HomeMy WebLinkAboutNS-3063 - Urgency Ordinance Transit Zoning Code 45-Day Industrial MoratoriumORDINANCE NO. NS-3063
AN URGENCY ORDINANCE OF THE CITY OF SANTA
ANA PURSUANT TO GOVERNMENT CODE SECTION
65858 ADOPTING A 45-DAY MORATORIUM ON THE
APPROVAL, COMMENCEMENT, ESTABLISHMENT,
RELOCATION OR EXPANSION OF INDUSTRIAL USES
WITHIN SPECIFIC DEVELOPMENT NO. 84 ZONING
DISTRICT
WHEREAS, the City of Santa Ana has the police power pursuant to Article XI,
section 7 of the California Constitution, to make and enforce ordinances to regulate the
use of land within its jurisdictional boundaries; and
WHEREAS, Government Code Section 65858 expressly authorizes the City
Council, in order to protect the public health, safety and welfare, to adopt an interim
urgency ordinance prohibiting a use that is in conflict with a contemplated general plan,
specific plan, or zoning proposal that the legislative body, planning commission, or the
planning department is considering or studying or intends to study within a reasonable
time, provided that the urgency measure shall require a four -fifths vote of the legislative
body for adoption, and shall be of no further force and effect forty-five (45) days from its
date of adoption, unless duly extended; and
WHEREAS, Specific Development No. 84 zoning district, also known as the
Transit Zoning Code (TZC), located in the central core of Santa Ana, comprises
approximately 450 acres, encompasses the Logan, Lacy, and Downtown
neighborhoods, and was adopted by the City Council on June 7, 2010; and
WHEREAS, upon the initial adoption of the TZC in 2010, the General Plan of the
City of Santa Ana was updated with new land use designations for the areas covered by
the TZC to allow for new, mixed -use residential and commercial communities; and
WHEREAS, the goals of the TZC are to provide a transit -supportive, pedestrian -
oriented development framework to support the addition of new and enhancement of
existing communities through transit infrastructure; to preserve and reinforce the
existing character and pedestrian nature of the City by strengthening urban form
through improved development and design standards; to encourage alternative modes
of transportation; to provide zoning for the integration of new infill development into
existing neighborhoods; to provide for a range of housing options; and to allow for the
reuse of existing structures; and
WHEREAS, industrial uses were established within the Logan and Lacy
neighborhoods in close proximity to sensitive land uses such as residences and schools
prior to the adoption of the TZC, as far back as the late 1 gth century, predating modern
Ordinance No. INS - 3063
Page 1 of 8
zoning practices that take into account irreconcilable land use conflicts among
variegated land uses; and
WHEREAS, the TZC provides new mixed -use zoning for properties contained
within its boundary while creating industrial overlay zones allowing properties being
used as industrial uses at the time of its adoption to continue to be governed by
industrial zoning districts until such time that properties were converted to the mixed -
use zones allowed by the TZC; and
WHEREAS, Senate Bill (SB) 1000 went into effect in 2018, requiring local
governments to identify environmental justice communities, called "disadvantaged
communities', in their jurisdictions and address environmental justice in their general
plans through facilitating transparency and public engagement in the planning and
decision -making processes, reducing harmful pollutants and the associated health risks
in disadvantaged communities, and promoting equitable access to health -inducing
benefits such as healthy housing options; and
WHEREAS, the City of Santa Ana completed a comprehensive update of its
General Plan in April 2022; and
WHEREAS, the Office of the Attorney General of the State of California was
actively involved in ensuring Santa Ana's General Plan update complied with all aspects
of SB 1000 prior to its adoption; and
WHEREAS, as required by SB 1000, update of the General Plan and its
associated land use plan identified and addressed long standing environmental justice
issues throughout all of its elements, which include 77 implementation actions aimed at
reducing harmful pollutants and associated health risks in disadvantaged communities;
and
WHEREAS, numerous policies of the General Plan are inconsistent with the
present, irreconcilable land use pattern of the TZC. Specifically, these policies include
Policy LU-1.1 (Compatible Uses), Policy LU-3.8 (Sensitive Receptors), Policy LU-3.9
(Noxious, Hazardous, Dangerous, and Polluting Uses), Policy LU-3.11 (Air Pollution
Buffers), Policy LU-4.3 (Sustainable Land Use Strategies), Policy LU-4.6 (Healthy Living
Conditions), Policy CM-3.2 (Healthy Neighborhoods), Policy EP-1.9 (Avoid Conflict of
Uses), and Policy CN-1.5 (Sensitive Receptor Decisions), which are targeted at
correcting past land use planning practices that have placed an unequitable
environmental and health burden on certain neighborhoods now termed disadvantaged
communities; and
WHEREAS, the industrial overlay zones in the TZC perpetuate past planning
practices of locating industrial uses, or other noxious and unwanted uses, in close
proximity to communities of color; and
Ordinance No. NS - 3063
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WHEREAS, the Logan neighborhood is the oldest Mexican and Mexican -
American neighborhood in Santa Ana and one of the oldest in Orange County, and one
of the few places where Mexicans and those of Mexican descent were allowed to buy
land due to restrictions and covenants based on race during the first half of the 20th
century and
WHEREAS, the construction of Santa Ana (1-5) Freeway through Santa Ana in
the 1950s resulted in a number of families being displaced through the demolition of
single-family homes in the northeastern portion of the Logan neighborhood; and
WHEREAS, in the 1970s a proposed expansion of an arterial highway along
Civic Center Avenue would have demolished a significant portion, if not all, of the Logan
neighborhood; and
WHEREAS, the Logan and Lacy neighborhoods are within the second and third
highest scored census tracts in Santa Ana, each with a composite score of 90 percent
or greater, ranking in the 90th percentile or greater of census tracts in the State, and
identified as "disadvantaged communities" by the Office of Environmental Health
Hazard Assessment (OEHHA) in its CalEnviroScreen model; and
WHEREAS, Assembly Bill (AB) 686 requires local jurisdictions to take deliberate
actions to explicitly address, combat, and relieve disparities to disadvantaged
communities, such as Logan and Lacy neighborhoods, resulting from past patterns of
segregation, disinvestment, and planning practices; and
WHEREAS, the updated land use plan in the Land Use Element of the General
Plan does not designate any properties within the TZC, including the Logan or Lacy
neighborhoods, as industrial; rather, are designated as varying intensities of District
Center or Urban Neighborhood land use designations —both of which are inconsistent
with industrial uses; and
WHEREAS, there are pressing and growing code enforcement complaints
stemming from the irreconcilable land use conflicts in the TZC. Specifically, in the Logan
and Lacy neighborhoods, the City's Code Enforcement Division has investigated over
33 commercial and industrial properties in the past nine months and currently has 17
active open cases that have been issued Notice of Violations and administrative
citations for the following types of violations: illegal storage, land use, zoning, property
and landscape maintenance, unpermitted work, business license, and certificate of
occupancy. The close proximity of active open industrial cases during a short period of
time is creating a public nuisance that is draining City resources and that is harming
public health, safety, and general welfare of the TZC's existing and new residential
neighborhoods from the concentration of open code enforcement cases nearby; and
WHEREAS, in the Logan neighborhood, 52 industrial facilities (automotive,
warehouse/storage, crematory, towing yards, construction) are presently in close
proximity to sensitive uses monitored by external regulatory agencies such as South
Ordinance No. INS - 3063
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Coast AQMD, Orange County Health Care Agency — Certified Unified Program
Agencies (OC CUPA), Santa Ana Regional Water Quality Board (SARWQB), Orange
County Fire Authority. Industrial facilities have caused significant pollution exposure to
disadvantaged communities, including lead risk in soil and housing, diesel particulate
matter from idling trucks, toxic release from facilities, traffic impacts, noise pollution, and
airborne particulate matter or fine inhalable particles of 2.5 (PM2.5) microns or less in
diameter. CalEnviroScreen reports higher environmental effects from active facility
cleanup sites, hazardous waste facilities, and solid waste locations. Cumulative health
impacts in the area include asthma, cardiovascular disease, and low birth weight, in this
overburdened disadvantaged community factored by socioeconomic indicators of
poverty, linguistic isolation, housing burden, and education; and
WHEREAS, in the Lacy neighborhood, 76 industrial facilities (automotive,
warehouse/storage, towing yards, construction) are presently in close proximity to
sensitive uses monitored by external regulatory agencies such as South Coast AQMD,
Orange County Health Care Agency — Certified Unified Program Agencies (OC CUPA),
Santa Ana Regional Water Quality Board (SARWQB), Orange County Fire Authority.
Industrial facilities have caused significant pollution onto disadvantaged communities,
including lead risk exposure, diesel particulate matter from idling trucks, toxic release
from facilities, traffic impacts, noise pollution, vibration impacts, and airborne particulate
matter or fine inhalable particles of 2.5 (PM2.5) microns or less in diameter.
CalEnviroScreen reports higher environmental effects from active facility cleanup sites,
hazardous waste facilities, and solid waste locations. Cumulative health impacts in the
area include asthma, cardiovascular disease, and low birth weight, in this overburdened
disadvantaged community factored by socioeconomic indicators of poverty, linguistic
isolation, housing burden, and education; and
WHEREAS, there is a recent surge in residential development activity in the TZC
that is exacerbating the irreconcilable land use conflicts between residential and
industrial land uses. Examples include the Lacy Crossing residential development with
over 100 ownership units directly adjacent to existing industrial land uses, for which the
City receives regular complaints from residential occupants of disturbances from noise,
vibrations, odors, and truck traffic; and the Rafferty mixed -use development with 218
residential units, including 11 onsite units for very -low income households, which is
located less than one -fifth of a mile from industrial land uses; and
WHEREAS, there is a marked increase in the pending and active development
applications for industrial land uses in the TZC, including for contractor's yards,
construction debris storage yards, manufacturing operations, expansion of existing
industrial businesses, and storage and warehousing operations, stemming from shifting
economic demands for goods and services emerging from the Covid-19 pandemic; and
WHEREAS, The City Council approved a contract with Moore, lacofano,
Goltsman, Inc. (MIG) on October 17, 2023. To ensure the City's Zoning Code and
General Plan are consistent, and to maintain compliance with state law, comprehensive
amendments to the Zoning Code are required; and
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WHEREAS, MIG and City staff have conducted extensive community outreach,
stakeholder interviews, and reviews of existing zoning -related codes and policies in
Santa Ana. These early efforts have indicated that the irreconcilable land use conflicts
and land use inconsistencies in the TZC area are among the top, most pressing topics
that must be addressed as part of the comprehensive Zoning Code Update process in
order to protect the health, safety, and welfare of the most vulnerable communities that
face the impacts of the land use conflicts within the TZC area; and
WHEREAS, the policies and implementation actions in the General Plan also
require review, study, and possible revision in order to respond to recent concerns
relating to the impacts of these industrial business uses in the TZC; and
WHEREAS, given these concerns, the City Council hereby directs that a study
be undertaken of the current provisions of the TZC to address industrial business uses
and determine whether such uses should be permitted in the zoning district, and if not,
proceed with an ordinance amendment to preclude such uses from the district; and
WHEREAS, based on the foregoing, the City Council finds that continuing to
issue permits, business licenses, or other applicable entitlements to individuals wishing
to use their property located in the TZC for the purposes of industrial business use, prior
to the City's completion of its study of the potential impact of such uses, would pose a
current and immediate threat to the public health, safety, and welfare, and that a
temporary moratorium on the issuance of such permits, licenses, and entitlements in the
TZC area is thus necessary; and
WHEREAS, if an industrial business use is permitted in the TZC without further
review and potential regulation, it will pose a serious threat to the public interest, health,
safety and welfare for the following reasons:
(1) Adversely impacts surrounding businesses and neighborhoods;
(2) Adversely impacts sensitive uses such as residences, schools, parks,
and places where children congregate;
(3) Conflicts with the goals and policies of the City's General Plan;
(4) Long-term incompatibility and inconsistency with surrounding uses; and
(5) Risks to the public health, safety and welfare of the City; and
WHEREAS, prevention of detrimental impacts to residents, the public interest,
health, safety and welfare requires the immediate enactment of this urgency ordinance.
The absence of this urgency ordinance will create a serious threat to the orderly and
effective implementation of any code amendments, general plan amendments or
specific plan amendments which may be adopted by the City; industrial business uses
may be in conflict with or frustrate the contemplated updates and revisions to the Code.
Moreover, permitting such uses during said studies and implementation would create
Ordinance No. NS - 3063
Page 5 of 8
impacts on the public health, safety and welfare that the City Council, in adopting this
ordinance, has found to be unacceptable; and
WHEREAS, the City Council finds, determines and declares that the current and
immediate threat to the public health, safety and welfare of the city and its citizens
necessitates the immediate enactment of this urgency ordinance by a four -fifths vote of
the City Council.
NOW, THEREFORE, the City Council of the City of Santa Ana does ordain as
follows:
Section 1. The recitals above are each incorporated by reference and adopted
as findings by the City Council.
Section 2. The City Council finds and determines that this ordinance is not
subject to the California Environmental Quality Act ("CEQA") pursuant to sections
15061(b)(3) and 15061(b)(5) of the CEQA Guidelines because it will not result in a
direct or reasonably foreseeable indirect physical change in the environment, as the
ordinance will temporarily preclude the approval, commencement, establishment,
relocation or expansion of uses in the zoning district.
Section 3. California Government Code Section 65858 authorizes the City
Council to adopt an interim urgency ordinance, without following the procedures
otherwise required for the adoption of an ordinance, to protect the public safety, health,
and welfare, prohibiting any uses that may be in conflict with a contemplated general
plan, specific plan, or zoning proposal that the City Council, Planning Commission or
the planning department is considering or studying or intends to study within a
reasonable time.
Section 4. The City Council, in accordance with Government Code Section
65858, hereby adopts this urgency ordinance establishing a 45-day moratorium on the
approval, commencement, establishment, modification, relocation or expansion of
industrial uses in the TZC while City staff researches appropriate regulations and
whether an extension pursuant to the Government Code is necessary. For the purposes
of this Ordinance, "industrial uses" includes those specified by Divisions 18 and 19 of
Article III of Chapter 41 of the Santa Ana Municipal Code, and by Section 41-2007 of
the Santa Ana Municipal Code and Table 2A in the Transit Zoning Code (Specific
Development No. 84).
Section 5. This ordinance shall have no further force and effect forty-five (45)
days from the date of its adoption; unless, however, after public hearing the City Council
members, by four/fifths (4/5) vote, extend this ordinance for an initial period of ten (10)
months and fifteen (15) days and subsequently, after public hearing, the City Council
members, by four/fifths (4/5) vote, extend this ordinance one more year.
Ordinance No. NS - 3063
Page 6 of 8
Section 6. It shall be unlawful and a misdemeanor for any person to violate or
fail to comply with any provision of the ordinance. The violation of any provision of this
ordinance shall be punished as provided in Section 1-8 of Chapter 1 of the Code.
Section 7. If any section, subsection, phrase, or clause of this ordinance is for
any reason held to be unconstitutional, such decision shall not affect the validity of the
remaining portions of this ordinance. The City Council hereby declares that it would
have passed this ordinance and each section, subsection, phrase or clause thereof
irrespective of the fact that any one or more sections, subsections, phrases, or clauses
be declared invalid or unconstitutional.
Section 8. This ordinance is introduced, passed and adopted at one and the
same meeting and is thereafter immediately effective. The City Council finds that this
ordinance is necessary to protect the public safety, health and welfare. The reasons for
the emergency are set forth in Section 1 of this ordinance.
Section 9. The City Clerk shall certify to the adoption of this ordinance and
cause the same to be published in the manner prescribed by law.
ADOPTED this 16t' day of April, 2024,
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
By: CJ WAQ-y N -
Laura A. Rossini
Chief Assistant City Attorney
AYES: Councilmembers Amezcua, Bacerra, Hernande Lopez
Penaloza Phan. Vazquez (7)
NOES: Councilmembers None (0)
ABSTAIN: Councilmembers None (0)
NOT PRESENT: Councilmembers None (0)
Ordinance No. NS - 3063
Page 7 of 8
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, JENNIFER L. HALL, City Clerk, do hereby attest to and certify the attached Ordinance
No. NS-3063 to be the original ordinance adopted by the City Council of the City of
Santa Ana on April 16, 2024.
Date: 4 k acat-\-
ak
City
Ordinance No. NS - 3063
Page 8 of 8
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