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

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HOUSING RESOURCES demonstrating the viability of these sites. In conformity with Section 65583.2 (c) (3) (b) of the California Government Code, the identified sites are zoned so they allow at least 30 units per acre and therefore have the capacity to accommodate lower income housing. Financial Feasibility Analysis Although the MEMU allows for both residential and nonresidential development, its policies and development standards expressly encourage and facilitate the development of higher density housing. The MEMU could accommodate more than 5,000 units. Flexible development standards allow a variety of housing types and sizes to meet a range of housing needs and enhance the financial feasibility of developing new residential projects. Development within the MEMU area is subject to the City's Housing Opportunity Ordinance. This ordinance requires that at least 15 percent of the units in an eligible ownership project be set aside as affordable to moderate income households for at least 45 years. For eligible rental projects, at least 15 percent must be affordable to very low or lower income households for at least 55 years. Additionally, per Program 28, the City will revise its current state density bonus ordinance to reflect changes in state law. The amount of density bonus could range from 20 to 35 percent, depending on the amount by which the percentage of affordable housing units proposed in a project exceeds the minimum percentage established in state law. Eligible projects may also receive one to three concessions or other development incentives, depending on the proportion of affordable units and level of income targeting. Summary Assessment The 21 acres of land discussed herein are excellent candidates for new housing. The MEMU vision is to create a district center that contains residential/mixed -use and supports a vibrant employment center. The 964 -unit capacity projected for the planning period is realistic, representing less than 20 percent of the total buildout for the area. The average density threshold of 45 units per acre is realistic; it is based on developer interest and First Look applications. The MEMU also has flexible development standards, by right residential/mixed use subject to conformance review, and location within a redevelopment project area. Taken together, the 21 acres identified in the MEMU are likely candidates for residential development in the planning period. HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN Introduction The Harbor Mixed Use Transit Corridor Specific Plan (Harbor Corridor Plan) will be adopted in early 2014. The section of north Harbor Boulevard guided by this specific plan is a gateway to Santa Ana. Orange County's first bus rapid transit service (Bravo! BRT operated by OCTA), opened Route 543 along Harbor JA�L Boulevard in June 2013, with two more BRT lines (Bristol/State College and C -10 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT