Transit Zoning Code

Transit Zoning Code
Draft EIR

Santa Ana Transit Zoning Codes Draft EIR Project Description

The Transit Zoning Code (SD 84A and SD 84B) was initially drafted as a component of the larger Santa Ana Renaissance Specific Plan (SARSP). The community process to draft the SARSP included over 100 outreach meetings and interviews held from April 2006 through February 2008. Two primary objectives of the SARSP were to plan for the redevelopment of the properties owned by the Santa Ana Redevelopment Agency, generally located along Santa Ana Blvd., and to plan for new transit opportunities, but few details were known about these projects. Following the completion of the community outreach process for the SARSP, but prior to the release of the revised draft plan to the public, the City was awarded a major transportation grant to study and design new transit infrastructure that would ultimately be constructed within the SARSP study area. Also during this time, the Santa Ana Redevelopment Agency (Agency) entered into a Predevelopment Agreement for planning and development purposes with The Related Companies of California, LLC and Griffin Realty Corporation, a California Corporation (jointly, the Developer) to redevelop the Agency-owned properties. Due to these major changes within the SARSP study area, and in response to community concerns regarding the scope of the SARSP itself, the Specific Plan was tabled. However, the zoning component of the SARSP (the Transit Zoning Code) was pulled out and further refined in order to provide the zoning necessary to support the long-term development of a successful transit program, as well as to provide a development framework for the redevelopment of the Agency properties. The Transit Zoning Code embodies many of the policies previously contained within the SARSP, but is more limited in its scope of implementation. This new document, the Transit Zoning Code, is the subject of this Draft Environmental Impact Report (DEIR).

The Transit Zoning Code provides new zoning for all of the properties contained within its boundary with the exception of those properties zoned M1 – Light Industrial or M2 – Heavy Industrial. These M1 and M2 properties would retain their existing zoning, but would be covered by an overlay zone that allows for the option of future mixed-use development to be exercised at the discretion of the property owner. The Transit Zoning Code provides for the integration of new infill development into existing neighborhoods, allows for the reuse of existing buildings, supports mixed-use development, provides a transit-supportive, pedestrian-oriented development framework to reduce vehicle trips, reduce greenhouse gas emissions, and support the addition of new transit infrastructure, and provides an economic development stimulus (Exhibit 1 – Transit Zoning Code).

Within the boundary of the Transit Zoning Code the Agency owns 49 parcels comprising approximately seven non-contiguous acres (Exhibit 2 – Santa Ana Redevelopment Agency Parcels). The Agency/City may be considering the acquisition of 19 additional properties within the immediate vicinity of the 49 parcels mentioned above for the purposes of completing the assemblage of properties on those blocks in which the Agency already has majority ownership, as well as to secure property to provide for additional open space. The acquisition of these additional properties may lead to demolition and/or relocation of existing structures, as well as the potential relocation of any existing residents (Exhibit 3 – Potential New Santa Ana Redevelopment Agency Acquisitions).

The Agency and the Developer propose to redevelop these properties. The Developer concept for these properties includes the development of a maximum of 155 rental units (including a potential senior housing project) and a maximum of 65 for-sale units – a total of 220 new residential units. A component of this residential development will be affordable pursuant to the County of Orange’s criteria for low-to-moderate income housing. The development proposal also includes the addition of approximately 1.5 acres of new public open space that would include a public park, a public tot lot, and a 10,000 square foot community building (Exhibit 4 – Development Proposal). The redevelopment of these properties requires the demolition of 13 structures on 13 Agency-owned properties. In addition, there are two structures on two Agency-owned properties that are not part of the Developer proposal that will be demolished to allow the construction of a new affordable housing project. The total square footage of building area proposed to be demolished is approximately 30,000 square feet (Exhibit 5 – Demolitions).

The City of Santa Ana is in the process of preparing the Santa Ana Fixed Guideway Corridor Study in order to apply for future grant funding that would support the construction of a new public transit system. This system would provide for the expansion of transit services originating at the Santa Ana Regional Transportation Center (SARTC) and serving the Lacy Neighborhood, Downtown and Civic Center areas. Future expansion of the system would link to the Pacific Electric Right-of-Way, located on the City’s western side, in order to provide service into the City of Garden Grove and beyond. While the zoning standards contained within the Transit Zoning Code (SD 84A and SD 84B) would provide a framework for the transit-supportive development necessary to generate adequate ridership for the successful development of the Fixed Guideway System, this EIR will not analyze the proposed Santa Ana Fixed Guideway Corridor Study and its potential alignments have not been completed. The specifics of that plan will be analyzed in a separate EIR as part of the Santa Ana Fixed Guideway Corridor Study.

Prepared January 14, 2010
This project description may be modified prior to inclusion in the completed Draft EIR.