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

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HOUSING RESOURCES Environmental and Infrastructure Analysis The MEMU Environmental Impact Report (March 2007) provides the most recent focused documentation of the potential environmental and infrastructure impacts and constraints to residential development. The MEMU EIR indicates that implementation of the overlay zone: ■ would not be constrained by any significant biological, seismic, geological, or hazard constraints (MEMU EIR, Sections 4.3, 4.5, and 4.6) ■ would generate an additional demand for water, but would not require water supplies in excess of existing entitlements and resources or result in the need for new or expanded entitlements (MEMU EIR, Section 4.13) ■ would not require or result in the construction of new water treatment facilities, the expansion of existing water treatment facilities, or the expansion ofthe existing network ofwater lines (MEMU EIR, pages 4.13-8-9) ■ would not increase wastewater generation such that treatment facilities would be inadequate to serve the projected demand in addition to the provider's existing commitments (MEMU EIR, pages 4.13 -17) The construction of residential/mixed uses in the MEMU could require the expansion or construction of wastewater conveyance systems. Although the proposed sites are supported by 12 -15 -inch sewer lines, proposed developments would be required to undertake a site - specific sewer evaluation and might be required as part of the project design to determine the adequacy of sewer pipe capacity in the affected project area (MEMU EIR, 4.13- 16 -17). Capacity Analysis The maximum intensity permitted by the MEMU Overlay Zone is a floor area ratio (FAR) of 3.0, as determined by the District Center General Plan land use designation and the MEMU development standards. Although converting FAR terms to density (units per acre) can vary depending on unit sizes, the maximum residential density would be approximately 98 units per acre. Additionally, a minimum density is dictated by the requirement that every development within the Active Urban District must be at least three stories, which would generally yield a minimum of 25 -30 units per acre. The MEMU area is expected to build out at an average density of 45 -60 units per acre based on building prototypes and vision in the MEMU Overlay Zone. Recent developer interest in the potential sites envisioned projects built at higher densities of at least 72 units per acre, indicating that an expected minimum density of 45 units per acre is realistic and feasible. Developers have also expressed interest in redeveloping other portions of the MEMU area at densities of 84 units per acre including sites with existing nonresidential development— further Maximum Density in the MEMU The MEMU development standards permit a maximum intensity of 3.0 FAR To convert the FAR to density in terms of dwelling units per acre, the following assumptions are considered: ■ Hypothetical one -acre parcel (43,560 square feet) • 3.0 FAR permits up to 130,680 square feet of development • Development is 90 percent residential and 10 percent commercial • Average unit size is 1,200 square feet The maximum number of units per acre is then calculated by dividing 90 percent of the total development potential by the average unit size. This equals 98 units per acre. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -9