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2 <br /> <br />Disclaimer: The information provided in this FAQ is for general informational purposes only and should not be construed as legal advice. <br /> <br /> <br />compatible with mixed-use and transit-oriented development will continue to be permitted uses <br />in the TZC. The amendments aim to enhance the compatibility between residential areas and <br />neighboring businesses by removing industrial uses that create environmental and health <br />impacts. These changes support the original 2010 TZC vision of creating a transit-supportive, <br />pedestrian-oriented development framework that strengthens the area's mixed-use character <br />while protecting existing residential neighborhoods. The amendments focus on safeguarding the <br />residential communities in the area from industrial impacts while maintaining appropriate <br />commercial activities that serve neighborhood needs. <br />6. How does this ordinance compare to similar policies in other cities? Most cities, including the <br />City of Santa Ana, regulate nonconforming uses and structures. Several cities also include <br />abatement or amortization processes to further regulate and terminate nonconforming uses and <br />structures to advance overall land use policy direction. A few cities target termination of specific <br />nonconformities, such as adult entertainment, industrial uses, and billboards or other types of <br />signage, or certain types of buildings or structures. The City of National City has a well-established <br />industrial amortization program, reviewing and ranking various businesses to be prioritized for <br />amortization. <br /> <br />7. What are the differences between the M1 and M2 overlay, and how does it impact <br />businesses within each zone? The Industrial Overlay (I-OZ) Zone is currently applied to areas that <br />were zoned M1 (Light Industrial) or M2 (Heavy Industrial) and occupied with an industrial use <br />when the TZC was originally adopted in 2010. As written, this overlay allows the type of land use <br />activity and development permitted by the M1 and M2 zoning districts to continue until such <br />time that the owner chooses to develop to the standards in the new residential and mixed-use <br />zones that were applied to all of the properties within the plan area when the TZC was originally <br />adopted. In order to determine if the M1 or M2 land use activity and development apply to a <br />particular parcel, the I-OZ was further identified on the regulating plan (map) as I-OZ-M1 or I-OZ- <br />M2. <br /> <br />8. Why is the City considering permitting residential on industrial properties? All of the <br />properties within the TZC were assigned zones that permit residential and/or mixed-use <br />development in 2010, when the plan was originally adopted. The proposed ordinance would not <br />change or affect the zones that are already applicable to the properties within the boundary of <br />the TZC. Rather, the proposed ordinance would simply remove the industrial overlay that was <br />applied to certain properties within the plan area that had existing industrial businesses when <br />the plan was adopted in 2010. <br />9. Why does the proposed ordinance prohibit the conversion of residential land uses or <br />buildings to non-residential uses in the UN-1 and UN-2 zones of the TZC? UN-1 and UN-2 zones <br />are applied to primarily residential areas intended to accommodate a variety of housing types, <br />with some opportunities for live-work, neighborhood serving retail and cafes. The proposed <br />ordinance would prohibit the conversion of residential uses/building to non-residential uses in <br />these areas to strengthen and stabilize the low intensity residential nature of these <br />