HomeMy WebLinkAbout2018-082 - Approving General Plan Amendment No. 2018-05LS 11.20.18
RESOLUTION NO. 2018-082
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SANTA ANA APPROVING GENERAL PLAN
AMENDMENT NO. 2018-05 FOR THE PROPERTIES
LOCATED AT 301 NORTH TUSTIN AVENUE, 431
NORTH TUSTIN AVENUE AND 2321 EAST FOURTH
STREET
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. Richard Finkel (Applicant), representing Russell Fischer LP, is requesting
approval of General Plan Amendment No. 2018-05 to amend the General
Plan land use designation of the property at 301 North Tustin Avenue from
Professional & Administrative Office (PAO) to General Commercial (GC) and
to update text portions of the City's Land Use Element to reflect this change
in order to facilitate construction of a new multi -tenant commercial building
with ancillary drive-through service at 301 North Tustin Avenue and a
service station at 325 North Tustin Avenue.
B. In addition, the City of Santa Ana is proposing to change the land use
designation of the properties at 431 North Tustin Avenue and 2321 East 4th
Street from Professional and Administrative Office (PAO) to General
Commercial (GC) and to update text portions of the City's Land Use Element
to reflect this change.
C. On June 12, 2018, pursuant to Senate Bill 18 and Assembly Bill 52, the City
mailed consultation letters to all tribes listed on the Native American
Heritage Commission (NAHC) Tribal Consultation List.
D. On October 8, 2018, the Planning Commission of the City of Santa Ana held
a duly noticed public hearing and voted to recommend that the City Council
adopt a resolution adopting Mitigated Negative Declaration, Environmental
Review No. 2016-156 and approve General Plan Amendment No. 2018-05.
E. On November 20, 2018, the City Council of the City of Santa Ana held a
duly noticed public hearing to consider all testimony, written and oral,
related to General Plan Amendment No. 2018-05, at which time all
persons wishing to testify were heard, the project was fully considered,
and all other legal prerequisites to the adoption of this Resolution
occurred.
Resolution No. 2018-082
Page 1 of 12
F. General Plan Amendment No. 2018-05 has been filed to amend the General
Plan to change the land use designation of the property at 301 North Tustin
Avenue from Professional and Administrative Office (PAO) to General
Commercial (GC). In addition, the City of Santa Ana is proposing to change
the land use designation of the properties at 431 North Tustin Avenue and
2321 East 4th Street from Professional and Administrative Office (PAO) to
General Commercial (GC) and to update text portions of the City's Land Use
Element to reflect this change.
1. The existing General Plan land use designation for the project area is
Professional & Administrative Office (PAO) which are typically in
areas that are in close proximity to freeways allow for professional
and/or administrative offices, with floor area ratio intensity ranges
from 0.5 to 1.0.
2. The proposed General Plan land use designation for the project area
is General Commercial (GC) which applies to commercial corridors
and major arterial roadways in the City, allows for facilities and
services including shopping, recreation, cultural and entertainment
activities and the floor area ratio intensity ranges from 0.5 to 1.0.
3. The general plan amendment will support several goals and policies
of the General Plan, including the Land Use Element, Economic
Development Element, Circulation Element, and Urban Design
Element. In specific, General Plan Land Use Element Goal 1 to
promote a balance of land uses to address basic community needs.
Policy 1.10 to encourage the location of commercial centers at
arterial roadway intersections in commercial districts. Land Use
Element Goal 2 to promote land uses that enhance the City's
economic and fiscal viability. Policy 2.4 supporting pedestrian
access with an enhanced pedestrian walkway. Furthermore, the
project is consistent with Policy 2.8, to promote rehabilitation of
commercial properties, and encourage increased levels of capital
investment. Policy 2.9 supporting developments that create a
business environment that is safe and attractive. Policy 5.5 to
encourage development that is compatible with and supporting of
surrounding land uses. The commercial center and its operations
are compatible with the surrounding commercial and professional
businesses. Economic Development Goal 2 to maintain and
enhance the diversity of the City's economic base. Specifically,
Policy 2.3 to encourage the development of mutually beneficial and
supportive business clusters within the community. Economic
Development Goal 4 to expand the tax base of local government to
improve and maintain the level of public services. Policy 4.1 to target
business attraction and retention resources towards firm with high
positive net revenue implications for local government, particularly
those engaged in business -to -business taxable sales transactions.
Circulation Element Goal 2 to promote design and construction that
Resolution No. 2018-082
Page 2 of 12
facilitates safe utilization of the City's transportation system. Policy
2.1 to limit the number of driveways on arterial streets to reduce
vehicular conflict, and facilitate traffic flow. Urban Design Goal 1 to
improve the physical appearance of the City through development of
districts that project a sense of place, positive community image and
quality environmental. Specifically, Policy 1.5 to include enhanced
architectural forms, textures, colors, and materials are expected in
the design of all projects and Policy 1.6 to include plazas, open
spaces, and courtyards connecting to public right-of-way to
encourage public interaction.
G. The City Council has weighed and balanced the General Plan's policies,
and has determined that based upon this balancing that General Plan
Amendment No. 2018-05 is consistent with the purpose of the general
plan.
Section 2. The Planning Commission of the City of Santa Ana recommends
that the City Council adopt an ordinance rezoning the real properties located at 301, 325
and 401 North Tustin Avenue and 2320 East Fourth Street and Amended Sectional
District Map number 9-5-9 showing the above described change in use district designation
(AA No. 2018-08). This recommendation is based upon the evidence submitted at the
above said hearing, which includes, but is not limited to: the Request for Planning
Commission and Council Action dated October 8, 2018 and November 20, 2018,
respectively and exhibits attached thereto; and the public testimony, all of which are
incorporated herein by this reference.
Section 3. The City Council has reviewed and considered the information
contained in the initial study and the mitigated negative declaration (MND),
Environmental Review No. 2016-156, prepared with respect to this project. The City
Council has, as a result of its consideration and the evidence presented at the hearings
on this matter, determined that, as required pursuant to the California Environmental
Quality Act (CEQA) and the State CEQA Guidelines, the MND adequately addresses
the expected environmental impacts of this project. On the basis of this review, the City
Council finds that there is no evidence from which it can be fairly argued that the project
will have a significant adverse effect on the environment
Section 4. The City Council of the City of Santa Ana after conducting the
public hearing hereby approves General Plan Amendment No. 2018-05. The
amendments to the Land Use Element are attached hereto as Exhibit A and
incorporated herein by this reference as though fully set forth herein. This decision is
based upon the evidence submitted at the above said hearing, which includes, but is not
limited to: the Request for Council Action dated November 20, 2018, and exhibits
attached hereto; and the public testimony, written and oral, all of which are incorporated
herein by this reference.
Section 5. This Resolution shall not be effective unless and until Ordinance No.
NS -2960 (AA No. 2018-08) becomes effective. If said ordinance is for any reason held to
Resolution No. 2018-082
Page 3 of 12
be invalid or unconstitutional by the decision of any court of competent jurisdiction, or
otherwise does not go into effect for any reason, then this resolution shall be null and void
and have no further force and effect.
Section 6. The Applicant agrees to indemnify, hold harmless, and defend the
City of Santa Ana, its officials, officers, agents, and employees, from any and all liability,
claims, actions or proceedings that may be brought arising out of its approval of this
project, and any approvals associated with the project, including, without limitation, any
environmental review or approval, except to the extent caused by the sole negligence of
the City of Santa Ana.
Section 7. This decision rendered by the City Council of the City of Santa Ana
is final and is subject to judicial review pursuant to California Code of Civil Procedure
section 1094.6. The Planning and Building Agency shall give direct notice to the
Applicant of the City Council's decisions and these findings.
ADOPTED this 20"' day of November, 2018.
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By: S4 C -
Lisa Storck
Assistant City Attorney
AYES: Councilmembers Benavides, Martinez, Pulido Sarmiento,
Solorio Tinaiero Villegas (7)
NOES: Councilmembers None (0)
ABSTAIN: Councilmembers None (0)
NOT PRESENT: Councilmembers None (0)
Resolution No. 2018-082
Page 4 of 12
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the attached
Resolution No. 2018-082 to be the original resolution adopted by the City Council of the
City of Santa Ana on November 20, 2018.
Maria D. Huizar
Clerk of the Council
City of Santa Ana
Resolution No. 2018-082
Page 5 of 12
City of Fanta Ana General Plan
Land Use Element
1998
City of Santa Asia
Planning Division
Adopted
February 2, 1998
(Reformatted January 2010)
The fblb i.g is a chronology of the approved geneenl plan amenalments that have been incorporated into this docament since the
comprehensive update of the Genersl Plan Land Use Element adopted by the Santa Ana City Council February 2, 1998 (GPA 1997
05):
Resolution No. 2018-082
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GPA 2011-OZ(June6,2011)
GPA 2005-02[Ocbbe, 17,2005)
GPAMI-02(Januery7,2002)
OPA2010-01(June 7,2010)
GPA200441[Ape115,2005,w psandby
GPA2040A8(May 7, M1)
GPA 2G08-02(July 20,2000)
tltevotetsrAWWAna)
GPA2000A8(Fehnsry 5.2001)
GPA Z07-03 (May 18,2006(
GPA 20"4 July 1%2064)
GPA 260UM(Oecenber4,2000)
GPA 2008-01 (May 5,2008)
GPA 2004J36(J146, 2004)
GPA209002(Mv=W20, 2000)
GPA 2004-03(Fehruary2,2009)
GPA200302(Juee 16,2103}
GPA 19OM2(OdOer 18, 1806)
GPA'e007A2 (June 16, 2007)
GPA 200MI (Fetvuaty18, 2083)
GPA 199981(AuJue116.IM)
GPA200741(6lamh 15, 2007)
GPA 2W2-01(September 3,2002)
GPA 199M4(Odoter5, 1688)
GPA NOW(October 2, 2006)
GPA200243(Atgud19,2002)
GPA 199US(Septemhet 21, 1968)
GPA2005A1(OemTter 5,2005)
GPA 2001-M(FeWaq 19, 2002)
GPA 1998.01(May4, 19,x8)
EXHIBIT A
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lana use oesrenetlnns
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Resolution No. 2018-082
Page 8 of 12
4M1IMMI A Vn Pim 4 U� lmP NmtlaNyTM
Commercial
The Land Use Flan identifies three land use designations that encourage a variety
of office, retail and commercial enterprises to serve the commuaigy
■ The Professiornal/Aclnninistrative Office (PACE) designation applies to those
areas where professional and/or administrative offices are predominant; or
where such development is being encouraged. Land included in this
designation is found primarily near the Civic Center, and along the First
Street and TnestianAvenue Corridors in close proximity to freeways. There are
other smaller PAQ areas in the City such as along North Broad'a-ay and along
portions of east and west Seventeenth Street. A total of 644-4-004.6 acres is
included in this land use designation. The floor area ratio intensity standard
applicable to this land use designation ranges from 0.5 to 1.0.
The Professional and Administrative Office areas are intended to provide a
unique environment for office development in those areas of the City where
office uses are the predominant land use. The purpose for maintaining and
supporting these areas exclusively for office and office -related uses is to
encourage major employment centers at locations which significantly lessen
the impact to the City's local street system. The First Street/Tustin Avenue
office corridor between the Santa Ana (I-5) and Costa Mesa (SR -55) Freeways
serves this purpose. In addition, the orderly, well-maintained quality of
existing development supports a continuation of these areas as functional
officefermployment centers.
The Professional and Administrative Office designation includes a range of
floor area r:atias to differentiate development intensity and character in
relation to adjacent land uses. The areas with a FAR of 0.5 are not major
office centers, but rather have an established character of lower intensity
garden office and professional service uses. These areas are typically adjacent
to loco density residential neighborhoods, or are converted residential office
uses. Office development along East Fourth Street, between Grand Avenue
and the Santa Ana Freeway, is typical of this low-rise office character. The
PAG area located adjacent to the Civic Center contains a range of office
development intensity, which supports the City's functional role as the
government center of the County.
The types of uses typically located in the PACT district include the following:
Professional and administrative offices/office parks;
Service activities such as copy centers, courier services, travel agencies,
and restaurants when such uses are an integral component of planned
office development; and
Professional uses such as accountants, attorneys, doctors, engineers, and
insurance brokers.
Resolution No. 2018-082
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The General Commercial (GC) district applies to commercial corridors in
Santa Asia including those located along Main Street, Seventeenth Street,
Harbor Boulevard, and other major arterial roadways in the City The
intensity standard applicable to this designation is a floor area ratio ofM -1.0,
though most General Commercial districts have aFARof0.5.Atotal of€6 -i.
888.7 acres of land is included in this designation.
General Commercial districts are key components in the economic
development of the City. They provide highly visible and accessible
commercial development along the City's arterial transportation corridors. In
addition, General Commercial land uses provide important neighborhood
facilities and services, including shopping, recreation, cultural and
entertainment activities, employment, and education. The districts also
provide support facilities and services for industrial areas includingoffice and
retail, restaurants and various other services.
The General Commercial development standards are based upon the
character and intensity of development, as well as the degree of access and
market demand for these properties. The relationships to adjacent land arses,
are also considered. Uses typically located in this district are:
Business and professional offices;
' Retail and service establishments;
Recreational, cultural, and entertainment uses; and
Vocational schools.
General Commercial Districts have a floor area ratio of0.5with the exception
of the Mid -town area which has an floor area ratio of tip to 1.0.
One Broadway Plaza District Center is a separate land use designation asit
has an F.A.R. of2.4, which exceeds the typical District Center intensity limit.
Additionally, it does not include a residential component. One Broadway
Plaza is envisioned as a landmark professional office complex that will be a
focal point in the Downtown Redevelopment area serving the Civic Center
complex, Downtown, and Midtow=n urban areas. The City's District Centers
and aiaajordevelopment areas are shown in ExhibitA-5.
Resolution No. 2018-082
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Table A-4
Land Use Plan Build -out Capacities
InsfflMnal I K ro" 800.8 FAR 0.2-0.5 6,974,740 Sf 171436,850 sf
Open Space I 0S 1 11010.9 FAR 0-2 1 8,806,961 sf 1 81806,961 sf
Subt'.0tal 1 1 1,811.51 1 15,7819701 d 20.248 11 d
I.. ''I MINN.-' iii NNUMMMMINNOM I M I am
FAR=floor area ratio; dm.=dwelling unit; s_f_=squarefeet (of area). Acreage shown in table does not include roads in rig ht-okway-
Effective capacity for non-residential deiw�opmerd as-surries, dreveelopment possible underthe lower range of FAR inten' sity' -Sbrndards, ,Mth the, exceptimn. of the
Metro East Distnict Center, Transit Wage DH,, rict Center., Downtown District, Cerder, Heritage Dictild Center, and Urban Neighborhood area -0- The 14asbor Conidor
District Center, Metro East District Center, Transit Wage District Certer, Downtown District Center, and Urban Neighborhood areas. allow a range of intent it for-
rn Xtune of residential and non-resideriSial development based en the zoning development standards. Residential effective capacity- was calculated by, adding the
21,256 units possible in the District Center and Urban Neighborhood with the existing 74,588 (Census 2000) housing units.
' Land use designation permits, both residential and non-residential development. Build -out ac. umes 90% of land area will be developed as com, mercial and 10%
will be developed as recidential; with, the exception of Town and County Manor project intended for continuum of care and hous'm, g senior,. -
11 Land use designation pernaks high intensity office develop merit with, ancillaq retail use.
7his table has been revised to car ;pard with dice 615 Lwd US# &fap illustrated in &fibit 2
Resolution No. 2018-082
Page 12 of 12
Intensify tI
Effective WNW,
Theoretical
Land use
Acres
Density
Buildout
1
0
Low Dens q Residential
LR -7
I
6,456.9
I
7 dU/aC
I
45,198 du
Low Medium Density Residential
LMR -11
420.6
11 du/ac
4,627 du
Medium Density Residential
MIS -15
370.1
15 dbVar
5,551du
Subtotal
1 7.26,7.6-1
- - --------- . .. ............ .................
Non Res.
95,8" dul
Non -Res.
55.624 du
Mixed Use
District Center
Res.
Res.
Other
DC
309_5
90 du /ac rl
FAR 1.0-2.W
11 11955,583 sf
3,017 du
23,7641,534
31,017 du
Heritage
Do
18.8
FAR, 1.7
54,090 sf
1,221 du
54,0,90S
1,221 du
Downtown
DC
62.5
FAR 3.0
2,057,824 1
1,661 du
2,067,824 sf
1,661 du
Metro East
DC
98_3
FAR 3.0
3,245,185 sf
5,551 du
3,245,185 sf
5,55.1 du
Transit Village
DO
51, _4
FAR 5.0
402,864 sf
2,761 du
402,864sf
2,761 du
Harbor Corridor
DO
125.0
FAR 5.0
1,836 155 Sf
2,029 du
1,836,155 si,
2,Wn._ du
Urban Neighborhood
UN
276.9
FAR 0.5-3.0
876,546 sf
5,016 du I
876,546 _Si
5,016 du
Subtotal
4
X44.5
20v428*42 sl
21,256 du
32237,371
21,256 du
Professional & Admin.. Office
PAO
612.4
609.6
FAR 0.5-1.0
Qtlagg
13,2716.9
947 sf
26,676.,i
25 1, 9_5_ 99.448.1
50
Commeral
ci
888886.74
FAR 0.5-.
9,29,General f
1779
.. . ....... s
0, 91ID 1ss0f
f
One Broadway Piva District Ctr3
0BP00
4.3
FAR 2,9
543,193 sf
Wt 1 93 sf,
Subtotal
Efirifnig
I t502-5
331,5173;989 Sf
65,804,785 SI
Industrial --E
IND
ZIS?_81
FAR 0.45 1
42,199,991 st
42,199,991 sf
InsfflMnal I K ro" 800.8 FAR 0.2-0.5 6,974,740 Sf 171436,850 sf
Open Space I 0S 1 11010.9 FAR 0-2 1 8,806,961 sf 1 81806,961 sf
Subt'.0tal 1 1 1,811.51 1 15,7819701 d 20.248 11 d
I.. ''I MINN.-' iii NNUMMMMINNOM I M I am
FAR=floor area ratio; dm.=dwelling unit; s_f_=squarefeet (of area). Acreage shown in table does not include roads in rig ht-okway-
Effective capacity for non-residential deiw�opmerd as-surries, dreveelopment possible underthe lower range of FAR inten' sity' -Sbrndards, ,Mth the, exceptimn. of the
Metro East Distnict Center, Transit Wage DH,, rict Center., Downtown District, Cerder, Heritage Dictild Center, and Urban Neighborhood area -0- The 14asbor Conidor
District Center, Metro East District Center, Transit Wage District Certer, Downtown District Center, and Urban Neighborhood areas. allow a range of intent it for-
rn Xtune of residential and non-resideriSial development based en the zoning development standards. Residential effective capacity- was calculated by, adding the
21,256 units possible in the District Center and Urban Neighborhood with the existing 74,588 (Census 2000) housing units.
' Land use designation permits, both residential and non-residential development. Build -out ac. umes 90% of land area will be developed as com, mercial and 10%
will be developed as recidential; with, the exception of Town and County Manor project intended for continuum of care and hous'm, g senior,. -
11 Land use designation pernaks high intensity office develop merit with, ancillaq retail use.
7his table has been revised to car ;pard with dice 615 Lwd US# &fap illustrated in &fibit 2
Resolution No. 2018-082
Page 12 of 12