HomeMy WebLinkAbout80A - TRANSIT CODE AND STATION DISTRICT - EXHIBIT Q
EXHIBIT Q
80A-491
REQUEST FC~R
4
Plannin Commission Action
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PLANNING COMMISSION MEETING DATE: ~"'f°~°~a'~~"°'~' PLANNING COMMISSION SECRETARY
MAY 21, 20~ o APPROVED
1'I'rLE: ? As Recommended
PUBLIC HEARING -FILED BY THE CITY OF SANTA ? As Amended
ANA FAR THE TRANSIT ZONING CODE SPECIFIC ? Set Public Hearing For
DEVELGPMENT No. 84~ AND PRGPGSED DENIED
DEVELOPMENT IN THE STATION DISTRICT ? Applicant's Request
? Staff Recommendation
CONTINUED To
Prepared by Lucy Linnaus
Executive Director Planning Manager
RECOMMENDED ACTION
Recommend that the City Council:
1. Adopt a resolution certifying the Final Environmental Impact Report No. 2006-02 prepared for
the proposed Transit Zoning Code LSD 84A and 84B} and the proposed redevelopment of
properties owned by the Santa Ana Redevelopment Agency in the Station District collectively,
the Proposed Project}; adopting the Mitigation Monitoring and Reporting Program, adopting the
CEQA Facts, Findings and a Statement of overriding Considerations; and approving the
Proposed Project.
2. Adopt a resolution approving General Plan Amendment No. 2010-01.
3. Adopt an ordinance approving amendments to various zoning provisions of Santa Ana
Municipal Code Chapter 41 ~ZoA No. 2010-01
4. Adopt an ordinance approving the creation of Specific Development No. 84, approving the
rezoning of properties from various zones to Specific Development No. 84, repealing Specific
Development No. 30, 3l, 4l and l1, and amending the height exemption areas map AAA No.
2005-09}.
5. Adopt a resolution approving Transit Zoning Code Architectural Style Guidelines and Transit
Zoning Code Street Network Concepts.
DISCUSSION
Re uest of Applicant
The City of Santa Ana is requesting approval of several entitlements for the proposed Transit Zoning
Code and the proposed redevelopment of properties owned by the Santa Ana Redevelopment
Agency within Station District. These actions include the certification of the Final Environmental
Transit Zoning CodelProposed Development
May 2l, 2010
Page 2
Impact Report, adoption of the Mitigation Monitoring and Reporting Program, adoption of the CEC~A
Findings of Fact and the Statement of Gverriding Considerations, two zone changes, a General Plan
amendment and amendments to the Zoning ordinance, and approval of the proposed development
on Agency-owned properties.
Protect Location
The area encompassed by the Transit Zoning Code is located in the central urban core of Santa Ana
and comprises over 10o blocks and 45o acres. The subject area is generally bounded by First
Street, Flower Street, Civic Center Drive, Grand Avenue and Interstate 5 ~I-5} and includes the Civic
Center, Downtown, the Logan and Lacy neig~~borhoods, the First Street commercial corridor, and
industrial areas surrounding the Santa Ana Regional Transportation Center ~SARTC}. The proposed
development in the Station District consists of the construction of a maximum of 22o residential units
and the potential addition of new public open space that could include a public park, a public tot lot,
and a community center building on 49 parcels currently owned by the City of Santa Ana
Redevelopment Agency Agency-owned parcels} and 20 parcels under consideration for potential
acquisition by the Agency. The proposed development is entirely located within the boundaries of
the Transit Zoning Code Exhibits 1 and 2}.
Most of the 45o acres are currently developed with a multitude of uses at varying intensities: from
single-family dwellings developed at a density of seven dwelling units per acre to large multi-family
developments at a density of over 10o dwellings per acre; from low intensity commercial and retail
strip centers to multi-story buildings in the Downtown and the Civic Center; and from civic and
institutional uses, such as churches and schools, to heavy industrial land uses.
The proposed Transit Zoning Code area is surrounded by single-family residential, office and
commercial uses, as well as the Santa Ana Freeway ~l-5} to the north; commercial and residential
uses to the east; institutional, educational, commercial, industrial and residential uses to the south;
and civic, residential and commercial ~~ses to the west.
The existing general plan land use designations for the proposed project consist of a wide range of
civic, commercial, industrial and residential land uses including LR-l, MR-15, RII-15, GC, IND, INS,
aS, DC and PAa. The existing zoning within the plan area also varies widely and includes GC, a,
C2, C3, C3-A, C5, P, R1, R2, R3, M1, M2, SD-3o, SD-3l, SD-4l and SD-l1 Exhibits 3 and 4}.
P~ect Description
The Transit Zoning Code ~TZC} was initially drafted as a component of the Santa Ana
Renaissance Specific Plan ~SARSP} that was initiated in April 2006. The SARSP was a
comprehensive planning document that established goals, policy-initiatives, regulations and
standards that would guide the physical and economic development within the plan area.
Transit Zoning CodelProposed Development
May 27, 2010
Page 3
In order to better analyze subsequent projects required to implement SARSP, as well as to
respond to community concerns regarding the ambitious scope of the plan itself, the SARSP, as a
comprehensive document, was tabled and is not under consideration for adoption by the City at
this time. The zoning code component of the SARSP, which contains the regulations and
standards for the development of the subject area, was separated out and has been further refined
as the Transit Zoning Code.
The Transit Zoning Code ~TZC} is designed to provide the zoning necessary to s~~ipport the long-
term development of a successful transit program, as well as to provide the framework for the
redevelopment of the Santa Ana Redevelopment Agency Agency} properties. The TZC will
provide new zoning for properties contained within its boundary while, at the same time, preserving
the existing Light Industrial ~M1 }and Heavy Industrial ~M2} zones through new Industrial Gverlay
Zones. Properties within the Industrial overlay Zones will continue to be governed by the current
provisions of the Santa Ana Municipal Code for Light Industrial ~M1 }and Heavy Industrial ~M2}until
such time as the property owner chooses to exercise the option to convert the property to the
mixed-use zone also allowed by the new zoning code.
The project objectives for the Transit Zoning Code are as follows:
• Provide atransit-supportive, pedestrian-oriented development framework to support the
addition of new transit infrastructure.
• Preserve and reinforce the existing character and pedestrian nature of the City by
strengthening i~irban form through improved development and design standards.
• Encourage alternative modes of transportation, including the rail system that connects San
Diego to Los Angeles.
• Provide zoning for the integration of new infill development into existing neighborhoods.
• Provide for a range of housing options, including affordable housing.
• Allow for the reuse of existing structures.
• Allow development of Agency properties described further under Developer Project
Gbjectives}.
witl~iin the boundary of the Transit Zoning Code, the Agency owns 49 parcels comprising
approximately seven noncontiguous acres. The Agency has entered into a Predevelopn~ent
Agreement with The Related Companies of California, LLC and Griffin Realty Corporation, a
California Corporation jointly, the Developer} to redevelop the Agency-owned properties generally
located in the vicinity of Santa Ana Boulevard. The proposed concept for the 49 Agency-owned
Transit Zoning CodelProposed Development
May 27, 2010
Page 4
properties includes the development of a maximum of 155 rental units and a maximum of 65 for-
sale units for a total of 224 new residential units. Approximately 144 ~~inits X112 rental units and 32
for-sale units would be constructed on the parcels currently owned by the Agency. "rhe balance of
the 22o units would be built on the parcels identified for potential acquisition, if and when they are
acquired. As currently designed, the Developer Project will provide 114 rental units affordable to
those meeting the Grange County criteria for Low, Very Low and Extremely Low Income, two
manager units, six for-sale units affordable to those meeting the Grange County criteria for
Moderate Income, and 26 market-rate for-sale units. The CitylAgency is also pursuing the addition
of new public open space that could include a p~~blic park, a public tot lot, and a community center
building on the Garfield Elementary School Site.
The objectives of the Developer project for the Agency properties are to;
• Redevelop all of the Agency-owned properties.
• Provide new affordable housing for families in furtherance of the City's affordable housing goals
established in the Ho~~sing Element, the Implementation Plan for the Santa Ana Merged
Redevelopment Project Area, and the City of Santa Ana Consolidated Plan.
• Enhance the streetscape and urban form of the area, particularly along Santa Ana Boulevard,
with the construction of new buildings that meet the standards contained in the Transit Zoning
Code and that support future transit planning.
• Eliminate blight.
• Provide additional public open space and facilitate a joint use arrangement with SAUSD for a
new community center.
• Provide an economically viable redevelopment scenario for the Agency-owned properties.
Environmental Impact Report
"the California Environmental Quality Act ~CEQAy requires that, where there is the potential for
environmental impacts as the result of a proposed project, an Environmental Impact Report ~EIR~ be
prepared in order to study and analyze any potential environmental impacts, disclose such potential
impacts to the public, and mitigate such impacts to the greatest extent feasible. As such, an EIR
was prepared for the Transit Zoning Code and development of the Agency parcels. The
environmental issues analyzed in the EIR include aesthetics, air quality, biological resources, cultural
resources, hazards and hazardous materials, hydrology and water quality, land use, noise,
population and housing, public services, transportation and traffic, utilities and service systems and
global climate change, as well as the cumulative impacts associated with each of these resource
areas.
Transit Zoning Codelproposed Development
May 2l, 2010
page 5
CEQA also requires that when a Draft EIR is submitted to the State Clearinghouse for review by
state agencies, the public be given an opportunity to review and comment on the Draft EIR for a
period of not less than 45 days. In accordance with this requirement the Draft EIR began its 45-day
public review and comment period on February 2, 2010, In response to corr~ments received during
this period, the City amended the Alternatives Section Chapter 5} to evaluate three new
alternatives to the proposed development on Agency properties, re-circulated the Alternatives
Section, and extended the review period to April 12, 2o'i o. In addition to fulfilling CEQA's
requirement for public review, the City conducted two public meetings on February 22, 201 o and
March 22, 201 o in order to allow the public to provide oral testimony on the Draft EIR. In addition,
the City has conducted extensive outreach efforts throughout the process of drafting the Transit
Zoning Code formerly a component of the Santa Ana Renaissance Specific plan}. During the last
year, in conjunction with the proposal to develop Agency-owned properties in the Station District,
staff held an additional 20 community meetings and interviews. Staff has also worked diligently on
an on-going basis with SACReD, a coalition of numerous community groups and organizations, to
obtain input on the proposed development and planning effort.
The City received a total of 16 written comment letters and 14 transcribed comments from the two
public meetings. The City has eval~~ated all comments received from the persons or agencies that
reviewed the Draft EIR and has provided written responses to these comments in the Final EIR. In
accordance with CEQA, each public agency that commented on the Draft EIR will be provided with
a response to its comments at least 1 o days prior to the final action by the City Council to consider
certification of the EIR. The Draft EIR, comments and recommendations received on the Draft
EIR, Responses to Comments, and revisions made to the Draft EIR in response to those
comments constitute the Final EIR Exhibit 5},
With the exception of the redevelopment of the Agency-owned parcels, and other minor Agency-
sponsored projects, there are no specific developments currently proposed within the Transit Zoning
Code area. However, the Draft EIR analyzes a future build-out scenario that development at the
maximum allowable intensity allowed under the Transit Zoning Code.
While the Draft EIR determined that most potential impacts could be mitigated to a less than
significant level, it did find that, under along-term, full build-out scenario, irr~plementation of the
Transit Zoning Code would result in significant and unavoidable impacts to Aesthetics, Air Quality,
Cultural Resources, Noise, and Transportation and Traffic.
Findings of Fact
Under CEQA, no public agency may approve or carry out a project for which an EIR has been
certified which ider~ti~fies one or more s~gni~ficant environmental effects of the project unless the
public agency makes one or more written findings for each of those significant effects,
accompanied by a brief explanation of the rationale for each findings. The CEQA Findings of Fact
Transit Zoning CodelProposed Development
May 27, 2010
Page 6
prepared for this project Exhibit G} identify the written findings and rationale that staff recommends
for adoption by City Council in accordance with the requirements of Public Resources Code
Sections 21081 and 21085 and Sections 15091 of the State Guidelines for the Implementation of
CEC~A ~CEC~A Guidelines}.
Statement of Gverridin Considerations
CEC~A requires the decision-making agency to balance, as applicable, the economic, legal, social,
technological, or other benefits, including region-wide or statewide environmental benefits, of a
proposed project against its unavoidable environmental risks when determining whether to
approve the project ~CEC~A Guidelines section 15093}. If the specific economic, legal, social,
technological, or other benefits, including region-wide or statewide environmental benefits, of a
proposed project outweigh the unavoidable adverse environmental effects, the adverse
environmental effects may be considered "acceptable." V11hen the lead agency approves a project
which will result in the occurrence of significant effects which are identified in the Final EIR but are
not avoided or substantially lessened, the agency shall state in writing the specific reasons to
support its action based on the final EIR and~or other information in the record. The statement of
overriding considerations shall be supported by substantial evidence in the record, Because the
proposed Transit Zoning Code and the proposed development on the Agency parcels would result
insignificant and unavoidable effects, a Statement of Qverriding Considerations must be adopted.
The Statement of overriding Considerations prepared for this project explains the reasons that the
substantial benefits of the adoption of the Transit Zoning Code and the development of the Agency
parcels outweigh the unmitigable environmental effects Exhibit 6}.
Transit Zoning Code ESQ S4)
As proposed, the Transit Zoning Code would establish new zoning, including two Industrial Gverlay
Zones, for the ~5o-acre project area. This zoning is necessary in order to achieve the project
objectives of both the Transit Zoning Code and the Developer Project. In addition, the adoption of
the Transit Zoning Code will favorably position the City for future State and Federal transit funding.
The Santa Ana Municipal Code allows for the creation of Specific Development zoning districts. The
Specific Development tool encourages the use of innovative planning concepts and principles that
could not be easily achieved through a traditional zoning approach. As such, the Transit Zoning Code
LSD 84} is a unique approach to zoning that draws from traditional zoning practices by regulating use
and general building design, but that also establishes regulations that respect and strengthen the
existing context and built environment of the distinct areas within the plan. The Transit Zoning Code
will establish separate zones that range from transit-oriented compact development to less intense,
neighborhood-serving development. Most zones provide for a significant mixture of land uses within
them. For a full description of each zone please refer to the Transit Zoning Code Exhibit 7}.
7
Transit Zoning CodelProposed Development
May 27, 200
Page l
-fhe code allows for greater flexibility of parking provision by using the concept of shared parking
for non-residential uses and establishes parking ratios by district with less emphasis on
establishing parking by use. Finally, the code establishes detailed development standards for
building and parking location, building massing and open space. It also regulates building
architecture through standards and guidelines. The Transit Zoning code provides explicit
requirements and direction for developers. In doing so, it provides developers with greater
certainty, including fewer discretionary actions.
"fhe Transit Zoning Code also provides a framework for the development of compact, transit-
oriented development that contains a mix of residential, commercial and professional uses in order
to address the City's and the region's goals of providing sites for housing in already urbanized
locations that are adjacent to transit, thereby reducing vehicle trips and related greenhouse gas
emissions, as well as stimulating investment in underutilized land, and improving the jobslhousing
balance within the City. The Transit Zoning Code area is ideally located for increased growth by its
proximity to major transit systems and its adjacency to existing residential communities and an
established gridded street network. The proposed Transit Zoning Code supports the existing
transportation network, and creates amenity-enriched connections between the Government
Center and Rail Station, and improves area-wide walkability. The Transit Zoning Code also plays
a critical role in achieving targets under SB 315, California's Sustainable Communities and Climate
Protection Act.
To encourage affordable housing within the project area, the TZC provides parking and private
open space incentives that result in additional developable area. ~fhis co~ild translate into
additional units or open space. "fhe City will also be working to study the potential for additional
affordable housing programs, which could include expanded opportunities to apply the provisions
of the State's Density Bonus Ordinance or establish an inclusionary housing program, The City will
also be moving forward with the implementation of its recently approved and certified Housing
Element, which includes many provisions aimed at stimulating the supply of affordable housing.
"fhe adoption of new zoning is often misinterpreted as being the same as the approval of a
development project. As a point of clarification, zoning, in and of itself, does not require property
owners to redevelop their properties. Indeed, with the exception of the Agency-owned parcels that
would be developed under the Developer Project, all properties within the Transit Zoning Code
area may not change. -fhe new standards would only apply if the private property owner wished to
redevelop their property. Most of the new zones provide for very similar uses to those that exist
today. For those properties where the new zones would be very different from the existing zones,
such as the Industrially-zoned properties, overlay zones were created in order to allow these uses
to continue without becoming non-conforming uses. vllith the exception of the Developer Project
and other minor Agency sponsored projects, there are no other proposals for new projects within
the project area.
Transit Zoning CodelProposed Development
May 2l, 2010
Page 8
General Plan Amendment
The Land Use Element of the General Plan serves as a long-range guide for land use and
development in the City and facilitates growth reflecting the community's vision. The Land Use
Element establishes land use designations that identify maximum densities and intensities of
development, as well as to provide goals and policies. As it exists today, the most intense
category for multi-family residential development in the Land Use Element allows for a maximum of
15 dwelling units per acre and does not allow for mixed-use development. The Land Use Element
also includes a land use designation called District Center. This designation allows up to 90
dwelling units per acre in a mixed-use environment. Examples of the District Center are found at
the MacArthur Place South and City Place developments. While the District Center designation
would accommodate more intense transit-oriented development, the permitted density of 90
dwelling units per acre would be inappropriate for the majority of the Transit Zoning Code area.
To fill the gap between development at 15 units and 9o units per acre, the Urban Neighborhood
Land Use Designation is proposed. The Urban Neighborhood Land Use Designation will primarily
apply to residential areas where pedestrian oriented, neighborhood serving commercial uses, schools,
civiclcommunity centers and neighborhood serving parks also occur. Urban Neighborhood will allow for
a mix of residential uses and housing types, such as low torrid-rise multi-family, townhouses and single
family dwellings, with some opportunities for live-work. This Land Use Designation will also allow for
existing industrial uses to either retain their industrial zoning or transition into one of the zoning
designations within the TZC. Either vertical ~e.g. an apartment built over a shop} or horizontal ~e.g, an
apartment built next door to a shop} mixed uses will be permitted based on the zoning standards.
There will be an emphasis on tying together the uses with pedestrian linkages to the street, allowing for
a high degree of walkability, transit options and to encourage all forms of transportation, including
pedestrian and bicycle travel. The intensity standard for the Urban Neighborhoods ranges from a
floor area ratio of o.5 to 1,5. For example, the floor area ratio of o.5 would allow a 3,000 square foot
building in a typical 6,00o square foot parcel. In SD 84 residential density will be based on a
combination of floor area ratio and zoning development standards. A total of 144,99 acres of land
in the City will be designated Urban Neighborhood.
The General Plan Amendment will also extend the District Center land use designation to an
additional 58.72 acres and create the Transit Village major development area. The intensity of
development, measured in Floor Area Ratio AFAR}, will be increased to five in the Transit Village
and three in the Downtown to reflect intensity of development allowed by the standards established
in the Transit Zoning Code. In addition, since the last comprehensive update to the Land Use
Element was in 1998, demographic, land use, economic and infrastructure are being updated to
reflect current status.
Lastly, taking advantage of the conversion of the General Plan from a paper to a digital format, the
entire General Plan has been reformatted to conform to a single graphic format, and to include a
common table of contents and pagination system Exhibit 8}.
Transit Zoning CodelProposed Development
May 2l, 2010
Page 0
Zoning ordinance Amendment
In order to enact the Transit Zoning Code TZC}, amendments to Chapter 41 Zoning} of the Santa
Ana Municipal Code; an amendment to the height exemption map and amendments to the
sectional district maps will need to be processed Exhibits 0,10 and 11}. As discussed earlier, the
Downtown is located within the boundaries of the TZC. Currently, the Downtown has two zoning
designations, the Central Business ~C3} and Central Business-Artists' Village ~C3-A}. Since both
of these zoning districts will be superseded by the adoption of the TZC, reference to them
throughout Chapter4l will be eliminated.
In addition, the approval process for projects in a Specific Development LSD} and Gverlay Zone
~GZ} district will be modified. Under the current standards of Chapter 41, any application for a
permit for a building or structure within a Specific Development LSD} or Gverlay ~GZ} zoning
designation requires review and approval by the Planning Commission. Without modifying this
section, permits currently issued by right and over the counter, such as single family dwellings,
wo~~ld be enc~~imbered by a discretionary approval process. The more complex projects will
continue to be reviewed by the Development Review Committee and the Planning Commission as
needed. Projects requiring a Historical Exterior Madi~fication Application ~HEMA} will continue to be
reviewed by the Historic Resources Commission.
Conclusion
For the last four years, the City has been diligently working an the development of the Transit
Zoning Code. The community outreach far the Renaissance Specific Plan, of which the code was
a component, included over 100 outreach meetings and interviews held from April 2006 through
February 2008. During the last year, in conjunction with the proposal to develop Agency-owned
properties in the Station District, staff held an additional 20 community meetings and interviews.
Staff has also worked diligently an an on-going basis with SACReD, a coalition of numerous
community groups and organizations, to obtain input an the proposed development and planning
effort. This community input has been invaluable and has greatly contributed to the refinement of
the code.
Approval of the Developer Project will allow the redevelopment of the properties owned by the
Santa Ana Redevelopment Agency, which will include more than 100 affordable units, new public
open space and ajoint-use community facility on the Garfield Elementary School site.
Construc~kion of affordable housing units is critical to meeting the City's Regional Housing Needs
Assessment ~RHNA} far 2006-2014. In addition, the adoption of the Transit Zoning Code will
provide the land-use framework necessary to allow far and encourage new transit-supportive
development that provides a be#ter market far public transit, consistent with the goals of SB 375,
California's Sustainable Communities and Climate Protection Act, will provide strategic areas for
infill, pedestrian friendly environments, and will focus housing and employment growth ~n transit-
accessible locations through transit-oriented developments.
Transit Zoning CodelProposed Development
May 2l, 2010
Page 10
Therefore, staff recommends that the Planning Commission recommend that City Council:
1. Adopt a resolution certifying the Final Environmental Impact Report No. 2006-02 prepared for
the proposed Transit Zoning Code {SD 84A and 848} and the proposed redevelopment of
properties owned by the Santa Ana Redevelopment Agency in the Station District {collectively,
the Proposed Project}; adopting the Mitigation Monitoring and Reporting Program, adopting the
CEQA Facts, Findings and a Statement of Gverriding Considerations; and approving the
Proposed Project.
2. Adopt a resolution approving General Plan Amendment No. 2010-01.
3. Adopt an ordinance approving amendments to various zoning provisions of Santa Ana
Municipal Code Chapter 41 {Z4A No. 2010-01
4. Adopt an ordinance approving the creation of Specific Development No. 84, approving the
rezoning of properties from various zones to Specific Development No. 84, repealing Specific
Development No. 30, 3l, 4l and l1, and amending the height exemption areas map {AA No.
2005-09}.
5. Adopt a resolution approving Transit Zoning Code Architectural Style Guidelines and Transit
Zoning Code Street Network Concepts.
r
i F
Lucy L' ' us, AIA Vince Fregoso,
Senior Planner Principal Planner
LL:jm
Illreportsleird6-02aa05-U9gpa10-01 zoa1U-1.TZC.pc
Exhibit List
Exhibit 1-Transit Zoning Code Vicinity Map
Exhibit 2 -Station District
Exhibit 3 -Existing General Plan Land Use Designation
Exhibit 4 -Existing Zoning
Exhibit 5 -Final EIR
Exhibit 6 -Findings of Fact and Statement of overriding Considerations
Exhibit l -Transit Zoning Code, Specific Development No. 84
Exhibit 8 --Amendments to Land Use Element of the City's General Plan
Exhibit 9 -Amendments to Chapter 41 of the SAMC
Exhibit 10 -Amendments to Height Exemption Map
Exhibit 11-Amendments to the Sectional District Maps
EXHIBIT 1
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EXHIBIT 5 -Final EIR
Document can be found at:
• Clerk of the Council Office
• Santa Ana Library
• Planning Counter
• http://www.santa-ana.ora/aba/plannina/draft eir.as~
80A-507
EXHIBIT 6
Findings of Fact and Statement of Overriding Considerations
Document can be found at:
• Clerk of the Council Office
• Santa Ana Library
• Planning Counter
• http://www.santa-ana.orq/pba/planninq/draft eir.asp
80A-508
EXHIBIT 7
Transit Zoning Code, Specific Development No. 84
Document can be found at:
• Clerk of the Council Office
• Santa Ana Library
Planning Counter
• http://www.santa-ana.orq/pba/planning/transit zoning code index.asp
80A-509
EXHIBIT 8
Amendments to Land Use Element of the City's General Plan
Document can be found at:
• Clerk of the Council Office
• Santa Ana Library
Planning Counter
• http://www.santa-ana.orq/pba/planning/documents/Land Use Element Amendments.pdf
80A-510
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(b) Rummage sales, promotional events, sidewalk or parking lot sales, and temporary sales
booths, provided the activities do not occur on the same lot more frequently than six (6) days in
any one-year period and do not continue on the same lot for more than two (2) successive
days .
(c) Mobile library, medical and veterinary units, provided activities are not conducted on the
same lot for more than six (6) days in any one-year period, do not begin earlier than 8:00 a.m.,
and do not continue past 5:00 p.m.
(d) Outdoor auctions, provided that activities are not conducted on the same lot more
frequently than four (4) days in any one-year period, do not begin earlier than 8:00 a.m., and
do not continue past 5:00 p.m.
(e) Seasonal activities for uses such as, but not limited to, fireworks stands, pumpkin lots and
Christmas tree lots, provided that pumpkin lots do not set up more than thirty (30) days prior to
Halloween and are removed within one (1) day after Halloween, Christmas tree lots do not set
up more than thirty (30) days prior to Christmas and are removed within one (1) day after
Christmas and fireworks stands are in compliance with Chapter 14, Article II of this Code.
(f) Carnivals, circuses, radio or d.j. remotes and outdoor music concerts, provided the
following conditions are met:
(1) The activity is not conducted on the same lot for more than five (5) successive days
in any one-year period and may not occur more than five (5) days in any one-year
period.
(2) Hours of activities shall not begin earlier than 10:00 a.m. and do not continue past
11:00 p.m. Monday through Saturday and do not begin earlier than 11:00 a.m. and do
not continue past 9:00 p.m. on Sunday.
(3) Off-street parking shall be provided in the manner prescribed in Article XV of the
Santa Ana Municipal Code.
(4) On-site circulation shall be maintained in a manner that will assure efficient internal
parking lot circulation. Also, lots shall assure that vehicles need not exit on the street
then re-enter the lot to find another parking space.
(5) No equipment and/or rides may be located on the lot of such activity for more than
forty-eight (48) hours prior to opening day.
(6) All equipment and rides used for such activity must be removed within twenty-four
(24) hours of closing, day of activity.
(7) Noise sources associated with construction, dismantling of equipment, deliveries
and rides, shall be permitted provided said activities do not take place between the
hours of 8:00 p.m. and 7:00 a.m. on weekdays, Saturday or Sunday.
(8) A 30-foot setback clear of, but not limited to, equipment, booths, stages and rides
shall be maintained at all times along any property line abutting residential uses.
(9) The activity is subject to cancellation or additional conditions if conducted in a
manner detrimental to the health, safety, or welfare of the community as determined by
authorized City of Santa Ana representatives including police, fire, public works, or
downtown development.
(g) Activities approved with alcohol sale and/or consumption shall obtain the appropriate
license from the State Department of Alcoholic Beverage Control ("ABC") and will be subject to
the following:
(1) All cooking: equipment (grills, barbecues, etc.) must be turned off one-half (1/2)
hour before the activity closure each evening.
Page 3 of 11
(2) The sale, service and consumption of alcohol shall occur only within afenced-in
area. This area shall be designated with appropriate signage identifying it as such and
shall be approved by the police department.
(3) The applicant shall ensure that security personnel are on duty at all times and
monitoring the fenced-in area designated for the sale, service and consumption of
alcohol. Security personnel shall prevent people from carrying alcoholic beverages
outside the designated area noted in 41-195.5(g)(2).
(4) Advertising which indicates the availability of alcoholic beverages shall be posted at
the point of beverage dispensing only.
(5) Alcoholic beverages shall be served indistinctive cups, which are different from
those used for non-alcoholic beverages.
(6) No more than two (2) cups containing alcoholic beverages may be sold to a
customer at a time. All alcoholic beverages shall be sold in paper or plastic cups and
not in their original glass or metal containers.
(7) The server is prohibited from selling alcoholic beverages to an obviously
intoxicated person.
(8) The server is prohibited from consuming alcoholic beverages.
(9) The sale, service and consumption of alcoholic beverages shall cease one (1) hour
prior the end of the activity.
(h) All temporary outdoor activities shall be subject to the following:
(1) The applicant must provide a minimum number of state licensed, uniformed
security guards for each day of the activity. This minimum number is to be determined
by the chief of police or his authorized representative during the application process.
These guards shall be present from the opening of the activity until closing and all
persons have vacated the grounds. Under special circumstances city police officers
may be required in addition to the security guards. The applicant will bear the cost of the
police officers.
(2) Security guards must carry a cellular phone.
(3) All personnel serving as security guards must wear attire such as a jacket, shirt,
vest, etc., that clearly identifies them as security.
(4) All security personnel shall have equipment enabling two-way communication with
other security personnel.
(5) The applicant shall be required to pay for any additional police services that may
result from the activity.
(6) Noise levels generated by the activity must remain under specified S.A.M.C. levels.
(7) The sale of tickets must cease thirty (30) minutes prior to the closure of the activity
daily.
Sec. 41-198.200. Cyber cafes.
Notwithstanding any other provisions of this chapter, cyber cafes may be conducted in any C1,
C2, , C4, and C5 zones, provided they are carried on in accordance with the limitations
hereinafter set forth, and provided a ministerial land use certificate is first obtained in accordance with
sections 41-675 through 41-677 of this Code. Cyber cafes shall not be permitted in a special districts
or a specific plan unless explicitly set forth as a permissible use.
Page 4 of 11
Sec. 41-199. Laundromats.
Laundromats may be permitted in the C1, C2, , C4 and C5 districts subject to the issuance
of a conditional use permit. Laundromats are not permitted in any other use district. Laundromats
shall comply with the following development and performance standards:
(a) Minors (under eighteen (18) years of age} shall not be permitted to enter or remain in a
cyber cafe during the following periods unless accompanied by a parent or legal guardian:
(1} Between 8:00 a.m. and 3:00 p.m., or after 10:00 p.m. on Monday through Friday of
each week;
(2} Saturday and Sunday after 10:00 p.m.
(3} The above weekday daytime hours of restriction shall not apply to vacation days or
school holidays as established by any public school district or private school,
kindergarten through twelfth grade, operating within the city.
(4} Notice of these hours of restriction for minors shall be posted at the entrance in
lettering of at least two (2} inches in size.
(b) The cyber cafe shall not be open to customers, patrons or any member of the public
between the hours of 12:00 a.m. to 7:00 a.m.
(c) "No loitering" signs shall be posted at the front and rear of the business. In addition, a
waiting area with not less than eight (8) seats shall be provided for customers waiting to use a
computer. No outside waiting or seating area is permitted.
(d) No person shall be permitted to consume alcohol on the premises.
(e) Employees shall be at least twenty-one (21) years of age. There shall be a minimum of
one (1) employee managing the cyber cafe during all working hours. If the business has more
than thirty (30) computers, the business is required to add one additional employee for every
additional thirty (30} computers, or portion thereof, and for every thirty (30) computers
thereafter, or any portion thereof. During each employee's working hours, the employee shall
wear a badge identifying the business and the employee's full name.
(f) Occupancy shall not exceed that required under the uniform building code and uniform fire
code, and the maximum occupancy load shall be posted at the main entrance.
(g} The establishment shall maintain and operate acamera/video surveillance system with
recording capability during all business hours. The system shall cover the entire interior of the
premises and all entrances to and exits from the establishment. The camera/video surveillance
system shall be capable of delineating on playback of the system the activity and physical
features of persons or areas within the premises.
(1 } Tapes/disks shall be kept a minimum of seventy-two (72) hours.
(2} The business owner shall permit the city to inspect the tapes/disks during business
hours. The system shall be maintained in good working order, including the running of
the tape/disks.
(3} A sign shall be posted inside and at the entrance to the establishment indicating
that the premises are under camera/video surveillance.
(h) The business owner shall submit and receive approval of a fire exit plan from the city's fire
department. The plan shall address all existing requirements of the uniform building code and
uniform fire code. This includes, but is not limited to, providing an exiting plan showing
equipment location, aisle locations and dimensioned widths, and having approved exit doors
and panic hardware.
Page 5 of 11
(i) Any adult entertainment business is prohibited unless specifically approved pursuant to the
requirements of Chapter 41, Article XVII of this code.
(j) Window areas shall not be covered or made opaque in any way. All windows and
entrances must be unobstructed at all times so as to allow an unimpaired line of sight by a
police officer.
(k) The business operator, at his/her expense shall provide a California licensed uniform
security guard on the premises Monday through Friday between 4:00 p.m. and closing, and
Saturday through Sunday between 12:00 p.m. and closing.
(1) The chief of police is authorized to require a specific owner/operator to provide a
security guard(s) on the premises at other hours of the day in the event that there are
significant calls for service relating to assaults, gang related activity, weapons offenses,
disturbances, and juvenile related crime, including truancy, or other good cause.
(2) Any decision of the chief of police may be appealed to the city council. Any appeal
shall be made within ten (10) calendar days following the date of the decision by the
chief of police. Further, such appeal period shall end at 5:00 p.m. on the tenth calendar
day following such date of the written decision bythe chief of police. If such tenth
calendar day ends on a Saturday, Sunday or holiday, the ten-day period shall end at
5:00 p.m. on the next regular business day.
(3) All appeals shall be in writing and on forms provided by the planning department
and shall specifywherein there was any error of decision or requirement bythe chief of
police. Furthermore, a copy of such appeal shall be filed with the planning department
and the clerk of the council.
(4) Upon receipt of such appeal, the planning department shall set the matter for
hearing by the city council.
(5) The city council may, after public hearing, affirm, reverse, change, or modify the
original decision and may make any additional determination it shall consider
appropriate within the limitations imposed by this chapter. Such decision shall be filed
with the clerk of the council, and the planning department; one (1) copy thereof shall be
sent to the applicant.
(I) Lighting levels on the premises within sixty (60) feet of the use and in all required parking
areas shall be maintained at a minimum 1 footcandle of light. Interior lighting shall be at
maintained at a minimum of thirty (30) footcandles of light.
(m) No exterior pay phones shall be permitted.
(n) No pool tables or other amusement devices not directly related to Internet computer
devices shall be permitted.
(o) No gaming tournaments for cash prizes shall be permitted.
Sec. 41-199.1. Banquet facilities.
Banquet facilities may be permitted in the P, C1, C1-MD, C-SM, C2,,_ _ _ _ , C4, C5,_CR , ~ -
zoning districts and in any specific plan or specific development zoning district wherever restaurants
and eating establishments are permitted, as a primary and ancillary use, subject to the issuance of a
conditional use permit. Banquet facilities may be permitted in the M1 and M2 zoning districts as an
ancillary use to restaurants and eating establishments, subject to the issuance of a conditional use
Page 6 of 11
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Certificate Date Y
RES. / A.A. / ANX. NO.
ORD. /RES. NO.
ADOPTED DATE
RES.IA.A.(ANX.NO. A.A.997 A.A.iD12 A.A.1026 A.A.1029 A.A.1D52 A.A.95-7 A.A.96-5 A.A.96-6 A.A.96-9 A.A.98-16 A.A.99-7 A.A.03-1 A.A.03-2
ORD. l RES. N0. NS-195D NS-1983 NS-2013 NS-2036 NS-2139 NS-2277 NS-2307 N5-2302 NS-2308 NS-2381 NS-2411 NS-2524 NS-2630
ADOPTED DATE 3-14-88 12-19-88 7-17-89 11-20-89 8-19-91 12-4-95 12-2-96 10-1-96 12-2-86 1-19-99 12-6-99 3-3-03 9-2-03
RES.IA.A.(ANX.NO. 5977 6044 A.A.754 A.A.769 A.A.790 A.A.792 A.A.794 A.A.813 A.A.858 A.A.870 A.A.873 A.A.874 A.A.879 A.A.885 A.A.907 A.A.926 A.A.933 A.A.944 A.A.957 A.A.959 A.A.970 A.A.983 A.A.989 A.A.994
ORD. l RES. N0. NS-1105 N5-1193 N5-1344 N5-1386 NS-1428 NS-1430 NS-1433 NS-149D NS-1600 NS-1621 NS-1643 NS-1663 83-37 N5-1724 NS-1764 NS-1785 NS-1797 NS-1830 N5-1854 N5-1863 NS-1887 N5-1897 N5-1931 NS-1943
ADOPTED DATE 1.17-72 12-17-73 1-17.77 11.7-77 6.19-78 7-11-78 8.7-78 7-2.79 10-26.81 1-18-82 9.7-82 12.20-82 3-21-83 4.2.84 3.4-85 7-1.85 9-17-85 1-2D-86 7-7-86 8-18-86 2-19-86 6-13-87 9-21-87 1-21-88
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Certificate Date October 11, 2D07
RES.IA.A.lANX.NO. A.A.1059 A.A.1068 A.A.96-3 A.A.96-9 A.A.98-5 A.A.03-2 A.A.06-5
ORD. I RES. N0. NS-2177 NS-2229 NS-2287 NS-2308 NS-2357 NS-2630 NS-2733
ADOPTED DATE 9-21-92 7-18-94 4-15-96 12-2-96 6-15-98 9-3-03 2-5-07
RES./A.A./ANX.NO. 6D44 A.A.736 A.A.753 A.A.795 A.A.820 A.A.841 A.A.842 A.A.843 A.A.854 A.A.869 A.A.883 A.A.886 A.A.911 A.A.949 A.A.965 A.A.961 A.A.1029 A.A.iD35 A.A.1036 A.A.1038 A.A.1046 A.A.1051 A.A.1052 A.A.1053
ORD. / RES. N0. NS-1193 NS-1299 NS-1341 NS-1431 N5-1505 NS-1557 NS-1558 NS-1563 NS-1591 NS-162D NS-1695 N5-1724 NS-1767 NS-1856 NS-1880 NS-1883 NS-2D36 NS-2059 NS-2057 NS-2068 NS-2109 NS-2137 NS-2139 NS-2147
ADOPTED DATE 12.17.73 2.24.76 12.28-76 7-11-78 10.15.79 12.8-80 11-17.80 2-17-81 7-2D-81 1-18.82 8-18.83 4.2.84 5.20-88 7.7-86 12.1-86 1-5-87 11-2D-89 4-16-90 4-2-9D 7-2-9D 1-22-91 6-17-91 8-19-91 8-19-91
RES./A.A./ANX.NO. 5245 5452 5451 5508 5523 5522 5534 5549 5557 5577 5580 5579 5600 5604 5631 5676 5740 5772 5819 5820 5865 870 58 3 5885
ORD. / RES. NO. NS-407 NS-476 NS-475 NS-527 NS-556 NS-553 NS-567 NS-579 NS-592 NS-616 NS-614 NS-621 NS-641 NS-649 NS-678 NS-728 NS-811 NS-842 NS-898 NS-899 NS-953 NS-960 NS-963 NS-971
ADOPTED DATE 11-2-59 10-17-60 10-17-60 9-7-61 1-2-62 1-4-62 2-19-62 6-18-62 7-2-62 10-15-62 10-15-62 11-19-62 3-18-63 5-6-63 8-19-63 5-7-64 6-21-65 4-18-66 11-6-67 12-4-67 1-20-69 4-7-69 421-69 7-7-69
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