HomeMy WebLinkAbout2005-115 - Change 1.3 Acres on West Edinger to Medium Density Residential
KO- 11/29/05
RESOLUTION NO. 2005-115
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA AMENDING THE GENERAL PLAN OF THE CITY
OF SANTA ANA TO CHANGE 3.1 ACRES ON WEST
EDINGER TO MEDIUM DENSITY RESIDENTIAL AND TO
REFLECT CORRECTIONS AND REALIGNMENT OF
TRANSPORTATION IMPROVEMENTS (GPA NO. 2005-01)
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. Applicant is requesting to develop 44 townhomes at 2823-2929 West Edinger
Avenue. To allow the proposed project, the applicant is requesting approval
of a General Plan Amendment from Low Density Residential (LR-7) to
Medium Density Residential (MR-15). Additionally, the request includes a
tract map in order to consolidate six existing parcels and create 44 residential
units for condominium purposes. As proposed, variances are required to
allow a reduction from the City's townhouse development standards for
parking, height, side yard setbacks, and ground floor access.
B. The Mitigated Negative Declaration and Monitoring Program, Environmental
Review No. 2004-198, General Plan Amendment No. 2005-01, Tentative
Tract Map No. 2005-07, Variance No. 2005-53 from number of required
parking spaces, Variance No. 2005-54 from maximum allowable height,
Variance No. 2005-55 from required front landscaped setback, and Variance
No. 2005-56 from floor plan configuration, came before the Planning
Commission of the City of Santa Ana for a duly noticed public hearing on .
November 14, 2005. The Planning Commission unanimously voted to
recommend that the City Council approve the above referenced actions.
C. On December 5, 2005, the City Council of the City of Santa Ana held a duly
noticed public hearing on Mitigated Negative Declaration and Monitoring
Program, Environmental Review No. 2004-198, General Plan Amendment
No. 2005-01, Tentative Tract Map No. 2005-07, Variance No. 2005-53,
Variance No. 2005-54, Variance No. 2005-55, Variance No. 2005-56.
D. General Plan Amendment No. 2005-01 has been filed with the City of Santa
Ana to change 3.1 acres on West Edinger to Medium Density Residential, as
Resolution No. 2005-115
Page 1 of 11
well as general plan amendments previously adopted by City Council. These
revisions to the Land Use Element document also reflect various corrections
and transportation improvement such as the widening of the Santa Ana
Freeway and the realignment of McFadden Avenue at Main Street
E. The Council finds that General Plan Amendment No. 2005-01 is consistent with
the General Plan, including but not limited to its policies and goals of:
1. Promote the balance of land uses to address basic community needs.
Land Use Element Goal 1.0.
2. Enhance development sites and districts which are unique community
assets that enhance the quality of life. Land Use Element goal 4.0.
F. The City Council has weighed and balanced the general plan's policies, both
new and old, and has determined that based upon this balancing that these
General Plan amendments are consistent with the purpose of the general
plan.
G. Mitigated Negative Declaration and Mitigation Monitoring Program,
Environmental Review No. 2004-198 was adopted by resolution which also
adopted Tentative Tract Map No. 2005-07, Variance No. 2005-53, Variance
No. 2005-54, Variance No. 2005-55, Variance No. 2005-56 which came
before the City Council of the City of Santa Ana this same night. This
resolution incorporates by reference, as though fully set forth herein, this
resolution including the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2004-198.
Section 2. The City Council hereby, approves General Plan Amendment No. 2005-
01. The pages changed in the Land Use Element (Exhibit A) are attached hereto and
incorporated herein by this reference as though fully set forth.
Section 3. The Clerk of the Council shall attest to and certify the vote adopting
this Resolution.
Resolution No. 2005-115
Page 2 of 11
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
. .,/ ...._.f,
By: t~,- /;" ;: /~
Kylee Otto
Assistant City Attorney
YES:
Councilmembers: Alvarez, Bist. Bustamante. Pulido, Garcia, Solorio (6)
NOES:
Council members: None (0)
ABSTAIN:
Councilmembers: None (0)
NOT PRESENT: Councilmembers: Christy (1)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the attached
Resolution No. 2005-115 to be the original resolution adopted by the City Co~ncil of the
City of Santa Ana on December 5, 2005./ '
Date: /2-/;~Jf)<,./ ~A "
/ ' Clerk of the Council
City of Santa Ana
Resolution No. 2005-115
Page 3 of 11
LAND USE ELEMENT
SANTA ANA GENERAL PLAN
(In m ~;~\l~
A.\,\ [lr\\)~;~
City of Santa Ana
Planning Division
Adopted
February 2, 1998
The following is a chronology of the approved general plan amendments that have been incorporated into this
document since the comprehensive update of the General Plan Land Use Element adopted by Santa Ana City Council
February 2,1998 (GPA 1997-05):
GPA 2005-01 (adoption date), GPA 2005-02 (October 17,2005), GPA 2004-04 (July 19, 2004), GPA 2004-06 (July 6,
2004), GPA 2003-02 (June 16, 2003), GPA 2003-01 (February 18, 2003), GPA 2002-01 (September 3, 2002), GPA
2002-03 (August 19, 2002), GPA 2001-03 (February 19,2002), GPA 2001-02 (January 7, 2002), GPA 2000-09 (May 7,
2001), GPA 2000-08 (February 5, 2001), GPA 2ooD-03 (December 4, 2000), GPA 2000-02 (November 20, 2000), GPA
1999-02 (October 18, 1999), GPA 1999-01 (August 16, 1999), GPA 1998-04 (October 5, 1998), GPA 1998-05
(Sep..tember.21, 1998), GPA 1998-01 (May 4, 1998).
Resolution No. 2005-115
Page 4 of 11
IIQ .n U) ~
Q:~::ciQO
h - ~
tl 1 i
h !) _
.ii 'f!' J__
ijlslUHI
hf~~~iiJllS
H .....01.
:l;Io~~q:!~!:5;:~~:
i .~.q"~:!:I~,,_". .., ,
fi-::,:.'" ::;!j~ i
!:. , ; ; ! ~ .
' · :,; . :.: i. :"
: j. J. I !~IiU~jl : '
J~f'llfl' !t3IJtJJ~i~1
I ~~!!~d!U!~!!!~!H~!!
atS1:ca~
CQ)'Ee
. COJi a:I<(
a.. go -g ex:
~Q)S<(
::J>Cf.lLi..
"C~~
c: en
j j
c:
:{
!
~
i
pi
iiI
! ;: ::
~ ~ i
DO.
'"
:i:
. 2005-115
Resolution No. 5 of 11
Page
LAND USE ELElMENT
.
To encourage lot consolidation for optimal site design, the floor area
ratio can be calculated on an area wide basis for contiguous parcels
which are part of a large, multi-structure project.
.
To qualify for an area wide floor area ratio calculation, a project must
be integrated in design and function, and the owner/developer mLtst
record deed restrictions limiting the project area to the legally allowed
floor area ratio.
Land Use Designations
The Santa Ana Land Use Plan includes 11 land use designations. These
designations indicate the types and intensity of development to be allowed on
the property which they cover. Generally, the designation also reflects tr.e
predominant development character of the area, As is typical in older,
urbanized communities like Santa Ana, there are some areas where existing
development does not completely reflect the land use designation of the Land
Use Plan. Where these occur the properties are deemed legal conforming
and may continue until such time as the property has been vacant for twelve
months or more. Each land use designation and a brief description are
discussed below.
Residential
The Land Use Plan provides for three distinct residential land use
designations. Residential development is also permitted in two other
designations: District Center and Residentialllndustrial. The Santa Ana Land
Use Plan includes the following residential land use designations:
. The Low Density Residential (LR-7) designation applies to those areas
of the City which are developed with lower density residential land
uses. The allowable maximum development intensity is 7 units per
acre. Development in this category is characterized primarily by
single-family homes. This designation applies to a large proportion of
the City (6,474 acres) representing 47 percent of the City's total land
area.
. The Low-Medium Density Residential (LMR-11) designation applies to
those sections of the City which are developed with residential uses at
permitted densities of up to 11 units per acre. The land area included
in this designation is approximately 443 acres. The great majority of
the land designated as Low-Medium Density Residential is located in
the westerly portion of the City, north and south of First Street.
Properties with this designation are typically characterized by mobire
Resolution No. 2005-115
Page 6 of 11
Revised (December 5, 2005)
\ \ \T
. v.1. 1.\
.\\.\
A-17
LAND USE ELEMENT
home parks, a mixture of duplexes and single family residences, or
small lot subdivisions,
. The Medium Density Residential (MR-15) designation applies to
those sections of the City which are developed with residential
uses at densities of up to 15 units per acre. Development in this
designation is characterized by duplexes, apartments, or a
combination of both. A total of 410 acres is designated as Medium
Density Residential. The designation applies to areas located in the
vicinity of downtown, areas north and south of MacArthur
Boulevard, and in other areas where there are established multiple-
family development projects.
. The Residential/Industrial designation permits either residential
development up to 15 units per acre or industrial uses, The
designation applies to the Logan neighborhood, which was
established near the turn of the century, Since the 1930s, this
18.5-acre area has developed with a mixture of residential and
industrial uses.
. The District Center designation permits residential development up
to 90 units per acre when it is a component of a mixed-use,
master planned project, approximately 359 acres are in this
designation. This category is described in greater detail later in this
section.
Professional and Administrative Office
The Professional/Administrative office (PAO) 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 Tustin Avenue Corridors in close proximity to freeways. There
are other smaller PAO areas in the City such as along North Broadway and
along portions of east and west Seventeenth Street. A total of 725
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 fqr 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 StreeVTustin Avenue
office corridor between the Santa Ana (1-5) and Costa Mesa (SR-55)
Freeways serves this purpose. In addition, the orR~l!xl}ti~;ljo~~m!~~ed
quality of existing development supports a continuation of-th~eaf~'1 as
functional office/employment centers.
Rev;sed (December 5. 2005) A-18
LAND USE ELEMENf
The Professional and Administrative Office designation includes a range of floor
area ratios 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 low 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 Tustin AvenuelFirst Street corridor area is unique because of its location
between two freeways and three major arterial streets. This area is where
major office development is targeted. The PAO area located adjacent to the
Civic Center contains office development which supports the City's functional role
as the government center of the County.
The types of uses typically located in the PAO 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 a planned
office development; and
. Professional uses such as accountants, attorneys, doctors, engineers,
and insurance brokers.
General Commercial Districts
The General Commercial district (GC) applies to commercial corridors in
Santa Ana 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 of 0.5 -
1.0, though most General Commercial districts have a FAR of 0.5. A total of
1,108 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 including office and
retail, restaurants and various other services.
Resolution No. 2005-115
Page 8 of 11
Revised (December 5. 2005)
_ ~.\\l\
.\\ .\
A-19
LAND USE ELEMENT
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
uses, are also considered. Uses typically located in this di~trict 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 of 0.5 with the
exception of the Mid-town area which has an floor area ratio of 1.0.
District Centers
The District Center (DC) land use designation includes. the major activity
areas in the City. Five areas of the City, totaling 359 acres, are designated
as District Center. The intensity standard for the District Center ranges from
a floor ratio of 1 .0 to 2.0.
District Centers are designed to serve as anchors to the City's commercial
corridors, and to accommodate major development activity. District Centers
are to be developed with an urban character that includes a mixture of high-
rise office, commercial, and residential uses which provide shopping,
business, cultural, education, recreation, entertainment, and housing
opportunities. Residential developments within District Centers are allowed
at a density of up to 90 units per acre when developed as an integral
component of a master planned, mixed-use project with the exception of the
One Broadway Plaza District Center. These areas serve as major
employment centers locally and regionally, and should include
development which promotes the City as a regional activity center while
creating an environment conducive to business on a regional scale. District
Centers in Santa Ana include the following:
. The Main Place District Centsr includes a regional shopping
center and office complex, Additional high intensity mixed-use
development is programmed for this district,
Resolution No. 2005-115
Page 9 of 11
Revised (December 5. 2005)
A-20
LAND USE ELEMENT
Industrial
The Industrial designation applies to those areas developed with
manufacturing and industrial uses. The designation applies to areas which
are predominantly industrial in character, and includes those industrial
districts in the southwestern, south central and southeastern sections of the
City. A total of 2,280.9 acres of land in the City is designated as Industrial.
The maximum floor area ratio for this designation is 0.45.
The Industrial districts of the City are vital to its economic health. These
areas provide employment opportunities for local residents, and generate
municipal revenues for continued economic development. As one of the
County's oldest cities, Santa Ana has long been an industrial center for the
region. The City's goal is to maintain this strong industrial base by setting
land use policies which preclude the intrusion of less intensive commercial or
residential uses. Typical uses found in this district include the following:
. Light and heavy product manufacturing and assembly; and
Commercial uses which are ancillary to industrial uses in the district,
Institutional
The Institutional designation includes the Civic Center, other governmental
facilities, City facilities and public institutions such as schools, etc. Only
public properties of approximately five acres or more are designated as
Institutional. The maximum applicable floor area ratio standard for this
designation is 0.5. The 0.5 FAR is used as a guideline since most
development in this designation are State, federal, and local governmental
facilities that are not subject to local development regulations. A total of
812.6 acres of land is included in this designation.
Open Space
The Open Space designation is applied to parks, water channels,
cemeteries and other open space uses. A total of 1,019 acres are included
in this land use designation. Of this total, 375 acres of public park land is
included in this land use designation.
Resolution No. 2005-115
R9vi~~~~, 2005)
A-23
.. \\\1\
.\\ .\
Amended Table A-4
Land Use Plan Build-out Capacities
Intensityl Density Effective Theoretical
Land Use Acres Standards Build-out, Build-out
Residential
Low Density Residential lR-7 6,474.4 ac. 7 d ulae. 45.321 d.u.
Low Medium Density Residential LMR-11 443.1 ae. 11 d.u/ac. 4,875 d.u.
Medium Density Residential MR-15 410.0 ac. 15 d. uJac. 6.150 d.u.
Residential/Industrial. R/I -15 9.2 ae. 15 d.u/ac. 138 d.u.
District Center, DC 35.9 ae. 90 d. u/ac. 3,232 d.u.
SubTotal 7,372,& ae. 77,820 d.u. , . 59,716 d.u.
Commercial
Professional & Administrative
Office PAO 725.0 ac. FAR 0.5-1.0 15.791,371 s.f. 31,582,742 s.f.
General Commercial GC 1,108.3 ac. FAR 0.5-1.0 24,138,121 s.t. 48,276,241 s.f.
District Center> DC 323.2 ac. FAR 1.0-2.0 14,079.332 s.f. 28,158,665 s. f.
One Broadway Plaza District Ctr . OBPDC 4.3 ae. FAR 2.9 543,193 s.f. 543,193 s.f.
SubTotal 2,160.8 ae. 54,552,017 s.f. 108,560,841 s.t.
Industrial
Industrial IND 2.280.9 ae. FAR 0.45 44,710,202 s.f. 44,710,202 s.f.
Residential/Industrial, RJI -15 18.5 ae. FAR 0.45 180,926 s.f. 180,926 s.f.
SubTotal 2,290.1 ae. 44,891,128 s.f. 44,891,128 s.f.
Other
Institutionaf. INS 812.6 ae. FAR 0.2-0.5 7,079,023 s.f. 17,697.557 s.f.
Open Space OS 1,019.0 ac. FAR 0.2 8,877 ,876 s.f. . 8,877.876 s.f.
SubTotal 1,831,& ae. 15,956,899 s.t. 26,575,433 ..f.
Notes:
, Effective capacity for non-residential development assumes development possible under the lower range
ot FAR intensity standards. Residential effective capacity was calculated by adding the 3,232 units possible in
the District Center with the existing 74,588 (Census 2000) housing units.
. Land use designalion permits both residential and industrial development. Build-out assumed 50% of
the land area witl be developed as residential and 50% as industrial development.
, Land use desgination permits both residential and commercial development. Build-<lUt assumes 90% of
land area will be developed as commercial and 10% will be developed as residential.
FAR - floor area ratio. d.u.-dwelling units, s.t. - square feet (ot floor area). Acreage shown in table does
not include roads in right-of-way.
. Effective capacity assumes FAR ot 0.2.
,land use designation permits high intensity office development with ancillary retail use.
This table has been revised to co"espond with the GIS Land Use Map illustrated in Exhibit 2_
ReVf~8d (December 5. 2005)
A-31
Resolution No. 2005-115
Page 11 of 11