~~ass and baiai~ce.
Reducing lousing and retail apport~~nities ~~o~~ld result in . failure to full~~ benefit fiarri tl~e 1n~Testment ire
the expansion of the t~•ansit s~~ste~~~ and 4~ould not adetluatel~~ target xo~~rth in housing, e~uplayment, a~~d
commercial de~relopn~ent ~ti~~~~ ~~alk~ng d~stalace of the e~~~.ng a~ld planted t~"n~i~ t~tions. ~~x addition,
~~tcinatt~re 3 ~i~auld nat liplen~ent ~~TP and ~CI~ policies oir esta.biished c~leral Flan Land Use
~ien~ent pOl~cles ~ri.e, 1.1, ~r~, ~rV, i ~ ~a 13 L~I~kJ~ ~~V' L.rr/, F,rr~V~ i~ t} ~r~~ ~rL.r, wR~J, ./~J, J•~{J,~
and ~r, or Urban ~~ar~d Use Eie~cnt ails ~ thiaull7 to the extetzt that th.e proposed project u~DUld,
~~ee Land Use ~lernent; Urha~~ Desig~~ lei~ent; Draft T`ahie pecificall~~, lter~rati~re
~~Touid not nrieet tl~e folla~txin ~~TP sand Use oils to file same e4tei~t as the proposed project,
¦ create i~i~ed-use districts or• "complete coi~~~~~u.nities" iri strategic ~."o~~th areas thiougl~ a
cancentratioz~ of actin?ities ~~~tli liousing, emplo~~met~t, and a t~~ of retail and ser~tices, located in
close pra~.~~~it~z to each otherr Focusing a mix of land uses iii strategic g~'o4~Fth areas c~."cates ~
cainplete con~~x~ur~ities ~~~herein. most dail~~ needs can be r~ct ~~ntl~in a short distance a~ home,
pi"o~~iding residents ~~~ith the opportunit~~ to pat~•onlze their local area and ru~i dail~T errands b~~
~~al~i~~g or c~~clin rather tra~~elin h~T autotnobiler
¦ l~itensify nodes along cor"r"#do~"s ~~Flth peo~~e-scaled, i~cd-use de~~eioptx~cntsr i4~fan~t existing
r
caul ors lack tie residential and catiercial co~acentratioil to adequatei~? uppai~t iron-auto tianslt
uses, 4~~ithaut ~~~liicli the e.~isting t~."atisit s~~stem ca~~not full~~ reaii~e its potential fai• accat~adating
additional trips and reliei~ing the txa~isportatior~ s}7stcin. These nodes along the coy"ridar also create
~~ibrant, ~~~al~able carr7r~~i~nities ~~~ith localized access to ainenit[es, further reduci~~g reliance o~i file
autor~rohile fo~• a ~~ariet~~ of tr"ips,
¦ Pedestrian-friendl~r et~viranments a.~~d Mare CQITIp.Ct de~reiaprnent patterns in. close pro.~it~7 to
tiratlslt sei~re to support and ItTlp~~o~~e transit use ar~d ridership, Focusing housi~ig acid ernplo~~ient
g~"O~~Tth in transit-accessible locations thro~~h t~~is transit-oriented de~telopn~c~~t approach ~~~iil
sei~Te to reduce auto use and support t~oie i~ltitr~odal ti~a~Tel beha~ziar,
dditionall~~, tl~e reduction. i;~ ~~ctail space ~~nde~~ ~~lternati~~e 3 ~~~ould reduce potential ne~~r exi~plo3~ment
appor"tunities, and the economic benefits that cco~n.pati~~ such oppart~~~ities, as compared to the
proposed projectr It ~~Tauld asa induce the amount of potential tai re~renue tliat tl~e Cit~t could use to
reir~~~est and s~i~~ulate econoxx~ic de~relopn~ent~
I
3~8 Transit xon~ng Code ~S~ ~4} SIR Findir~s of Fact~tater~ent of Ovetridin~ Conside~~t~ons
C~ap~er 3 F~ndin~s ~e~ar~lr~ Pro~e~~ A~tarr~at~ves
balance, file rednct~on impacts to shading end sh~do~vs provided bit t~~s alternative do ~xot
out~vi~l~ the costs associated ~~~ith the loss o~ housing a~zd ~•etail oppoitu~.ities that ~~rould also occur
ufld~~` tl~s alternative.
l~'or these reaso~~s, the ~ge~~c~F rejects ~lternatt~Te 3 infeasible.
~~n~in ~n A~trntiv t~ the Prop~~ `~rn~it ~on~n o~~
An~~d in tie ~I
t~lternati~tes and 6, desci+ibed '~eio~~, pieent a~tef~~a~.~~es to t~~e ~~~~opo~ed De~Teio~~cr ~'ro~eet, L~~de~•
each o~ tl~ese ternadves, the proposed ~'r~nsit Boni#~g bode ~~~ould ~•e~r~ain the r~n.cha~~ed. The
~e~~c~?'s fi~.d~ns o~~ each alter~~a~.ve and the ra~onale bel~nd each ~ndi~~ are set f'o~~th below.
Altrntiv~ 4: ~em~~~ti~n of~nc roprtie/~eha~ilit~t~ in P~
~crfp~~or~
'~'l~is alte~•~~ative would eltrx~it~ate the den~olid,o~~ o structures on tl~e ~ourteet~ parcels «rithir~ the tatioi~
District currentl~~ owned bit the ~it~T o~ Santa ~~~~a ~edevelopz~.ent ~enc~t that were slated l'or
dc~noli~on under the p~~opased Developer ~'ro~ect see figure 5-~ [Den~olitiot~s} and instead ~'cquire that
those p~~aperties be xeta~iled and rehabilitated tht~~ cu~~rent locations, t~dditionall~~, the ~it~~~Agenc~t
would riot acquire an~~ of the t~~reut~~ pafcels identi#~icd i~Y ~`iure 5-~ [potential ~e~~F Santa Ana
~edevelo~~~ent ~~enc~~ ~ccluisitia~~s~, Upon co~.~pletion of rehabilitation, the rehabilitateai ho~~ses would
be of~e~.'ed or~sale as ~o~v or moderate it~corne housing. '~l~e proposed ~`~•a~~sit ~o~i~ bode would
remain the sazx~e under t}~ ~lte~.'i~ative,
~n total, tl~s Alterna~.vc would pro~tide appro~ttnatel~t ~5 rental units and appro.~~atcl~t 2~- for• sale units
~~~itl~in the tatiot~ District, ~'or a total o~ appro~irnatel~~ units. ~ tl~ese, approxi~uatel~7 72 ~~ould be
re~7ted to lo~v, v~.~~-lo~v and e~tre~~el~r-lo~v incorue housel~olds, appro~i~x~atel~t ~9 would be offered for
sale a lo~~~ i~~come ~~nits, a~xd one ~~?oulCl be offered for sale to tl~ose meeting tl~e rare our~t~~ criteria
for ~~ioderate ~cot~le. ~~ee EAR ~~ppet~di~ J pdated~ [~lternati~res'~csti~~g; ~'inancia~.t~.t~~.lysis~,'~able ,
~lter~~a~ves t~nal~~sis.~ ~~T contrast, a.ppxo~i~natel~? 12~ utait ~~Tould be provided b}' the proposed
Developer ~'~•oject, of ~~?hich ~1 ~vo~d be rented to lo~v, ver~r-lo~~~ and e~t~'cmel~tYlo~v it~corne
ho~~seholds, and thirty= t~~~o units would be o£er•ed for sale, o~~vhicl~ sip wits ~~?ould be offered f'or sale to
tl~ose meeting the ~ra~jge ~ount~r cr~ter~a foi ~lrioderate I~~co~r~e. ~d.~
~~rlC~lr?
~l~e ~enc~t her~eb~7 finds that specific econot~~c, legal, social, tech.~7ological, or other consideratio~~s
make the adoptton o~ this .iteri~ative ~nfeas~ble~
~ot~struct~on of a~`i'ardable housing ut~its is critical to Yneeting the it~~'s Regional dousing deeds
~ssesstr~ent ~~A~ ~'or 200-~~1~. Tl~e i~~'s ~~H~ calls far 3,393 units of nety residet~ti~l
CoflstrllCtloil, X94 of ~~xl~icl~ ale to be affordable to ~zer~t lo~v income households, 57~ of ~vllich a~'e to be
ai`fordable to lo~v i~lcome households, and GCS to be affordable to zr~oderate income l~ousel~olds ~E~,
ectiot~ ~.9~. t~lternat~ve ~ `vould pro~T~dc 37 fever ~~~ts that ~~~ollld be aff'o~•dable to vent-lo~~; lo~v and
Transit honing Code ~D 84} SIR Findings of i=ac~/~a~ment o~ ov~~~~din Considerations ~g
C~a~~er ~ Find~r~gs ~earaflr~~ P~o~ec~ A~~errra~fves
inodera.te income households than the proposed De~reloper Project, Tlais (eduction ire the number of
a.f~ordable hausi~~g units eli~~u~~ates an opportunit~T to pro~~ide affordable hawing in furtherance of
mee~n the ~it~~'s ~t also elllr~inates the opportunit~~ to pra~~ide Special deeds housing through
tl~e ~'iefC~' House p~,•alect,
Sitl~il~rl~=, t~ltrna~j~e ~ does i~ot to meet the ~t~T's po~ic~~ of "r~rlahirni~[in~ affordahie hauling on
~genc~r-o~~ned properties tl~at is of high qual~t~, sustainable, and available to ~rarious inco~.~e le~~els," See
Santa ~~.~~a Housing Element ~~OG-2o1~], Polic~T HE-~.$.~ for does it go far enough to meet tl~e it~~'s
poiic~~ to "encourage the caz~struction of re~~tal housing fo~• Santa tuna's reside~~ts and ~~~D~,~l~force,
inciuding a colnitment to ~Tcr~r ia~v, to~~ a~~d I~oderate inco~~e residents and moderate incoxx~e Santa
~~x~a ~~Torkers'~ ~l'olic~r H~--~,~~ or its polic~~ to "facilitate s.nd encou~•age a di~~ersit~t aid range in t}rpes,
prices, and sues of housing, including single-faYr~i1~7 hones, apartments, to~~Tfx 17on~es, ~~i~ed/z~ultiuse
housing, transit-oriented de~~elopments, and li~re~~~TDrk housing" ~.'olic~~ ~
~E--~,~~. See Santa tuna.
Hauling ~ler~lent [2a~GR~~~4,~
~u~•tl~er, the it~~ of Santa tlna currer~tiy has a sl~ortage of ~~c~~tal units ~tppropriatel~~ sued to
acco~n~nodate fat~~ies~ t~s stated in the ~it~F's 2D~b~2~~~ Housing Ele~~ef~t, ~~Tl~le tnultiple-fair~il~T
l~ousi~ ca~~priscs ~I~ of all housing stock ~~thit~ tl~e Cite, anl~f ~ 3~1a of multiple fa.l~nil~~ and single-
fatriil~? rental units ha~~e three ox• ITiore hedroo~s. ~t is estimated tl~at 4~°I~ of all fatiiies ~vha ~•e~xt l~a~re
~i~~e or more ~r~ct~bers, Ties translates into a shortage of ~~,~D~ large famil~t rental wits, The De~Teloper
Project contains 78 t~~ro~bed~`oar~~ units ~t~~ro of~vl~ich are n~a~~ager ~~nits~ and ~7 three-heclroozx~ units, ~n
addition, the ~1~~erc~r House project ~~~ould pra~ride one three--bed~•oarr~, ti~Te~one bedroom and fi~~e t~~~a-
beclraan~ units ~e~clusi~~e of t~~anager's u~~it~ of special needs lousing. Tl~ese units are appr•opr•iatel~T sued
to Ineet Santa ~~t~a's identifled de~~ograpl~ic needs. ~rnpie~nenta~.on of t~lterna~,~re ~~raE~ld not ~~~rtl~er
the Cit~~'s policies relat~i~ to the need for recital housif~g suitabie fo~• fa.miiies, nor ~~tould it achieve the
project abjecti~~es described abo~re.
~~~oreo~~er, the ~aliir'or~~ia ~eislat~~rc leas enacted ~o~~ernment Code section. G558.5, the "~~ousing
~ccountabilit~~ 1~ct," ~~hich restricts the Cit~r's abilit~? to disapprove, or ~,equire densit~r ~~ed~~ctions, in
certain t~rpes of ~~csidentiai projects. Speciflcal~~, tl~e Ci~~ 1~~a~~ x~at disapprove a housing de~relopn~et~t
project for ~re~~' ~.o~'V, lo~~T-, or moderate-Ii~cal~e households unless it makes certain findt~as set forth In
~o~Ternt~~ent Code secd.on ~5~59., subsection {d}, Tl3e it~~ i enable to tuake an~~ of these findings at
this time. T'l~eiefare, disapp~•a~~al of the proposed 1~evelope~• Project is iegall~~ infeasibie~
~~dditio~~all~~, t~.te~'nati~re ~ also affects tl~e ~i~ed ratio of construction costs but does not calnlnensurate~~7
reduce co~~tructian costs, Tl~erefare, although tl~e tatal cost of tlus alternati~rc to rile Cit~F~t~cncy ~~Tould
be Tess than the proposed ~e~~eloper• Project, the cost unit ~~rould be appro~~Imatel~~ ~G,~00 higher than.
the proposed eveiaper Project, This is attributable to the fact that smaller apartment projects «~ould be
de~Teloped under this alternatrve, ~~rhicl7 generate a higher per unit fna~~cial gap, according to the f nancial
anal~rsls p~.`epared bar e~tser ~~~arston ~ssaciates ~i~It~~ for tl~e Cit~i of Santa tuna ~as updated on i~r~a~F
~2, O~o~ and included in ~ppendi~ J of the ~~R, This i significal~tl~~ less efficient and effective ~~ra~r to
spend the funds a~railable for rcde~Telopment of tl~e t~genc~~-aw~~ed parcels tl~a.i~ tl~e proposed I~e~Teloper
Project.
3,x.0 Transit caning Cody 4~ SIR Findings of Fact~~tatemen~ of overriding ~on~id~ratians
~hapte~ ~~r~dlr~s Re~ardlr~~ Pr~~ect A~ternatfves
Further, under ~ternati~~e 4, the p~0poscd park identified in the I~e~reiopei• Pia~ect ~v0uid i~o la~~er he
includcd as ~ project component, The park ~~as one eler~~ent ~F se~reral in the ~~~er~~l ~T1s1on for
de~telopn~e~~t of the ~gene~~-o~~Fned properties, The selection of ~lternati~r 4 eFfecti~rel~? eliminates the
abi~it~T to construct a park on the bioc~ o~~ ~~~l~ich it is cui•rentl~~ en~risfon.ed gl~~en that the three structures
curren~l~r located of~ the ~en.c~~-a~~FneCl properties ~v~ti~ir~ that block ~~Tould remain u~ider ~lternati~~e
and tl~e Ci~r~~enc~r under ti~is scenaiio ~~ould he precluded fioin acquh~in a~~~7 .dditionat properties,
~'urthei, ~~~tei•~7ati~~e ~ ~t~ouid not meet the objecti~re the De~reloper Proposal to rede~telop all the
t~genc~~-o~~ned properties, anal, as explained abo~re, it ~~~ould not meet the objecti~rc of pro~tiding ne~~r
af~`ordable hous~~~g For ~atr~.ies i~~ furtherance aF the Cit~~'s affo~•dahle ho~~sin goals to the same exte~~t as
the proposed pro~ect..~~lso, it is unlikel~7 that the City f ~~gc~~c~~ ~~ould be able to attract a qualit~r de~Teloper
to undertake a st~~all scaie scattered site de~relop~~e~~t such as tl~at ~~l~ich ~~?ould be constructed ut~det•
lternati~Te '~yhi seriousl~7 constrain the potential for pro~Tidit~g econonaicall~T S7iable
rede~telop~.~c~xt.
Iii light of these considerations, the t~e~lc~r rejects this altei•nati~Te as in~'casible,
- It~rntiv~ : ~Va ~em~lit~~n of A~nc~r Pr~~rt~/~~catt~ enc -
Y
~n~ ln~ill it~~R~h~b~litt~ in PIS
~~c~r'~tior~
'~°l~is alteii~a~.~Te ~~t0uld e~i~7ufi~te the de~olltton on the Fourteen parcels ~~~tl~in the Station district
currentl~~ 0~~~~ed b~~ the Cit~t of Sa~~ta Ana Rede~Tclal~inent ~genc~~ tl~at ~~rere slated Fol~ demolition under
the proposed De~~eloper l~roject see figure 5-~ ~Demolitions~~. Instead, those prope~ities ~~~ould be
rehal~ihtated puce or tno~rcd to sTacant lots acid fehabiiitated, ~~rith the exceptio~l of the p~•opci•t~~
located at ~ Il~~inter Street, ~~rhich ~~Tould be demolished, ~f the propei{des identified fo~~ demolition
on parcels cui•reiitl~? o~~~ned ~~7 the ~enc~~, and those that tna~~ potentiall~l be acquired in the Future, onl~r
o~~e is currentl~? listed o~~ the Santa Ana Register of ~
Iistai~ical Propei~es---the ~~~l~itsonRPo~~Telsa~i pause
located at ~~if
~h tr~ect~ ~`~le remaining ~~ouses ha~Te prin~arilST heer~ the s~~h~ect of "~~rinds~~ie~d"
sur~Te~rs to detern~inc tlieir potential eii€bilit~~ for listing a a l~ist0ric resource, See EIR, Section anal
1~ppendi~ ~'alla4~~ti~g a cor~lprehensi~~e historic sur~~e~~ of tl~e properties, the Cit~r's Historic esoufces
Coinir~ission ~~tould e~Taluate all of tine struct~~res to determine theiz• eliibilit~T for listiz~ on the Cit~T's
Register of Historical P~•opertles and ~~rould nuke recoinn~et~datlons reardrn tine selec~0i~ of houses to
be ma~~ed and o~~to ~~fl~ich sites the~~ shai~ld be zr~o~red. once moored ~nd~or rehabilitated the hawses
~~rould tl~e~~ he offered as For-sale affordable housing. The proposed 't`ransit honing Code ~~~ould remain
tl~e sage under this ~~lter~lati~re.
In total, this Alternati~re ~~~ould pro~ride appro.~i~natel~r 1~~ units ~approxirr~atel~~ ~~4 rental units and
app~~axi~natel~r for sale u€~its~ 011 the .~~enc~~~o~~~ned parcels ~vithin the station District these,
approl~irnatei~r i units ~~rould be rented to lo~~F, ~rei~r-lo~~F and exti•emel~FYlO~~r income households. See
EIR ~~.ppendix J ~~iltei•natl~~es Testing; ~'ina.~~cial final}rsis~, Table 1, ~ltei•nati~res ~nal~~sis.~ T`l~is is the ~
sai~~e number of units that ~~~ould he rented to lo~~T, ~Tei~F-lo~v and extrerrlel~~~lo~~t inco~~.e households
the proposed De~Telopcr Piaject, {Id.} ~ltei~r~ati~re 5 ~~ould also offer for sale 1 ~ lo~~~ incozrie units, ore
ma erate incon~e ui11t and foul' marl~et rate units,
I
Transit 2onin~ Code {~D 84} EAR ~ind~n~s of Fa~t~~afe~nent of ~verr~din~ Cons~derat~or~s
Chapter ~ Ftr~d~ns Re~ardlr~~ Pre~e~t A~~err~at~ve~
~f~~Ff~
The t~enc~? hereb~~ finds that specific econan~ic, legal, social, technological, or other considerations
~~.ake the adop~on of this aitexnati~Te infeasible, peci~`ically, alternative 5 ~v~uld reduce t~~e number of
resider~tia~ units ~ 1 gild ~vould increase costs to the ~enc~F bar appr'o~~imatel~? G,C2 ~~illion, according
to the f nancial anal~Tsis prepared b~' I~e~ser I1~Iarston .~~.ssaci~tes ~I1~~-~~ for the it~r of Santa ~~~~a ~as
updated on I1~Ia~~ ago} and incl€~d.ed in ~ppendi~ tl~e EIR. ~ddido~~all~~, thus aitern.a~.ve ~voulcl
cost tl~e ~~e~~c~r appra~ir~atel~r ~C,S~a t~~o~•e per unit than. t~~e proposed Dev'eloper' I~roject, dr~e
pri~r~aril~~ to the substa~~ti~l rehabilitati.or~ and reioc~tion costs that ~vould be involved in ties alt~n.ative.
See ~ppe~~di~ updated},~ T'~~~s ~ep~esents a 39°/o ir~c~'ease i~~ per ~~~~it casts. T~~ is a in~~'ican~t~? ~e~
efficient ~ncl effecd~~e ~va~r to spend the funds avl~able faa~' r'edeveiopment of t~~e ~~enc~~~atvn.ed pa~.'cels
than. the p~'oposed De~teloper I'~~oject. The situficant additional cost to tl~e ~genc~? of this alternative
~~e~~de~+s it ecana~Y~icali~7 ~r~~`es.si~~e.
Further, under.' .~~lternative 5, the proposed park ~den~fled 1t1 file Developer 7~rolect ~vould ~o longer be
tnci~~ded as a protect co~~~po~~ei~t. The park vas oc~e element of several in the overall visi~Il for
de~relop~~~et~t of the t~enc~~-o~vf~ed properties. T'he selection of ~~lte~'native 5 effectively' eliY~~inate the
abilit}' to cot~str~~ct a park o~~ tl~e Mock on ~vl~icl~ it is currentl~~ e~v~sla~~ecl ~~ren that tl~e three sttuctl~res
currend~t located oi~ tl~e ~enc~r-o~vf~ed properties ~~~tl~if~ that block ~~rould retain under ~~ltex'native 5.
Finall}', ~lternattve 5 ~vould not meet the objective of the Developer Proposal to redevelop all of tl~e
~genc~r-o~v~~ed properties. No~~ ~~Taulcl it meet tl~e objective of p~'oviding an eco~~ox~ically viable
r'edeveiopmer~t scenario for t~genc~r-o~v~~ed properties, as explained aho~Te~
In light of these consideratio~~s, tl~e t~genc~~ rejects this alternative as i~ifeasible~
Ai~rr~aive Rhbii~at~ Ill~in~~r r~e~ in ~ia~~
~~~ri~~i~n
This alterr~ati~re ~vould be identical to the proposed Ie~'elaper Project, ~~~th the exception. teat the
builgalo~~r cou~•t located at ~~,14~h.i~ter street would be retained ar~d ieliabilitated. once ~.•el7a~bilitate~,
the wits at ~ I1~Iinter Street would be offei'cd for' rent to ~rer~F-lo~v aizd e~~ren~el~F-lo~v income
ho~~se~~olds. ~~lter~~ati~Te ~ would provtcle S$ re~~tal u~~.ts, of ~~?hich S5 would be a4~aiiable to lo~v, ver~r~1D~~
acid e~treinel~~Rlo~v i~~co~rie households, a~cl ~vo~~lei pro~'ide 3 o~vner~~ip units, of ~vl~ich sip units would
be available for sale to households meeting the ~ra~~e ~otln~r cater€a for n~Ioclerate Income. In total,
tl~s ~lterna~~re would provide appro~~t~~atel~' 3C fe~~rer ~o~~; ver~~~la4v and e~tret~nel~~4lo~v inco~~~e ufii.ts
than tlxe piopased De~~elopei' Project. ~ee EIS. t~ppendi.~ J ~updated~ ~Alternati~~es Testit~g: Financial
~nal~~sis~, rI'able 1, .~~ltert~ati~7es t~nal~ris.~
T'l~e t~e~YC~T l~ereb~t finds that specific econo~~ic, legal, social, technological, oi' other consideratio~~s
make the ac~op~on of this alternative infeasible
Speci#~~call~', as described above, cansiructiox~ of affordable housing antis is critical to reetln the lt~r'
R~I~t~ for ZaaG-O14. The location of the ~ ~ ~~Ii~~ter Street prope~.'t~' ~.t the southeast corc~er of
Transit ~on1n~ Cade ~p 84}EIR Findings of i=act/~~at~ment o~ Overriding Cons~dera~i~ns
{
f
C~apt~r ~ F~r~d~n~s ~e~ara~~r~ Project Atternat~ves
In light of these canside~~a~ions, the ~genc~~ rejects tl~is alterna~i~~e as infeasible.
Fl~d~n ~ ~I~~~~~IV~ VII~~ ~~l~~~~ ~Ill'~''l~rld
f~~r~ D~~~~o~ Air i~ the ~r~f~ E
In addidon to the sip altc~i€~ad~Tes eS~aluat~d in the 1~~•aft ~rR, the dead ~ge~c~~ considered t~vo othe~~
alte~~a~~7es, both o~ ~vhich it eli~~.inated ~ro~ detailed anal~Tsis the either because it did not meet
most o~ the basic project objecti~Tcs, ~~~auld not reduce ox~ a~~aid significant impacts of tl~e project as
p~:aposed, and~or is z~ot feasible. These alteinad~res 21i'~ discussed beio~~~~
~~rnativ Sits
T`~~is alternat%~e ~~?o~~ld use a~a 2~ltei~~tati~~e site from tl~at prioposed for the T`ians~t ~a#~ng Cade and
De~~eloper projects.
~f~1C~l~S
The ~genc~~ he~ieb~z f~i~ds that specific econo~~~ic, legal, social, technological ar~ other consideratio~~s xx~ake
tl~e adaptton of an ~ltertaa~vc Sate alternati4re infeasible. Tl~e Transit ~o~in Code is designed to guide
de~teiopeut ~aear e:~isting and plan~~ed t~ia~~sit and i therefore dcper~da#~t an the location dcc~iibed for
the p~•oposcd p~aject. ~n altc~•~~ad.~Te site for the T~ar~sit ~onii~g Cade project ~~Tbuld #~ot locate
de~TeloptTlCtlt of pro~~Ide the ~'ra~r~c~~ro~ik for de~~elopi~~ent ~xca~• existing or planned tra~~sit i~~f`~~astructure~
Tl~e~•efore, ~t ~~rould not be able to fulfill the basic p~~oject objecti~Tes of pro~r~d~r~g a trans~t~supp~iti~re,
pedestriar~-o~{ie#~ted de~~elap~nent fra~~~c~~Tor~k to s~rppart the additio~7 of ne~v transit infrastructure, rao~
~~rauld it encourage alter~~ati~~e modes of tianspo~~tatiotl, or increase access to the rail s}Fsten~ tl~at ,
co~~ects Sari Diego to dos ~ngelcs~ Failure to meet these 1~c3~ pra~ect objecti~res rende~~s a#~ alternatl~Te
site infeasible.
~t ~~rould also he infeasible to de~relop the proposed I~e~reloper r~roject in an alter~~ati~~e location.
C~zrrentl~f the .edc~~elop~nent ~ger~c~~ o~~Tns a cluster of parcels t~~e proposed project a~•ea at~d is
considering the accluisitio~~ o~ other properties in tl~c ~~ici~i~~ of these ~geu.c~r-o~~ned parcels T'he
proposed Dc~reloper l'rolect ~s designed and proposed to redc~relop~nent these specific pxoper~ties. Yt
«rould not be practical o~• feasible to abandon plazas fo~• these parcels and begl#~ #~e~~r f~tuie acuisitio~~s
else~~here, and doing so ~~auld fail to meet most o~ tl~e basic project objecd.~Tes of
the De~reiope~~ ~'~~oject~
Spec€f~eall~~, a#~ alternati~re loca~o~~ ~~~ould not result in redc~relapir~e#~t of the t~e~~c~r-o4~~ned properties,
~vould riot enlace the streetscape arrd u~~ba~~ form of the area, particula~~l~f along Santa tuna Boule~raid,
~~~it~~ the canstr~~ction of ne~~~ buildings that rrieet the sta~xdards contained in the T~.•a~~sit ~oi~ing Code
and that support future transit planting, and ~~Tauld not pro~~ide an econornicall~~ ~~iable rede~TelopY~.e#~t
scei~ar~o for t~ger~c~r-o~~T~cd p~•operties. Further, co~r~pa~•able parcels 4vithin the et~ti~•e Transit honing
Cade are li~~ited b3~ proposed. f~~ture uses a~~d i~~ca~npatil~le e.~isting u~•~~ou#~ding uses The~•e~a~~e, tl~e
proposed site o the De~reloper Pz•oject is tl~e onl~~ feasible locatiot~ far this iede~relop~~.c~~t project.
3~1~ Tran~~ caning fade 84~ EAR F~nd~ngs of Fac~lt~tem~n~ of ~verr~~ing cnsiderations
i
~hap~~r F~r~dlt~gs Rear~frt~ ~ro~act A~ternat~ves
Re~~b~iitatien ~f ~~tent~ai Neva A~uiitiens Aite~ntive
~n this alterr~at~~re, the Rcdc~re~opmen t~genc~r ~~Toud acquire properties ~~~iti~in the De~~eioper ~'roject ire
order to co~~piete blocks ~~rilere the .~~genc~~ altead~~ has ate o~~~nership interest, as it ~~rould u~~der~ t~~e
proposed De~reloper Pra~ect, ~o~~~e~~er, instead o~ de~~o~is~~in these struct~rfes, the ~ede~~eloprnent
~~genc~~ ~vould re~~abiiitate tine in puce,
'I'he Aetxc~~ hereb~r finds that specific economic, legal, sociai, tec~~nologicai or other coi~sideratio~s ~rrake
tine adoption of t~~is aitc~•rxati~~e infeasible, ~`~~is aiternati~~e ~~~ouid pre~rent rede~Te~opment of ~enc~~-
o~~~ned p~•o~~~~+~.e~, ~e~r pio~e~t obiec~re of the e~Teiope~ Plo~c~t, It ~~~o~~l~ also s~bst~r~tiall~T limit t~~e
oppor+tu~~it~~ to pro~~ide ~~e~~~ a~fordabie housing for farr~ilics furtherance of t~~e Cit~~'s a~fordab~c
housing oafs established in the ~ousir~g ~len~ent, tixe lnlple~nentatio~. Plan for the Santa .~~r~a ~~ierged
ede~7elopment project ~~,~.~ca, and the it3r of Santa Ana ~onsol~dated Flan. Ft~rti~er• it ~~ould nat enhance
the streetscape and urban form of t~~e area, paracu~ar•~}z along Santa ~-~r~a ~ouie~Tard, t~rith t~~c construction
o~ ~]e~~T buildings that ~r~eet file standards co~~tained in the ~'~Farrsit ~or~in bode ar~d that support future
transit pia~~t~i~~, for ~~rould ~t secufe pro~r~to~~ of public ope~~ space or ~'ac~ta~.o~~ of a io~nt use
arrangen~ent ~~~ith ~~.UD for a ne~~~ corr7r~ur~it}r cente~•. Finall3T, it ~~rou~d ~~ot pro~ride an eco~xot~~icali~~
~~iabie rede~~eioprr~ent scenario for the ~enc~r-O~~~iled properties. ~dditionall~t, it ~~rouid result in the
e~i~~ir~ation of an oppor~t~~r~it~r to pro~tide ~ualit~~ housing. ~~s a result, if den~olitior~ of the properties
that ~r~a~T be acquired the ~~.gct~c~~ ~4~ere precluded, the Rede~relop~~~c~~t ~genc~r ~~~ou~d not pursue their
acquisition, and the benefits of the Dc~~eloper r'roject, ir~cludir~ the creatio~i of ne~~r public opc~x space,
the eli~i~7atior~ of blight, axed ate et~l~ancement of the streetseape, ~~rouid iYOt be realised,
~l~~~tl~n~ ~I~~IC~
~~ndn Related to ~i~rifi~~~i~r~ and EJpdate~ to the ~rft I~
~lapter 3 of the Final SIR includes the cox~i~ei~ts recei~Ted on the daft and responses to t~~ose
cofn~ents. The focus o~ the respoxases to comments is on tie disposition of sigt~if~cant e~~~ri~•ontrrentai
issues as raised in th.e con~z~ents, as specified b~~ C~;~ uideiines ~ 5~~8}, .t~.dditionall~T, a ~ res~~lt
of refinerr~et~ts to file proposed De~~eloper l~ro~ect s~~~ce publication of tine Dral`t SIR, tine allocation of
rer~tai of units and foi• sale u~lits that ~~tould be constructed u~~der the proposed De~~eloper Project a.~~d
~rnder t~ltelina~~Tes 4, ~ and ~ leas been slihd~i rx~odified. ~'he Febriuai~~ 23, 20~o flriar~cial ar~al~?is
prepared bar e}rser ~~la~•stori t~ssociates that ~~Tas included as ~~.ppendix ~ to the FfIR leas been updated to
reflect these inodiflcations. r~'he updated flnar~cial anai~7sis, dated ~I~~a~z 0~0, i included as ~ppendi~ j
to the Final EAR.
~~1?C~ll?~5
Respoi~scs to consents n~ade ors the Draft 1R and re~rision.s to the Final SIR. i~erel~~ clarifp and
ampiif~T the anal~~sis presented in the ~1R ai7d do not tugger the need to recirculate per guide-
lines 15088.5~b~. in~l.arl~T, ti7e refined reallocatio~~ of rental and for sale residential u~iits that ~~rould be
pro~Tided bar the De~~eloper Proleet and the updates to file e~~ser ~r~arston t~ssociates finazaciai anal3zsis
Transit 2onin~ fade 5~4~ EII~ i=indins of Fa~t/~tat~ent of Overriding onside~a~lons 3w~~
r
Y
~rapter ~ P~nd~r~s Re~ard~n~ Protect Alterrrat~ves
merel~~ ciarif~~ al~d a.mplir file anal~xsi p~~cse~~ted in the EIR at~d do ~~ot trigger the need to reciicul~te per
~.t~. guidelines ~5~88.5~b}.
Findin ~n I~ur ~~t~d ~n ~mn~ents on t~ Dry EIS
e~~erai ~~.iaation measures aid alternatii~es ~~?ere p~~opoed in pubic co~r~~ne~7ts on the Draft I•~~~
Fi~~~ins far these rr~ita~ion measures and a~tc~~t~ad~res are pro~Tided beio~~F.
~~~?C~~1?~S Old ~~l~~~~1? ~~S~~~ {~1`~~ID~C~ t~ R~C~~~ ~~'I~~t;~ t4 ~CJI~#~~`~~ ~~5~~#~'C
~ ~'rvpaed ~ittatfo~ eas~~~e, l~~~a.ke the i=,~c}~ ~eii~bori~oad a s~e~ial dit~•ict b~sec~ on its
i~istorical cha~~actei• and proposed a Historic eighbarhood istric~, Consel~ratio~ P~•eser~Tatian
~~~erla~? far the ~..ac~r I~e~hiaarhaad. ~ee I`i~~~.l SIR chapter ~ ~esponses to o~r~~~~c~~ts~, Letter
fi•o~~ Jeff Dickmat1 comments JD-2~, -7, -35, and ~~-5.~
~i~~dit~. 'The ~lgenc~~ finds ti~a~ speci~'~c eco~~at~~ic, legal, social, technoiagicai, or othcz•
eo~~siderations made t~~is ~x~itiation i~~easure infeasibic.
~.ationa~e, 'I'he Lac~~ ne~~~barhood ~~as not beefs designated as h~sto~+ic, ~~~d ~t~ere is n.o e~Tidenee
ti~at tine creatton of a i~~stor~c d€str~ct 44~~thfr~ the ~~ac~T neighborhood ~~o~~ld r~edl~ce the significant
impacts of the proposed p~•oject. further} the c~•eatio~~ of a i~istoric dit~~ict ~~~it~lin the it~t is a
epa~•ate p~•ocess reciuirin adoption of a local preser~Tatian ordinance and canz~ot be acco~~plished j
throu~~ tine process fo~• tF~e proposed project, See Santa ulna ~~Iu~aicipai bode, Dart II,
hapte~• 30.E Therefore, it is ~~ot feasible to adopt a~~d implement this rneasu~~e as part of the
pro~ect~
~ Proposed N~~t~~tion ~Vleax~Ye~ create a "~1rlaste~• ~'~an for the Prese~~Tatio~7 of ~uiturai Reso~~~ccs
in t~ac'T~•ansit caning bode .~~~•ea" ti1a~ identifies pr•ope~~ties expected to be i~~pacted b~~ the project,
the tape of impact expected, and mitigation measures to reduce impacts to a~xd a.~raid detnalition of
i~istoric p~•ope~~ties. ~ee Final ~~R C~~apter ~ Responses to ~omtnents}, Lette~• ~~io~~ Jiff ~ickn~a~
~D~, cazr~~ne~~t J~2~.~
~r~di~~, Tire get~c~r f nds that specific economic, legal, social, technoiogica~, or other{
considera~ons t~~a~e this n~t~ga~or~ m.casure t~lfea~lbie.
~atio~ale. Identification of tl~e p~~operties that ~~rould be itr~pacted b}r the project, identification. of
the t~rpe of i~r~pact expected, a~~d identil'icatian of mitigation ~~easures to reduce it~pacts and a~~oid
den~olitio~~ of i~istaric properties leas ah•ead~~ been conducted in t}~e SIR. pecif~call~F, Table ~.~-R2
~as modified in ~it~~l AYR hapte~,• fists all properties p~•opased far demolitio~~ ui7der the
proposed Deveiope~• I~raject, a~.d the ai~al~Fsis under Impact explains that m~~ltiple studies
bare been compicted that address man~F o~ tale l~~star~c~age propc~•ties ~~~iti~in the project a~eaF In
~aG, HRH conducted a rieconnaissance-st~Tle su~~re~~ end ~~istoric reea~•c~~ project in. support of the
Sazata Ana renaissance pecitc Ilan prepared b~~ i1~Iaule I'ol~r~oides ~HI~ ~o~G~. 'Iy~~is project
aimed to pra~Fide recornn~cndatians for i~istoi•ic preser~ratian pianni~~g ors about ~a~ acres,
including ~~a~Y~w of file prope~~t~cs fauild 4~?~tiun the ~'~Fa~~sit ~o~~ing bode ~D 8~} pra~ect area,
ubseciuer~t px•opert~~Yspecific studies ~~Tere conducted b~~ Jones at7d stokes ~20aG a~~d ~a~7}, ~~~llch
resulted i~~ t~~e full recarda~tio a~~d e~Taluation of manor off` tine properties ~~~ithin t~~e ~'ransit ~onir~
bode LSD S~~ project area 'T'hese e~~al~~ations inclined detern~.if~ations of eligibilit~~ fo~~ t~~e NRHP,
CIR, and the ~at~ta Ana Register of Historic Properties ~~RHI'}, t1n additio~~al i~istaric
resources ~~~emora~adut~ for the record ~{gas the~~ piepare for se~Te~•ai praper~ies in a~ta ~~~~a bar
~appl~as Ens?ironrnet~tal, Inc, T1ll rne~~orandu~n pra~~ided reco~~.rr~e~datians about the eliibilit~~
of 30 properties for inclusio~~ in the S~I~I~I~. .el`e~~ to AYR, ~1ppedix I~.~ Tahie ~,~--I ~.st all ~
3-~G Transit zoning Code ~4~ i~IR Findings of Fact/tatement of 4ver~idin considerations
f
Cl~ap~er F~r~~lr~~s Re~ard~r~~ ~raJec~ A~tornat~ves
properties listed on the ARHI~ that could be impacted box the proposed Tra~~sit Zoning Cade, and
Figure sl~o~~rs all of t~~ese propertier arY a reap of the ~"r~~.~~sit Zoning Code area and the
surrounding areas,
'I'he ~R then iden~tifres ~~litigation ~1leasure ~~I~I~-.~-~ t~ reduce impacts to l~istorlc r~sou~ces
throughout tl~e Tranrit Zoning Code Area '~l~is measure ~~~ould requite a ~uali~ed professionai to
caf~duct site specific Distoricai xiesource lnttertia~o~~s for fut~~re de~~elopr~entr u~itl~ir~ the project
area that ~vauld demolish or otiYei~~.se pl~~tsicali}~ affect buildings or st~.•uctures 5a ~?eats odd or alder
or affect their historic setting.
~ Proposed Nl~t~g~tion Leasure, Prese~~Te historic properties in the Lac~~ ~eighbarhood, fee
Final EIS. Chapter 3 ~Respanses to Comn~er~ts~, Letter fron.~ Jeff Dickman ~D}, car~nent ~D-~$.~
~iriding;. The Agenc~~ finds that specific ecoi~ornic, legal, social, technological, ar other
eo~~siderations make this r~itfgation measure infeasible
~atio~a~e, 'T'here are a ~~er~r iirr~ited number of designated historic resources in tl~e Lac~?
Neil~borDaad ~ree draft SIR Figurc ~-,~-~Santa Ana Register of Historical Properties ~~~.tl~in tDe
~'ra~~sit Zoning Code Area~~, and tDe neighborhood itself bar not beery designated as l~istaric~ .
i1~~itiation meas~xre II~~~~~~.~--3 ~~auid ~~educe impacts to 1~€staric resou~ices ~l~ro~~ghout tl~c Tianit
Zo~~ir~g Cade Area to the extent feasible. Preser~ra~ion of all ~llstoric properties in tl~e Lac F
I~eil~borhaad is not feasible because it r~~a~~ inhibit the Cit~~'s abilit~r to n~eet fts afford~€bie Dousing
goais. Constructron of affordable housing units ~r criacal to rneettng the Ctt~r's ~~egionai Hourir~g
deeds .t~ssessrr~ent ~RH~A} for ~a~G-~~4, and the Cit~T leas an adopted palic~~ to "tnaxin~i~e
affordable housing on Agenc~TYa~~rned properties that is of l~il~ qualit~~, sustair~able, and a~railable to
~Tarious incor~e le~Telr," ~ee Santa Aria Housing Eletr~er~t ~~oQG-204], Police I~IE-~,8.}
Additionall~7, preseri~atior~ of certain properties ~~ritlun the ~~ac~~ eighborhaod rrra~? in~ubit the
Ci~i's abiii~z to "encourage tl~e canstrr~ctfon of rental housing far Sang. Aria's residents and
~~Farkforce, including a comitrrre~~t to ~Ter~~ lo~~~, lo4~F and r~~oderate ~ncaine rer~dents and moderate
income Santa Ana ~~orkers" 'alic~r CIE-~,~ at~d to fulfill its police to "facilitate and encourage a
di~terSft~r and range in t~~pes, prices, and sues of housir~, including sinle~fam~~? ho~.xes,
apartments, to~~n Domes, r~~ixed/mf~lti~~re housi~~g, transit-a~•ie~~ted de~relop~r~e~~ts, and li~~e~~~~ork
Dousing" ~'olic~7 HL~-~,~-~, See at~ta Ana Housiz~ ~ler~~ent BOO-~0~~~.~
Further, p~•eser~ration of all historic prope~•ties ~~itl~in the Lace ~eihbo~~l~oad ~~rauld be
i~~consistent ~~~itl~ tine objecti~Fes of the proposed De~~eloper i'~~oject to "rede~Telap all of the
Agenc~~~o~~rned p~.•operties" and "pro~~ide ne~~r affordable housing for families in furtheria~~ce of the
Cit~~'s affordable Dousing goals established. in the Housing Elen~ef~t, tl~e ~rr~pler~~entad.on Ilan for
the Sa~~ta Ana ~~~ered ~~ede~relopxx~er7t ~~roject urea, atld tl~e Ci~T of Santa Ana Consolidated
Pian,y~
~ ~~oposed II~rtiatlo~ Meas~~re. ~r~-place rehabilitatiof~, residential at~d business re-use, and~or
felacation of historic properties to ~~acant land ~~~itl~in the Lac~z ~eigDborhood. See Final EIR
Ci~apter responses to Comtnent~, Letter from Jeff ~ickn~an {~I~~, carrlmentr JD-34,
Plt~di~g. The Agene~z f~ndr that specific econo~~ic, legal, racial, technological, oz~ other
considerations make this Mitigation ~~~easu~•e infeasible.
Rativnle, Funding for, de~relopn~ent of tl~e Agenc~t-o~~~ned properties ~~~itl~in the Lac~T
Neighborhood is contingent upon these funds bei~~g spent on residential uses, ~'l~erefare, use of
these funds for• no~~-residentiai adapt~~Te reRuse is prohibited. Accardingl~~, comn~er~cial reyuse of
historic properties a~~ the Agenc~~-o~j~ned parcels ~~Fitl~in the L~ac~~ Neighborhood is legall~~
infeasible
Transit honing bode ~~D 84} SIR ~~nd~~gs of Fac#Jt~te~e~t of ~v~~~id~~g Co~side~at~ons
Chapter ~~r~~~r~~s Re~ard~n~ ~ro~ect Afternat~ves
.~~.dditionall~r, inRplace re~~abilitation and f ar relocatia~x ar~d rehabilitation of pra~~erties proposed for
de~x~olidon oti ~enc~~-o~~~ned parcels ~~ritl~in the Lac~t Neigl~barhoad are e~raluated ire Recirculated
Deft EIR Chapter 5~~~. pecificall~F, ~~lternati~~e ~ ~~~ould eliminate the dernoliaan of the
structures cui'rentl~7 existing an the ~genc~~-o~~rned properties and/ox~ ider~tihed for acc~uisi~ion, and
~~auld instead require that tl~ase prapert~es be retaf~~ed and rehab~htated its the~~• current locations,
t~ltei'na~.~re ~~~auid reduce the dexr~al~t~on of propeities a~~~r~ed h~~ the Rede~Telopxr~et~t ~genc~F
and~or idend,ed far ac~uisidon, at~d ~~~auld instead require that tl~ase properties be rehabilitated,
either in~place or ofd=site, uFiti~ the e4ce~tian a~' tiYe ~~ape~~ at CSI I il~iir~~ef~ S~~eet, ~jti~ich ~~~ould
be den~alished. ~1ter~~ati~Te ~~~auld retain and rehabilitate the bungalo~~T cau~~t located at bII N~
~~linte~~ street; ho~ue;~er, the ~•exx~ainder of the struct~xx'es located an the t~enc~~-o~~Tned parcels
~~~ould be detr~alished, Please see Chapte~• 5,0 for additional details ahaut these ~lterna~~res.
~ ~'roposed Mitigation, Creation of a cai~~unit~~ park ~~~itl~in tl~e Lace ~e~ghborhood b~~ taking
the follo~~~.n actions.
Close a portion of Sixth street between Poxte~~ acid Lac~r~ Relocate of the ~ritltage horses on
the south side of Sixth tieet to other ~~acant land ors Fifth ~treet~
Iuild a single rro~~ of ne~~? housing along the south side of Santa 1~na Bi~~d. Use the rexx~ainder of
the larid south of this single ~,'o~~~ of ne~~~ housing to c~•eate ar~other segment of tlae park.
~~cquire G~~ Sixth foi~ park purposes. al~7ae the ~~Taad campone~.ts fi•ai~~ this str~ctuiie
beforie demolition,
Preser~re ire puce ~0~ and ~~3 E, fifth Street.
See final EIR. Chapter 3 Responses to Co~~ntnents~, Letter fioxx~ ~eff Dickman ~D}, ca~x~~~.ent
I~l~din, xl~e ~genc~~ finds that spec€1`ic economic, legal, racial, technological, ai• other
consideratior~s ~~ake this mitigation. m.easu~'e irfeasible.
Rtianale, Clasirig a portion of Sixth Street be~~~een Porter and Lac~f is not feasible because it
~~roulcl se~rerel~~ 1~~~~t future transit planning ~~~tlitn the Cit~? and ~~Tould be ~ncansistent ~~~.tl~ tl~e
'transit honing Cade ohjecti4te of "pro~Tidirig a transit-supparti~re, pedestrian-oficz~ted
de~~elapi~ent fr~rr~c~;~o~'k to support the addition of ne~v transit inf~iastructure." F~~rthel, st~'eet
closures are, in general, couriter to the policies and desic~ standards contained. ~vitl~tn the proposed
'I~rarisit honing Code, il~laintainit~ a dine-grained, gi'idded street net~~~oi•k allo~~Ts for increased
pedestfla~~ and ~~el~cular accesslb~.t~~ ~~?hich ser~res to disperse traffic thraul~out the area. I~~
additio~i, maintaining the e~istiri street grid allo~~~s for greater opportunities for filture
transpo~•tatian alignments.
Si~~~ilarl~~, building a single x'a~~~ of r~e~v housing clang tlYe south side of Santa ~~r~a BI~Td. and using
the i•eti~alnder of the land sa~~tlt of
ti~is single ra4v of t~e~~T l~ousir~g to create at~otl~e~~ segment of the
suggested parr is infeasible because it ~~auld be inconsistent ~~~itli the De~relope~i ~'r~o~ct objecti~~e
of "enhancing the streetscape and urban farm of the area, paxacularl~T clang Santa ~~~a l3oule~rard,
with the constiiuc~ari of ne~~? buildings that meet the standards contained in the 'T'ransit ~~o€~ing
Cade and that support future transit plan~~in,"
It ~~~ould also result in the lass of units that ~~~ould otl~er~~~ise be Tented to lo~~F, ~7er~F-lo~~T and
e~t~~e~el~~-lo~~~ income households. Construction of affo~~dable housing units is critical to meeting
the Cit~~'s Regional dousing ~~eeds ~~.sess~nent fo~• 20Db-~OI~-, and the loss of such units
~~~ould be it~cor~sistent ~~~ith the Cit~t's adapted paiic~~ to "n~a~if~i~e affordable housing on ~~genc~T4 j
awned prape~~~ies tliat is of high clualit~r, sutai~~able, and a~tailable to ~rarious income le~~els," ~~ee
f
Santa ~~na I~ausing Element ~ZaO-~~4~, l~olic~~ ~~E-2,8,~ .~~ddid.onall~F, the loss of affordable ~
3-~S Transit Z~nir~~ Cody ~~D 84} ~I~ i=findings of Fac~ltatement Overrid~n~ Considerations
E
4
r
f
f
I
i
i
Chapter ~1r~dlt~~s Re~ardlr~~ Project A~ternat~ves
housing ur~rts ~~?ouid fr~cons#stent ~llth the ~t~~'s poiic~t to "encourage the construction of rentai
housing for• Santa Ana's r~csidents and ~~~ork~'o~~ce, including a cor~.r~xittr~ent to ~rer~t lo~~~, io~~~ and
~roderate i~acotue residents arad moderate income Santa Ana ~~orkers'> ~Polic~ 1~E~2.~~ and its
polic~~ to "f~.crhtate and encourage ~ dt~rers~t~~ and range ~=pes, prices, and sires of housing,
i~acludi~g sir~g~eRf~n~il~z homes, apartments, to~~t~ hor~res, n~i~ed~r~ultiuse housing, txa~asit-oriented
de~reiopnae~~ts, and li~re~~~To~ik lousing" ~!'olic~~ ~~-~.4~~ ~ee Santa ,t~taa dousing Eiernerat ~oDY
~0~~.}
Further, file it~T of Santa ulna currentl~~ leas ~ shortage o~ ~~er~tal units appropriatel~~ sired to
acco~n~~rodate fatni~es. stated in the it~~'s oo~~ZO1~ lousira Eleme~rt, ~~rhile ~aaul~pie-famil~T
housi~a co~uprises ~1~/0 of all lousing stock ~~~tl~in the Cit~r, or~i~r ~ 3°l0 of multiple famil~r and
sinle~famil~7 rental units ha~~e tl~~•ee or more bedroo~~as. ~t is estimated tiaat 45°/a of ail families ~~~lao
rent ha~re ~~Te o~• ~~rore n~en~ber. This translates into a shortage of I2,oo0 lane far~ilp rentai units.
The De~~eloper l~ro~ect conta~~as 7S t«'o~~ecroom ufa~ts ~t~~ro of ~~?hich a~,•e Y~ar~ager units grad G7
three~bedraotxr units. ~n additio~a, tine ~~lerc~~ I-louse project ~~ro~~ld pro~Tide one threeRbedroo~x~,
~'~ve~one hedroo~rr ar~d f~~re t~~ro-hed~•oo~n units ~e~clus~~re of irranaer's un~t~ of speciai needs
housing, rI'hese units are appropf~iatei~r sired to greet 5a~ata ~~rla's identified detnograpl~ic needs,
Reducing the nurxaber of units that could he pro~rided b~T the proposedl De~reiope~• Project tivouid
~aot Further the it~T's polices relat€ng to the need for rentai housi~a surtahle for families
~rloxeo~~er, under l
~ealtla grad 5afet~~ bode cc~ion ~~334.~, In rede~relop~rrent project a~~eas, r7ot less
than 0 percent of the ~•oss tai increment generated from a project must be used bit the
rede~Telap~nent agenc~r to ~Iae~•ease and irr~pro~Tc tl~e communit~~'s uppl~~ of affordable housing.
rI'herefo~~e, tlYe use of finds £o~• co~nn~unit~F ser~~i~ag i~afra.str~rcture on. tlae ~genc~t~o~~rned properties
r~r~rst be ~~elated and propo~iaon~l to de~~elopr~rerat of a~`fordahle housi~ag~ There is no e~ridence ti~at
fu~ads reed to constrict the eol~tnunlt~r park suggested b~? the coraat~ef~ter ~~~ouid be proportionai
to tine pro~~ision of affa~dable laousing~ ~~~lthout sucl~ proportlor~alit~~, it ~~ould be lega~~F infeasible
to use tlae genc~~'s set-aside funds to construct tine park suggested biz tine commenter.
Finall~T, the ElR anal~~~ed tauraaerous alternati~re to the proposed project tl~at ~~rould reduce i~aapacts
to histaric resources See ReGircu.lated EIR Chapter 5.0~~ pecificall~r, ~ternati~re ~ ~~~ould
el~lninate tlae det~olition of e~isti~~ structures on .~~enc~T~o~~rned proper~es and ~~ouid eliminate
an~~ of the ne~~~ potenti~.l acquisitio~as identified in Figure 5-, Therefore, the suggestion to prese~~~e
in puce 7oI a~ad 7~~ E. Fifth Street is ~~ntl~in the range of altern~.ti~~es alread~7 a~~ai~~ed in chapter
5~~~ ~n addition, CEt~ does not ~~eq~rire aiternatl~Tes to i~adi~~id~zal project co~~panents. Tl~c
suggestions pro~~ided in the comment arc not considerabl~~ di~feretit frorfr t~~hat is .lread~r anai~F~ecl
i~x tlae E7R and ~~rould not ciearl~? lessen the sigr~if~cant en~~if~o~a~aae€at~.i effects of tine project.
~'r~ rasp Or~tror~/1'raffl
¦ ~'roposed itiatinn Il~easure. ~~dal language to tlae proposed project ~oraing code that includes
measu~~cs for planned afet~~ near rail crossings arad suggested mitigation measures that include
grade separations for major tlaorouhfares, imp~•o~re~nents to e~isti~ag at-grade high~~Fa~z-rail
crossings, and car~tinuous ~randai resistant fencing or other appropriate ba~•riers to ]in~it access of
trespassers onto tine railroad right-off
~~ra~T. See Final EIR ~l~apter ~Resporases to omt~ents,
I,ette~• from Caiifornia Public utilities onamissior~ ~CPI~~~, co~aar~aerat PIJC--~~~
Findi The ~lenc~r ~'r~ads that specific economic, legal, social, technologicai, or other
consider+a~or~s make tips r~i~.atlon rneasuie in~'eas~ble.
t
'r
~"ransitZoning Coda 84~ ~!R Findings of Fac'~eter~ent of overriding ons~derations 3-~.9
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I
C~apfer 3 F~na~ln~ ~e~ard~r~~ Pro~ea~ A~terr~ativee
R~~~o~a~e, The p~~oject ~~rould not ha~~e an~r s~n~ficant ~r~pacts on safet~r at ~•aih•oad crossings.
T~~e~•efo~~e, mitigation Measures that ~vo~~d ~~equi~~e Made sepa~~ador~s an project aie~ ~•oad~~7a~~s to
reduce potenttai auto~trafn conflicts are clot required. grange Count~~ Trar~spartation ~uti~ot~it~
~~Cri'~~ is p~•o~~iding crossing safet~T er~hat~cements at ~D ~•ailtaad projects i~~ t~~e Cit~F of Santa Ana,
These planned txp~~ades ~vi~ incl~~de nas~~ir7 lights, pedest~~ia~~ sinals~gates, quad gates and raised
medians, ~~nplementatior~ of the Transit ~o~~in Code €5D S~~ project ~~rill enhance safet~~ for
n~otoi•ists and pedestrians. Cur~•ent techt~olog~t ~~li also be used to upg~•ade tra~'fic and signal
controllers ~~~ti~ i~~plementation of tae p~•oposed project, ~n addition to these p~•oject ca~nponents,
t~~e Transit Zoning Code swill be amended to include police Ianguage in the St~~cet a~~d N~et~~rork
Concepts section that states "~r~~r future o~• planned de~relop~~e~~t adjacent or near tine rat'lroad
right-~~
~~7~~r be piannecl ~~~itl7 tale safer}~ of the ~•ail corridoi in. ~~~d, Tl~ts includes consideri~~g
pedestri~~~ circulation~destit~ati.ons ~ETith respect to ~aii~•aad right~of
~~~a~~,3>
~ I'ropose~ itig~ation Measure. ~dentif~r itr~pfo~re~~ents and f funding ~nechar~sn~s to zx~itigate
the project's t~af
fic impacts. ~~ee final ~R ~hate~• 3 ~esponse to at~r~ents}, Lette~• fio~r~ ~it~r
af'~'ustin comment TES-5.~
~fnClfl~ T`lYe 1~genc}~ finds teat specific economic, legal, social, technological, o~• othe~•
cansideia~ons n~a~e t~~s i~~i~ga~on treasure ~nfeas~bie.
~ationa~e. Tl~e ~J~?YR identi.fics z~itiatian measures needed ~.s a ~•esult of expected pro~ect-
generatecl t~•affic i~~ Section ~,~~,3, Specific ii~pro~Te~~c~~ts are identified ire mitigation i~easu~es
i1r~Il~~~t.~ ~ th~•ough ~+i11~~~.11 ~1, Fu~•ti~ei•, tz~.tiation n~easui•e ~~~il~t~. ~ requires t~~e Cit~F of Santa
Ana to "instit~~te a program for s~~stez~natic initiation of i~~p.cts as de~~eloprr~ent proceeds ~~ritl~in
the Transit ~oni~~ Code to ensure n~tigatian of the indi~~iduai impro~~er~ex~ts," Tire pragrai~. is
required to include, at~ong other things, "a funding and i~~~p~•o~Tement prog~a~~~ to identify
financial resources adequate to canst~~~~ct all iden~il'ied ini~tigatiot~ measures its a tit~~e1~F basis,"
~•af't Section 1.3, ~+~il~~~,~~~~-.~ The ~~.itiatian n~easu~~e suggested ~}r the it~r of Tustin
a~.•e aread~~ included i~~ the project and ~~l not p~•a~~ide meaningful addition.a~ tr~itig~.tiia~~ be~~ond
the irreasures ti~at a~•e ~.dopted
~~1"~1f~ 1~1~~~~1'~ P~"D~03C~ F~BC~I~C ~1??f~~C~ ~0 ~~#~~~C ~~VIC~
~ ~'~roposed Mitigation Measure, require tl~e a~~plication of pa~~kl~.r~d in~lieu fees iii cor~jur~ction
~~rith de~Teloptr~ent of the projeet~ See ~i~~al Chapter 3 ~esponses to oYr~~ncf~ts}, Le~tei from
Cite of Tustin ~5~, comment TLS-2.}
~i~dl~rg, 't'he ~ge~~c~~ finds that specific economic, legal, social, technological, or other
considerations n~.al~e this iriitigation measure infeasible,
Rat~o~ale. De~~eiopt7~ent under the Transit ~o~~i~~g Code project ar~d De~teloper ~'~.•ojec~ is
required to con~pl~? ~~~ith t~itigatiar7 treasure ~1~~~I~i~.~ 0-~, ~~T~~ich requires pa~~rnent into the Park
~cquisitioi~ ar~d ~]e~~elopnlent fund pursuant to Santa t~.r~a ~~~unicipal Code Chapter 35, t~rticle
fiver and abo~re the req~~irement fo~• ne~~r development to pa~T into the ~'ai~k acquisition a~ad
~e~~elopi7~ent Fund, tl~e ~~ede~~elopment ~~enc~T is pursuing tt~e acquisition and construction of a
~•a~~e of potential open space amenities ~~~itl~ii~ tl~e Transit ~ox~ii~g Cade area, ~~~i~ich could include
a public park, net~r cornn~u~~it~r center anal a tot lot, Fir~all~t, the standards far pri~~atc ope~~ space
conta~t~ed ~~Tithin the T~.•ansit honing Code a~.•e designed to ensure that ne~r~ de~Telopier~t pra~tide
open space and o~~tdoor a~~enities anisite as pa~•t of the project design. Consecluentl~~, tl~e impact
of the p~.•oject on park facilities i Tess than significant and no further mitigation is needed
3-~0 Trensit ~onin~ Code ~4} EAR F~nd~ngs o~ ~act~ta~er~ent o~ overr~dir~g Conside~a~io~s
f
~~T~ ~ ¦ ,
~ ~ ~I~I~1
~I"'ll~f~~~l~11
I NT~~DTI~N
If a pxo~ect tl~~t . ~~espansibie ~genc~7 decides to c~rr~~ out, finance or appr~o~~e ~~~i11 h~~Te significant
effects ~~Jl~ch are identified i~~ the tin~l but are not a~Toided or substai~tiall~r lessened, ft shall rna~e
the findings described in Section 15493 of the C~~ guidelines, ~~~iuch states:
{a~ requires the decision-rr~aki~~g ~genc~~ to balance, as applicable, the economic, legal, social,
tecll~~ological, or other benefits of a prapased project against its uira~roidable en~ritonmental risks
~~Jir~n determining ~~~hether to s.p~~ro~Te the project. If the specific eco~lomic, legal, sociai,
tecl~nalaical, or other benefits of a prapased project out~~reigh tl~e u~~a~~oidable ad~~erse
en~Tir•ont~er~tal effects, the ad~fierse en~~iro~~~nental effects mar be considered "accept~bie."
~ ~~~lrerr tl~e lead aenc~~ appro~Tes a project ~~~l~cl~ will result in the occuri•e~ice of significant effects
~vl~icl~ are identified in the final but are nat a~~oi~ed or substantiall~r lessened, the agenc~? shall
state its ~~riting the specific reason to support its actions based on the final Eli andJor other
information i~~ the record. 'I'he statetx~ent of o~rerriding considerations shall be supported b~~
substantial c~~tdence in the record.
{c} If ~n agenc~~ makes a statement of o~rerridiza considerations, the staten.~ent should be included ~n
file record of tl~e praject appro~~al and should be ~x~entiarred in the notice of dctert~.ination. This
statement does not substitute far, and shall be in additio~r to, findings required pursuant to Section
15~9~.
This Statel~ent of ~~~ei•rid.it~ ansiderations describes the a~~ticipatcd ecanorntc, social, and otlrcr
benefits o~• other considerations of the ~'r•oposed project to support the decisio~~ to proceed with the
praject e~ren though i~ot all of tl~e ~dent~fied impacts are rn~~.gated to a Iess~than~significant le~~el,
4, L1N~11~1~~BLEIN~'IAfT~11E~E IIPT
~~Terr ~~ritl~ mitigation ~r~easures idetrtified i~~ tl~e SIR far the project, tl~e follo~~Fin significant i~.pacts are
Ezna~~oidablc because no feasible mitigation is a~Tailable to further reduce the impacts to ~ less~tl~an~
sigi~if~cant lei?el. Refer to l~apter Findings for fui~the~.• clariftcatian regarcl~ng the i~x~pacts
listed belov~~~
Aes~h~~l
Impact LongRter~n cumulati~re de~Telopr~ent occurring purs~~ant to tl~e Transit ~on~n
fade ~D S~~ would result in substantial increase i~~ sl~ade~shado~~rs o~~er
sensiti~~e uses.
~utnulati~~e .~~s noted i~~ tl~e discussion for Impact ~~~-5, i~e~~~ sources of increased shade
~~tould likel~T result from ne~i~ de;~elopn~ent u~~der the proposed 't'ransit ~oni~~
bode ~D S4}. Since there is t~rpicall~r na feasible z~.itigatian a~~ailable to reduce to
less than significant or elirnir~ate shading impacts, si~~ific~nt and una~~oidable
Transit ~~n~ng ~od~ LSD 84~ ~i~ F~n~ins ~f F~cltat~r~enf of overriding ons~der~tions q._~
t
Chapter 4 statement o~~ve~r~ding Cor~slderat~ons
~~adin impacts ~~~D~d iesult f~•oxr~ t~~e proposed Tiansit ~ot~ir~ Code ~D 8~~.
Cu~~~uiati~Te dc~reloptrrent of additional tr~ediu4 ar~d high-sic buiidif~s ~~Tau~d
lead to additional shade i~r~pacts to ~rar~ous shade-sens~t~~re ~zses th.rougixout the
Cit~r. Therefore, curn.ulative si~adin impacts fro~xr future projects ire the Transit
~Tiilae ~ ar~d ~ot~rnto~~rn ~ hones canstr~~cted pursuant to tine 'Iiansit
honing Code ~~rould made a co~~siderabie contribution to this sinil`icar~t
curnuiati~~e i~~pact.
Air uaii~y
Impact ~,2-~ Construction acti~zities associated ~~~iti~ tine constructiail of iradi~=ideal projects
~viti~r~ the Transit ~~or~.r~ Code area, inci~~dit~ the De~~elaper project, ~~Fould
contribute substantiall~T to are e~.sttr~ of proiectcd air qualtt~~ ~?iolation for criteria
p~~~ltantS.
It~~pact 4.~~ ~peratior~ of the proposed project ~~ouid e:~ceed au.ti~ Coast Air uali~,~
~~Ia~~ae~x~ent District st~ndarci far ~~OC, ~0~, , and ~~+~f~ ar~d ~~~ouid result
In proiectcd f~.' qual~t~r ~rla~at~or~..
Impact Canstructiat~ and operation of the proposed project ~~~ouid result ire a
cumuiad~rel~~ carls~deiab}e net increase of criteria poilutar~ts for ~~?hich the
proposed project region i in no~~attainr~~ent ~Inder an applicable federal or state
ambient ai~~ qua~it~~ standard.
CL~mulati~Te ~s the I3asiza is c~~rrer~ti~~ in nonattai~.ment far ozone, N~, P~~~~~, atYd 7'~~I~~,
ctrrnulati~re de~7ciopt~erlt ~~tauld ~rfalate a~] air qualit~r standard a~.• contribute to a~
Busting or projected air quait~? ~rlala~o~~. T'i~erefore, this is con.s~de~•cd to be a
significant cun~.u~atisre it~npact within the Basi~~, Construction ur7der tine p~•oposed
project ~~?ould ir~akc a cumulatf~Te~}~ cansider•abie cantrtb~rtran to this s~gi~ificar~t
impact. In addition, as discussed in Ympact ~,2-G, operation at full buildout of tine
pf~aposed project ~~o~~ld result in quan~tie off` air emissions that exceed tine
~CA~~ID tl~r•esholds for ~~DC, C~, acrd P~1rI~~, and ~~To~~id cfeate a
cut~~~Iati~rel~~ considerable cor~tributioil to ti~is sigt~ifrcat~t impact,
u~~~r~l
~n~pact 'I'he adoptior~ of the Transit ~oi~i~g Cade ~D ~~rouid result in substar~ti~l
ad~rerse chaz~e in tine sinificar7ce of a i~istaricl resource ~.s defir~ed in Section
15~~~,~ of the CI~ ~uic~elit~es,
Cuinuiati~~e 'I'h.e cuuiati~re anal~~sis far impacts on cultural and paleontological resources
considers ~ broad regional s}rstem of ~~zi~ich the resources ar•e . part. The
cu~nulatit~e con.te~t for tl~e cultural al~d paleontological reso~~rc anal~Tsis is
range Cout~t~~ as a ~~~ilole, ~~~hile the pr•aject impact anal~rsis far cultural
r•csources necessaril~r irrcludcs separate anal~rses fo~• l~~stor~c~periad resources a~xd
archaeological resources, the cuirrulati~re anal~~sis combines these resources into
sin~ie, iron-rei]eu~a~]le resource base and cans~ders the add~~.~re el`fect of pro~ect~
specific impacts to sYgnf~car~t regional ~txrpacts on c~~ltural resources. Because a~
cultural reso~~rce ale ur~que ar~d non-rene~~~able members of fi~~ite classes, all
ad~~erse effects or• negati~~e impacts erode a d~~rindling resource base, Federal,
i
f
q...~ Transit honing Code ~p 84} EiR Flndinga of i=act~taternent o~ Overriding Car~siderations
E
~~a~#er 4 #atam~n# of ~verrr'd~n~ C~r~s~derafJor~s
state, and ~aca~ lar~xs protect cuitu~•al r~esaurces in ~r~ast instances. E~Te~~ o, it is foot
ai~~a3~s feasible to protect cu~t~~~a~ resources, par~.cuiari~~ ~vhen preser~cratia~~ its
pace ~~Tould f~~strate implementation of p~•o~cct. t~~is reason, the cu~r~ulatf~te
effects of de~~eiop~nent in the Orange ~aunt~r region a~~e considered sinilicar~t~
I~a~~r~~~er, because ~t is cur~•ef~tl~f infeasih~e to determine urhethe~• future
de~~eloprnent under the proposed Transit Tonif7 bode ~~ou~d res~~lt in den~olition
r•cma~Tsl of i~istarical iesaurce t~ithin the p~'o~ect boundaries, the project's
incrcinenta~ co~~tribt~~on to these cut~~u~ati~re effects ~~~ouid be cu~ulati~~el~~
considerable {i.e~s the project ~~Fouid contrihE~te to the lass of ~~itor~icaZ ~'esou~•ces
ifs Oraf~ge Count~~}
~t~pact 4~~~ peradon. o~ the outi~ertl California I~egiana~ Rai ,~~,ut~~orit~~'s ~5~~ rail line
~~au~d paten~all~~ expose ~~olse-senslt~~Te hand uses located ~~~iti~in tine Transit
Toning bode ~D S~~ area to ~~aise le~Tels that exceed the standards estabiisi~ed i~3~
tine Cite of Santa Ana ene~ai ~'ian,
I~~~pact ~.S- Cof~struc~on act€~Tftles associated ~~Flt~l tine prroposed project r~aul~~ generate o~~
e~pase persons Stiu~tll~'CS to excessl~re groan borne ~~Fbratia~~,
umuati~Te Construction of ~ndi~ridua~ projects pursuant to the rI'ranit Toning Code ~~~ould
produce teir~porar~~ ~ribra~on impacts. ~s discussed in Impact ~.8-9, tine
construction ~tii~ration .pact ~uo~~id be sigf~iflcant and una~Taidabte, ~ indi~ridua~i
de~relopn~ec~t projects under the xrai~sit Tor~ifig Cade ~D S~~ area mar be
c~ilstiucted concurrentl}T u~ith each othe~• oi' oti~er related projects, it is possible
ti~at i~~te~7se cot~structian Pram. t~~ro ar xxio~.•e p~•ojects ~~~ould simu~taneaus~~ acc~ir
at distances of 5D feet or less from e~ud.f~g nca~'b~T receptors, Ti~erefare, ~~ibratian
fiozx~ futut•e de~~elopent ~~ouid paten.tiall~r coix~blf~e ~~~tii construction ~Tibratian
of other p~•ojects to result in a potentia~l~r s~gnificaf~t curnuiati~~e impact.
ur~ulati~~e ~'iie proposed project is located ~~t~t~un close pro~iinit~r to the southern a~farn.ia
~egloflai ~~ll ~uthailt~?'s ~I~1~ tali iinc. er~siti~Te receptors, including
~•esidetitiai uses ~;nth exterior ~~ses such as cozx~t~7unal a~'eas consisting o~ packet
parks ox pedestrian ~~~alk~~ra~Ts and pri~~ate 1~alconies, ina~T ar mar not he si~ie~ded
from noise generated bar raiir~~d operations. ~s a ret~it, noise le~Tels ~~~itl~in these
areas ir~a~r exceed tine G5 dB~ I~~f, "Desitab~e II~Ia~i~un.~" sta~idar~d.
Trar~~or~~~or~
Impact Loi~g~terir~ cun~uiati~~e de~relopxnent under i~pleinentatian of the Transit Toning
Code «~auld result in impacts related to £ree~~a~r ramps in the ~~~cinit~~ of the
'I~ransit Toning Code area.
Cutr~uiati~re ~s identified ifs ~n.~pact 4.~ ~-8, because implen~enta~on of the pi•opased project
~vouid contribute to sig~~f~cant impacts t the d~~ area ifitersections, and
because iinp~einentatio~~ of the potential in~prai~einent measures canfiot be
gua.ranteed~ the iong~term cu~n~iiati~Te de~relapi~ent pursuant to the t`r'ansit
Tonlf~g Code ~~~ould hate a considerable cof~tribution to cuir~~~lati~~e impacts.
f
I
Transit 2anin bode D 84 ~I~ F~ndin s o~ Fay St~tarnan~ a~ Dvarridin ~onsideratians
l
Chapter ~ Stat~met~t o~Cvarrldlr~~ ~or~s~deratlorts
impact-,13-~ Long-term cumulative de~~ei~pmcnt pursu~~t to t~~e T'r:~r~~i~ ~ar~n ode Full
buiidYout ~~ould ~iesult i~ significant localised air cluaiit~t i~~pacts for operational
le~Tel ernissians. ~s ~ uTh~le, this impact i sir~i~`icant for operad.or~al en~issia~s
due to tl~e size of the Transit ~ar~~ng Code LSD S4~ a~~ea,
~rnpact 4~~3~~ Lang~term cum.uiari~~e de~Teiopment pursuant to the Transit ~or~in Code at foil
build~out has the pater~tial to cor~~lict ~~~.th The ~'~•a~ect as ~ ~~hole i
sig~i~'icant for ope~ador~al ernissior~s duc to tl~e size of the Tra~~sit Caning Code
~S area,
h~r~-T~rm mp~~t
~f the si~?tcer~ significant ~~r7a~Toidabie impacts d~~iectl~T attributable to the 1'ropose~ P~•o~ect arrd
associated curnu~ati~7e impacts, as ide~.afied aba~Te, fo€.~r ~~ro~~ld be classified as sho~.it-terrn. These short-
tern~ in~pacts are rebated to construction ac~.~~ities ~r~d their ternpora.r~z effect on air ~~~alit~T and
gr•oui~dborne ~ribratior~. ~t~ce the ~rarious cor~sttuctian projects a~.•e cornplete~ these irnpacts ~~rouid no
lot~ge~• e~.st,
L~r~~Terr ~mp~ct
~f the sixteet~ s~gr~ificant ur~a~ro~dahie impacts directl~z attributable to tine proposed Project and
associated curn~~lati~re irnpacts, as identified abo~~e, t4~rel~Te of the a£ar~en~er~tianed irnpacts a~•e considered
long-ter~rn.
4~ 11ER~~~1 NI~~RT~~N
't'he t~e~~c~T hereb~~ finds that cco~~arnic, legal, social, technological ox otl~cr• benefits of the Dc~~eloper
i~r~oject out~veigl~ the sicu~'icant and una~roidable impacts idc~tihed in the EIR. rnakir~ this finding,
the ~enc~T has balanced the benefits of tl~e De~reloper ~'~•nject against its una~7oidable signifrcant impacts
a~~d has indicated its ~~~llingness to accept those ad~~erse impacts, T`he ~genc~r finds that the fo~o~~rln
benefits off' tl~e De~reloper ~'x•ojcct ~varrant app~•o~ral of the De~reloper• ~'r~a~ect not~~4~ithsta~~dit]g its
sigt~if~car~t, una~Toidable er~~Firanrr7enta.l impacts.
'~~l~e oblcc~~Tes of the De~Teloper~ i~roposal cornponc~~t of the ~'roposed project for the ~guc~t-o~~rned
properties are toy
¦ ~ede~Teiop all of tl~e ~genc~?-o~~rn.ed properties
¦ Pro~ride ne~~F ai'ford~.hle housing fo~• i'arntli.es in furthe~a~~ce of the Cit~r~s af£or•dable housing goals
estal~ished in the Housing Eierne~~t, tl~e ~tnpiementatio~~ flan for the Santa. Ana ~~ierged
Rede~~elaprnent P~•ojcct area, ar~d the Cit~f of Santa Ana Consolidated 'ian
¦ ~,r~hance the strectscape and urban fog+~n of the area, particular+l~~ along Santa. ~n.a Poule~~~.rd, ~~rith
tl7e construction of ne~~T buildings that rneet tl~e standards co~zta~€~ed iri the r~iansit ~o~~i~~g Code
a~~d that support future t~.•a~~sit planning i
¦ ~litninate blight
4-~ Transit honing Code 84~ irfR Findings of ~ac~lta~ernent of ~verrl~ling Considerations
t
Chapter ~ Statement of Cverr~af~r~~ Cor~sfa~erat~ons
¦ Pro~~lde a.dditiatial public open space af~d facilitate point use arranerr7ent ~~itl~ S~~SD for ~ ne~~F
cammunit~~ centel•
¦ ~~ia~tlde an ecanor~~call~~ ~~iable rede~~elopent scenario fo~• the ~enc~T~o~~rned p~~operties
~~a~ring ~i~ adapted a~ feasible ~~.itigation measures, ~ii} ~•e~ected as lf~feas~bie ~~t~~natl~res to the P~•aject
discussed abo~re, ~iii~ ~~ecof~i~ed all significant, uf~a~~oidable impacts, and {iv~ balanced the benefits of the
proposed Project against the proposed ~~~oject's signif ca~~t af~d una;?oidable itx~pacts, the ~lgenc~f he~~eb~T
flt~ds tl~at its heneflt out4~~ei~~ and. a~~erride lts sif~i~cant una~~oldable impacts fol• the ~'eaa~~s stated
belo~~F. each bene~~t set forth helo~~~ cons~.tutes an o~~erridiz~ consideration ~~ar~a~xti~~g appra~ral of tl~e
project, it~depe~dent of the othcz• bene#`~ts, despite each a.f~d e~~er~i u~.a~roidable impact.
~~r~l~per Pr~jC~ B~r~~fits
a, The 'I°1•anlt ~oil~n Cade CQ1TipOn~flt of the ~roposcd ~~ia~ect pro~rldes a fia~~~eu~oik foi' the
de~~elap~nent of co~~pact, transit-oricn,ted de~~elapl~~e~~t, sucl~ as the De~~eloper f~ro~ect, that
caf~tains a ~ni~ of x'esidential, camn~ercfal a~~d prafesloi~~€l uses in oiler to add~'es tlYe Cit~~'s and
i
t~~e region's goals o~ p~'o~r~d~tig slte for lxouslf~ In alread~t u~ibani~ed locations that a~•e adjacent to
transit, thereb~r ~•educing ~Tehicle trips and related greenhouse gas en~lsslons, as ~~iell as stil~ruladn
ii~~~estment in u~lderutili~ed land, and i~~pro~~ing the jobs f housing balance ~~~itl~.n the Cite,
~ccarding to a st~~d~r published b~~ the Southerf~ California .~~.ssociatian of ~o~7e~•ntr~ents entid.ed
"T'l~e ~e~~~ Econo~x~~~ afl.d the ~obs~~~ousi~~ alaf~ce in outhcl'f~ California," the ~os Angeles aril
~~~a~~ge Counties ~icioixs l~a~~e a lugher p~~opo~•tiof~ of jibs to l~ausin than do those areas in the
~n~af~d ~~npire, Due to a lack of readily a~railable lafld for ne~~~ l~ous~flg canstructla~~ ~i~ t~les~ iab-
~'ic~~ areas, ~~~arkers a~'e r•equilied to dri~re falithcz• at~d farther distances in older to flr~d a~`fardable
housing. ~ situation that e~a.ce~ibates this lack of a~~ailable land fog f~e~~r housing is the o~~c~•-~ai~ing
of land far canur~ercial uses, ~~Flrich cities ha~Tc historically done ifs order to increase sales tai:
res~ez~ucs fallo~~~ing the adoption of 7'ropoltion in X975. ~I'he T'~:ans~t ~aning Code ~~Tould ~~e~
gone p~~opert~T, either through sta~~dard coning tools or through o~Te~~la~T panes, that ~~Tas foot
l~istoricall~~ coned foci ~'esidential use, the~~eb~r lncreasing t~~c land a~~ailable ~o~.~ 1esidential
de~reloplnent and prD~rldlf]g ~~ore liauSing In an al~'ead3~ urbanised, ~obs4rlch en~rlron~.Cf~t ~T'l~e Derv
~cotrorr~~ cr~~r~ ~~~e ~~~~s~.`~rr~rir~ ~r~lr~~rre ~t~ ~'arrt~~errr 'rrlr'~orrf~cr, outhc~'n Califorf~.a ~socia.tian of
o~rc~'~~~~~ents, April ~aa1. ~,os ~~f~eles, CA.~
'~~'he T'~a~~sit ~ai~ing Code area is ideall~T located fo~~ if~creased gro~~~th b~7 its pro~~il~~it~t to n~a~ar
transit s~~ste~~s and its adjacenc~r to existing residential colr~n~unities and a~7 established gadded
street net~~~o~ik, Tl~e proposed Tl'a~~sit caning Code supports the e~~isting t~~a~~spartatian net~~To~'k,
and creates a~~~cf~it~r-enriched connec~.at~s be~~~een the ~o~rel•~zinent Cente~i a~~d fail Station, af~d
il~pra~re oleo-~~~ide ~~~alkabilit~T.
C. T'l~e Transit ~o~.n Code alla~~7s land uses and la~ld densities ti~at ~~Till pro~~lde t~'anslt-supportl~re
de~~elapment, such as tl~e e~~elaper Project, faecessar~~ to gexxe~'ate adequate ridc~'s~aip an the
pf~apased Santa ~~~~a Irixed uide~z?ay transit s~'steln ~uhlch ~~~ll sel~re Santa ~1na .cgiar~al '~"ranslt
d. The T~Fansit caning Code p~~o~7ides caning ~~thich ~~~ould alla~~~ fo~• the integration of ~~e~~T if~flll
de~relaprncf~t, such as the De~relope~• ~l~a~ect, into e~isti~ neighborhoods. ~
e. The '~'ranslt Tofll~~g Cade and the De~Teloper ~'ra~ect a~'c consistent ~~ith a~xd further the goals, ~
policies and ob'ec~~Tes of the Southe~f~ Callforn~a t~ssoc~attof~ of o~ternn3e~~ts "SCE" ~~DS
~eio~rrrl ~'r~rtrs~or~rr~io~~ ~'~c~tr: 1~~airt~ '~rrrr~c~~~otr~ ~xT~}, and SCt~C's ,~i~rrr~l ~t~~~r1~et~,~i~~~
~'l~r~r. ~e1i~g C'a~r~yrrrtrrti~s ~~~l~i~~~~ a ~'rr~~~itaa~le ~'rrfarr~ ~RCP~ land use goals The RT~'s goals inch~de
t
~'~ansi~ honing bode LSD ~4~ ~~R ~in~~ngs of Facfatement o~ ~ve~~idlr~g Cor~s~de~at~o~s
~hapt~r ~ tatem~nt of ~verrid~r~g or~s~afera~~ons
fdentif~ting strategic areas for i~~f~ll, pedestrian friendl}r en~~i~on~~nc~~ts, and focusing housing and
et~plo~rment gro~~rth ~n transit-acccss~ble locations through trans~t~oriented de~relopmei~t ~E~R,
ec~.on and use], and RrI~, pp, 90-9~~, The includes simi.laf' strategics, suclY as
establishment of mixed-use clusters and other transit oriented de~~elopment around. transit stations
and along transit corridors MCP, pp. ~ 5417}.
f. ~e~Teiopment of the 'I~ansit ~oi~in Code result in fe~~~er traffic impacts t~~a~~ the
I'roject~l~.eaonabl~~ foreseeable De~relopment ~T'able 5-3~. This result is consistent ~~~.tl~ a~~d
furthers the implcnxc~~tatio~~ strategies detailed in the Califo~,'~~ia ~csaurees hoard Climate Change
coping Pian ~~coping I~lan~. 3 directed the California fir Resources ~aard ~t1l~B} to de~~elop
a ~copln ~~lan ~~?~th actions to reacia tine target, The S'co~it ~'1cr1~'s proposed strategies for local
o~Ter~~~ents include ~ greenhouse gas reduction measure of ~`inf~., affordable and t~•ansit~
oriented lousing de~Telopir~ent and the land use changes ~~ecessar~r increase such de~~elopi~e~~t."
~.~'c•~~i~~ ~'1~~~, ~~ol~ C~7~~~
Tl~c Transit ~ot~ing Code play's a critical role i~~ acllie~~itig targets under ~ 375, California's
ustainablc Cotr~~r~unities and Climate Protection ~~.ct, T"lYe ~~I~B Sc'~~i~~~ Pla~i cites the ke~r role of
SIB 375 in it~~plcinet~tir~g ~B 32, noting ~3 375 "~e~ccts tiae it~partance of achie~rii~ significant
additional reductio~~s of greet~i~ouse gas etl~ssions froir~ changed laf~d use patterns and ~mpro~~ed
tiansportatiai~ to help acliie~~e tl~e goals of ~ ~S~~ita .~1~~}~, p, ~7,~ The role of local
ga~~ernmerrts is also recogt~i~ed in rcacl~ing ~B 375 targets. "Local o~~cr~~~nents ha~Te the abihr to
clirectl~T in~uence bath tl~c siting and desig~~ of ne~~ residential at~ci coiix~eicial de~Telapments in a
`~Ta~~ tlYat reduces greenhouse gases associated ~~Fith ~~ehicle tra~~el, as ~~Tell as e~ierg~r, ~~rater, and
~~raste, , Enhanced public tianit sci-~~ice combined ~~~ith incenti~res for lard use de~Teloprnent that
pro~~ides a better market for p~xblic tiFansit pla~~ an important role in helpi~~ to reacli regional
targets." ~S~~~ia ~'Ic~~~, p. ~S.} T'l~e ~~B 32 ir~~plementatioiY strateg~T for' 375 includes tl~e follo~~ing
measure: "Enhanced public transit ser~~ice combined ~t~ith incenti~~es fox• Iand use de~relopi~ent that
pra~Tides a better market for public trar~sit ~~rill pla~F an important role iia l~clping to reach regional
targ~ts~" ~S~O~113 ~1~t1, p. ~S.}
T`i~e Cit~r of a~7ta ~1na curren.tl~r bas a si~ortae of rental units appropriatel~t si~cd to acca~~t7~odate
fa~7~ilics. ~s stated in the Cit~~'s 2ooG-2~1~- ~Ioustng ~,lement, ~~?hile t~~ultiple-faxx~il~f housing
con~priscs 4~°I~ of all housing stock ~~~ithin. the Cit~r, onl~~ 3°I~ of multiple fa~nil~T and single-fatrlll~T
~'ental ux~~ts l7a~re three or more bedrooms, ~t is esti~~~ated that ~-5°l~ of all families ~~~l~o rct~t i~a4re
fi~~e or zr~ore ~~ci~~~ers. This translates into a shortage of ~~,~00 large family, rental u~~its, T'i~e
De~~eloper ~'~.•ajcct contains 77 t~vo-bedroom units a~~d S ti~ree~bedroor~l units. In additio~~, the
I1~Ierc~~ I~ouse pra~ect ~~~ll pra~~ide one three~bedroom a~~d f~~~e t~vo-bedroom units 't`hese units arc
appropriatel~~ sued to meet Santa tuna's identified detr~ograpl~ic needs.
i~ The City curi'cntl~~ suffers frail a shortage of affordable l~ous~n,l~s set forth in the Cit~t' certified
Ioi~sing Eleinetxt ~~oo6-D14}, fire Cite of Santa ~~na's sl~aie of the Regional I
~oi~sing deeds
allocation ~INt~~ fo~,• 3,33 units of ne~~r residen~al coi~structioi~, of ~~~l~ich are to
be affordable to ~~er~~ lo~~~ i~~coxc liousel~olds, 57~ of ~~hich are to be af~'oxdable to lo~~r income
l~ousel~alds, and GG5 to be affordable to moderate incoir~e households HEIR, section ~.9}. State la~~~
xx~az~datcs that in order to satisf~fi its R~l~~~ ~•equiretnent the Cite create oppo~'t~~~aitics far ne~~
housing, particulail~T affordable housing, through tl~c a~~plicatian of coning ~~l~ich allo~~Ts for
increased densi~~. T`l~c existing ma~x~n~~m densit~~ allo~~Ted under tl~c current coning ~~~ithin. the area
co~rered b~? the Transit To~~itig Cade is 5 d~~relling units per acre, tl~oul~ there are projects ~~ntl~in
the area that ~~rere constructed prior to the establishment of the cur~•e~~t ~o~~i~~g that exceed the ~5
d~~rellin units pci' acre, Tl~e Mate department of I
lousing a#~d Cormuni~~ ~e~~elopment ICD~
rewires that cities pra~Fidc ~o~ring that allo~~rs for residential construction at a iTlinimi~m densit~t of
113
4~~ Tr~ns~t ~~ning Coln {n 4} findings o~ Fact~tatetne~t of ~verr~di~g o~side~at~ons
t
i
C~ra~ter ~ St~ternent o~~verrfa~lr~~ Cor~sfderat~ons
3~ dwelling units per acre in order to r]~eet the densit~~ criteria tl]at HCD has establ€shed as being
suppard.~~e of affordable housing production. The Cit~r's Hausir] ~;lemer~t ider~tif~ed tl~e
Renaissaf~c Specific Plan area, ~~rl~ich sl~a~•cs tl~e same geographic boundar~~ as tl~c T'~•ansit Zoning
Code area, as ane that has the patenti.al to pra~ride a ne~~r source of residential in-f~l de~Telopment
and, as such, eras used to partill~~ satfsf~? the Cit~r's RHO requrter]~ent. During the planning
period ca~~ered b~F the Housing ~,lement ~2aaG-2~~~ it is esti#]~ated tl~at the Cit~r could anticipate
up to 23S ur7its o£ ne~~T ~.~csider~tial de~relapzx~ent, T'l~~'ougl~out the lifc of tl~e Transit Zoning Code {a
planning hari~on of 20 to 3D ~rears~ it is estimated that there could be as mar]~r as ~,~7 ne~v
residential units, a pardon of 4vhicl] could be expected to meet affardabilit~~ requirements Tl]e
Proposed Project in~ple~nents the ~Iausing dement and pro~~ides tl]e ~o~ir] r]ecessar~r to stimulate
neuT affo~•dable housing production,
The De~relape~• Project corx~porxent of tlxc Pr:aposcd I'raject ar~d tl~e ll~ler~c~z douse project ~~~ll
pra~ride up to 220 ne~~r residential units. ~s currer~tl~r desfr~ed tl~cse projects ~~~ill pr•o~Tide ICI
rental units affordable to tl~ose meeting tl~c ~r'ange Count~~ crite~'ia fo~• fao~~~, ~~c~~F-I~o~~T and
Ii~~tx•en~el~T ~,ouF Inco~x~c, th~•ec ~x~a~•l~ct ~•ate ~,~c~]tal units, sip fo~•-sale units af~'ordable to those
meeting the ~~•ange Caunt~~ criteria for 11r1oderate Incax~~e, and 25 xriar~ket-rate for-safe units rI'his
creates a combined total of 1~G near residential units. f these, 127 be deedRrestricted
affordable housing and ~~rill be co~~nted to4~~arcls the City?'s RI~~ re~uiren~er]t. ~I'hese I27
affordable units represent 5~°/a of all ne~~r units estit~]ated to be constructed ~~ritl]in the 2~~C-2~~4
planning hori~ar] of the Housing Hlement for the Transit Zoning Cabe area and represent ~~°l~ of
the Cit~~'s total RHO requirement for ~~ef~t ~,aw and Lo~v Yncome hauling {~,2GS units ~ Cit~z of
Santa tuna Housing ~len-~ent 2D~6Y20~~ Table This ~s a s~gn~#`icant cai]trib~~tioi] to ~]~eeting bath
the State mandated requiretents for affordable housing production, as well as f~eetir]g a real need
far the resider]ts of Santa t~na~ ~n addition, the ~4rierc~~ ~~ouse project X12 of the X27 pre~riouSl~~
described units meets the City?'s cr~ter~a for peclal Deeds hous~r], also identified as a creed. in the
dousing Hle~nent. Failure to appro~Te the De~relaper Project ar]d the 11~1erc~? House project ~~~iil
elhninate an itl~portant ne~~T source of a.ffardahle housi~] and special needs housing.
k. The ~e~7eloper I~raject furthers the Cit~~'s palic~r of ~`ma~tt]~i~[ir]g affordable Housing an ~genc~~4
a~~t]ed properties that is of 1]ih qualit~r, sustair~ablc, and a~railable to ~rarfous ~r]cot]~e le~~els." See
Santa Ana ~Iausin ~lemer~t [~~~-20~~, Palic~z HE-.~.~ It greets the Cit~~'s polic~r to "er~courag~
tl~e car~struction of rental housing fa~• Santa ~~r~a's residents ar~d 4~'ar~force, including a
eotrrY~.itt~~ent to ~re~~f lo~~T, lo~T aid ~~.ode~iatc incon~e residents a~~d ~~oderate inca~r~c Santa ~~na
~~~or•~er's" ~I'olic~r HH-~~~~ and its palic~r to "facilitate and e~~co~~~+ac a dl~re~'sit~~ a.rxd xar~gc i~~ t~~pcs,
pr~ccs, and sizes of housing, including single-fa~nil~T hones, apartments, to~~~r~ hoes, zr~i~ed~multi-
use housing, transit-oriented. de~Telaprner~ts, and li~re~~~~ork l~ousir~g" ~l'alic~7 HE-,4~. See Sa~~ta
~r~a Housi~~g Hletxrent [200G-2~I~~~~ T'l~e Transit ;oni~xg Code co~rrponent of tl~c P~•oposed
Project acco~nplislaes this bar creating ~onir]g anal a~`fordablc housing incer~ti~~cs that supports the
de~Teloprnent of Ile~~r affordable housing bar allo~ng far der]sl~es ~~~l~ich pro~~ide the ecan.amie of
scale necesar~~ to allo~~? for belo~~r-market construction. '1'he'r'rans~t ~orung Code also pro~rrdes for
a wide ~?ariet~F of hauling t~?pes ~~rl]ich includes e~~er~ttlung from sir~gle~fa~~.il~? detached houses to
l]ih~rise ~ni~edYu.se de~~elapn-~er]t, B~~ alla~~in far a mixture of uses both 17or1~antalllr an single
properties, and ~~eY+ticall~T ~~~tl~it7 single ~buildit~s, tl~e T~'ar~sit ~or~in Code pra~~ides oppor't~~r~ities
for' a di~~ersc xx~i~ of housing in fu~itl~crance of the Cit~F's Houirag I
~le~~~c~~t. ~'l~c I~c~~elo~~e~• ~'~~ojcct
component of the Proposed Project accomplishes this b~T pra~rld~ng 12~- ile~~~ rental units and 32
ne~~~ farRsale units. ~f these units, 127 ~~rill be deed restricted to ensure their lorrg~tern~
affordabilit~r, This ne~~F housing is ca~np~•ised of a ~ra~,'iet~r of product t~Tpes i~~cludin caurt~Tard
Transit honing Code LSD 84~ FIB Findings of ~ac'~tetemer~~ of ~verr~ding Considerat~ans 4_~
Chapter 4 ~tatemer~t o~ ~verrld~n Cons~afera~~ons
hausi~~g, ta~~n~~oes and ~a~~~ hauses in fu~theranee of the pra~T~sians of the ~aus~ng leent and
t~~e T~•ans~t ~a~~~n fade.
't'he Transit honing bode pro~Tide fo~• ~ plan~~in and z~~~ing frarr~e~~~ox• to alla~T for the
rede~re~opt~ent of the Aenc~T-a~~nec~ prapeities, thereby= elitr~natin b~i~ht and pro~~iding for ner~
propet~t~r tax ger~e~•atian, The 1~enc~-pt~aperties a~'e, far the mast past, ~Taeant hand ~n the
o~~r~xe~ship of a pub~.c agct~c~~ arid, as suc~~, do txat cu~•~•eilt~~r ene~•ate p~~ape~t~r tai ~~e~~e~~ue. T~~e
Proposed ~~~11 allo~~~ for the rede~Telopm.ent of these p~Fapeides and the~~• ~Fet~~z•~ to eco~xon~ic use,
'I'he adop~an of the Tians~t ~an~n fade also alio~~Ts for the future de~Teioprnent of other ~racant
and underut~~ed p€aperties eu~rentl~~ in pri~~ate a~ public a~~rnership ~n ather parts of the pra~ect
a.~•ea. ~~~e suc~~ e~aple ~s t~~~ cu~i~~e~~t OUilt~r of grange ~pe~atfar~s Ward. The ~perat~at~s ~'a~~d
cozx~~~~~~ses a~~~ro~in.~ate~~7 ,5 ac~•es of u~de~iud.~~~ed laid as t~~e ~aunt~r of ~~•ane cant~~~ucs to
consolidate their fleet and ~~~a~~~tenance ope~a~ons ire othe~• facilities. ~~.do~~io~~ of t~~e Tratasit
Ta~~in fade ~~~~a~rides fa~~ tic ~a~~ing f~•atx~c~~Tork at~d e~~~r~~ol]tr~ei~tal af~a~~Tsis ~ecessa~~z to a~la~~~
these p~~operties to tiansitian i~~to ~r~are ccoo~~ieal~~z p~•oduc~~Te uses and to patc~~t~a.l~~r e~~e~•ate
Ile~~~ propert~~ and saes tai re~Tenues.llrlan~~ areas ~~~.thii7 the T~iansit ~a~~i~ ~odc s~~ffc~~ f~•o~~. a
lacy of t71adern inf~a.sti~~ctu~e and are In ~~eed of ne~~~ st~ieet and side~~Talk in~pro~Te~nents. The
additional tai re~Ten~~es generated b}~ ne~v de~~elopment ~~~ithin the Transit honing bode area. ~~~ill
allo~v for rein~Te5tn7ent 1n p~~bl~c ~nfrast~~rcture and ne~'~T ~n~~estent that r~rill st~€nt~late the econom~r
of thus area.
gyn. The 7~rapased l~ra~ect furthers the l~ra~ect Ob~ect~~re set faith above, inearpoiated ~n f~~~ b~= this
reference
4-$ Transit ~anin~ Code ~4~ EIR Findings of Fact/statement of overriding Considerations
Exhibit `B"
Refer to Exhibit P of RFCA
80A-82
MITIGATION MONITORING AND REPORTING
PROGRAM
80A-454
ills iti ti o n i n i ri n~ '
lNTR~~IJTl~N
Ti~is sec~io~~ reflects t~7e ~1~f~tiatian Ilrionitorin and ~.cpa~iti~g P~•arat~ ~l1~II~I'~ requirements of public
Rcso~~rces bode ~1'R~ cctioz~ ~~aS~.C~. The Califorr~i~. ~nviror~~nental ualit~T pct uide~i~~es
ecflo X5497 states:
. , ~ In order to ensure t~~~t the r~~itigatiar~ tne~sures ar~d project re~risia~~s ide~rti~ed i1Y the EIR ar
n~ga#~ve declaratia~ are itr~p~e~x~ented, the public aenc~r s~~al~ ~da~~t ~ program for ~narutorin or
repaxtin an t~~e re~~stoi~s ~v~~ich it ~~~s regt~ired u~ tilc I~ra~cct and tae ~x~e~sures ~t }gas imposed t~
r~.itiate v~ ~tsTaid sign~~ican.t er~~~ironiner~ta~ effects. t~ pul~lie agei~c~T n~~~r dc~egatc rel~arti~g or
r~a~.taii~~g respansibi~ities to a~~ot~Yer pubic ~genc~? or to ~ plYSrate entity ~~i~uc~~ accepts tie
deleatio~~; ~io5~~ever, u~~~. tnitigatia~l r~leas~~res ha~re been co~r~pleted the lead aenc~T r~tnairls
respat~sibi~ far ca.suring that i~np~e~~entation of tare i~~itigation ~r~es~~res occurs h7 accordance a?ith
t~~e prorarn~
~iV~'~~~l~NT
in acca~ida~~ce «Ttt~~ the primar~~ res~orrsibi~it~t for ~~akit~ deter~~r~inations ~~ith respect t~
p~te~tial en.~rironrne~~ta~ effects ~•ests ~~t~~ the iead aenc~T rather than the n~ot~ito~~ a~• ~~•e~~a~•e~•~ ~s sue~~,
t~~e Ctt~~ o~ Santa Ana is identified as the enf~rcexx~e~~t aei~c~r fai t~~is i1~i~~tRP.
PR~~~M h~~~lF'TI~~
~~ftet• ~~e~7ie~~ a~~d appra~Tai h~~ the lead aenc~F, ~r~in~r changes to t~~e n~~~rl~' are permitted but can oni~r
be made by the it~r of Sax~ta ~~t~a. o de~r~atia~is from tt~s ~i11~IRP shah be per~r~ittcd u~~less it co~ti~~ues
to sa~.sf~~ t~~e require~7~ents of PRA section Z14$~.G, as dete~~~~~ned the lead. agenc~~.
ilT~~T~1 ~NlT~RlNAi~D REP~TlN P~~
T`he organi~atia~ of t~~e ~~~~~~~1' f4lla~~s the subsection faimatti~~g st~~~e as ~~resented ~~itl~in the Transit
Zo~ng ode En~rlron~ne~~tal Impact .e~o~~t Oiil~r those subsections of the exa~Tiro~.~x~e~~tai issues
~~~•ese~ted t~ the that ha~~e ri~itig~tion measures are ~~ro~~~ded belo~~r in Table ~ ~litiation.
Il~io~~itori~ and Repar~tin ~'roran~ ll~~.t~~i~}. ~ll oti~er suhseco~s i~ the SIR do ~~ot aat~ta~~~ ~~~itiatio~
~r~easu~~es,
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