HomeMy WebLinkAboutPRESENTATION - #42PLANNING AND BUILDING AGENCY
ZONING ORDINANCE AMENDMENTS FOR
URBAN SPLITS AND TWO-UNIT RESIDENTIAL
DEVELOPMENT
_______________________________________
City Council Meeting: December 21, 2021
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Purpose of Hearing
To consider:
Application: Zoning Ordinance Amendment (ZOA) No. 2021-05
Address & Council Ward: Citywide
Description: Urgency ordinance to amend Article XX of Chapter 41 of
the Santa Ana Municipal Code (SAMC) to implement Senate Bill 9
Recommendation: Approve ZOA No. 2021-05 to adopt an Urgency
Ordinance to amend Article XX of Chapter 41 (Zoning) of the Santa
Ana Municipal Code (SAMC) to implement Senate Bill 9
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Presentation Summary
•New State Legislation
•Proposed Ordinance Amendment
•Next Steps
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Senate Bill
•Effective January 1, 2022
•Applies in areas zoned for single unit residential use
•Requires ministerial approval of:
Two residential units
Parcel maps for an urban lot split
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Excluded Areas Per SB 9
•Prime Farmland
•Wetlands
•Hazardous Waste Sites
•Lands Identified for Conservation in an Adopted Plan or Under a
Conservation Easement
•Habitat for Protected Species
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Historic Resources Protection
•Not allowed within:
Historic district or property on State Historic Resources Inventory
City Landmark District, Historic District Overlay Zone, or a lot with a City
Landmark
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Conditionally Excluded Areas Per SB 9
•Very High Fire Hazard Severity Zone
•Earthquake Fault Zone
•Special Flood Hazard Area
•Regulatory Floodway
•All of the above may be allowed subject to compliance with hazard
mitigation building code and measures.
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Existing Rental Housing Exclusions
•Proposed project cannot demolish or alter:
Housing that restricts rents to persons of moderate, low, or very low income
Housing subject to rent or price control
Housing occupied by a tenant in the last three years
•Short Term Rental Restrictions
Rental of any unit created under this program must be for a term longer than 30 days
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Standards Allowed
Zoning:
•Objective Zoning, Design Review, and Subdivision
Standards
Objective standards cannot physically preclude construction of two units of at least 800 square feet each
Urban Splits:
•Allowed subject to certain lot size and other objective standards
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Map of Qualifying Parcels
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Urban Lot Splits
Proposed Amendments to Article XX Chapter 41 of the SAMC
•Minimum 2,400 sq. ft., and no less than 40% of original lot size
•Maximum two units per lot
•Must meet Fire Code and City Parking and Access Design Standards
•Must meet street frontage, or access easement
•Parcel Map must be submitted concurrently with application for a Two-unit
Residential Development
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Two -Unit Development Standards Comparison Table
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Development Standards Single-Family SB 9
Minimum lot size 6,000 sq.ft.1,200 sq. ft. (Minimum lot size
of 2,400 sf. to be subdivided)
Front Yard Setback 20 feet minimum 20 feet minimum
Rear yard setback 20 feet minimum 4 feet
Side yard setback
(non-corner lots)
Corner lots, street side yard
setback
5 feet minimum
10 feet
4 feet minimum
10 feet
Minimum street frontage per
lot
50 feet 12.5 feet
Lot coverage 35 percent Objective standard;Proposed:
35 percent or up to 50 percent
if structure is single-story
Two -Unit Development Standards Comparison Table
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Development Standards Single-Family SB 9
Parking 4 off-street parking spaces for
up to 5 bedrooms
-an additional parking space
required for each additional
bedroom
1 parking space (covered or
uncovered). Exception:No
parking required if located ½
mile from a major transit
corridor or stop, or one block
from a car share vehicle
location
Height Two -stories, 27 feet Two -stories, 22 feet in parcels
less than 2,000 sq. ft.
Number of units 1 primary DU, 1 ADU and 1
JADU
1 primary dwelling and either 1
ADU or 1 JADU –Maximum 2
units
Building separation Detached main building:15 feet
Detached accessory building: 5
feet
Objective Standard
Proposed:Compliance with the
underlying zoning
California Environmental Quality Act
CEQA
◦An Ordinance to implement Senate Bill 9 is not considered
a project under CEQA per State law
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Next Steps
•Adopt an urgency ordinance.
•Have the Planning Commission hold a study session to
refine the ordinance for City Council consideration in the
future.
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