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

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HOUSING PLAN 4) at least 35% of units are for persons aged 55 and older. The density bonus ranges from 20 to 35% according to how much affordable housing is provided above the minimum percentage 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 that is targeted. 29. Housing Opportunity Ordinance In 2011, Santa Ana adopted a Housing Opportunity Ordinance. For eligible ownership projects, at least 15% of the units must be set aside as affordable to moderate income households for at least 45 years. For eligible rental projects, at least 15% must be affordable to very low or lower income households for at least 55 years. These requirements may be reduced at the discretion of the Executive Director if a greater level of affordability is provided. Provisions allow for the payment of in -lieu fees rather than building units, or building the units on- or off - site with City Council approval. The inclusionary requirement is triggered by: a request to increase the permitted density above that permitted in the zone, conversion of commercial or industrial land to residential uses, conversion of rental units to condominiums, and various other conditions. The City will develop policies and procedures for occupancy of units created under the Housing Opportunity Ordinance. 30. Adaptive Reuse Santa Ana contains a variety of buildings not originally constructed for residential uses, that are vacant or underutilized, and which may be candidates for reuse as new housing. Santa Ana's Design Guidelines provides guidance on the adaptive reuse of historic structures in the downtown. The Grand Central Art Center is an adaptive reuse project of a historic building that creates a mixed -use live /study /work center, accommodates university programs in visual arts, and provides a day and night public focal point for Santa Ana's `Artist Village." The City is exploring options for the adaptive reuse of historic and/or underutilized buildings to create a diversity of housing opportunities and stimulate new investment. REGULATORY INCENTIVES 31. Specific Development District The City uses a Specific Development (SD) District to facilitate creative residential and mixed/multiuse developments where otherwise strict application of the Zoning Ordinance would make the project infeasible. Under a SD zone, the City may permit attached and detached single - family residences, town homes, patio homes, zero lot lines and any other housing types permitted by the regulations of the underlying zone. Residential/mixed - use development standards are individually tailored to specific project needs. This tool is especially useful when dealing with small in -fill sites, allowing for the development of new housing. The approval process is similar to any zone change process. The City will continue to implement the Specific Development District for projects. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 61