HomeMy WebLinkAbout80A - TRANSIT CODE AND STATION DISTRICT - EXHIBIT O
EXHIBIT O
80A-363
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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Table
~1~rL"a4~ie ~~A~ ~i~-a~~~~ti~r o~T~a~s~~ TDn~~ Code ~~Otefl~l~ C~I~e~~s~~ir••~~~r"•F~~r~~~"~r~~"•~~"••~~r•~~•~~~r~~~.~~...~~~~.~~~. ~°ti/
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3 ~e~n~'~~e 2 end P~OpoSed ~'~"~~is~~ ~ar~ Code ~ f~ ~~~L~I.~LL+LL~ly7LitirLl ~~r•~i~•~~r~~~•~~rF~~i~•~~~~~t~r
~l~e~~aa~~e ~t~d P~Q~aSed ~"~.~~~i~ ~o~ng Cade ~J I~ 4J ~~CiLLEtir~k.7.~y713Ln7 •~~rF~~•~~~r~~•~~~r•~~~•~a~~r•~~
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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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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 ~ ~ ~
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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
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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
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~ 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
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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
- i
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