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

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Underutilized Land Though various definitions of "underutilized" exist, the California Infill Study, a study commissioned by the University of California at Berkeley, provides a reliable measure used by many cities. This study quantified the potential for infill based on a practical definition of "underutilized" land. A site is considered underutilized when the ratio of the value of structural improvement to land (I /L ratio) is less than 1.0 for nonresidential properties or 0.5 for residential properties. This analysis adopts these I/L ratios as an initial indication of underutilization. In some cases, the I/L ratio must be applied to one business that occupies several parcels (as the improvements may only be located on a portion of the total parcels). HOUSING RESOURCES AVAILABLE LAND FOR HOUSING With the previously described housing production credits, the City of Santa Ana has a RHNA of 204 units for the 2014 -2021 planning period and a carryover of 201 units from the 2006 -2014 period, for a total of 405 units. The housing element must identify available sites in the City that can accommodate the remaining RHNA. The first step in identifying adequate sites is preparing an inventory of land suitable for residential development. California Government Code Section 65583.2(a) specifically provides that land suitable for residential development includes vacant and underutilized land. This land must be zoned and designated to allow for residential development. The land inventory shall include all of the following: ■ A listing of properties by parcel number or other unique reference ■ The size, general plan designation, and zoning of each property ■ A general description of any environmental or infrastructure constraints to the development of housing within the jurisdiction (this information need not be identified on a site - specific basis) ■ A map that shows the location of the sites included in the inventory The second step in identifying adequate sites to address the 2014 -2021 RHNA involves determining the capacity of sites identified in the inventory and their ability to accommodate affordable housing (Section 65583.2(c) of the California Government Code). To determine capacity, the City can rely on minimum density requirements adopted through local regulations. If minimum densities have not been adopted or capacity is calculated based on a density greater than the minimum, the housing element must describe the methodology used to establish the number of units. To establish the ability to accommodate affordable housing, the analysis must demonstrate that the identified zone /densities encourage and facilitate the development of housing for lower income households through an evaluation of market demand and trends, financial feasibility, and project experience. As an alternative, Section 65583.2(c) (3) (b) of the California Government Code establishes default density standards. Specifically, if Santa Ana has adopted density standards that allow at least 30 dwelling units per acre, state law presumes that the sites and zoning districts are appropriate for accommodating the regional housing need for lower income households. For underutilized land, the housing element must also include a description of the existing use of each property, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on the potential sites. C -4 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT