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

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HOUSING CONSTRAINTS Place The 301, MacArthur Place North, and Santiago Street Lofts. The SD District is obtained in the same manner as any other zone change, which requires a public hearing before the Planning Commission and City Council. The SD District will continue to facilitate residential and mixed use projects. Transit Corridors Development Standards Programs 20 and 21 propose a new General Plan land use designation and zoning district to facilitate residential/mixed use development along major corridors. The new zone will offer a density range of 23 to 35 units, with a gradual scale of density dependent on the proposed affordability of project, lot size, and other factors. Development standards and design guidelines will also be created and incorporated into an underlying zone or specific plan. Scenario modeling is a well - established process of defining appropriate residential development standards for a particular housing product type, such as mixed income housing suitable for families. For example, consider a project of 10 studio /one- bedroom units, 15 two- bedroom units, and 5 three - bedroom units on a one -acre lot at 30 units per acre. To allow for this product with surface parking, the City could consider the following standards: building height of three stories; off - street parking to include 1.75 to 2.50 spaces per unit; and minimum common open space of 200 square feet per unit and 100 square feet of private space. However, numerous permutations are possible. To validate the modeling process, the above assumptions can be compared to City- approved projects that include a substantial number of family units mentioned above. Table B -7 below summarizes the parking standards that were approved to facilitate ownership products and special needs housing. Table B -7 Sample of Multiple - Family Residential Projects Built or Approved Since 2006 Project Parking Ratio Density Bedrooms 0 -1 Two Three+ City Place (Mixed Use) 2.4 18.5 87 28 70 Skyline (Condos) 2.2 126.0 66 283 0 Avenue E (Townhomes) 3.2 14.3 0 14 30 17th Street (Senior Apartments) 0.6 33.5 83 6 0 The Marke (Condos /Rental) 2.2 72.3 159 128 13 The MET (Condo /Rental) 2.2 55.0 135 131 5 The 301 (Apartments) 2.0 90.0 125 56 1 Town & Country (Sr Apartments) 1.5 21.0 73 99 2 Lyon Communities (Apts/Twnhms) 2.0 51.0 131 122 11 Vista del Rio (Special Needs) 1 1.1 1 15.0 1 36 1 5 1 0 Source: City of Santa Ana, 2013. These parameters are not meant to be prescriptive of those that will be developed for residential/mixed uses, but are rather illustrate the process that will be used to determine appropriate standards, including parking, within the building envelope established by the approved density range. To ensure that future residential/mixed CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -19 Development Scenario Model Scenarios are helpful in determining the mix of development standards needed to facilitate a particular type of housing product. The City found that a 30- unit family rental project on a one -acre lot with the same unit sizes in the Santa Ana Municipal Code would require changes to the following standards: • Parking Ratios • Open Space • Building Heights The same process could be used to model other development scenarios.