Draft - Appendix B: Candidate Sites Analysis - City of Orange
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Appendix B: Candidate Sites Analysis
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Candidate Sites Analysis
A. Candidate Sites Analysis Overview
The Housing Element is required to identify sites by income category to meet the City’s RHNA Allocation.
The sites identified within the Housing Element represent the City of Orange’s ability to develop housing
at the designated income levels within the planning period (2021‐2029). These sites are either
residentially zoned or within a mixed‐use zone that permits residential uses.
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Table B‐1 shows the City’s 2021‐2029 RHNA need by income category as well as a breakdown of the sites
identified to meet that need. The analysis within Appendix B shows that the City of Orange has the
capacity to meet their 2021‐2029 RHNA allocation through a variety of methods, including:
Identification of additional capacity on existing residentially and mixed‐use zoned sites. Sites
identified to meet the lower income need are identified on sites that permit at least 30 dwelling
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units per acre.
Future development of accessory dwelling units (ADUs)
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Water, Sewer, And Dry Utility Availability
Each site has been evaluated to ensure there is adequate access to water and sewer connections as well
as dry utilities. Each site is situated with a direct connection to a public street that has the appropriate
water and sewer mains and other infrastructure to service the candidate site.
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Accessory Dwelling Units (ADUs)
As a result of this legislation and an increased effort by the City to promote ADUs, the City has seen an
increase in ADU permitting and applications over the past couple of years. The City had 27 ADUs approved
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for development between January 1, 2020 and December 31, 2020, an 170% increase from the 10 ADUs
the City permitted in 2019. In accordance with State law, ADUs are allowed in all zones that allow single
dwelling unit or multiple dwelling unit development. Junior Accessory Dwelling Units (JrADUs) are
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permitted only in single dwelling unit zones.
The City of Orange has determined based on past performance and HCDs approved methodology that it
is appropriate to anticipate the development of 40 accessory dwelling units per year from 2021 to 2029
for a total of 320 ADUs.
Appendix B: Candidate Sites Analysis 3‐2
2021‐2029 Housing Element Update ‐ Draft
Table B‐1: Summary of RHNA Status and Sites Inventory
Extremely Above
Moderate
Low/ Very Low Low Income Moderate Total
Income
Income Income
2021‐2029 RHNA 1,067 604 677 1,588 3,936
RHNA Credit (Units Built) ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Total RHNA Obligations 1,067 604 677 1,588 3,936
Sites Available
Residential Zones 0 81 81
Mixed‐Use Zones 1,530 673 1,582 3,785
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Total Potential Capacity Based on
1,530 673 1,663 3,866
Existing GP and Zoning
Accessory Dwelling Unit Production 217 96 7 320
Total Sites Available 1,747 769 1,670 4,186
Potential Unit Surplus +76 +92 +82 +250
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B. Very Low‐ and Low‐Income Sites Inventory
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This section contains a description and listing of the candidate sites identified to meet the Orange’s very
low and low income RHNA need. A full list of these sites is presented in Table B‐4.
The City of Orange has identified sites with capacity to accommodate the City’s 2021‐2029 RHNA. This
capacity is based on existing zoning and does not require the City to complete rezones in order to add
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capacity to what currently exists. The City has identified mixed‐use zoned parcels that permit
development at up to 60 dwelling units per acre which can accommodate 1,530 dwelling units. The City
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also anticipates the development of 217 affordable ADUs based on the methodology described in this
section. This is in excess of the City’s 1,671 unit low and very‐low RHNA need by 76 units, or an additional
5%. As demonstrated in this section, the City of Orange has the capacity to accommodate their RHNA
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need and believes based on past performance of developing affordable projects that this is an appropriate
buffer should some sites not develop as anticipated. In addition, the City has made conservative unit yield
assumptions, including:
An assumption that projects within the Urban Mixed Use (UMU) zone, which is anticipated to
accommodate the City’s lower income RHNA need, will develop at 48 dwelling units per acre.
Projects in this zone are permitted up to 60 dwelling units per acre and may go higher if they
incorporate density bonus provisions.
An assumption that only 25% of units included within a project will develop at the affordable
levels. While it is likely that not all projects will develop with a 25% affordable component, the
City has a history of building 100% affordable projects which can offset a potential deficit.
Orange is a primarily built out City with little available vacant land that can be developed for residential
uses. Where possible, the City has identified vacant parcels as identified in Table B‐3. As shown in Table
B‐1, all of the City’s lower income RHNA need is anticipated to be accommodated within the UMU zone,
which can accommodate development at up to 60 dwelling units per acre. Table B‐2 describes recent
Appendix B: Candidate Sites Analysis 3‐3
2021‐2029 Housing Element Update ‐ Draft
residential projects developed in the UMU zone, including the use prior to developing for housing and a
project analysis which shows why these types of projects are good comparative examples of the types of
residential the City anticipates in this zone during the 6th cycle planning period.
The very‐low and low‐income sites inventory within this appendices describes each of these sites, with
information provided per the HCD required data tables. Dwelling unit yield for each of the parcels within
this inventory were analyzed to determine a net parcel size based on the City’s established definition of
net acreage and known physical and environmental constraints.
Non‐vacant sites designated to meet the very‐low and low‐income RHNA need that have been identified
in a previous Housing Element and vacant sites designated to meet the very‐low and low‐income RHNA
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need that have been identified in two previous Housing Elements will also allow ‘by‐right’ approval for
any project with 20 percent low income housing that does not involve a subdivision per State law. This is
described in Program 2L within the Housing Plan.
Redevelopment of Non‐Vacant Sites for Residential Uses
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The City’s does not have sufficient vacant land available to accommodate fifty percent of their low/very‐
low income RHNA. To accommodate the need at those income levels, the City has analyzed sites within
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the Urban Mixed Use (UMU) zone. The City has evaluated recent projects that have redeveloped within
the UMU zone that included residential units. Those projects, including the use prior to redevelopment
and a project analysis of the approved development plan, are shown in Table B‐2. The City’s analysis
shows that prior uses on these redeveloped sites were similar in nature to the existing uses on sites
identified within the sites inventory in Table B‐3.
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The City has also conducted a parcel specific analysis of existing uses for each of the identified sites. This
analysis of existing uses, including indicators of a likelihood that the existing use will redevelop within the
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next eight years, are provided in Table B‐3. This analysis is based on information readily available to the
City and research that can be found through online research. The City does not always have access to
private lease information but has included information that property owners have shared regarding
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individual sites.
The following residential development projects have been constructed within the City’s Urban Mixed Use
zone:
Table B‐2: Example Development of Non‐Vacant Sites for Residential Uses
Project Address/ Dwelling Use Prior to
Zoning Project Analysis
APN Units Redevelopment
Surface parking lot AMLI Apartments. 4‐story wrap
for medical, hotel apartment project developed at 60 du/ac.
3537 The City Way/ and office The project was completed in 2017 and
334 UMU
23106137 buildings. achieved the maximum density.
Developed directly adjacent to the
Outlets at Orange
Vacant lot adjacent Eleven10 Apartments. 5‐story podium
1110 Town and
to an existing apartment project developed at 60 du/ac.
Country Road/ 260 UMU
office tower Project site is adjacent to existing office
39062102
(underdeveloped and commercial uses. The project was
Appendix B: Candidate Sites Analysis 3‐4
2021‐2029 Housing Element Update ‐ Draft
office tower Phase completed in 2018 and achieved the
II) maximum density. The project was
developed as horizontal mixed‐use with
existing office uses.
Surface parking lot Cameo Apartments. 5‐story apartment
1055 Town and for existing office project developed at 44 du/ac. Recently
Country Road/ 262 UMU building. completed in 2020. The project was
04121405 developed as horizontal mixed‐use with
existing office uses.
Low‐rise light Branch West (aka Garrison Apartments).
industrial/office Apartment building is a podium product
building with involving a development agreement to
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surface parking lot allow a transfer of development rights
1725 W. Katella/
94 UMU from an adjacent City water well site to
27530106
exceed the General Plan’s maximum 60
du/acre density. This project was entitled
at 85 dwelling units per acre. Final
certificate of occupancy pending.
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702‐1078 Town and
709 (635
Low‐rise office
park with surface
Fairfield Apartments and Tri‐Point
Townhomes. Developed at 60 du/ac.
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Country Road/ UMU
& 74 buildings; one with 295 units and the other
04121305
Townhomes) with 358 units. Both apartment buildings
wrap multi‐level parking structures.
These projects demonstrate that there is a recent history of successfully developing residential units within
the Urban Mixed Use within Orange. Three of the five projects shown developed at the maximum density
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permitted of 60 dwelling units per acre while one developed above that density at 85 du/ac. The remaining
project developed under the maximum density at 44 dwelling units per acre due to retaining existing office
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uses onsite. A workforce housing study determined that all of the sample projects shown in Table B‐2 were
affordable at the moderate income level.
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To accommodate the potential for lower densities due to a mixture of uses onsite, the City has made
assumptions based on a reduce 48 dwelling units per acre as described previously in this appendix. This ia
a conservative estimate as the examples show that most projects developed in the UMU zone do so at or
above the maximum density. The Housing Plan section outlines actions the City will take to promote the
development of affordable units within the mixed used areas.
Infrastructure Availability
As discussed in Section 3, each site has been evaluated to ensure there is adequate access to water and
sewer connections. Each site is situated adjacent to a public street that has the appropriate water and
sewer mains and other infrastructure to service the candidate site.
Appendix B: Candidate Sites Analysis 3‐5
2021‐2029 Housing Element Update ‐ Draft
Figure B-1: Map of Identified Sites (All Income Levels)
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Table B‐3: Sites to Accommodate Low and Very Low‐Income RHNA
(Projects with an * in the “5th Cycle” Column indicate they have been used in at least one previous Housing Element cycle and meet the requirements for by‐right
development if 20% affordability is proposed as stated in Housing Program 2L.)
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Area Expected 5th Net Affordable Existing Uses and Redevelopment
APN Zoning GPLU Address Ownership
(Acres) Density Cycle Units Units Analysis
Surface overflow parking lot owned but
University of California. The City has
received interest from developers in
developing the site previously as
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REGENTS OF THE parking lot is not fully used. Parking
E Orangewood UNIVERSITY OF structures are also common on adjacent
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8331251 5.28 UMU UMIX 50 Ave CALIFORNIA 264 66 uses that supply parking for those uses.
REGENTS OF THE
11726 CYPRESS UNIVERSITY OF
08332351 0.50 UMU UMIX 50 ST CALIFORNIA 25 6 See explanation for Parcel 8331251.
REGENTS OF THE
ORANGEWOOD UNIVERSITY OF
08332383 0.16 UMU UMIX ic 50 AVE CALIFORNIA 8 2 See explanation for Parcel 8331251.
REGENTS OF THE
ORANGEWOOD UNIVERSITY OF
8332384 0.94 UMU UMIX 50 AVE CALIFORNIA 46 11 See explanation for Parcel 8331251.
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Existing commercial shopping center
and surface parking lot containing a
bank, Starbucks, and Quiznos Subs.
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Opportunity to develop in a mixed‐use
3743 W CITY TOWN CENTER fashion similar to adjacent parcel which
13747132 0.76 UMU UMIX 50 CHAPMAN AVE LP Yes* 37 9 contains hotel and restaurant uses.
Existing Wendy's restaurant and surface
parking lot. Opportunity to develop in a
mixed‐use fashion similar to adjacent
parcel which contains hotel and
CITY TOWN CENTER restaurant uses. May also be developed
3739 W L P WENDYS with 13747132 due to common
13747133 0.57 UMU UMIX 50 CHAPMAN AVE INTERNATIONAL INC Yes* 28 7 ownership.
Appendix B: Candidate Sites Analysis 3‐7
2021‐2029 Housing Element Update ‐ DraftTable B‐3: Sites to Accommodate Low and Very Low‐Income RHNA
(Projects with an * in the “5th Cycle” Column indicate they have been used in at least one previous Housing Element cycle and meet the requirements for by‐right
development if 20% affordability is proposed as stated in Housing Program 2L.)
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Area Expected 5th Net Affordable Existing Uses and Redevelopment
APN Zoning GPLU Address Ownership
(Acres) Density Cycle Units Units Analysis
Best Buy big box store and surrounding
parking. Adjacent to multi‐family
residential across the street and has the
potential to redevelop due to market
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trends away from large retail big box
stores. Similar parcels in the area such
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CITY TOWN CENTER as the ones analyzed have redeveloped
13747134 3.99 UMU UMIX 50 LEWIS ST LP 199 49 for higher density residential uses.
Existing ALO hotel and one‐story
restaurant with surrounding surface
3737 W parking lot. Potential to redevelop
13747143 1.68 UMU UMIX 50 CHAPMAN AVE F H A LP 84 21 either restaurant portion or entire site.
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single lot with storage and large surface
parkign areas. Existing units have been
accounted for and property is directly
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WALWORTH adjacent to newer multi‐family
23106146 1.66 UMU UMIX 50 4125 LEWIS ST RICHARD R TR Yes* 82 20 residential uses.
Existing UCI MDA ALS Clinic with very
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large surface parking lot. Development
REGENTS OF THE potential considers the potential for
UNIVERSITY OF existing use to remain and residential
23106152 5.91 UMU UMIX 50 LEWIS ST CALIFORNIA Yes* 295 73 added in a mixed‐use fashion.
Older restaurant building (Lucille's BBQ)
with a large surface parking lot.
Potential to redevelop for mixed‐use
4050 W BARD ASSOCIATES and retain capacity for the existing use
23106153 1.30 UMU UMIX 50 CHAPMAN AVE CO Yes* 64 16 and additional commercial.
Appendix B: Candidate Sites Analysis 3‐8
2021‐2029 Housing Element Update ‐ DraftTable B‐3: Sites to Accommodate Low and Very Low‐Income RHNA
(Projects with an * in the “5th Cycle” Column indicate they have been used in at least one previous Housing Element cycle and meet the requirements for by‐right
development if 20% affordability is proposed as stated in Housing Program 2L.)
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Area Expected 5th Net Affordable Existing Uses and Redevelopment
APN Zoning GPLU Address Ownership
(Acres) Density Cycle Units Units Analysis
Surface parking lot/outparcel for the
Outlets at Orange shopping center. The
Housing Element analysis looks at a
potential redevelopment of a portion of
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the Outlets to include residential uses
and structured parking. The analysis
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assumes that the existing mall core
building remains intact and looks at
multiple examples of nearby mall
redevelopment plans. There are
currently no public planning efforts to
redevelop the mall though the zoning
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parking lots provide ample opportunity
ORANGE CITY MILLS without impacting the City's tax base
23107126 1.84 UMU UMIX 50 THE CITY DR S LTD PARTNERSHIP Yes* 91 22 and existing uses on‐site.
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ORANGE CITY MILLS
23107129 0.51 UMU UMIX 50 THE CITY DR S LTD PARTNERSHIP Yes* 25 6 See explanation for Parcel 23107129.
ORANGE CITY MILLS
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23107131 2.40 UMU UMIX 50 THE CITY DR S LTD PARTNERSHIP Yes* 120 30 See explanation for Parcel 23107129.
330 S THE CITY ORANGE CITY MILLS
23107132 1.19 UMU UMIX 50 DR LTD PARTNERSHIP Yes* 59 14 See explanation for Parcel 23107129.
ORANGE CITY MILLS
23107133 1.69 UMU UMIX 50 THE CITY DR S LTD PARTNERSHIP Yes* 84 21 See explanation for Parcel 23107129.
ORANGE CITY MILLS
23107140 1.39 UMU UMIX 50 THE CITY DR S LTD PARTNERSHIP 69 17 See explanation for Parcel 23107129.
SCHIFFMAN TODD I
450 THE CITY DR TR CARL KARCHER
23107143 1.44 UMU UMIX 50 S ENTERPRISES INC 71 17 See explanation for Parcel 23107129.
Appendix B: Candidate Sites Analysis 3‐9
2021‐2029 Housing Element Update ‐ DraftTable B‐3: Sites to Accommodate Low and Very Low‐Income RHNA
(Projects with an * in the “5th Cycle” Column indicate they have been used in at least one previous Housing Element cycle and meet the requirements for by‐right
development if 20% affordability is proposed as stated in Housing Program 2L.)
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Area Expected 5th Net Affordable Existing Uses and Redevelopment
APN Zoning GPLU Address Ownership
(Acres) Density Cycle Units Units Analysis
ORANGE CITY MILLS
23107147 1.29 UMU UMIX 50 THE CITY DR S LTD PARTNERSHIP 64 16 See explanation for Parcel 23107129.
W
METROPOLITAN ORANGE CITY MILLS
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23107153 2.08 UMU UMIX 50 DR LTD PARTNERSHIP 104 26 See explanation for Parcel 23107129.
ORANGE CITY MILLS
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3400 II LIMITED
23107154 2.67 UMU UMIX 50 METROPOLITAN PARTNERSHIP 133 33 See explanation for Parcel 23107129.
3901 W
METROPOLITAN ORANGE CITY MILLS
23108156 3.98 UMU UMIX 50 DR LTD PTNSHP 199 49 See explanation for Parcel 23107129.
Surface parking lot adjacent to older
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ASSOCIATES FUND XI
multi‐tennant office building. Large site
with potential for joined redevelopment
with adjacent parcels and accessibility
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23109201 1.15 UMU UMIX 50 THE CITY DR S PORTFOLIO L P Yes* 57 14 to walking/biking trails.
ORANGE CITY MILLS
III LIMITED
23113132 5.10 UMU UMIX 50 LEWIS ST PARTNERSHIP Yes* 254 63 See explanation for Parcel 23107129.
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ORANGE CITY MILLS
III LIMITED
23113133 0.91 UMU UMIX 50 LEWIS ST PARTNERSHIP 45 11 See explanation for Parcel 23107129.
Existing 19‐story office building with
large older surface parking lot. Located
directly adjacent to Outlets property.
Existing DA expires this year and City
has previously processed an application
WALTON/GREENLAW for mixed‐use development on this site,
1 CITY BLVD CITY PLAZA including 300+ residential units. That
23113140 11.30 UMU UMIX 50 WEST HOLDINGS VI LLC 565 141 application is currently on hold.
Appendix B: Candidate Sites Analysis 3‐10
2021‐2029 Housing Element Update ‐ DraftTable B‐3: Sites to Accommodate Low and Very Low‐Income RHNA
(Projects with an * in the “5th Cycle” Column indicate they have been used in at least one previous Housing Element cycle and meet the requirements for by‐right
development if 20% affordability is proposed as stated in Housing Program 2L.)
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Area Expected 5th Net Affordable Existing Uses and Redevelopment
APN Zoning GPLU Address Ownership
(Acres) Density Cycle Units Units Analysis
Existing older 4‐story office building
with ample surface parking. Large site
THE REALTY with potential for joined redevelopment
625 THE CITY DR ASSOCIATES FUND XI with adjacent parcels and accessibility
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23126207 4.33 UMU UMIX 50 S PORTFOLIO L P Yes* 216 54 to walking/biking trails.
Existing older 4‐story office building
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with ample surface parking. Large site
with potential for joined redevelopment
765 THE CITY DR with adjacent parcels and accessibility
23126208 3.53 UMU UMIX 50 S AG CITY OWNER L P Yes* 176 44 to walking/biking trails.
Existing car dealership on large parcel.
Parcel is primarily surface parking and
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display area. City has recently rezoned
the W Katella Ave corridor as it has
been identified as a large opportunity
area for mixed‐use development,
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37501119 7.61 UMU UMIX 50 KATELLA AVE WILSON DAVID W TR 380 95 including multi‐family residential.
Older single‐story office structures and
1212 STRUCK maintenance sheds surrounded by large
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37505101 0.50 UMU UMIX 50 AVE B & B GARDNER LP 24 6 surface parking lot.
Existing shopping center with movie
theater and small out parcel uses,
including restaurants and small
commercial shops. The vast majority of
the site is surface parking that goes
unused as the surrounding uses contain
STADIUM dedicated parking. The Housing
PROMENADE LLC Element analyzes the potential
1547 W BRECKENRIDGE redevelopment of the area while
37530116 13.37 UMU UMIX 50 KATELLA AVE GROUP INC 668 167 maintaining the existing uses or
Appendix B: Candidate Sites Analysis 3‐11
2021‐2029 Housing Element Update ‐ DraftTable B‐3: Sites to Accommodate Low and Very Low‐Income RHNA
(Projects with an * in the “5th Cycle” Column indicate they have been used in at least one previous Housing Element cycle and meet the requirements for by‐right
development if 20% affordability is proposed as stated in Housing Program 2L.)
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Area Expected 5th Net Affordable Existing Uses and Redevelopment
APN Zoning GPLU Address Ownership
(Acres) Density Cycle Units Units Analysis
incorporating them in a mixed‐use
fashion.
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STADIUM
PROMENADE LLC
1701 W BRECKENRIDGE
37531125 9.56 UMU UMIX 50 KATELLA AVE GROUP INC 478 119 See explanation for Parcel 37530116.
ic Existing County of Orange training
bureau and surface parking lot. City has
recently rezoned the W Katella Ave
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corridor as it has been identified as a
large opportunity area for mixed‐use
1900 W development, including multi‐family
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37536102 3.51 UMU UMIX 50 KATELLA AVE COUNTY OF ORANGE 175 43 residential.
Existing RV parking lot. City has recently
rezoned the W Katella Ave corridor as it
has been identified as a large
ORANGELAND opportunity area for mixed‐use
1600 W STRUCK RECREATION development, including multi‐family
37537105 8.32 UMU UMIX 50 AVE VEHICLE PARK 416 104 residential.
Appendix B: Candidate Sites Analysis 3‐12
2021‐2029 Housing Element Update ‐ DraftTable B‐3: Sites to Accommodate Low and Very Low‐Income RHNA
(Projects with an * in the “5th Cycle” Column indicate they have been used in at least one previous Housing Element cycle and meet the requirements for by‐right
development if 20% affordability is proposed as stated in Housing Program 2L.)
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Area Expected 5th Net Affordable Existing Uses and Redevelopment
APN Zoning GPLU Address Ownership
(Acres) Density Cycle Units Units Analysis
Existing standalone surface parking lot.
City has recently rezoned the W Katella
Ave corridor as it has been identified as
a large opportunity area for mixed‐use
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1748 W ORANGE KATELLA development, including multi‐family
37537110 1.16 UMU UMIX 50 KATELLA AVE LLC 58 14 residential.
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HARVARD 826 Older 2‐story commercial office building
37537402 0.98 UMU UMIX 50 1095 N MAIN ST PROPERTY LLC 49 12 currently signed available for sale.
Older 2‐story commercial office
building. Common ownership and
HARVARD 826 could be redeveloped in conjunction
37537403 0.82 UMU UMIX 50 1085 N MAIN ST PROPERTY LLC 40 10 with Parcel 37537402 or independently.
ic Commercial shopping center with
multiple tenants and large surface
parking lot. Directly adjacent to new
multi‐family residential development
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and across from the MainPlace mall
ORANGE TOWN & (Santa Ana) analyzed in the Housing
39062103 1.27 UMU UMIX 50 745 S MAIN ST COUNTRY #3 LLC Yes* 63 15 Element.
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Commercial shopping center with large
big box stores and large surface parking
lot. Pier 1 Imports building and one
smaller tenant currently vacant.
Directly adjacent to new multi‐family
residential development and across
TOWN & COUNTRY from the MainPlace mall (Santa Ana)
39062104 5.78 UMU UMIX 50 763 S MAIN ST SPE Yes* 288 72 analyzed in the Housing Element.
WANG CHARLES S C
39062105 1.25 UMU UMIX 50 791 S MAIN ST TR WANG FAMILY TR Yes* 62 15 See explanation for Parcel 39062104.
Appendix B: Candidate Sites Analysis 3‐13
2021‐2029 Housing Element Update ‐ DraftC. Moderate and Above Moderate Sites Inventory
This section contains a description and listing of the candidate sites identified to meet the City of Orange’s
moderate and above moderate income RHNA need.
Calculation of Unit Capacity
The capacity for sites identified to meet the City’s moderate and above moderate RHNA need was
determined by multiplying the net parcel size by the reasonably achievable density (consistent with the
assumptions within the City’s adopted Land Use Element) for that zoning designation and rounding down
to the nearest whole dwelling unit. In taking this approach, the City is using a conservative methodology.
In many instances, future development may occur at a density greater than assumed within this analysis,
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up to the maximum density allowed by the individual zone. Where information is known, acreage has
been netted out for potential constraints to development.
Selection of Sites
This appendix contains a selection of those sites that are most likely to be developed for moderate and
above‐moderate income housing. For the purpose of identifying sites with the potential to be
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redeveloped within the planning period, this analysis considered existing zoned parcels that permit
residential as a standalone use within the following zones based on reasonable assumptions for densities
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within those zones, consistent with the City’s Land Use Element:
Moderate:
o UMU, Urban Mixed Use
o NMU‐24, Neighborhood Mixed Use District – 24 du/ac
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Above Moderate
o R‐1‐7, Single‐Family Residential
o UMU, Urban Mixed Use
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The City understands that multi‐family projects often develop at above moderate or moderate levels with
an affordable component. Some of the sites identified below were also identified to meet the City’s lower
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income RHNA needs. The City calculated a maximum achievable density based on reasonable
assumptions of density and then determined the affordable component as described in Section B of this
appendix. Units were not double‐counted and the sum of the affordable and market‐rate units does not
exceed the maximum number of units permitted for any candidate site.
For the purposes of this analysis, accessory dwelling unit potential was calculated separately as outlined
within the Candidate Sites Analysis Overview section above. ADUs represent additional potential units to
meet the City’s RHNA.
Appendix B: Candidate Sites Analysis 3‐14
2021‐2029 Housing Element Update ‐ DraftTable B‐4: Sites to Accommodate Moderate and Above Moderate Income RHNA
Market
Area Expected 5th Net Income Existing Uses and
APN Zoning GPLU Address Ownership Rate
(Acres) Density Cycle Units Category Redevelopment Analysis
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Units
Existing UCI MDA ALS
Clinic with very large
surface parking lot.
Development potential
considers the potential
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REGENTS OF THE for existing use to remain
UNIVERSITY OF and residential added in
23106152 5.91 UMU UMIX 50 LEWIS ST CALIFORNIA Yes 295 222 Moderate a mixed‐use fashion.
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Surface parking lot
adjacent to older multi‐
tenant office building.
Large site with potential
for joined redevelopment
THE REALTY with adjacent parcels and
23109201 1.15 UMU UMIX
ic 50 THE CITY DR S
ASSOCIATES FUND XI
PORTFOLIO L P Yes 57 43 Moderate
accessibility to
walking/biking trails.
Existing older 4‐story
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office building with
ample surface parking.
Large site with potential
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for joined redevelopment
THE REALTY with adjacent parcels and
625 THE CITY ASSOCIATES FUND XI accessibility to
23126207 4.33 UMU UMIX 50 DR S PORTFOLIO L P Yes 216 162 Moderate walking/biking trails.
Existing older 4‐story
office building with
ample surface parking.
Large site with potential
765 THE CITY for joined redevelopment
23126208 3.53 UMU UMIX 50 DR S AG CITY OWNER L P Yes 176 132 Moderate with adjacent parcels and
Appendix B: Candidate Sites Analysis 3‐15
2021‐2029 Housing Element Update ‐ DraftTable B‐4: Sites to Accommodate Moderate and Above Moderate Income RHNA
Market
Area Expected 5th Net Income Existing Uses and
APN Zoning GPLU Address Ownership Rate
(Acres) Density Cycle Units Category Redevelopment Analysis
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Units
accessibility to
walking/biking trails.
Small older commercial
shopping center with
NMU‐ potential to redevelop
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39027410 0.57 24 NMIX24 16.3 370 S MAIN ST HOU MARVIN L S Yes 9 9 Moderate for mixed‐use.
Small older commercial
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shopping center with
NMU‐ potential to redevelop
39027411 0.57 24 NMIX24 16.3 356 S MAIN ST WONG WAI PING INC Yes 9 9 Moderate for mixed‐use.
Small older commercial
shopping center with
NMU‐ MAIN STREET potential to redevelop
39027412 1.90 24 ic
NMIX24 16.3 310 S MAIN ST PROPERTIES 30 30 Moderate for mixed‐use.
Small older commercial
shopping center with
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NMU‐ potential to redevelop
39028532 0.68 24 NMIX24 16.3 402 S MAIN ST MP‐LAVETA LLC Yes 11 11 Moderate for mixed‐use.
Small older commercial
shopping center with
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NMU‐ potential to redevelop
39028533 0.41 24 NMIX24 16.3 MAIN ST MP‐LAVETA LLC Yes 6 6 Moderate for mixed‐use.
Small older commercial
shopping center with
NMU‐ potential to redevelop
39028534 0.83 24 NMIX24 16.3 424 S MAIN ST MP‐LAVETA LLC Yes 13 13 Moderate for mixed‐use.
Small older commercial
shopping center with
NMU‐ potential to redevelop
39028535 0.57 24 NMIX24 16.3 468 S MAIN ST MP‐LAVETA LLC Yes 9 9 Moderate for mixed‐use.
Appendix B: Candidate Sites Analysis 3‐16
2021‐2029 Housing Element Update ‐ DraftTable B‐4: Sites to Accommodate Moderate and Above Moderate Income RHNA
Market
Area Expected 5th Net Income Existing Uses and
APN Zoning GPLU Address Ownership Rate
(Acres) Density Cycle Units Category Redevelopment Analysis
ft iew
Units
Small older commercial
shopping center with
NMU‐ potential to redevelop
39028536 0.60 24 NMIX24 16.3 MAIN ST MP‐LAVETA LLC Yes 9 9 Moderate for mixed‐use.
Small older commercial
ra v
shopping center with
NMU‐ potential to redevelop
D Re
39028537 1.13 24 NMIX24 16.3 480 S MAIN ST MP‐LAVETA LLC Yes 18 18 Moderate for mixed‐use.
Largely vacant lot with
515 N Rancho SCHOOL ORANGE Above some agricultural uses
09314149 9.17 R‐1‐7 PFI 6 Santiago Blvd UNIFIED DIST 55 55 Moderate and one small structure.
CUMMINS KENNETH
J TR GLORY B Single‐story charter
09351127 4.40 R‐1‐7 PFI
ic 6
4100 E
WALNUT AVE
LUDWICK REVOC
LIVING TR 26 26
Above
Moderate
school with large open
space area.
Existing commercial
bl
shopping center and
surface parking lot
containing a bank,
Pu
Starbucks, and Quiznos
Subs. Opportunity to
develop in a mixed‐use
fashion similar to
adjacent parcel which
3743 W CITY TOWN CENTER L Above contains hotel and
13747132 0.76 UMU UMIX 50 CHAPMAN AVE P Yes 37 28 Moderate restaurant uses.
Appendix B: Candidate Sites Analysis 3‐17
2021‐2029 Housing Element Update ‐ DraftTable B‐4: Sites to Accommodate Moderate and Above Moderate Income RHNA
Market
Area Expected 5th Net Income Existing Uses and
APN Zoning GPLU Address Ownership Rate
(Acres) Density Cycle Units Category Redevelopment Analysis
ft iew
Units
Existing Wendy's
restaurant and surface
parking lot. Opportunity
to develop in a mixed‐
use fashion similar to
ra v
adjacent parcel which
contains hotel and
restaurant uses. May
D Re
CITY TOWN CENTER L also be developed with
3739 W P WENDYS Above 13747132 due to
13747133 0.57 UMU UMIX 50 CHAPMAN AVE INTERNATIONAL INC Yes 28 21 Moderate common ownership.
Best Buy big box store
and surrounding parking.
Adjacent to multi‐family
ic residential across the
street and has the
potential to redevelop
bl
due to market trends
away from large retail big
box stores. Similar
Pu
parcels in the area such
as the ones analyzed
have redeveloped for
CITY TOWN CENTER L Above higher density residential
13747134 3.99 UMU UMIX 50 LEWIS ST P 199 150 Moderate uses.
Existing ALO hotel and
one‐story restaurant with
surrounding surface
3737 W Above parking lot. Potential to
13747143 1.68 UMU UMIX 50 CHAPMAN AVE F H A LP 84 63 Moderate redevelop either
Appendix B: Candidate Sites Analysis 3‐18
2021‐2029 Housing Element Update ‐ DraftTable B‐4: Sites to Accommodate Moderate and Above Moderate Income RHNA
Market
Area Expected 5th Net Income Existing Uses and
APN Zoning GPLU Address Ownership Rate
(Acres) Density Cycle Units Category Redevelopment Analysis
ft iew
Units
restaurant portion or
entire site.
Several single‐family
residences on a single lot
ra v
with storage and large
surface parking areas.
D Re
Existing units have been
accounted for and
property is directly
WALWORTH Above adjacent to newer multi‐
23106146 1.66 UMU UMIX 50 4125 LEWIS ST RICHARD R TR Yes 82 62 Moderate family residential uses.
Older restaurant building
ic (Lucille's BBQ) with a
large surface parking lot.
Potential to redevelop
bl
for mixed‐use and retain
capacity for the existing
4050 W BARD ASSOCIATES Above use and additional
23106153 1.30
Pu
UMU UMIX 50 CHAPMAN AVE CO Yes 64 48 Moderate commercial.
ORANGE CITY MILLS Above See explanation for
23107140 1.39 UMU UMIX 50 THE CITY DR S LTD PARTNERSHIP 69 52 Moderate Parcel 23107129.
ORANGE CITY MILLS Above See explanation for
23107147 1.29 UMU UMIX 50 THE CITY DR S LTD PARTNERSHIP 64 48 Moderate Parcel 23107129.
3901 W
METROPOLITAN ORANGE CITY MILLS Above See explanation for
23108156 3.98 UMU UMIX 50 DR LTD PTNSHP 199 150 Moderate Parcel 23107129.
ORANGE CITY MILLS
III LIMITED Above See explanation for
23113132 5.10 UMU UMIX 50 LEWIS ST PARTNERSHIP Yes 254 191 Moderate Parcel 23107129.
Appendix B: Candidate Sites Analysis 3‐19
2021‐2029 Housing Element Update ‐ DraftTable B‐4: Sites to Accommodate Moderate and Above Moderate Income RHNA
Market
Area Expected 5th Net Income Existing Uses and
APN Zoning GPLU Address Ownership Rate
(Acres) Density Cycle Units Category Redevelopment Analysis
ft iew
Units
ORANGE CITY MILLS
III LIMITED Above See explanation for
23113133 0.91 UMU UMIX 50 LEWIS ST PARTNERSHIP 45 34 Moderate Parcel 23107129.
Existing 19‐story office
building with large older
ra v
surface parking lot.
Located directly adjacent
D Re
to Outlets property.
Existing DA expires this
year and City has
previously processed an
application for mixed‐use
development on this site,
including 300+
23113140 11.30 UMU UMIX
ic 50
1 CITY BLVD
WEST
WALTON/GREENLAW
CITY PLAZA
HOLDINGS VI LLC 565 424
Above
Moderate
residential units. That
application is currently
on hold.
bl
Commercial shopping
center with multiple
tenants and large surface
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parking lot. Directly
adjacent to new multi‐
family residential
development and across
from the MainPlace mall
ORANGE TOWN & Above (Santa Ana) analyzed in
39062103 1.27 UMU UMIX 50 745 S MAIN ST COUNTRY #3 LLC Yes 63 48 Moderate the Housing Element.
Appendix B: Candidate Sites Analysis 3‐20
2021‐2029 Housing Element Update ‐ DraftTable B‐4: Sites to Accommodate Moderate and Above Moderate Income RHNA
Market
Area Expected 5th Net Income Existing Uses and
APN Zoning GPLU Address Ownership Rate
(Acres) Density Cycle Units Category Redevelopment Analysis
ft iew
Units
Commercial shopping
center with large big box
stores and large surface
parking lot. Pier 1
Imports building and one
ra v
smaller tenant currently
vacant. Directly adjacent
to new multi‐family
D Re
residential development
and across from the
MainPlace mall (Santa
TOWN & COUNTRY Above Ana) analyzed in the
39062104 5.78 UMU UMIX 50 763 S MAIN ST SPE Yes 288 216 Moderate Housing Element.
ic WANG CHARLES S C Above See explanation for
39062105 1.25 UMU UMIX 50 791 S MAIN ST TR WANG FAMILY TR Yes 62 47 Moderate Parcel 39062104.
bl
Pu
Appendix B: Candidate Sites Analysis 3‐21
2021‐2029 Housing Element Update ‐ DraftYou can also read
