20-0317_JAMBOREE HOUSING CORPORTATION_F1a_Attachment 3San Juan Capistrano Housing Element 58
Sites Inventory
Table 25 below indicates that the 2014-2021 RHNA can be accommodated based on the current
availability of vacant and underutilized land.
Table 25
Sites Inventory Table
Site Name
General
Plan/
Zoning
Size/
Allowed
Maximum
Density
Realistic Capacity by RHNA Affordability Level
Environmental
or
Infrastructure
Constraints
Very
Low
(0-50%
of AMI)*
Low
(51-80%
of AMI)
Moderate
(81-120%
of AMI)
Above
Moderate
(120%+ of
AMI) Total
1: The Oaks
Medium Low
Density/RS-
10,000
10.2 ac
3.5 units
per acre -- -- -- 32 32 No
2: Calle
Lorenzo
Medium High
Density/ RS-
4,000
1.89 acres
8 units per
acre -- -- --12 12 No
3: C. Romer
Homestead
Planned
Comm./Plann
ed
Comm. (CDP
78-1 -Very
High Density)
0.35 ac
30 units
per acre 8 -- -- -- 8 No
4: The
Groves
Very High
Density/ Very
High Density
2 acres
30 units
per acre 48 -- -- -- 48
No:
constrained
portion of
the site is
not included
in the
capacity
calculation
5:
Ventanas*
Planned
Comm./ (CDP
78-01- Mixed
Use & Very
High
Density)
9 acres
30 units
per acre 230 -- -- -- 230 No
6: Oliva
Low Density/
Hillside
Residential
21.5 acres
3.5 units
per acre -- -- -- 40 40 No
7: The Cove
Estates
Medium High
Density/ RS-
4,000
1.8 acres
8 units per
acre -- -- --4 4 No
1
San Juan Capistrano Housing Element 59
Table 25
Sites Inventory Table
Site Name
General
Plan/
Zoning
Size/
Allowed
Maximum
Density
Realistic Capacity by RHNA Affordability Level
Environmental
or
Infrastructure
Constraints
Very
Low
(0-50%
of AMI)*
Low
(51-80%
of AMI)
Moderate
(81-120%
of AMI)
Above
Moderate
(120%+ of
AMI) Total
8: Pacifica
San Juan**
Planned
Comm./ CDP
81-01
257 acres
3.7 units
per acre -- -- 39 282 321 Yes
9: Don Juan
Duplex
Property
Medium High
Density/
MRD-4,000
2.10 acres
8 units per
acre -- -- --8 8 Yes
10: Hidden
Creek
Estates
Medium Low
Density/ RS-
10,000
3 acres
3.5 units
per acre -- -- -- 8 8 Yes
11: City Hall
Very High
Density/ Very
High Density
2.52 acres
30 units
per acre 61 -- -- -- 61 No
Total
311.36
acres 347 -- 39 386 772
Notes:
Housing Element law allows local governments to utilize “default” density standards determined by HCD. Per HCD’s
determination, cities in Orange County (including San Juan Capistrano) with sites allowing a density of at least 30 dwelling units
per acre can be used to meet lower-income RHNA requirements.
*Calculations of realistic capacity assume that properties will achieve a density that is 80 percent of the maximum allowed density
with the exception of the Ventanas site (Site 5). For Site 5, realistic capacity calculations use a slightly higher percent (85 percent)
of the maximum allowed density based on recent developer interest in the site. Discussions with potential developers indicate that
realistic capacity for the site is closer to 93 percent of maximum allowed density (in excess of 250 units).
**Affordability of units for the Pacific San Juan site is based on the Planned Community zoning 7.4 acres for a multi-family
development proposing 10.5 du/ac and able to accommodate Moderate Income housing based on affordability levels presented in
the General Plan Housing Element.
*** Sites #6-10 were previously included in the 2008 Housing Element.
Site Details
Site 1 – The Oaks (APN: 664-041-09/-10/-12)
This site is a 10.2 acre on the edge of the City’s eastern border and south of Ortega Highway. The current
use on the site is an equestrian stable. A residential development would be a more efficient use of the site
and given the potential units that can be built, may be a financial incentive for the current owners to
redevelop. There is a pending development proposal on this site for 32 units with RS-10,000 zoning.
2
San Juan Capistrano Housing Element 60
Site 2 – Calle Lorenzo (APN: 649-052-08 & 649-053-13)
This site is a 1.89 acre lot east of Camino Capistrano and south of Junipero Serra Road. It contains the
potential for a total of 12 units in RS-4,000 zoning. The current use on the site is one single family unit.
The site is zoned to permit a larger capacity, and over the last year the site been investigated for
development. No applications for development have been received to date. Given the potential units that
can be built, redevelopment to the sites full potential is expected.
Site 3 – C. Romer Homestead (APN: 666-241-12)
This site is a 0.35 acre lot east of Rancho Viejo Road and south of Ortega Highway. It contains the
potential for a total of 8 units at densities that can accommodate affordable housing. The site is zoned to
permit a larger capacity, and over the last year the site been investigated for development. No
applications for development have been received to date. Given the potential units that can be built,
redevelopment to the sites full potential is expected.
Site 4 – The Groves (APN: 121-050-21)
This 2.0 acre vacant site is located on the northwest corner of Camino Capistrano and Junipero Serra
Road. The site has a potential development capacity for 48 units at densities that can accommodate
affordable housing. Environmental constraints that would have limited development have already been
accounted for in the site analysis. With the required 75 foot set back from the creek as part of the
Resource Agency permitting requirements and the full right-of-way for Camino Capistrano, the site
provides two net useable acres. Only 2 acres are used to calculate realistic capacity.
Site 5 – Ventanas (APN: 666-131-09/-13/-15)
This 9 acre vacant site located east of Interstate 5 and north of San Juan Creek, has been identified as a
potential site for housing development due to access to transit, schools, etc. The site additionally has a
potential for mixed use. The site has a potential development capacity for 230 units. The realistic capacity
of 230 units is supported by a recent developer analysis which determined that 253 units could be
accommodated on the site with a mixed use element. For the purposes of this site inventory, capacity for
the Ventanas site is based solely on the portion of the site allowing Very High Density residential and
does not include portions of the site allowing commercial development.
Sites 6 – 10
Opportunities for moderate or above moderate income housing are available on sites #6 - #10. These five
sites were previously included in the 2008 Housing Element, have appropriate zoning in place and have
not been developed. Site #6, Oliva, has the potential for 40 low-density units on 3.5 acres. Site #7, The
Cove Estates (referred to as Village Alipaz in the 2008 Housing Element), has the capacity for 4 units in
1.8 acres zoned RS-4,000. Affordability of units for the Pacific San Juan site (Site #8) is based on the
Planned Community zoning 7.4 acres for a multi-family development proposing 10.5 du/ac and able to
accommodate moderate income housing based on affordability levels presented in the Housing Element.
Site # 9, the Don Juan Duplexes property, is located at the terminus of Andres Pico west of Interstate 5.
The site has the potential development of 8 units on a total of 2.1 acres in MRD-4000 zoning. Site # 10,
Hidden Creek Estates, is located west of Camino Capistrano and has the potential for the development of
8 units on a total of 3.0 acres in RS-10,000 zoning.
Site 11: City Hall (APN: 668-101-10)
Site 11 is zoned for high density residential development and currently houses City Hall and a Public
Works & Utility Department equipment storage building. The site has a capacity for 61 units at densities
appropriate to accommodate lower-income housing. The site is owned by the City of San Juan
3