HomeMy WebLinkAbout2010-002 CRARESOLUTION NO. CRA 2010-002
A RESOLUTION OF THE COMMUNITY
REDEVELOPMENT AGENCY OF THE CITY OF SANTA
ANA ADOPTING CEQA FINDINGS OF FACT AND A
STATEMENT OF OVERRIDING CONSIDERATIONS,
ADOPTING A MITIGATION MONITORING AND
REPORTING PROGRAM, APPROVING A DISPOSITION
AND DEVELOPMENT AGREEMENT BETWEEN THE
AGENCY AND SANTA ANA STATION DISTRICT, LLC, A
CALIFORNIA LIMITED LIABILITY COMPANY, AND
MAKING FINDINGS IN CONNECTION THEREWITH
Section 1. The Board of the Community Redevelopment Agency of the City of Santa
Ana hereby finds, determines and declares as follows:
A. Sections 33334.2 and 33334.6 of the California Redevelopment Law,
Health and Safety Code Section 33000, et seq. ("CRL"), authorize and
direct the Community Redevelopment Agency of the City of Santa Ana
("Agency") to expend a certain percentage of all taxes which are allocated
to the Agency pursuant to CRL Section 33670 for the purposes of
increasing, improving and preserving the community's supply of housing
available at an affordable housing cost to persons and families of very low,
low, and moderate income; and,
B. Pursuant to applicable provisions of the CRL, the Agency has established
a Low and Moderate Income Housing Fund ("Housing Fund"), and
pursuant to CRL Section 33334.2(e), in carrying out its affordable housing
activities, the Agency is authorized to provide subsidies to or for the
benefit of very low income and lower income households, or persons and
families of low or moderate income, to the extent those households cannot
obtain housing at affordable costs on the open market, and to provide
financial assistance for the construction and rehabilitation of housing
which will be made available at an affordable housing cost to such
persons; and
C. Pursuant to CRL Section 33413(b), the Agency is required to ensure that
at least 15 percent of all new and substantially rehabilitated dwelling units
developed within a project area under the jurisdiction of the Agency by
private or public entities or persons other than the Agency shall be
available at affordable housing cost to persons and families of low or
moderate income; and
D. The Agency currently owns certain real property ("Agency Parcels")
located within the City of Santa Ana ("City"), which property is also
Resolution No. CRA 2010-002
Page 1 of 7
partially located within the geographic boundaries (the "Project Area"') of
the Merged Project ("Merged Project"), and is attempting to acquire other
real property that is currently owned by third parties ("Additional
Properties") (the Agency Parcels and Additional Properties are collectively
referred to as the "Site"); and
E. Santa Ana Station District, LLC, a California limited liability company
("Developer"), has proposed to acquire the Site from the Agency, to
construct on the Site affordable rental housing that will be available to and
occupied by persons and families of very low income and extremely low
income, affordable for-sale housing that will be available to and occupied
by persons and families of moderate income, and market rate for-sale
housing that will be available to all buyers (collectively, the "Developer
Project"); and
F. In order to carry out and implement the Redevelopment Plan for the
Merged Project and the affordable housing requirements thereof, the
Agency proposes to enter into a Disposition and Development Agreement
("Agreement") with the Developer, pursuant to which the Agency would
convey the Site to the Developer and the Developer would agree to
construct the Developer Project in accordance with the requirements of
the Agreement, restrict occupancy of the rental housing to persons and
families of very low income and extremely low income, and restrict
occupancy of a portion of the for-sale housing to persons and families of
moderate income, all as more particularly set forth in the Agreement; and
G. Pursuant and subject to the terms of the Agreement, the Agency will
provide the following financial assistance to the Developer Project: (i)
loans to the Developer in the amount of Ten Million Eight Hundred
Thousand Dollars ($10,800,000) for Phase R-1 (as defined in the
Agreement) of the Developer Project and Four Million Seven Hundred
Seventy Thousand Dollars ($4,770,000) for Phase R-2 (as defined in the
Agreement) of the Developer Project (collectively, the "Agency Loan-
Rental Component");(ii) a loan to the Developer in the amount of One
Million Five Hundred Thousand ($1,500,000) for Phase FS (as defined in
the Agreement) of the Developer Project (Agency Loan -Phase FS) and
(iii) a loan to each qualified Moderate Income Homebuyer of an Affordable
For-Sale Unit (as defined in the Agreement) in the amount of up to Thirty
Thousand Dollars ($30,000) to be deposited by the Agency into the
applicable escrow for each Homebuyer of an Affordable For-Sale Unit and
disbursed by the escrow agent to the Developer upon each Homebuyer
closing and purchase of an Affordable For-Sale Unit (each, a "Homebuyer
Assistance Loan"); and,
H. The Agency's financial assistance to the Developer Project, including the
Agency Loan and each Homebuyer Assistance Loan, will be funded from
the Agency's Housing Fund; the Developer Project is not financially
Resolution No. CRA 2010-002
Page 2 of 7
feasible without the Agency's financial assistance and use of the Agency's
Housing Fund is necessary because Developer has sought and will
continue to seek to obtain other sources of financing for the Developer
Project, including private construction and permanent loans, Federal Low
Income Housing Tax Credits, equity financing from private investors, and
mortgage financing for homebuyers, but based upon an economic
analysis of the Developer Project as set forth and referenced in the
summary report prepared pursuant to CRL Section 33433 and the staff
report, such sources of financing will be insufficient to finance the entire
costs of the Developer Project without the Agency's financial assistance
from the Housing Fund in the amounts required by the Agreement; and"
I. Each qualified Moderate Income Homebuyer of an Affordable For-Sale
Unit that is to receive a Homebuyer Assistance Loan will enter into a
Homebuyer Loan Agreement with the Agency substantially in the form
attached to the Agreement as Attachment No. 11 to the Agreement; and
J. With respect to the portion of the Developer Project that is located within
the Developer Project Area of the Merged Project, the acquisition,
construction and operation of the Developer Project pursuant to the
Agreement will benefit the Project Area by providing affordable housing for
persons who currently live and work within the Project Area; with respect
to the portion of the Developer Project that is located outside the Project
Area of the Merged Project, the acquisition, construction and operation of
the Developer Project pursuant to the Agreement will be of benefit to the
Merged Project; and
K. The Agency has adopted an Implementation Plan pursuant to CRL
Section 33490, which sets forth the objective of providing housing to
satisfy the needs and desires of various constituent elements of the
community; and
L. The Agreement, copies of which the Developer has submitted to the
Agency and the City Council copies substantially in the form submitted
herewith, furthers the goals of the Agency set forth in the Implementation
Plan as it will facilitate the creation of affordable housing which will serve
the residents of the neighborhood and the City; and
M. Pursuant to CRL Section 33433, the Agency is authorized, with the
approval of the City Council after a duly noticed public hearing, to convey
the Site for development pursuant to the Redevelopment Plan upon a
determination by the City Council that such conveyance will either assist in
the elimination of blight or provide housing for low- or moderate-income
persons, that the consideration for such conveyance is not less than the
fair market value or fair reuse value of the Site in accordance with the
covenants and conditions governing the conveyance of the Site and
development costs required thereof, as well as the particular uses to be
Resolution No. CRA 2010-002
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conducted by the Developer at the Site, and that the conveyance under
the terms and conditions set forth in the Agreement is consistent with the
Implementation Plan which has been adopted by the Agency for the
Merged Project; and
N. The proposed Agreement and a summary report meeting the
requirements of CRL Section 33433, were available for public inspection
prior to the joint public hearing consistent with the requirements of CRL
Section 33433; and
O. On June 7, 2010, the Agency and City Council held a joint public hearing
on the proposed Agreement, which was duly noticed in accordance with
the requirements of CRL Sections 33431 and 33433, at which time the
Agency reviewed and evaluated all of the information, written and oral
testimony, and evidence presented during the joint public hearing; and
P. In compliance with the California Environmental Quality Act (CEQA)
(Public Resources Code § 21000 et seq.) and Title XIV, California Code of
Regulations, Section 15000 et_ seq_ (CEQA Guidelines), the City of Santa
Ana prepared an Environmental Impact Report (EIR) (No. 2006-02) to
analyze the environmental impacts of the Transit Zoning Code (SD No.
84) and the Developer Project which included the contents of a
Supplemental Staff Report dated June 7, 201 O from the Executive Director
of Planning and Building Agency to the City Manager (the SSR) which
contained, among other things Supplemental Responses to Comments to
the Draft EIR, Amendments to the Findings of Fact, and Additions to the
Mitigation Monitoring and Reporting Plan. The contents of the SSR were
to be integrated into all of the applicable referenced documents and be
considered part of the record; and
Q. The City Council, as the Lead Agency under CEQA, has certified Final
Environmental Impact Report No. 2006-02, adopted a Mitigation
Monitoring and Reporting Program, adopted all findings required by
CEQA, and adopted a Statement of Overriding Considerations as
amended by the SSR; and
R. The Agency, as a Responsible Agency under CEQA, has considered the
environmental effects of the Developer Project as shown in the EIR, as
amended by the SSR, in compliance with CEQA Guidelines Section
15096; and
S. The Agency has prepared Findings of Fact, as amended by the SSR in
compliance with Public Resources Code Sections 21081 and 21081.5 and
CEQA Guidelines Section 15091 for every significant impact of the
Developer Project and for each alternative evaluated in the EIR, including
an explanation of the rationale for each finding; and
Resolution No. CRA 2010-002
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T. The Developer Project will have significant impacts that cannot be
mitigated to below the level of significance; and
U. The Agency has prepared a Statement of Overriding Considerations, as
amended by the SSR in compliance with Public Resources Code Sections
21081 and CEQA Guidelines Section 15093, which finds that specific
economic, legal, social, technological or other benefits of the Developer
Project outweigh the significant and unavoidable impacts identified in the
EIR; and
V. The Agency has prepared a Mitigation Monitoring and Reporting Program
in compliance with Public Resources Code Sections 21081.6 and CEQA
Guidelines Section 15097 to ensure compliance with the mitigation
measures identified in the EIR during Developer Project implementation
and operation; and
W. All actions required by all applicable law with respect to the proposed
Agreement have been taken in an appropriate and timely manner; and
X. The Agency has reviewed the summary required pursuant to CRL
Section 33433 and evaluated other information provided to it pertaining to
the findings required pursuant to CRL Section 33433; and
Y. The City Council has previously determined, in its adoption of the
ordinance approving the Merged Project, that the portion of the Site
located within the Project Area is part of a blighted area and is
underutilized, as further set forth In the Implementation Plan previously
adopted and amended by the Agency pursuant to CRL Section 33490;
and
Z. The Agreement would assist in the alleviation or removal of blighting
conditions and provide housing for low- or moderate-income persons and
would further the goals of the Implementation Plan by providing for the
development of such housing; and
AA. The Agency has duly considered all terms and conditions of the proposed
Agreement and believes that the Agreement is in the best interests of the
Agency and the City and the health, safety, and welfare of its residents,
and in accord with the public purposes and provisions of applicable State
and local law requirements.
Section 2.The foregoing recitals are true and correct and are hereby incorporated
by reference as if set forth in full in this Resolution.
Section 3. The Agency hereby finds and determines that, based upon
substantial evidence provided in the record before it, the use of funds from the Agency's
Housing Fund in the amounts required by the Agreement is necessary because the
Agency and the Developer have made a good faith attempt but have been unable to
Resolution No. CRA 20'10-002
Page 5 of 7
obtain sufficient commercial or private means of financing the Developer Project at the
same level of affordability and quantity as is required by the Agreement.
Section 4.The Agency hereby finds and determines that, based upon substantial
evidence provided in the record before it, the use of funds from the Agency's Low and
Moderate Income Housing Fund pursuant to the Agreement constitutes a lawful
expenditure of such funds and will be of benefit to the Project Area for the reasons set
forth in this Resolution.
Section S.The Agency hereby finds and determines that, based upon substantial
evidence provided in the record before it, the consideration for the Agency's
conveyance of the Site to the Developer pursuant to the terms and conditions of the
Agreement is not less than the fair reuse value at the use and with the covenants and
conditions and development costs authorized by the Agreement.
Section 6.The Agency hereby finds and determines that, based upon substantial
evidence provided in the record before it, the Agency's conveyance of the Site to the
Developer for development pursuant to the Agreement and the CRL will eliminate blight
and provide housing for low- or moderate-income persons.
Section 7.The Agency hereby finds and determines that, based upon substantial
evidence provided in the record before it, the Agreement is consistent with the
provisions and goals of the Implementation Plan.
Section 8.The Agency hereby adopts the Findings of Fact and Statement of
Overriding Considerations, attached to this Resolution as "Exhibit A", as amended by
the SSR
Section 9.The Agency hereby adopts the Mitigation Monitoring and Reporting
Program, attached to this Resolution as "Exhibit B", as amended by the SSR.
Section 10.The Agency hereby directs that a Notice of Determination be
prepared and filed with the County Clerk of the County of Orange in the manner
required by law.
Section 11.The Agency hereby approves the Agreement in substantially the form
presented to the Agency, subject to such revisions as may be approved by the
Executive Director of the Agency and the Agency General Counsel. The Executive
Director of the Agency is hereby authorized to execute the Agreement (including without
limitation all attachments thereto) on behalf of the Agency. A copy of the Agreement
when executed by the Agency shall be placed on file in the office of the Secretary of the
Agency_
Section 12.The Executive Director of the Agency, in consultation with the Agency
General Counsel is hereby authorized, on behalf of the Agency, to make revisions to the
Agreement which do not materially or substantially increase the Agency's obligations
thereunder or materially or substantially change the uses or development permitted on
the Site, to sign all documents, to make all approvals and take all actions necessary or
Resolution No. CRA 2010-002
Page 6 of 7
appropriate to carry out and implement the Agreement and to administer the Agency's
obligations, responsibilities and duties to be performed under the Agreement and
related documents.
ADOPTED this 7th day of June, 201 O.
__. _ __
os Bustam
Acting- air
APPROVED~S_TO FORM:
W. Fletcher
General Counsel
AYES: Boardmembers
NOES: Boardmembers
ABSTAIN: Boardmembers
Benavides. Bustamante. Martinez, Tinaiero (4)
None
None
NOT PRESENT: Boardmembers Alvarez. Pulido. Sarmiento (3)
CERTIFICATION OF ATTESTATION AND ORIGINALITY
I, MARIA D. HUIZAR, Secretary of the Agency, do hereby attest to and certify the
attached Resolution No. 2010-002 to be the original resolution adopted by the
Community Redevelopment Agency of the City of Santa Ana on June 7, 201 O.
Date: p ] ~fJ/~azoi c~
~Yl ~%~~ ~~1~/J1 ~~
Secretary
Community Redevelopment Agency of
the City of Santa Ana
~ Agencymember Bustamante appointed Acting Chair due to unavailability of Chairperson and Vice
Chairperson.
Resolution No. CRA 20'10-002
Page 7 of 7
TRANSIT ZONING CODE
(SD 84A AND SD 84B) EIR
Findings of Fact/
Statement of Overriding Considerations
Prepared for
The Community Redvelopment Agency of the City of Santa Ana
20 Civic Center Plaza M20
PO Box 1988
Santa Ana, California 92702
Prepared by
PBSBrJ
625 The City Drive South, Suite 200
Orange, California 92868
June 7, 2010
Contents
CHAI'•1'F.R 1 Introduction .........................•--------.......................................-----.........................---.. 1-1
CI 7APTER 2 CEQA Findings .................................................................................................... .. 2-1
2.1 Introduction ................................................................................................................... .. 2-1
CIiAPTER 3 Findings Regarding Project Alternatives ............................................................. .. 3-1
3.1 Introduction ...............................................................................................•--................. .. 3-1
3.2 Project Objectives ......................................................................................................... ..3-1
3.3 Selection of Alternatives .............................................................................................. .. 3-2
3.4 Project Alternative Findings ........................•---..............-----............................------------- --3-2
3.4.1 Findings on Alternatives to the Proposed Transit Zoning Code
Analyzed in the Draft EIR ........................................................................... .. 3-2
3.4.2 Findings on Alternatives to the Proposed Transit Zoning Code
Analyzed in the Draft EIR ........................................................................... .. 3-9
3.4.3 Findings on Alternatives that were Considered but Elitiiitiated
from Detailed Analysis in the Draft EIR ................................................... 3-14
3.4.4 Additional Findings ....................................................................................... 3-15
CI7APTER 4 Statement of Overriding Considerations ............................................................. .. 4-1
4.1 Introduction ................................................................................................................... .. 4-1
4.2 Unavoidable Significant Adverse Impacts ................................................................. ..4-1
4.3 Overriding Considerations .......................................................................................... ..4-4
Table
Table 1-1 Suizunary of Transit Zoning Code Potential Net Change ................................................................. 1-3
Table 2-1 CEQA Findings .......................--------------..................................•••••••-•-•-------------..........----....................... 2-3
Table 3-1 Alternative 2 and Proposed Transit Zoning Code (SD 84A and SD 84B)
Characteristics ...........................................•------------------------------------...............................---------------------------------- '~-4
Table 3-2 Altemative 3 and Proposed Transit Zoning Code (SD 84A and SD 84B)
Characteristics...-•------°-----...---- .................................................----------------•--...............................------ 3-~
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations iii
CHAPTER 1 Introduction
The City of Santa Ana has prepared an Environmental Impact Report (EIR) fox the Transit Zoning
Code (SD 84) in compliance with the requirements of the California Enviror~ixiental Quality Act (CEQA)
(Public Resources Code section 21000 et seg.). The Community Redevelopment Agency of the City of
Santa Ana (Agency) has discretionary approval power over a component of the project analyzed in that
EIR and is, therefore, a Responsible Agency under CEQA. As such, prior to reaching a decision on
project, the Agency must consider the environmental effects of the project as shown in the EIR.
'This document presents the Findings of Fact and Statement of Overriding Considerations that must be
adopted by the Agency pursuant to the requirements of Public Resources Code Sections 21002.1 (b) and
(d), 21081 and 21081.5 and Sections 15091, 15093, and 15096, respectively, of the State Guidelines for
the Implementation of CEQA (CEQA Guidelines).
This document is organized as follows:
Chapter 1 Introduction to the Findings of Fact and Statement of Overriding Considerations.
Chapter 2 Presents the CEQA Findings of the Environmental Impact Report (EIR),
including the identified significant impacts.
Chapter 3 Presents the alternatives to the Proposed Project and evaluates them in relation to
the findings contained in Section 15091(a)(3) of the CEQA Guidelines. The
Agency must consider and make findings regarding alternatives when a project
would involve environmental impacts that cannot be reduced to a less-than-
significant level, or cannot be substantially reduced, by proposed mitigation
measures.
Chapter 4 Presents a Statement of Overriding Considerations that is requited in accordance
with Section 15093 of the CEQA Guidelines for significant impacts of the
Proposed Project that cannot be mitigated to aless-than-significant level.
The Transit Zoning Code project area is located in the central urban core of the City of Santa Ana and
comprises over 100 blocks and 450 acres. The proposed project is located in the area west of Interstate 5,
north of First Street, and between Grand Avenue and Flower Street and south of Civic Centex Drive in
the City of Santa Ana in Orange County, California.
The Transit Zoning Code provides new zoning for all of the properties contained within its boundary
with the exception of those properties zoned M1-Light Industrial or M2-Heavy Industrial. These M1
and M2 properties would retain their existing zoning, but would be covered by an overlay zone that
allows fox the option of future mixed-use development to be exercised at the discretion of the property
owner. The Transit Zoning Code provides for the integration of new infill development into existing
neighborhoods, allows for the reuse of existing buildings, supports mixed-use development, provides a
transit-supportive, pedestrian-oriented development framework to reduce vehicle trips, reduce
greenhouse gas emissions, and support the addition of new transit infrastructure, and provides an
economic development stimulus.
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 1-1
Chapter 1 /ntroductlon
Within the boundary of the Transit Zoning Code, the Agency owns forty-nitre parcels comprising
approximately seven noncontiguous acres. The Agency/City is pursuing the potential acquisition of
twenty additional properties within the immediate vicinity of the forty-mine parcels mentioned above for
the purposes of completing the assemblage of properties on those blocks in which the Agency already
has majority ownership, as well as to secure property to provide for additional open space. The
acquisition of these additional properties may lead to demolition and/or relocation of existing structures,
as well as the potential relocation of any existing residents.
The Agency and the Related Companies of California, LLC and Griffin Realty Corporation, a California
Corporation (the Developer) propose to redevelop these properties. The Developer concept for these
properties includes the development of a maximum of 155 rental units and a maximum of 65 fox-sale
unitsa total of 220 new residential units (the Developer Project). A component of this residential
development will be affordable pursuant to the County of Orange's criteria fox low-to-moderate income
housing. The City/Agency is also pursuing the addition of new public open space that could include a
public park, a public tot lot, and a 10,000 square foot community building. The redevelopment of these
properties requires the demolition of approximately 30,243 square feet of building area, on fifteen
Agency-owned properties.
The City will amend the current General Plan to permit these new land uses and amend the Zoning Code
to establish development standards that implement the project. These amendments will allow the City to
provide a framework for the development of compact, transit-oriented development that contains a mix
of residential, commercial, and professional uses in order to address the City's and the region's goals of
providing sites for housing in already urbanized locations that are adjacent to transit, thereby reducing
vehicle trips, stiiiiulating investment in underutilized land, and improving the jobs/housing balance
within the City. This will lead to potential development of approximately 4,075 residential units,
387,000 sf of retail development, and an additional 15.5 acres of open space within the City. Adoption of
this project would allow the City to consider subsequent actions consistent with these updates in the
General Plan and Land Use designations. Table 3-1 (Summary of Transit Zoning Code [SD84A and
SD84B] Development Potential) lists the overall potential net change that would occur as a result of the
proposed project area.
In terms of net development, the Transit Zoning Code would allow for the potential development of
approximately 351,000 square feet (s f) of retail development and the addition of new open space within
the City. Creation of this Transit Zoning Code area would allow the City to consider subsequent actions
consistent with these updates. Table 1-1 (Summary of Transit Zoning Code Potential Net Change) lists
the overall potential net change that could occur as a result of any new construction built pursuant to the
standards contained within the proposed Transit Zoning Code.
1-2 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
Chapter 1 /ntroductlon
Land Use Type PotenHol Gross Development Ex/sHng Uses fo be Converted Potential Net Development
Residential (units) 4,272 197 4,075
Retail (s~ 693,00 306,00 387,000
Industrial (sf) 90,000 1,080,000 (990,000)
Commercial (sf) 0 124,000 (124,000)
Civic (sf) 8,000 29,000 (21,000)
Open Space (s~ 680,000 0 680,000
Surface Parking Lot (sf) 67,000 1,839,00 (1,772,000)
The key procedural actions related to the CEQA process for the Transit Zoning Code and the Developer
Project include:
~ Circulate Initial Study/Notice of Preparation (30 days) July 20, 2006-August 22, 2006
~ Filed NOC and Circulated Draft EIR February 2, 2010
~ Conducted Scoping Meeting at February 22, 2010 Planning Commission Meeting
~ Re-Circulated Alternatives Section/extended DEIR review period, February 24, 2010- April 12,
2010
~ Conducted Scoping Meeting at March 22, 201 O Planning Commission Meeting
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 1_3
CHAPTER 2 CEQA Findings
2.1 INTRODUCTION
This chapter presents the potential impacts that were identified in the EIR and the findings that axe
required in accordance with Section 15091 of the CEQA Guidelines. The possible findings for each
significant and/ar potentially significant adverse impact are as follows:
(1) Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR ("Finding 1").
(2) Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency making the finding. Such changes have been adopted by such other agency or
can and should be adopted by such other agency ("Finding 2").
(3) Specific economic, social, or other considerations, including provision of employment
opportunities fox highly trained workers, make infeasible the mitigation measures or project
alternatives in the EIR ("Finding 3").
CEQA requires that a Responsible Agency adopt mitigation measures or alternatives, where feasible, to
avoid or substantially reduce significant environmental impacts that would otherwise occur as a result of
a project. A Responsible Agency has responsibility for mitigating or avoiding only the direct or indirect
environmental effects of those parts of the project which it decides to carry out, finance or approve
(State CEQA Guidelines ~15096(g)[1]). Project modification or alternatives axe not required, however,
where they are infeasible or where the responsibility for modifying the project lies with some other
agency (State CEQA Guidelines g15091(a)[2],[3]). Public Resources Code Section 21061.1 defines
"feasible" to mean "capable of being accomplished in a successful manner within a reasonable period of
time, taking into account economic, environmental, social, and technological factors." State CEQA
Guidelines Section 15364 adds another factor: "legal" considerations. (See also Cititiens of Goleta Valley v.
Board of Supervisors [Goleta Il] [1990] 52 Ca1.3d 553, 565 [27G Cal. Rptr. 410].)
Only after fully complying with the findings requirement can an agency adopt a Statement of Overriding
Considerations (Cititiensfor~uality Grozvtl> a City of Mount Shasta [1988] 198 Ca1.App.3d 433, 442, 445 [243
Cal. Rptr. 727]). CEQA requires the Responsible Agency to state in writing the specific rationale to
support its actions based on the Final EIR and/or information in the record. This written statement is
known as the Statement of Overriding Considerations. The Statement of Overriding Considerations
provides the information that demonstrates the decision making body of the Responsible Agency has
weighed the benefits of the project against its unavoidable adverse effects in determining whether to
approve the project. If the benefits of the project outweigh the unavoidable adverse environmental
effects, the adverse effects may be considered "acceptable."
The California Supreme Court has stated that, "the wisdom of approving any development project, a
delicate task which requires a balancing of interests, is necessarily left to the sound discretion of the local
officials and their constituents who are responsible for such decisions. The law as we interpret and apply
it simply requires that those decisions be informed, and therefore balanced" (Goleta II, 52 Ca13d 553, 576
[276 Cal. Rptr. 401]).
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 2_1
Chapter2 CEQA Flndings
Table 2-1 (CEQA Findings) summarizes the potentially significant impacts of the EIR that were reduced
to less-than-significant levels with mitigation as well as the significant and unavoidable impacts of the
'Transit Zoning Code (SD No. 84) and the Developer Project (collectively, the Proposed Project).
Additional facts that support the findings are set forth in the Final EIR, the staff reports to the Planning
Commission and City Council, and the record of proceedings. Key discussions that support the Findings
from the Final EIR are provided in "Evidence Supporting Finding." However, other evidence may be
contained in the overall record of the project to further support the finding.
The documents and other materials that constitute the record of proceedings on which the Project
findings axe based are located at the City of Santa Ana Planning and Building Agency, 20 Civic Center
Plaza, M-20, Santa Ana, California 92702. The custodian for these documents is Lucy Linnaus. This
information is provided in compliance with Public Resources Code ~21081.G(a)(2) and CEQA Guidelines
g15091(e).
2,_2 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
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CHAPTER 3 Findings Regarding Project
Alternatives
3.1 INTRODUCTION
The EIR prepared fox Transit Zoning Code considered six (6) alternatives to the Proposed Project.
Pursuant to Section 15126.6 (a) of the CEQA Guidelines, the primary intent of an alternatives evaluation
is to "describe a range of reasonable alternatives to the project, or to the location of the project, which
would feasibly attain most of the basic objectives of the project but would avoid ox substantially lessen
any of the significant effects of the project, and evaluate the comparative merits of the alternatives."
This chapter describes the project objectives and design criteria used to develop and evaluate project
alternatives presented in the Draft EIR. A description of the alternatives compared to the Proposed
Project and the findings regarding the feasibility of adopting the described alternatives are presented
below.
3.2 PROJECT OBJECTIVES
The project objectives of the proposed Transit Zoning Code axe to:
~ Provide zoning for the integration of new infill development into existing neighborhoods
~ Provide for a range of housing options, including affordable housing
~ Allow for the reuse of existing structures
~ Allow the development of the Agency properties
~ Provide atransit-supportive, pedestrian-oriented development framework to suppart the addition
of new transit infrastructure
~ Preserve and reinforce the existing character and pedestrian nature of the City by strengthening
urban form through improved development and design standards
~ Encourage alternative modes of transportation, including the rail system that connects San Diego
to Los Angeles
The project objectives of the proposed Developer Project for the Agency-owned properties axe to:
~ Redevelop all of the Agency-owned properties
~ Provide new affordable housing fox families in furtherance of the City's affordable housing goals
established in the Housing Element, the Implementation Plan fox the Santa Ana Merged
Redevelopment Project Area, and the City of Santa Ana Consolidated Plan
~ Enhance the streetscape and urban form of the area, particularly along Santa Ana Boulevard, with
the construction of new buildings that meet the standards contained in the Transit Zoning Code
and that support future transit planning
~ Eliminate blight
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 3-1
Chapter 3 Flnd)ngs Regarding Protect A/ternatIves
~ Provide additional public open space and facilitate joint use arrangement with SAUSD for a new
community center
~ Provide an economically viable redevelopment scenario fox the Agency-owned properties
3.3 SELECTION OF ALTERNATIVES
The Draft EIR and Recirculated Draft EIR evaluated six (G) alternatives, including the No Project/No
Development alternative, in Chapter 5.0. This evaluation compared the environmental advantages and
disadvantages of each alternative to the Proposed Project. Alternative 1, 2, and 3 are primarily designed
to address alternatives to the Transit Zoning Code as a whole. Alternatives 4, 5, and 6 present
alternatives to the proposed Developer Project, and under each of these Alternatives, the proposed
Transit Zoning Code would remain the unchanged.
The range of feasible alternatives was selected and discussed in a manner to foster meaningful public
participation and informed decision-making. Among the factors that were taken into account when
considering the feasibility of alternatives (as described in CEQA Guidelines Section 15126.6[fJ[1]) were
environmental impacts, economic viability, availability of infrastructure, regulatory limitations,
jurisdictional boundaries, and attainment of project objectives. As stated in Section 15126.6(a) of the
CEQA Guidelines, an EIR need not consider an alternative whose effects could not be reasonably
identified, whose implementation is remote or speculative, or one that would not achieve the basic
project objectives. The analysis includes sufficient information about each alternative to provide
meaningful evaluation, analysis, and comparison with the Proposed Project.
It should be noted that the Alternatives section of the DEIR was re-circulated due to the addition of
three new alternatives (Alternatives 4, 5 and 6) which would lessen the impacts related to historic
structures located within the proposed Developer Project area. The re-circulation of the Alternatives
section concurrently extended the public comment period on the DEIR.
3.4 PROJECT ALTERNATIVE FINDINGS
3.4.1 Findings on Alternatives to the Proposed Transit Zoning Code
Analyzed in the Draft EIR
Alternative 1, 2, and 3 are primarily designed to address alternatives to the Transit Zoning Code as a
whole. The Agency's findings on each alternative and the rationale behind each finding are set forth
below.
~ Alternative 1: No Project,/No Development Alternative
This alternative assumes a continuation of the City's existing General Plan and zoning designations to
guide future growth and development within the Transit Zoning Code project area. The impacts of this
alternative were analyzed under a maximum buildout scenario within the Transit Zoning Code area with
the current allowed land uses and development standards designated in the existing General Plan and
zoning designations. In addition, this alternative assumes that the proposed Developer Project would not
go forward on the Agency-owned properties. Maintaining the existing General Plan and zoniizg
3_2 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
Chapter 3 Findings Regarding Protect Alternatives
designations throughout the Transit Zoning Code area would result in impacts that are similar, for the
most part, to those of the proposed Transit Zoning Code, although many of the significant impacts
associated with aesthetics, air quality, climate change, and noise/vibration would be reduced as compared
to the Proposed Project. A number of impacts would be greater under the No Project/No Development
Alternative than under the proposed project due to the absence of mitigation measures that would be
adopted as part of the proposed project, e.g., impacts from increased light and glare. Additionally,
because the City's existing General Plan and zoniiZg designations do not emphasize alternative modes of
transportation and do not contain the development framework necessary to support the transit-oriented
development, impacts to traffic/transportation would be greater under the No Project/No Development
Alternative than under the proposed Transit Zoning Code.
Findings
The Agency hereby £u~ds that specific economic, legal, social, technological, or other considerations
make the adoption of the No Project/No Development Alternative infeasible.
Although Alternative 1 would moderately reduce some of the proposed project's rig:~_ificant impacts, it
would not achieve most of the basic project objectives. Specifically, Alternative 1 would not provide
zoning for the integration of new in£ill development into existing neighborhoods. It would not provide
for a range of housing options, including affordable housing. It would not provide for the reuse of
existing structures, allow the development of the Agency-owned properties, ox strengthening urban form
through improved development and design standards. Moreover, unlike the proposed project, it would
not provide atransit-supportive, pedestrian-oriented development framework to support transit-oriented
development, or encourage alternative modes of transportation.
As a result of its inability to meet the basic project objectives, the No Project/No Development
Alternative would elti~inate the opportunity to provide the numerous benefits of the proposed project,
as set forth in the Statement of Overriding Considerations, including land use development that provides
a better market for public transit, consistent with the goals of SB 375, California's Sustainable
Communities and Climate Protection Act; providing strategic areas fox infill, pedestrian friendly
environments, and focusing housing and employment growth in transit-accessible locations through
transit-oriented developments, consistent with the Southern California Association of Governments
(SCAG) 2008 Kegional Transportation Plan: Ma.~ing the Connections (RTP), and SCAG's 2008 Kegional
Comprehensive Plan: Helping Communities achieve a Sustainable Future (RCP) land use goals; and providing
opportunities to meet the City of Santa Ana's share of the Regional Housing Needs Allocation (RHNA)
for 2006-2014.
Additionally, Alternative 1 would not further the established Goals and Policies of the City's General
Plan to the same extent as the proposed Transit Zor~ing Code. In particular, it would not further
Housing Element Policies HE-2.1, 2.2, 2.3, 2.4, which support the goal of providing a diversity of quality
housing, affordability levels, and living experiences that accommodate Santa Ana's residents and
workforce of all household types, income levels, and age groups to foster an inclusive community to the
same extent as the proposed Transit Zoxzi:zg Code. Nor would it further Land Use Element policies LE-
1.2, 1.3, 1.5, 1.6, 1.7, and 1.9, which promote a balance of land uses to address basic community needs,
LE-2.4, 2.6, 2.8, 2.9, and 2.10, which promote land uses which enhance the City's economic and fiscal
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 3-3
Chapter 3 F/ndings Regarding Protect A/ternat/ves
viability, LE-4.3, 4.4, and 4.5, which support the goal of protecting and enhancing developments sites
and districts which are unique community assets that enhance the quality of life, or LE-5.1, 5.2, 5.5, 5.7,
5.9, 5.10, and 5.11, which ensure that the impacts of development are mitigated to the same extent as the
proposed Transit Zoning Code. (See Land Use Element; Draft EIR Table 4.7-3.) Similarly, it would not
further the goals of the Urban Design Element (Goals 1-7) to the same extent as the proposed Transit
Zoning Code. (See Urban Design Element; Draft EIR Table 4J-3.) Moreover, the integrated and
cohesive development standards that are proposed for the Transit Zoraing Code area would not be
implemented.
Lastly, Altemative 1 would increase impacts on transportation as a result of lack of emphasis on
alternative modes of transportation in the current General Plan and zoning designations and the lack of a
development framework to support transit-oriented development. For these reasons, the Agency rejects
Alternative 1 as infeasible.
~ Alternative 2: Overall Reduced Density
The Overall Reduced Density Alternative would reduce the intensity of all anticipated land uses within
the Transit Zoning Code (SD 84A and SD 84B) area by 25 percent. In general, this alternative would
reduce the number of residences, including affordable housing, and reduce employment opportunities as
a result of less commercial uses in the area. Specifically, this alternative would result in approximately
1,019 fewer residential units, and 96,750 fewer square feet of retail within the Transit Zoning Code
(SD 84A and SD 84B) area. Specific development characteristics that would be allowed under this
alternative relative to the proposed Transit Zoning Code (SD 84A and SD 84B) are specified in Table 3-1
(Alternative 2 and Proposed Transit Zoning Code [SD 84A and SD 84B] Characteristics).
Land Llse Type AMemaHve 2 TiansiF Zoning Code (SD 84A and SD 846) OdierenCe
Residential (units) 3,056 4,075 (1,019)
Retail (st) 290,250 387,000 (96,750)
Industrial (st) (990,000) (990,000) 0
Commercial (st) (124,000) (124,000) 0
Civic (sf) (21,000) (21,000) 0
Green (sf) 680,000 680,000 0
Parking (1, 772, 000) (1,772,000) 0
SOURCE: PBS&J 2010
Findings
The Agency hereby finds that specific economic, legal, social, technological, or other considerations
make the adoption of this alternative infeasible.
3-4 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
Chapter 3 Findings Regarding Protect A/ternatives
Although Alternative 2 would somewhat reduce the significant impacts of the proposed Transit Zoning
Code (SD 84A and SD 84B) on aesthetics, climate change, and transportation, it would not reduce any of
those impacts to below the level of significance. In addition, Alternative 2 would not meet the housing
and transit objectives of the Project to the same extent as the proposed project.
Alternative 2 would reduce housing by 25 percent, from 4,075 to 3,056 residential units. The potential
number of affordable housing units would also be reduced by 25 percent. Providing 3,056 new units
would not meet Santa Ana's Regional Housing Needs Assessment for 2006-2014, which calls for 3,393
total units, 1,248 of which must be affordable for low, very low, and extremely low income households.
The City of Santa Ana has a great need for affordable housing; sixty percent of the households in Santa
Ana have low, very low, and extremely low income. (City of Santa Ana General Plan Draft Housing
Element 2006-2014, Appendix A, p. A-10.) Goal 2 of the Housing Element is to "provide a diversity of
quality housing, affordability levels, and living experiences that accommodate Santa Ana's residents and
workforce of all household types, income levels, and age groups to foster an inclusive community."
Alternative 2 would not meet this goal, or the following Housing Element policies, to the same extent as
the proposed project:
HE-2.3 Rental Housing. Encourage the construction of rental housing fox Santa Ana's
residents and workforce, including a commitment to very low, low, and moderate
income residents and moderate income Santa Ana workers.
HE-2.4 Diversity of Housing Types. Facilitate and encourage a diversity and range in types,
prices, and sizes of housing, including single family homes, apartments, town
homes, mixed/multiuse housing, transit-oriented developments, and live/work
housing.
Alternative 2 would not meet the project's transit oriented objectives to the same extent as the proposed
project. Reducing the amount of housing and retail space would result in a failure to fully emphasize the
use of the Santa Ana Regional Transportation Center (SARTC) for City residents. Amixed-use urban
and transit-oriented neighborhood requires a critical mass and balance between residential and non-
residential uses in order to succeed. (Draft EIR, Section 5.5.) Alternative 2 would not provide that critical
mass and balance.
In addition, it would not implement established SCAG RTP or RCP policies, or General Plan Land Use
Element policies 1.2, 1.3, 1.5, 1.6, 1.7, 1.9, 2.4, 2.6, 2.8, 2.9, 2.10, 4.3, 4.4, 4.5, 5.1, 5.2, 5.5, 5.7, 5.9, 5.10,
and 5.11, or Urban Land Use Element Goals 1 through 7 to the same extent as the proposed project.
(See Land Use Element; Urban Design Element; Draft EIR Table 4.7-3.) Specifically, the Alternative 2
would not meet the following SCAG RTP Land Use Goals to the same extent as the proposed project:
~ Create mixed-use districts or "complete communities" in strategic growth areas through a
concentration of activities with housing, employment, and a mix of retail and services, located in
close proximity to each other. Focusing a mix of land uses in strategic growth areas creates
complete communities wherein most daily needs can be met within a short distance of home,
providing residents with the opportunity to patronize their local area and run daily errands by
walking or cycling rather traveling by automobile.
~ Intensify nodes along corridors with people-scaled, mixed-use developments. Many existing
corridors lack the residential and commercial concentration to adequately support non-auto transit
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 3-5
Chapter 3 Findings Regarding Profect Alternatives
uses, without which the existing transit system cannot fully realize its potential for accommodating
additional trips and relieving the transportation system. These nodes along the corridor also create
vibrant, walkable communities with localized access to amenities, further reducing reliance on the
automobile for a variety of trips.
~ Pedestrian-friendly environments and more compact development patterns in close proximity to
transit serve to support and improve transit use and ridership. Focusing housing and employment
growth in transit-accessible locations through this transit-oriented development approach will
serve to reduce auto use and support more multimodal travel behavior.
Further, the large reduction in retail space would significantly reduce potential new employment
opportunities and the economic benefits that accompany such opportunities, as compared to the
proposed Transit Zoi~iig Code. It would also reduce the amount of potential tax revenue that the City
could use to reinvest and stimulate economic development.
On balance, reducing the development intensity by 25 percent under Alternative 2 would not provide any
significant environmental benefits that outweigh the extent to which it would inhibit the City's ability to
meet regional housing needs and its goal of establishing a transit-supportive, pedestrian-oriented
development framework to support the new transit-infrastructure.
For these reasons, the Agency rejects Alternative 2 as infeasible.
~ Alternative 3: Low-Rise Project
This alternative is a low- to mid-rise version of the Transit Zoning Code (SD 84A and SD 84B), which
would limit building heights in the Downtown and Transit Village Districts to four stories. Under
Alternative 3, the Downtown and Transit Village Districts would be redeveloped according to the
standards of the First Street Corridor District The remaining districts of the Transit Zoning Code
(SD 84A and SD 84B) area would be developed consistent with the proposed project. This would result
in 2,049 fewer residential units and 36,000 fewer sf of retail uses. Because this alternative would allow
building heights that are similar to existing buildings in the area, the alternative would ensure future
development would have less shade/shadow impacts, as well as generate fewer automobile trips.
The anticipated mix of land uses would therefore be different than the proposed project, and a less
residential based area would result. Specific development characteristics that would be allowed under this
alternative relative to the proposed Transit Zoning Code (SD 84A and SD 84B) are specified in Table 3-2
(Alternative 3 and Proposed Transit Zoning Code [SD 84A and SD 84B] Characteristics).
3-6 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
Chapter 3 Findings Regarding Protect Alternatives
Land Use Type Aiiemahve 3 Tronsii Zoning Code (SD 84A and SD 84B) ORFerence
Residential (units) 2,026 4,075 (2,049)
Retail (st) 351,000 387,000 (36,000)
Industrial (s~ (990,000) (990,000) 0
Commercial (sf) (124,000) (124,000) 0
Civic (sf) (21,000) (21,000) 0
Green (s~ 680,000 680,000 0
Parking (1, 534, 000) (1, 772,000) (238, 000)
SOURCE: P658J 2010
Findings
The Agency hereby fords that specific economic, legal, social, technological, or other considerations
make the adoption of Alternative 3 infeasible.
Although Alternative 3 would reduce a significant and unavoidable impact of the proposed project to
aesthetics (shading and shadows) to a less than significant level, it would restrict development within the
City to low- to mid-rise development, which would not meet project objectives to the same extent as the
proposed project.
Specifically, this restriction would require a reduction in housing (including affordable housing) from
4,075 units to 2,026 units, which would not meet Santa Ana's Regional Housing Needs Assessment for
2006-2014, which call for 3,393 units, 1,248 of which must be affordable for low, very low, and extremely
low income households. The City of Santa Ana has a great need for affordable housing -sixty percent of
the households in Santa Ana have low, very low, and extremely low incomes. (City of Santa Ana General
Plan Draft Housing Element, Appendix A, p. A-10.) Goal 2 of the Housing Element is to "provide a
diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana's
residents and workforce of all household types, income levels, and age groups to foster an inclusive
community." Alternative 3 would not meet this goal to the same extent as the proposed project.
Similarly, it would not meet Housing Element policy 2.2, set forth below, to the same extent as the
proposed project:
HE-2.2 District Centers. Create high intensity, mixed-use urban villages and 24-hour
pedestrian-oriented experiences that support the mid-to high-rise office centers,
commercial activity, and cultural activities in the varied District Centers.
Alternative 3 would also fail to implement the following Housing Element policies to the same extent as
the proposed project:
HE-2.1 Downtown. Strengthen Santa Ana's core as a vibrant mixed-use and mixed-income
environment by capitalizing on the government center, arts district, and historic
downtown and facilitating transit-oriented development and diverse
neighborhoods.
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 3_'7
Chapter 3 Findings Regarding Protect Alternatives
HE-2.3 Rental Housing. Encourage the construction of rental housing for Santa Ana's
residents and workforce, including a commitment to very low, low, and moderate
income residents and moderate income Santa Ana workers.
HE-2.4 Diversity of Housing Types. Facilitate and encourage a diversity and range in types,
prices, and sizes of housing, including single family homes, apartments, town
homes, mixed/multiuse housing, transit-oriented developments, and live/work
housing.
Alternative 3 would not meet the project's transit oriented objectives to the same extent as the proposed
project. Reducing the amount of housing and retail space would result in a failure to fully emphasize the
use of the SARTC for City residents. Amixed-use urban and transit-oriented neighborhood requires a
critical mass and balance between residential and non-residential uses. (Draft EIR, Section 5.5.)
Alternative 3 would not provide that critical mass and balance.
Reducing housing and retail opportunities would result in a failure to fully benefit from the investment in
the expansion of the transit system and would not adequately target growth in housing, employment, and
commercial development within walking distance of the existing and planned transit stations. In addition,
Alternative 3 would not implement SCAG R'I'P and RCP policies or established General Plan Land Use
Element policies 1.2, 1.3, 1.5, 1.6, 1.7, 1.9, 2.4, 2.6, 2.8, 2.9, 2.10, 4.3, 4.4, 4.5, 5.1, 5.2, 5.5, 5.7, 5.9, 5.10,
and 5.11, or Urban Land Use Element Goals 1 through 7 to the extent that the proposed project would.
(See Land Use Element; Urban Design Element; Draft EIR Table 4.7-3.) Specifically, Alternative 3
would not meet the following SCAG RTP Land Use Goals to the same extent as the proposed project:
~ Create mixed-use districts or "complete communities" in strategic growth areas through a
concentration of activities with housing, employment, and a mix of retail and services, located in
close pxox;mity to each other. Focusing a mix of land uses in strategic growth areas creates
complete communities wherein most daily needs can be met within a short distance of home,
providing residents with the opportunity to patronize their local area and run daily errands by
walking or cycling rather traveling by automobile.
~ Intensify nodes along corridors with people-scaled, mixed-use developments. Many existing
corridors lack the residential and commercial concentration to adequately support non-auto transit
uses, without which the existing transit system cannot fully realize its potential for accommodating
additional trips and relieving the transportation system. These nodes along the corridor also create
vibrant, walkable communities with localized access to amenities, further reducing reliance on the
automobile for a variety of trips.
~ Pedestrian-friendly environments and more compact development patterns in close proxim;ty to
transit serve to support and improve transit use and ridership. Focusing housing and employment
growth in transit-accessible locations through this transit-oriented development approach will
serve to reduce auto use and support more multimodal travel behavior.
Additionally, the reduction in retail space under Alternative 3 would reduce potential new employment
opportunities, and the economic benefits that accompany such opportunities, as compared to the
proposed project. It would also reduce the amount of potential tax revenue that the City could use to
reinvest and stimulate economic development.
3_g Transit Zoning Code (SD 84) EIR Findings of FactfStatement of Overriding Considerations
Chapter 3 Findings Regarding Protect A/ternatIves
On balance, the reduction in impacts to shading and shadows provided by this alternative do not
outweigh the costs associated with the loss of housing and retail oppartunities that would also occur
under this alternative.
For these reasons, the Agency rejects Alternative 3 as infeasible.
3.4.2 Findings on Alternatives to the Proposed Transit Zoning Code
Analyzed in the Draft EIR
Alternatives 4, S, and 6, described below, present alternatives to the proposed Developer Project. Under
each of these Alternatives, the proposed Transit Zor~iiig Code would remain the unchanged. The
Agency's findings on each alternative and the rationale behind each finding are set forth below.
~ Alternative 4: No Demolition of Agency Properties/Rehabilitate in Place
Description
This alternative would eliminate the demolition of structures on the fourteen parcels within the Station
District currently owned by the City of Santa Ana Redevelopment Agency that were slated for
demolition under the proposed Developer Project (see Figure 5-1 [Demolitions]) and instead require that
those properties be retained and rehabilitated in their current locations. Additionally, the City/Agency
would not acquire any of the twenty parcels identified in Figure 5-2 [Potential New Santa Ana
Redevelopment Agency Acquisitions]. Upon completion of rehabilitation, the rehabilitated houses would
be offered for-sale as low or moderate income housing. The proposed Transit Zoning Code would
remain the same under this Alternative.
In total, this Alternative would provide approximately 75 rental units and approximately 24 for sale units
within the Station District, for a total of approximately 99 units. Of these, approximately 72 would be
rented to low, very-low and extremely-low income households, approximately 19 would be offered for
sale as low income units, and one would be offered fox sale to those meeting the Orange County criteria
for Moderate Income. (See EIR Appendix J (Updated) [Alternatives Testing: Financial Analysis], Table 1,
Alternatives Analysis.) By contrast, approximately 124 units would be provided by the proposed
Developer Project, of which 121 would be rented to low, very-low and extremely-low income
households, and thirty two units would be offered for sale, of which six units would be offered for sale to
those meeting the Orange County criteria for Moderate Income. (Id.)
Findings
The Agency hereby finds that specific economic, legal, social, technological, or other considerations
make the adoption of this alternative infeasible.
Construction of affordable housing units is critical to meeting the City's Regional Housing Needs
Assessment (RIINA) for 2006-2014. The City's RHNA calls for 3,393 units of new residential
construction, 694 of which are to be affordable to very low income households, 574 of which are to be
affordable to low income households, and 665 to be affordable to moderate income households (EIR,
Section 4.9). Alternative 4 would provide 37 fewer units that would be affordable to very-low, low and
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 3_9
Chapter 3 Flndfngs Regarding Protect A/ternat)ves
moderate income households than the proposed Developer Project This reduction in the number of
affordable housing units eliminates an opportunity to provide affordable housing in furtherance of
meeting the City's RHNA. It also eliminates the oppartunity to provide Special Needs housing through
the Mercy House project.
Similarly, Alternative 4 does not to meet the City's policy of "maximiz[ing] affordable housing on
Agency-owned properties that is of high quality, sustainable, and available to various income levels." (See
Santa Ana Housing Element [2006-2014], Policy HE-2.8.) Nor does it go fax enough to meet the City's
policy to "encourage the construction of rental housing fox Santa Ana's residents and workforce,
including a commitment to very low, low and moderate income residents and moderate income Santa
Ana workers" (Policy HE-2.3) ox its policy to "facilitate and encourage a diversity and range in types,
prices, and sizes of housing, including single-family homes, apartments, town homes, mixed/multiuse
housing, transit-oriented developments, and live/work housing" (Policy HE-2.4). (See Santa Ana
Housing Element [2006-2014].)
Further, the City of Santa Ana currently has a shortage of rental units appropriately sized to
accommodate families. As stated in the City's 2006-2014 Housing Element, while multiple-family
housing comprises 41 % of all housing stock within the City, only 13% of multiple family and single-
family rental units have three or more bedrooms. It is estiiiiated that 45% of all families who rent have
five or more members. This translates into a shortage of 12,000 large family rental units. The Developer
Project contains 78 two-bedroom units (two of which are manager units) and 67 three-bedroom units. In
addition, the Mercy House project would provide one three-bedroom, five-one bedroom and five two-
bedroom units (exclusive of manager's unit) of special needs housing. These units are appropriately sized
to meet Santa Ana's identified demographic needs. Implementation of Alternative 4 would not further
the City's policies relating to the need for rental housing suitable for families, nor would it achieve the
project objectives described above.
Moreover, the California Legislature has enacted Government Code section 65589.5, the "Housing
Accountability Act," which restricts the City's ability to disapprove, or require density reductions, in
certain types of residential projects. Specifically, the City may not disapprove a housing development
project for very low, low-, or moderate-income households unless it makes certain findings set forth in
Government Code section 65589.5, subsection (d). The City is unable to make any of these fuidings at
this time. Therefore, disapproval of the proposed Developer Project is legally infeasible.
Additionally, Alternative 4 also affects the fixed ratio of construction costs but does not commensurately
reduce construction costs. Therefore, although the total cost of this alternative to the City/Agency would
be less than the proposed Developer Project, the cost/unit would be approximately $26,000 higher than
the proposed Developer Project. This is attributable to the fact that smaller apartment projects would be
developed under this alternative, which generate a higher per unit financial gap, according to the financial
analysis prepared by Keyser Marston Associates (I{MA) for the City of Santa Ana (as updated on May
22, 2010) and included in Appendix J of the EIR. This is a significantly less efficient and effective way to
spend the funds available for redevelopment of the Agency-owned parcels than the proposed Developer
Project.
3-10 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
Chapter 3 Findings Regarding Protect Alternatives
Further, under Alternative 4, the proposed park identified in the Developer Project would no longer be
included as a project component. The park was one element of several in the overall vision for
development of the Agency-owned properties. The selection of Alternative 4 effectively eliminates the
ability to construct a park on the block on which it is currently envisioned given that the three structures
currently located on the Agency-owned properties within that block would remain under Alternative 4,
and the City/Agency under this scenario would be precluded from acquiring any additional properties.
Further, Alternative 4 would not meet the objective of the Developer Proposal to redevelop all of the
Agency-owned properties, and, as explained above, it would not meet the objective of providing new
affordable housing for families in furtherance of the City's affordable housing goals to the same extent as
the proposed project. Also, it is unlikely that the City/Agency would be able to attract a quality developer
to undertake a small scale scattered site development such as that which would be constructed under
Alternative 4. This will seriously constrain the potential for providing economically viable
redevelopment.
In light of these considerations, the Agency rejects this alternative as infeasible.
~ Alternative 5: No Demolition of Agency Properties/Relocate to Agency-
Owned Infill Sites/Rehabilitate in Place
Description
This alternative would elitnitiate the demolition on the fourteen parcels within the Station District
currently owned by the City of Santa Ana Redevelopment Agency that were slated for demolition under
the proposed Developer Project (see Figure 5-1 [Demolitions]). Instead, those properties would be
rehabilitated in place or moved to vacant lots and rehabilitated, with the exception of the property
located at 611 N. Minter Street, which would be demolished. Of the properties identified for demolition
on parcels currently owned by the Agency, and those that may potentially be acquired in the future, only
one is currently listed on the Santa Ana Register of Historical Properties-the Whitson-Powelson House
located at 501 E. Fifth Street. The remaii~.ing houses have primarily been the subject of "windshield"
surveys to determine their potential eligibility for listing as a historic resource. (See EIR, Section 4.4 and
Appendix D.) Following a comprehensive historic survey of the properties, the City's Historic Resources
Commission would evaluate all of the structures to determine their eligibility for listing on the City's
Register of Historical Properties and would make recommendations regarding the selection of houses to
be moved and onto which sites they should be moved. Once moved and/or rehabilitated the houses
would then be offered as for-sale affordable housing. The proposed Transit Toning Code would remain
the same under this Alternative.
In total, this Alternative would provide approximately 145 units (approximately 124 rental units and
approximately 21 for sale units) on the Agency-owned parcels within the Station District. Of these,
approximately 121 units would be rented to low, very-low and extremely-low income households. (See
EIR Appendix J [Alternatives Testing: Financial Analysis], Table 1, Alternatives Analysis.) This is the
same number of units that would be rented to low, very-low and extremely-low income households in
the proposed Developer Project (Id.) Alternative 5 would also offer for sale 16 low income units, one
moderate income unit and four market rate units.
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 3-11
Chapter 3 Flndings Regarding Protect Alternat)ves
Findings
The Agency hereby Finds that specific economic, legal, social, technological, or other considerations
make the adoption of this alternative infeasible. Specifically, Alternative 5 would reduce the number of
residential units by 11 and would increase costs to the Agency by approximately $6.62 million, according
to the Financial analysis prepared by Keyser Marston Associates (KMA) for the City of Santa Ana (as
updated on May 22, 2010) and included in Appendix J of the EIR. Additionally, this alternative would
cost the Agency approximately $56,800 more per unit than the proposed Developer Project, due
primarily to the substantial rehabilitation and relocation costs that would be involved in this alternative.
(See Appendix J (updated).) This represents a 39% increase in per unit costs. This is a significantly less
efficient and effective way to spend the funds available for redevelopment of the Agency-owned parcels
than the proposed Developer Project. The siQniFicant additional cost to the Agency of this Alternative
renders it economically infeasible.
Further, under Alternative 5, the proposed park identified in the Developer Project would no longer be
included as a project component. The park was one element of several in the overall vision for
development of the Agency-owned properties. The selection of Alternative 5 effectively elinunates the
ability to construct a park on the block on which it is currently envisioned given that the three structures
currently located on the Agency-owned properties within that block would remain under Alternative 5.
Finally, Alternative 5 would not meet the objective of the Developer Proposal to redevelop all of the
Agency-owned properties. Nor would it meet the objective of providing an economically viable
redevelopment scenario fox Agency-owned properties, as explained above.
In light of these considerations, the Agency rejects this alternative as infeasible.
~ Alternative 6: Rehabilitate 611 N. Minter Street in Place
Description
This alternative would be identical to the proposed Developer Project, with the exception that the
bungalow court located at 611 N. Minter Street would be retained and rehabilitated. Once rehabilitated,
the units at 611 N. Minter Street would be offered for rent to very-low and extremely-low income
households. Alternative 6 would provide 88 rental units, of which 85 would be available to low, very-low
and extremely-low income households, and would provide 32 ownership units, of which six units would
be available for sale to households meeting the Orange County criteria for Moderate Income. In total,
this Alternative would provide approximately 36 fewer low, very-low and extremely-low income units
than the proposed Developer Project. (See EIR Appendix J (updated) [Alternatives Testing: Financial
Analysis], 'Table 1, Alternatives Analysis.)
Findings
The Agency hereby finds that specific economic, legal, social, technological, or other considerations
make the adoption of this alternative infeasible.
Specifically, as described above, construction of affordable housing units is critical to meeting the City's
RHNA for 2006-2014. The location of the 611 N. Minter Street property at the southeast corner of
3-12 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
Chapter 3 Findings Regarding Protect A/ternatives
Minter Street and Santa Ana Boulevard serves as one of the primary foundations of both the
architectural and engineering design of the largest component of the Developer Project. By eliminating
this property from the overall site (identified as Rental Lot 1 on Figure 3-7) it forces a significant
redesign of the multi-family development project proposed fox this site and results in a significant
reduction of units, all of which would be deed-restricted for long-term affordability.
Elimination of 36 affordable housing units from the proposed Developer Project inhibits the City's
ability to meet its housing requirements. It also inhibits the City's ability to "maximize affordable housing
on Agency-owned properties that is of high quality, sustainable, and available to various income levels"
(Policy HE-2.8). (See Santa Ana Housing Element (2006-2014).) This alternative also does not go as far
to "encourage the construction of rental housing for Santa Ana's residents and workforce, including a
commitment to very low, low and moderate income residents and moderate income Santa Ana workers"
(Policy HE-2.3) or to "facilitate and encourage a diversity and range in types, prices, and sizes of housing,
including single-family homes, apartments, town homes, mixed/multiuse housing, transit-oriented
developments, and live/work housing" (Policy HE-2.4). (Id.)
In addition to creating infeasibilities due to the reduction in total affordable housing yield, the proposal
to rehabilitate the existing units contained within the 611 N. Minter Street bungalow court would not be
consistent with the policies contained in the 2006-2014 Housing Element, which identifies the need to
create rental units appropriately sized for large families. The existing bungalows at 611 N. Minter Street
are currently configured as studio units. The sleeping area is comprised of a "Murphy-style" fold-out bed
and the kitchen facilities are minimal. In addition, the property is severely deteriorated. The most likely
rehabilitation scenario, which would require the consolidation of existing units, would result in the
creation of one one-bedroom unit and six two-bedroom units. This is a much less desirable unit mix than
that achieved by the Developer Project.
Moreover, the California Legislature has enacted Government Code section 65589.5, the "Housing
Accountability Act," which restricts the City's ability to disapprove, or require density reductions, in
certain types of residential projects. Specifically, the City may not disapprove a housing development
project for very low, low-, ox moderate-income households unless it makes certain findings set forth in
Government Code section 65589.5, subsection (d). The City is unable to make any of these findings at
this time. Therefore, disapproval of the proposed Developer Project is legally infeasible.
Alternative 6 also affects the fixed ratio of construction costs but does not commensurately reduce
construction costs. Specifically, although the total cost of this alternative to the City/Agency would be
slightly less than the proposed Developer Project, the cost/unit would be approximately $40,000 higher.
(Appendix J (updated).) This is a significantly less efficient and effective way to spend the funds available
for redevelopment of the Agency-owned parcels than the proposed Developer Project.
Finally, Alternative 6 would not meet the objective of the Developer Proposal to redevelop all of the
Agency-owned properties, and it would not meet the objective of providing new affordable housing for
families in furtherance of the City's affordable housing goals to the same extent as the proposed project.
Also, it is unlikely that the City/Agency would be able to attract a quality developer to undertake a small
scale scattered site development such as that which would be constructed under Alternative G. This will
seriously constrain the potential for providing economically viable redevelopment.
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 3_13
Chapter 3 Flndings Regard/ng Protect A/ternatlves
In light of these considerations, the Agency rejects this alternative as infeasible.
3.4.3 Findings on Alternatives that were Considered but Eliminated
from Detailed Analysis in the Draft EIR
In addition to the six alternatives evaluated in the Draft EIR, the Lead Agency considered two other
alternatives, both of which it eliminated from detailed analysis in the EIR either because it did not meet
most of the basic project objectives, would not reduce or avoid significant impacts of the project as
proposed, and/or is not feasible. These alternatives are discussed below.
~ Alternative Site
This alternative would use an alternative site from that proposed fox the Transit Zoning Code and
Developer projects.
Findings
The Agency hereby finds that specific economic, legal, social, technological ox other considerations make
the adoption of an Alternative Site alternative infeasible. The Transit Zoning Code is designed to guide
development near existing and planned transit and is therefore dependant on the location described for
the proposed project. An alternative site for the Transit Zoning Code project would not locate
development or provide the framework fox development near existing or planned transit infrastructure.
Therefore, it would not be able to fulfill the basic project objectives of providing a transit-supportive,
pedestrian-oriented development framework to support the addition of new transit infrastructure, nor
would it encourage alternative modes of transportation, or increase access to the rail system that
connects San Diego to Los Angeles. Failure to meet these key project objectives renders an alternative
site infeasible.
It would also be infeasible to develop the proposed Developer Project in an alternative location.
Currently the Redevelopment Agency owns a cluster of parcels in the proposed project area and is
considering the acquisition of other properties in the vicinity of these Agency-owned parcels. The
proposed Developer Project is designed and proposed to redevelopment these specific properties. It
would not be practical or feasible to abandon plans for these parcels and begin new future acquisitions
elsewhere, and doing so would fail to meet most of the basic project objectives of the Developer Project.
Specifically, an alternative location would not result in redevelopment of the Agency-owned properties,
would not enhance the streetscape and urban form of the area, particularly along Santa Ana Boulevard,
with the construction of new buildings that meet the standards contained in the Transit Zoning Code
and that support future transit planning, and would not provide an economically viable redevelopment
scenario for the Agency-owned properties. Further, comparable parcels within the entire Transit Zoning
Code are limited by proposed future uses and incompatible existing surrounding uses. Therefore, the
proposed site of the Developer Project is the only feasible location for this redevelopment project.
3-14 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
Chapter 3 Findings Regarding Protect Alternatives
~ Rehabilitation of Potential New Acquisitions Alternative
In this alternative, the Redevelopment Agency would acquire properties within the Developer Project in
order to complete blocks where the Agency already has an ownership interest, as it would under the
proposed Developer Project. However, instead of demolishing these structures, the Redevelopment
Agency would rehabilitate them in place.
Findings
The Agency hereby finds that specific economic, legal, social, technological ox other considerations make
the adoption of this alternative infeasible. This alternative would prevent redevelopment of Agency-
owned properties, a key project objective of the Developer Project. It would also substantially limit the
opportunity to provide new affordable housing for families in furtherance of the City's affordable
housing goals established in the Housing Element, the Implementation Plan fox the Santa Ana Merged
Redevelopment Project Area, and the City of Santa Ana Consolidated Plan. Further it would not enhance
the streetscape and urban form of the area, particularly along Santa Ana Boulevard, with the construction
of new buildings that meet the standards contained in the Transit Zorting Code and that support future
transit planning. Nor would it secure provision of public open space or facilitation of a joint use
arrangement with SAUSD fox a new community center. Finally, it would not provide an economically
viable redevelopment scenario for the Agency-owned properties. Additionally, it would result in the
elimination of an opportunity to provide new quality housing. As a result, if demolition of the properties
that may be acquired by the Agency were precluded, the Redevelopment Agency would not pursue their
acquisition, and the benefits of the Developer Project, including the creation of new public open space,
the elurunation of blight, and an enhancement of the streetscape, would not be realized.
3.4.4 Additional Findings
~ Findings Related to Clarifications and Updates to the Draft EIR
Chapter 3 of the Final EIR includes the comments received on the Draft EIR and responses to those
comments. The focus of the responses to comments is on the disposition of significant environmental
issues as raised in the comments, as specified by CEQA Guidelines ~ 15088(b). Additionally, as a result
of refinements to the proposed Developer Project since publication of the Draft EIR, the allocation of
rental of units and fox sale units that would be constructed under the proposed Developer Project and
under Alternatives 4, 5 and 6 has been slightly modified. The February 23, 2010 financial analysis
prepared by Keyser Marston Associates that was included as Appendix J to the EIR has been updated to
reflect these modifications. The updated financial analysis, dated May 22, 2010, is included as Appendix J
to the Final EIR.
Findings
Responses to comments made on the Draft EIR and revisions to the Final EIR merely clarify and
amplify the analysis presented in the EIR and do not trigger the need to recirculate per CEQA Guide-
lines ~15088.5(b). Similarly, the refined reallocation of rental and fox sale residential units that would be
provided by the Developer Project and the updates to the Keyser Marston Associates financial analysis
Transit Zoning Code (SD 84) EIR Findings of Fact,/Statement of Overriding Considerations 3-15
Chapter 3 F/nd/ngs Regarding Protect Alternatives
merely clarify and amplify the analysis presented in the EIR and do not trigger the need to recirculate per
CEQA Guidelines ~15088.5(b).
~ Findings on Measures Suggested in Comments on the Draft EIR
Several mitigation measures and alternatives were proposed in public comments on the Draft EIR.
Findings fox these mitigation measures and alternatives are provided below-
Findings on Mitigation Measures Proposed to Reduce /mpacts to Cuitura/ Resources
~ Proposed Mitigation Measure. Make the Lacy Neighborhood a special district based on its
histarical character and proposed a Historic Neighborhood District, Conservation or Preservation
Overlay for the Lacy Neighborhood. (See Final EIR Chapter 3 (Responses to Comments), Letter
from Jeff Dickman (JD), comments JD-24, -27, -35, and -45.)
Finding. The Agency Fmds that specific economic, legal, social, technological, or other
considerations make this mitigation measure infeasible.
Rationale. The Lacy neighborhood has not been designated as historic, and there is no evidence
that the creation of a historic district within the Lacy Neighborhood would reduce the significant
impacts of the proposed project. Further, the creation of a historic district within the City is a
separate process requiring adoption of a local preservation ordinance and cannot be accomplished
through the CEQA process for the proposed project. (See Santa Ana Municipal Code, Part II,
Chapter 30.) Therefore, it is not feasible to adopt and implement this measure as part of the
project.
~ Proposed Mitigation Measure. Create a "Master Plan for the Preservation of Cultural Resources
in the Transit Zoning Code Area" that identifies properties expected to be impacted by the project,
the type of impact expected, and mitigation measures to reduce impacts to and avoid demolition of
historic properties. (See Final EIR Chapter 3 (Responses to Comments), Letter from Jeff Dickman
QD), comment JD-26.)
Finding. The Agency Fmds that specific economic, legal, social, technological, or other
considerations make this mitigation measure infeasible.
Rationale. Identification of the properties that would be impacted by the project, identification of
the type of impact expected, and identification of mitigation measures to reduce impacts and avoid
demolition of historic properties has already been conducted in the EIR. Specifically, Table 4.4-2
(as modified in Final EIR Chapter 2) lists all properties proposed for demolition under the
proposed Developer Project, and the analysis under Impact 4.4-3 explains that multiple studies
have been completed that address many of the historic-age properties within the project area. In
2006, HRG conducted areconnaissance-style survey and historic research project in support of the
Santa Ana Renaissance Specific Plan prepared by Moule 8c Polyzoides (HRG 2006). This project
aimed to provide recommendations for historic preservation planiii:ig on about 400 acres,
including many of the properties found within the Transit Zoning Code (SD 84A and SD 84B)
project area. Subsequent property-specific studies were conducted by Jones and Stokes (2006 and
2007), which resulted in the full recordation and evaluation of many of the properties within the
Transit Zoning Code (SD 84A and SD 84B) project area. These evaluations included
determinations of eligibility for the NRHP, CRHR, and the Santa Ana Register of Historic
Properties (SARHP). An additional historic resources memorandum for the record was then
prepared for several properties in Santa Ana by Sapphos Environmental, Inc. This memorandum
provided recommendations about the eligibility of 30 properties for inclusion in the SARHP.
3-16 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
Chapter 3 Findings Regarding Protect A/ternatives
(Refer to DEIR, Appendix D.) Table 4.4-1 lists all properties listed on the SARHP that could be
impacted by the proposed Transit Zoiiiiig Code, and Figure 4.4-1 shows all of these properties on
a map of the Transit Zoning Code area and the surrounding areas.
The EIR then identifies Mitigation Measure MM4.4-3 to reduce impacts to historic resources
throughout the Transit Zoning Code Area. This measure would require a qualified professional to
conduct site specific historical resource investigations for future developments within the project
area that would demolish or otherwise physically affect buildings or structures 50 years old or older
ar affect their historic setting.
~ Proposed Mitigation Measure. Preserve historic properties in the Lacy Neighborhood. (See
Final EIR Chapter 3 (Responses to Comments), Letter from Jeff Dickman QD), comment JD-28.)
Finding. The Agency fords that specific economic, legal, social, technological, or other
considerations make this mitigation measure infeasible.
Rationale. There are a very limited number of designated historic resources in the Lacy
Neighborhood (see Draft EIR Figure 4.4-1 [Santa Ana Register of Historical Properties within the
Transit Zoning Code Axea]), and the neighborhood itself has not been designated as historic.
Mitigation measure MM4.4-3 would reduce impacts to historic resources throughout the Transit
Zoning Code Area to the extent feasible. Preservation of all historic properties in the I acy
Neighborhood is not feasible because it may inhibit the City's ability to meet its affordable housing
goals. Construction of affordable housing units is critical to meeting the City's Regional Housing
Needs Assessment (RHNA) for 2006-2014, and the City has an adopted policy to "maximize
affordable housing on Agency-owned properties that is of high quality, sustainable, and available to
various income levels." (See Santa Ana Housing Element [2006-2014], Policy HE-2.8.)
Additionally, preservation of certain properties within the Lacy Neighborhood may inhibit the
City's ability to "encourage the construction of rental housing for Santa Ana's residents and
woxkfarce, including a commitment to very low, low and moderate income residents and moderate
income Santa Ana workers" (Policy HE-23) and to fulfill its policy to "facilitate and encourage a
diversity and range in types, prices, and sizes of housing, including single-family homes,
apartments, town homes, mixed/multiuse housing, transit-oriented developments, and live/work
housing" (Policy HE-2.4). (See Santa Ana Housing Element [2006-2014].)
Further, preservation of all historic properties within the Lacy Neighborhood would be
inconsistent with the objectives of the proposed Developer Project to "redevelop all of the
Agency-owned properties" and "provide new affordable housing fox families in furtherance of the
City's affordable housing goals established in the Housing Element, the Implementation Plan for
the Santa Ana Merged Redevelopment Project Area, and the City of Santa Ana Consolidated
Plan."
~ Proposed Mitigation Measure. In-place rehabilitation, residential and business re-use, and/ox
relocation of historic properties to vacant land within the Lacy Neighborhood. (See Final EIR
Chapter 3 (Responses to Comments), Letter from Jeff Dickman QD), comments JD-34, 38.)
Finding. The Agency fords that specific economic, legal, social, technological, or other
considerations make this mitigation measure infeasible.
Rationale. Funding fox development of the Agency-owned properties within the Lacy
Neighborhood is contingent upon these funds being spent on residential uses. Therefore, use of
these funds for non-residential adaptive re-use is prohibited. Accordingly, commercial re-use of
historic properties on the Agency-owned parcels within the Lacy Neighborhood is legally
infeasible.
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 3-17
Chapter 3 F/ndings Regarding Protect AlternatIves
Additionally, in-place rehabilitation and/or relocation and rehabilitation of properties proposed fox
demolition on Agency-owned parcels witlu:i the Lacy Neighborhood axe evaluated in Recirculated
Draft EIR (Chapter 5.0). Specifically, Alternative 4 would eliminate the demolition of the
structures currently existing on the Agency-owned properties and/or identified fox acquisition, and
would instead require that those properties be retained and rehabilitated in their current locations.
Alternative 5 would reduce the demolition of properties owned by the Redevelopment Agency
and/or identified for acquisition, and would instead require that those properties be rehabilitated,
either in-place or off-site, with the exception of the property at 611 N. Minter Street, which would
be demolished. Alternative 6 would retain and rehabilitate the bungalow court located at 611 N.
Minter Street; however, the remainder of the structures located on the Agency-owned parcels
would be demolished. Please see Chapter SA for additional details about these Alternatives.
~ Proposed Mitigation. Creation of a community park within the Lacy Neighborhood by taking
the following actions:
>Close a portion of Sixth Street between Porter and Lacy. Relocate 3 of the vintage houses on the
south side of Sixth Street to other vacant land on Fifth Street.
>Build a single row of new housing along the south side of Santa Ana Blvd. Use the remainder of
the land south of this single row of new housing to create another segiiient of the park.
>Acquire 617 E. Sixth for park purposes. Salvage the wood components from this structure before
demolition.
>Preserve in place 701 and 713 E. Fifth Street.
(See Final EIR Chapter 3 (Responses to Comments), Letter from Jeff Dickman (JD), comment
JD-39.)
Finding. The Agency Finds that specific economic, legal, social, technological, or other
considerations make this mitigation measure infeasible.
Rationale. Closing a partion of Sixth Street between Porter and Lacy is not feasible because it
would severely litzzit future transit planning within the City and would be inconsistent with the
Transit Zoning Code objective of "providing a transit-supportive, pedestrian-oriented
development framework to support the addition of new transit infrastructure." Further, street
closures are, in general, counter to the policies and design standards contained within the proposed
Transit Zoning Code. Maintaining a Fine-grained, gridded street network allows for increased
pedestrian and vehicular accessibility which serves to disperse traffic throughout the area. In
addition, maintaining the existing street grid allows for greater opportunities for future
transportation alignments.
Similarly, building a single row of new housing along the south side of Santa Ana Blvd. and using
the remainder of the land south of this single row of new housing to create another segment of the
suggested park is infeasible because it would be inconsistent with the Developer Project objective
of "enhancing the streetscape and urban form of the area, particularly along Santa Ana Boulevard,
with the construction of new buildings that meet the standards contained in the Transit Zo:iitig
Code and that support future transit planning."
It would also result in the loss of units that would otherwise be rented to low, very-low and
extremely-low income households. Construction of affordable housing units is critical to meeting
the City's Regional Housing Needs Assessment (RHNA) for 2006-2014, and the loss of such units
would be inconsistent with the City's adopted policy to "maximize affordable housing on Agency-
owned properties that is of high quality, sustainable, and available to various income levels." (See
Santa Ana Housing Element [2006-2014], Policy HE-2.8.) Additionally, the loss of affordable
3-18 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
Chapter 3 Findings Regarding Protect Alternatives
housing units would be inconsistent with the City's policy to "encourage the construction of rental
housing for Santa Ana's residents and workfarce, including a commitment to very low, low and
moderate income residents and moderate income Santa Ana workers" (Policy HE-23) and its
policy to "facilitate and encourage a diversity and range in types, prices, and sizes of housing,
including single-family homes, apartments, town homes, mixed/multiuse housing, transit-oriented
developments, and live/work housing" (Policy HE-2.4). (See Santa Ana Housing Element [2006-
2014].)
Further, the City of Santa Ana currently has a shortage of rental units appropriately sized to
accommodate families. As stated in the City's 2006-2014 Housing Element, while multiple-family
housing comprises 41% of all housing stock within the City, only 13% of multiple family and
single-family rental units have three or more bedrooms. It is estimated that 45% of all families who
rent have five or more members. This translates into a shortage of 12,000 large family rental units.
The Developer Project contains 78 two-bedroom units (two of which are manager units) and 67
three-bedroom units. In addition, the Mercy House project would provide one three-bedroom,
five-one bedroom and five two-bedroom units (exclusive of manager's unit) of special needs
housing. These units are appropriately sized to meet Santa Ana's identified demographic needs.
Reducing the number of units that could be provided by the proposed Developer Project would
not further the City's policies relating to the need fox rental housing suitable for families
Moreover, under Health and Safety Code section 33334.2, in redevelopment project areas, not less
than 20 percent of the gross tax increment generated from a project must be used by the
redevelopment agency to increase and improve the community's supply of affordable housing.
Therefore, the use of funds for community serving infrastructure on the Agency-owned properties
must be related and proportional to development of affordable housing. There is no evidence that
funds need to construct the community park suggested by the commenter would be proportional
to the provision of affordable housing. Without such proportionality, it would be legally infeasible
to use the Agency's set-aside funds to construct the park suggested by the commenter.
Finally, the EIR analyzed numerous alternatives to the proposed project that would reduce impacts
to historic resources. (See Recirculated EIR Chapter 5.0.) Specifically, Alternative 4 would
eliminate the demolition of existing structures on Agency-owned properties and would eliminate
any of the new potential acquisitions identified in Figure 5-2. Therefore, the suggestion to preserve
in place 701 and 713 E. Fifth Street is within the range of alternatives already analyzed in Chapter
5.0, In addition, CEQA does not require alternatives to individual project components. The
suggestions provided in the comment are not considerably different from what is already analyzed
in the EIR and would not clearly lessen the significant environmental effects of the project.
Findings on Mitigation Measures Proposed to Reduce /mpacts to
Transportadon/Traffc
~ Proposed Mitigation Measure. Add language to the proposed project zoning code that includes
measures for planned safety near rail crossings and suggested mitigation measures that include
grade separations for major thoroughfares, improvements to existing at-grade highway-rail
crossings, and continuous vandal resistant fencing or other appropriate barriers to limit access of
trespassers onto the railroad right-of--way. (See Final EIR Chapter 3 (Responses to Comments),
Letter from California Public Utilities Commission (CPUC), comment PUC-2.)
Finding. The Agency fords that specific economic, legal, social, technological, or other
considerations make this mitigation measure infeasible.
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 3-19
Chapter 3 F/ndings Regarding Project A/ternatIves
Rationale. The project would not have any significant impacts on safety at railroad crossings.
Therefore, mitigation measures that would require grade separations on project area roadways to
reduce potential auto/train conflicts axe not required. Orange County Transportation Authority
(OCTA) is providing crossing safety enhancements at 10 railroad projects in the City of Santa Ana.
These planned upgrades will include flashing lights, pedestrian signals/gates, quad gates and raised
medians. Implementation of the Transit Zoning Code (SD 84A and SD 84B) project will enhance
safety for motorists and pedestrians. Current technology will also be used to upgrade traffic and
signal controllers with implementation of the proposed project. In addition to these project
components, the Transit Zoning Code will be amended to include policy language in the Street and
Network Concepts section that states: "Any future or planned development adjacent or near the
railroad right-of--way be planned with the safety of the rail corridor in mind. This includes
considering pedestrian circulation/destinations with respect to railroad right-of-way."
~ Proposed Mitigation Measure. Identify improvements and/or funding mechanisms to mitigate
the project's traffic impacts. (See Final EIR Chapter 3 (Responses to Comments), Letter from City
of Tustin (TUS), comment TUS-5.)
Finding. The Agency finds that specific economic, legal, social, technological, or other
considerations make this mitigation measure infeasible.
Rationale. The DEIR identifies mitigation measures needed as a result of expected project-
generated traffic in Section 4.11.3. Specific improvements axe identified in mitigation measures
MM4.11-1 through MM4.11-1 G. Further, mitigation measure MM4.11-4 requires the City of Santa
Ana to "institute a program for systematic mitigation of impacts as development proceeds within
the Transit Zoning Code to ensure mitigation of the individual improvements." The program is
required to include, among other things, "a funding and improvement program to identify
financial resources adequate to construct all identified mitigation measures in a timely basis."
(Draft EIR Section 4.11.3, MM4.11-4.) The mitigation measures suggested by the City of Tustin
are already included in the project and will not provide meaningful additional mitigation beyond
the measures that are adopted.
Findings on Mitigation Measures Proposed to Reduce Impacts to Pub/ic Services
~ Proposed Mitigation Measure. Require the application of parkland in-lieu fees in conjunction
with development of the project. (See Final EIR Chapter 3 (Responses to Comments), Letter from
City of Tustin (TUS), comment TUS-2.)
Finding. The Agency finds that specific economic, legal, social, technological, or other
considerations make this mitigation measure infeasible.
Rationale. Development under the Transit Zoning Code project and Developer Project is
required to comply with mitigation measure MM4.10-5, which requires payment into the Paxk
Acquisition and Development Fund pursuant to Santa Ana Municipal Code Chapter 35, Article IV.
Over and above the requirement for new development to pay into the Park Acquisition and
Development Fund, the Redevelopment Agency is pursuing the acquisition and construction of a
range of potential open space amenities within the Transit Zoning Code area, which could include
a public park, new community center and a tot lot. Finally, the standards fox private open space
contained within the Transit Zoning Code are designed to ensure that new development provide
open space and outdoor amenities on-site as part of the project design. Consequently, the impact
of the project on park facilities is less than significant and no further mitigation is needed.
3-20 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
CHAPTER 4 Statement of Overriding
Considerations
4.1 INTRODUCTION
If a project that a Responsible Agency decides to carry out, finance or approve will have significant
effects which are identified in the final EIR but are not avoided or substantially lessened, it shall make
the findings described in Section 15093 of the CEQA guidelines, which states:
(a) CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social,
technological, ox other benefits of a proposed project against its unavoidable environmental risks
when determining whether to approve the project. If the specific economic, legal, social,
technological, or other benefits of a proposed project outweigh the unavoidable adverse
environmental effects, the adverse environmental effects may be considered "acceptable."
(b) When the lead agency approves a project which will result in the occurrence of significant effects
which are identified in the final EIR but are not avoided or substantially lessened, the agency shall
state in writing the specific reason to support its actions based on the final EIR and/or other
information in the record. The statement of overriding considerations shall be supported by
substantial evidence in the record.
(c) If an agency makes a statement of overriding considerations, the statement should be included in
the recard of the project approval and should be mentioned in the notice of determination. This
statement does not substitute for, and shall be in addition to, findings required pursuant to Section
15091.
This Statement of Overriding Considerations describes the anticipated economic, social, and other
benefits or other considerations of the Proposed Project to support the decision to proceed with the
project even though not all of the identified impacts are mitigated to aless-than-significant level.
4.2 UNAVOIDABLE SIGNIFICANT ADVERSE IMPACTS
Even with mitigation measures identified in the EIR fox the project, the following significant impacts axe
unavoidable because no feasible mitigation is available to further reduce the impacts to a less-than-
significant level. Refer to Chapter 2 (CEQA Findings) for further clarification regarding the impacts
listed below.
Aesthetics
Impact 4.1-5 Long-term cumulative development occurring pursuant to the Transit Zoning
Code (SD 84A and SD 84B) would result in a substantial increase in
shade/shadows over sensitive uses.
Cumulative As noted in the discussion fox Impact 4.1-5, new sources of increased shade
would Likely result from new development under the proposed Transit Zoiiiiig
Code (SD 84A and SD 84B). Since there is typically no feasible mitigation
available to reduce to less than significant or eliix~nate shading impacts, significant
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 4-1
Chapter 4 Statement of Overriding Conslderat/ons
and unavoidable shading impacts would result from the proposed Transit Zoning
Code (SD 84A and SD 84B). Cumulative development of additional medium- and
high-rise buildings would lead to additional shade impacts to various shade-
sensitive uses throughout the City. Therefore, cumulative shading impacts from
future projects in the Transit Village (1'V) and Downtown (DT) Zones
constructed pursuant to the Transit Zoning Code would make a considerable
contribution to this significant cumulative impact.
Air Qua/ity
Impact 4.2-5 Construction activities associated with the construction of individual projects
within the Transit Zoning Code area, including the Developer project, would
contribute substantially to an existing or projected air quality violation for criteria
air pollutants.
Impact 4.2-G Operation of the proposed project would exceed South Coast Air Quality
Management District standards for VOC, NOX, CO, and PM,,, and would result
in a projected air quality violation.
Impact 4.2-7 Construction and operation of the proposed project would result in a
cumulatively considerable net increase of criteria pollutants for which the
proposed project region is in nonattainment under an applicable federal or state
ambient air quality standard.
Cumulative As the Basin is currently in nonattainment fox ozone, CO, NOX, PM,~„ and PMz 5,
cumulative development would violate an air quality standard or contribute to an
existing or projected air quality violation. Therefore, this is considered to be a
significant cumulative impact within the Basin. Construction under the proposed
project would make a cumulatively considerable contribution to this significant
impact. In addition, as discussed in Impact 4.2-G, operation at full buildout of the
proposed project would result in quantities of air emissions that exceed the
SCAQMD thresholds for VOC, NOX, CO, and PM,,,, and would create a
cumulatively considerable contribution to this significant impact.
Cultural
Impact 4.4-3 The adoption of the Transit Zo:iiiig Code (SD 84A and SD 84B) would result in
substantial adverse change in the significance of a historical resource as defined in
Section 15064.5 of the CFQA Guidelines.
Cumulative The cumulative analysis for impacts on cultural and paleontological resources
considers a broad regional system of which the resources are a part. The
cumulative context for the cultural and paleontological resources analysis is
Orange County as a whole- While the project impact analysis for cultural
resources necessarily includes separate analyses for historic-period resources and
archaeological resources, the cumulative analysis combines these resources into a
single, non-renewable resource base and considers the additive effect of project-
specific impacts to significant regional impacts on cultural resources. Because all
cultural resources are unique and non-renewable members of £uute classes, all
adverse effects or negative impacts erode a dwindling resource base. Federal,
4-2 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
Chapter 4 Statement of Overriding Considerations
state, and local laws protect cultural resources in most instances. Even so, it is not
always feasible to protect cultural resources, particularly when preservation in
place would frustrate implementation of projects. Fox this reason, the cumulative
effects of development in the Orange County region are considered significant.
However, because it is currently infeasible to determine whether future
development under the proposed Transit Zoning Code would result in demolition
or removal of historical resources within the project boundaries, the project's
incremental contribution to these cumulative effects would be cumulatively
considerable (i.e., the project would contribute to the loss of historical resources
in Orange County).
Noise
Impact 4.8-8 Operation of the Southern California Regional Rail Authority's (SCRRA) rail line
would potentially expose noise-sensitive land uses located within the Transit
Zor~ing Code (SD 84A and SD 84B) area to noise levels that exceed the standards
established by the City of Santa Ana General Plan.
Impact 4.8-9 Construction activities associated with the proposed project would generate or
expose persons or structures to excessive ground borne vibration.
Cumulative Construction of individual projects pursuant to the Transit Zoning Code would
produce temporary vibration impacts. As discussed in Impact 4.8-9, the
construction vibration impact would be significant and unavoidable. As individual
development projects under the Transit Zonit~g Code (SD 84A and SD 84B) area
may be constructed concurrently with each other or other related projects, it is
possible that intense construction from two or more projects would
simultaneously occur at distances of 50 feet or less from existing nearby
receptors. Therefore, vibration from future development would potentially
combine with construction vibration of other projects to result in a potentially
significant cumulative impact.
Cumulative The proposed project is located within close proximity to the Southern California
Regional Rail Authority's (SCI2R_A) rail Line. Sensitive receptors, including
residential uses with exterior uses such as communal areas consisting of pocket
parks or pedestrian walkways and private balconies, may or may not be shielded
from noise generated by railroad operations. As a result, noise levels within these
areas may exceed the 65 dBA CNEL "Desirable Maximum" standard.
Transportation
Impact 4.11-9 Long-term cumulative development under implementation of the Transit Zoning
Code would result in impacts related to freeway ramps in the vicinity of the
Transit Zoning Code area.
Cumulative As identified in Impact 4.11-8, because implementation of the proposed project
would contribute to significant impacts at the study area intersections, and
because implementation of the potential improvement measures cannot be
guaranteed, the long-term cumulative development pursuant to the Transit
Zoning Code would have a considerable contribution to cumulative impacts.
Transit Zoning Code (SD 84) EIR Findings of FactfStatement of Overriding Considerations 4-3
Chapter 4 Statement of Overriding Cons/deratJons
Climate Change
Impact4.13-1 Long-term cumulative development pursuant to the Transit Zoning Code at full
build-out would result in significant localized air quality impacts fox operational
level emissions. As a whole, this impact is sigrificant for operational emissions
due to the size of the Transit Zoning Code (SD 84A and SD 84B) area.
Impact 4.13-2 Long-term cumulative development pursuant to the Transit Zotzitig Code at full
build-out has the potential to conflict with AB 32. The Project as a whole is
significant fox operational emissions due to the size of the Transit Zoning Code
(SD 84A and SD 84B) area.
~ Short-Term Impacts
Of the sixteen significant unavoidable impacts directly attributable to the Proposed Project and
associated cumulative impacts, as identified above, four would be classified as short-term. These short-
term impacts are related to construction activities and their temporary effect on air quality and
groundboxne vibration. Once the various construction projects are complete, these impacts would no
longer exist.
~ Long-Term Impacts
Of the sixteen significant unavoidable impacts directly attributable to the Proposed Project and
associated cumulative impacts, as identified above, twelve of the aforementioned impacts are considered
long-term.
4.3 OVERRIDING CONSIDERATIONS
The Agency hereby finds that economic, legal, social, technological or other benefits of the Developer
Project outweigh the significant and unavoidable impacts identified in the EIR. In making this fording,
the Agency has balanced the benefits of the Developer Project against its unavoidable significant impacts
and has indicated its willixigness to accept those adverse impacts. The Agency finds that the following
benefits of the Developer Project warrant approval of the Developer Project notwithstanding its
significant, unavoidable environmental impacts.
The objectives of the Developer Proposal component of the Proposed Project for the Agency-owned
properties are to:
~ Redevelop all of the Agency-owned properties
~ Provide new affordable housing for families in furtherance of the City's affordable housing goals
established in the Housing Element, the Implementation Plan fox the Santa Ana Merged
Redevelopment Project Area, and the City of Santa Ana Consolidated Plan
~ Enhance the stxeetscape and urban form of the area, particularly along Santa Ana Boulevard, with
the construction of new buildings that meet the standards contained in the Transit Zo:iiiig Code
and that support future transit plan:ii:ig
~ Eliminate blight
4-4 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
Chapter 4 Statement of Overriding Considerations
~ Pxovide additional public open space and facilitate joint use arrangement with SAUSD for a new
community center
~ Pxovide an economically viable redevelopment scenario for the Agency-owned properties
Having (i) adopted all feasible mitigation measures, (ii) rejected as infeasible alternatives to the Project
discussed above, (iii) recognized all significant, unavoidable impacts, and (iv) balanced the benefits of the
proposed Project against the proposed Project's significant and unavoidable impacts, the Agency hereby
finds that its benefits outweigh and override its significant unavoidable impacts for the reasons stated
below. Each benefit set forth below constitutes an overriding consideration warranting approval of the
project, independent of the other benefits, despite each and every unavoidable impact.
~ Developer Project Benefits
a. The Transit Zoning Code component of the Proposed Project provides a framework for the
development of compact, transit-oriented development, such as the Developer Project, that
contains a mix of residential, commercial and professional uses in order to address the City's and
the region's goals of providing sites for housing in already urbanized locations that are adjacent to
transit, thereby reducing vehicle trips and related greenhouse gas emissions, as well as stimulating
investment in underutilized land, and improving the jobs/housing balance within the City.
According to a study published by the Southern California Association of Governments entitled
"The New Economy and the Jobs/Housing Balance in Southern California," the Los Angeles and
Orange Counties regions have a higher proportion of jobs to housing than do those areas in the
Inland Empire. Due to a lack of readily available land for new housing construction in these jobs-
rich areas, workers are required to drive farther and farther distances in order to find affordable
housing. A situation that exacerbates this lack of available land for new housing is the over-zoning
of land for commercial uses, which cities have historically done in order to increase sales tax
revenues following the adoption of Proposition 13 in 1978. The Transit Zoning Code would re-
zone property, either through standard zoning tools or through overlay zones, that was not
historically zoned for residential use, thereby increasing the land available for residential
development and providing more housing in an already urbanized, jobs-rich environment (The Nezv
Economy and the Jobs/Housing Balance in Southern California, Southern California Association of
Governments, April 2001. Los Angeles, CA.)
b. The Transit Zoning Code area is ideally located for increased growth by its proximity to major
transit systems and its adjacency to existing residential communities and an established gridded
street network. The proposed Transit Zoning Code supports the existing transportation network,
and creates amenity-enriched connections between the Government Center and Rail Station, and
improves area-wide walkability.
c. The Transit Zoning Code allows land uses and land densities that will provide transit-supportive
development, such as the Developer Project, necessary to generate adequate ridership on the
proposed Santa Ana Fixed Guideway transit system which will serve Santa Ana Regional Transit
Center ("SARTC").
d. The Transit Zoning Code provides zoiiiiig which would allow for the integration of new infill
development, such as the Developer Project, into existing neighborhoods.
e. The Transit Zoning Code and the Developer Project axe consistent with and further the goals,
policies and objectives of the Southern California Association of Governments ("SCAG") 2008
Regional Transportation Plan: Making the Connections (RTP), and SCAG's 2008 Regional Comprehensive
Plan: He ping Communities /Ichieve a Sustainable Future (RCP) land use goals. The RTP's goals include
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 4-5
Chapter 4 Statement of Overriding Considerations
identifying strategic areas for in£ill, pedestrian friendly environments, and focusing housing and
employment growth in transit-accessible locations through transit-oriented developments (EIR,
Section 4.7 [Land Use], and RTP, pp. 90-91). The RCP includes similar strategies, such as
establishment of mixed-use clusters and other transit oriented development around transit stations
and along transit corridors (RCP, pp. 15-17).
£ Development of the Transit Zor~ng Code will result in fewer traffic impacts than the No
Project/Reasonably Foreseeable Development (Table 5-3). This result is consistent with and
furthers the implementation strategies detailed in the California Resources Board Climate Change
Scoping Plan (Scoping Plan). AB 32 directed the California Air Resources Board (ARB) to develop
a Scoping Plan with actions to reach the target. The Scoffing Plan's proposed strategies for local
governments include a greenhouse gas (GHG) reduction measure of "infill, affordable and transit-
oriented housing development and the land use changes necessary to increase such development."
(Scoping Plan, Vol. 1, C-7G.)
g. The Transit Zoning Code plays a critical role in achieving targets under SB 375, California's
Sustainable Communities and Climate Protection Act. The ARB Scoping Plan cites the key role of
SB 375 in implementing AB 32, noting SB 375 "reflects the importance of achieving significant
additional reductions of greenhouse gas emissions from changed land use patterns and improved
transportation to help achieve the goals of AB 32." (Scoffing Plan, p. 47.) The role of local
governments is also recognized in reaching SB 375 targets. "Local Governments have the ability to
directly influence both the siting and design of new residential and commercial developments in a
way that reduces greenhouse gases associated with vehicle travel, as well as energy, water, and
waste.... Enhanced public transit service combined with incentives for land use development that
provides a better market fox public transit will play an important role in helping to reach regional
targets." (Scoffing Plan, p. 48.) The AB 32 implementation strategy for SB 375 includes the following
measure: "Enhanced public transit service combined with incentives for land use development that
provides a better market for public transit will play an important role in helping to reach regional
targets." (Scoping Plan, p. 48.)
h. The City of Santa Ana currently has a shortage of rental units appropriately sized to accommodate
families. As stated in the City's 2006-2014 Housing Element, while multiple-family housing
comprises 41% of all housing stock within the City, only 13% of multiple family and single-family
rental units have three or more bedrooms. It is estimated that 45% of all families who rent have
five or more members. This translates into a shortage of 12,000 large family rental units. The
Developer Project contains 77 two-bedroom units and 68 three-bedroom units. In addition, the
Mercy House project will provide one three-bedroom and five two-bedroom units. These units are
appropriately sized to meet Santa Ana's identified demographic needs.
i. The City currently suffers from a shortage of affordable housing. As set forth in the City's certified
Housing Element (2006-2014), the City of Santa Ana's share of the Regional Housing Needs
Allocation (RHNA) for 2006-2014 3,393 units of new residential construction, 694 of which are to
be affordable to very low income households, 574 of which are to be affordable to low income
households, and 665 to be affordable to moderate income households (EIR, Section 4.9). State law
mandates that in order to satisfy its RHNA requirement the City create opportunities fox new
housing, particularly affordable housing, through the application of zoning which allows for
increased density. The existing maximum density allowed under the current zoning within the area
covered by the Transit Zoning Code is 15 dwelling units per acre, though there are projects within
the area that were constructed prior to the establishment of the current zoning that exceed the 15
dwelling units per acre. The State Department of Housing and Community Development (HCD)
requires that cities provide zoning that allows for residential construction at a m;n;rnum density of
4-6 Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
Chapter 4 Statement of Overriding Considerations
30 dwelling units per acre in order to meet the density criteria that HCD has established as being
supportive of affordable housing production. The City's Housing Element identified the
Renaissance Specific Plan area, which shares the same geographic boundary as the Transit Zoning
Code area, as one that has the potential to provide a new source of residential in-fill development
and, as such, was used to partially satisfy the City's RHNA requirement. During the planr~ing
period covered by the Housing Element (2006-2014) it is estimated that the City could anticipate
up to 238 units of new residential development. Throughout the life of the Transit Zoning Code (a
planniizg 1-iorizon of 20 to 30 years) it is estimated that there could be as many as 4,075 new
residential units, a portion of which could be expected to meet affordability requirements. The
Proposed Project implements the Housing Element and provides the zoning necessary to stimulate
new affordable housing production.
j. The Developer Project component of the Proposed Project and the Mercy House project will
provide up to 220 new residential units. As currently designed these projects will provide 121
rental units affordable to those meeting the Orange County criteria fox Low, Very-Low and
Extremely Low Income, three market rate rental units, six for-sale units affordable to those
meeting the Orange County criteria for Moderate Income, and 26 market-rate for-sale units. This
creates a combined total of 156 new residential units. Of these, 127 will be deed-restricted
affordable housing and will be counted towards the City's RHNA requirement. These 127
affordable units represent 53% of all new units estimated to be constructed within the 2006-2014
planr~iiig horizon of the Housing Element for the Transit Zor~iizg Code area and represent 10% of
the City's total RHNA requirement fox Very Low and Low Income housing (1,268 units -City of
Santa Ana Housing Element 2006-2014 Table 4). This is a significant contribution to meeting both
the State mandated requirements for affordable housing production, as well as meeting a real need
fox the residents of Santa Ana. In addition, the Mercy House project (12 of the 127 previously
described units) meets the City's criteria for Special Needs housing, also identified as a need in the
Housing Element. Failure to approve the Developer Project and the Mercy House project will
eliminate an important new source of affordable housing and special needs housing.
k. The Developer Project furthers the City's policy of "maximiz[ing] affordable housing on Agency-
owned properties that is of high quality, sustainable, and available to various income levels." (See
Santa Ana Housing Element [2006-2014], Policy HE-2.8.) It meets the City's policy to "encourage
the construction of rental housing for Santa Ana's residents and workforce, including a
commitment to very low, low and moderate income residents and moderate income Santa Ana
workers" (Policy HE-2.3) and its policy to "facilitate and encourage a diversity and range in types,
prices, and sizes of housing, including single-family homes, apartments, town homes, mixed/multi-
use housing, transit-oriented developments, and live/work housing" (Policy HE-2.4). (See Santa
Ana Housing Element [2006-2014].) The 'T'ransit Zoning Code component of the Proposed
Project accomplishes this by creating zor~ing and affordable housing incentives that supports the
development of new affordable housing by allowing for densities which provide the economies of
scale necessary to allow for below-market construction. The Transit Zoning Code also provides for
a wide variety of housing types which includes everything from single-family detached houses to
high-rise mixed-use development I3y allowing for a mixture of uses both horizontally on single
properties, and vertically within single buildings, the Transit Zoning Code provides opportunities
fox a diverse mix of housing in furtherance of the City's Housing Element. The Developer Project
component of the Proposed Project accomplishes this by providing 124 new rental units and 32
new for-sale units. Of these units, 127 will be deed restricted to ensure their long-term
affordability. This new housing is comprised of a variety of product types including courtyard
Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations 4_'7
Chapter 4 Statement of Overriding Considerations
housing, townhomes and row houses in furtherance of the provisions of the Housing Element and
the Transit Zoning Code.
1. The Transit ZoiZitig Code provides for a planning and zoiiiiig framework to allow for the
redevelopment of the Agency-owned properties, thereby eliminating blight and providing fox new
property tax generation. The Agency-properties are, for the most part, vacant land in the
ownership of a public agency and, as such, do not currently generate any property tax revenue. The
Proposed will allow for the redevelopment of these properties and their return to economic use.
The adoption of the Transit Zoning Code also allows for the future development of other vacant
and underutilized properties currently in private or public ownership in other parts of the project
area. One such example is the current County of Orange Operations Yard. The Operations Yard
comprises approximately 9.5 acres of underutilized land as the County of Orange continues to
consolidate their fleet and maintenance operations in other facilities. Adoption of the Transit
Zoning Code provides for the zoning framework and environmental analysis necessary to allow
these properties to transition into more economically productive uses and to potentially generate
new property and sales tax revenues. Many areas within the Transit Zoxiuzg Code suffer from a
lack of modern infrastructure and are in need of new street and sidewalk improvements. The
additional tax revenues generated by new development within the Transit Zoning Code area will
allow for reinvestment in public infrastructure and new investment that will stimulate the economy
of this area.
m. The Proposed Project furthers the Project Objectives set forth above, incorporated in full by this
reference.
4_g Transit Zoning Code (SD 84) EIR Findings of Fact/Statement of Overriding Considerations
MITIGATION MONITORING AND REPORTING
PROGRAM
80A-454
Mitigation Monitoring and Reporting Program
INTRODUCTION
This section reflects the 1~Iitigation Monitoring and Reporting Program (14I1\~IRP) requirements of Public
Resources Code (PRC) Section 21081.6. The California Environmental Qualit}> Act (CEQA) Guidelines
Section 15097 states:
_.. In order to ensure that Cite mitigation measures and project rea-isions identiFed iti the EIR ox
negative declaration are implemented, the public agency shall adopt a program for monitoring or
reporting on the reatisions which it has required iut the project and the tneasvres it has imposed to
mitigate or avoid significant environmental effects. A public agency Wray delegate reporting or
monitoring responsibilities to another public agency or to a private entity which accepts the
delegation; however, until mitigations measures have been completed the lead agency remauts
responsible For ensuring that implementation of the mitigation measures occurs ut accordance with
the progcatn.
ENFORCEMENT
In accordance with CEQA, the primary responsibility fox snaking determinations with respect to
potential environmental effects rests with the lead agent}' rather than the monitor or prepares. As such,
the City of Santa Ana is identified as the enforcement agent}' for this r1hI12P.
PROGRAM MODIFICATION
Af[er review and appro~>al b}' tl~e Lead agency, trtinor changes to the I411~•IRP are permitted but can only
be made by the Cit}' of Santa Ana. hlo deviations from this MI~IRP shall be permitted unless it continues
to satisf}> the xequiretnents of PRC Section 21081.6, as dctertnined by the lead agent}'-
MITIGATION MONITORING AND REPORTING PROGRAM
The organization of the 1~•IM1Z1' follows the subsection formatting st}']e as presented ~vitltin the Transit
Zoning Code Em>ironmental Impact Report (EIR). Only those subsections of the ens>ironmctttal issues
presented in the EIR that have mitigation measures are provided below in Tabie 11-1 (l~litigation
Monitoring and Reporting Program I\4atri~). till other subsections in the EIR do not contain mitigation
measures.
80A-455
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