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HOUSING CONSTRAINTS <br />PERMIT PROCESSING <br />Santa Ana is committed to ensuring that residential developments built within the <br />community are of lasting value, provide a decent and quality living environment <br />for residents, and improve property values. The City's development review <br />process is designed to ensure that residential projects meet these objectives. <br />Although the process adds to the length of time to approve a project, the City is <br />charged with the responsibility of ensuring that residential projects are decent, <br />safe, and well designed. This process and the timeframes are described below and <br />summarized in Table B -10. <br />Initial Submittal <br />The development review process begins with submittal of the development <br />application. The initial submittal may be preceded by an initial consultation with <br />the Planning or Building Department. The City of Santa Ana has a "First Look" <br />process that allows applicants to meet with a Senior Planner prior to Site Plan <br />Review to discuss major project issues and consistency with policies and <br />development standards. The First Look was established to enhance the efficiency <br />of the Site Plan Review process, where a more formal response to applicant's plan <br />is made. This process takes about one to two weeks. <br />Site Plan Review <br />All discretionary applications and new construction projects are required to <br />undergo Site Plan Review. The Site Plan Review process entails the review of <br />project submittals for consistency with the General Plan, City standards, and <br />codes by the Development Review Committee, which is comprised of various <br />representatives from the Planning, Building, Public Works, Police, and Fire <br />Departments. The project is reviewed by the committee and the applicant receives <br />a list of comments, potential conditions of approval, and a preliminary staff <br />recommendation. Site Plan Review typically takes five weeks to complete. <br />Design review is a critical component of the City's housing strategy and is a <br />required component of the Site Plan Review. The applicant submits the <br />appropriate elevations, architectural treatments, site layout, and any other design <br />aspects to the City. The materials are sent to the Planning Staff and Project <br />Review Committee to evaluate the project's consistency with adopted Residential <br />Design Standards. The City's design standards provide quantitative, written, and <br />illustrations of preferred design treatments and concepts to incorporate in <br />residential projects. Because design review is incorporated into the Site Plan <br />Review process, written objective standards are available to the project applicant, <br />the design review process is not considered a constraint to the development of <br />housing in Santa Ana. <br />CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT <br />Design Solutions <br />Recognizing the need to <br />balance the City's housing <br />goals with neighborhood <br />stabilization and <br />revitalization goals, and <br />provide for a quality living <br />environment, the City <br />adopted Citywide Design <br />Guidelines in 2006. <br />The Design Guidelines <br />provide specific guidance <br />(objective standards where <br />possible) and graphics to <br />illustrate the preferred and <br />discouraged methods of <br />planning, neighborhood <br />design, and construction. <br />Topics include: <br />• Site Planning, <br />Compatibility, Lot Design <br />• Open Space and <br />Landscaping <br />• Lots and Buildings <br />• Architectural Design <br />JA& <br />B -27 <br />