HomeMy WebLinkAboutNS-3082 - Removing the M1 & M2 Suffixes from Certain Properties within SD-84 ORDINANCE NO, NS-3082
AMENDMENT APPLICATION (AA) NO. 2024-03 -- AN
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA AMENDING THE OFFICIAL ZONING MAP OF
THE CITY OF SANTA ANA BY REMOVING THE M1 (LIGHT
INDUSTRIAL) AND M2 (HEAVY INDUSTRIAL) SUFFIXES
FROM CERTAIN PROPERTIES WITHIN THE SD-84
ZONING DISTRICT BOUNDARY
THE CITY COUNCIL OF THE CITY OF SANTA ANA HEREBY ORDAINS AS FOLLOWS:
Section 1. The City Council has, by separate action taken on June 3, 2025,
adopted an Addendum to the Transit Zoning Code Environmental Impact report ("EIR")
(State Clearinghouse No. 2006071100), which was certified on June 7, 2010, by the City
Council ("Addendum"). The Addendum analyzed the environmental impacts of the
actions taken in this Ordinance. Adopting the Addendum satisfied the City Council's
obligations under the California Environmental Quality Act ("CEQA") regarding
amendments to the Transit Zoning Code and none of the conditions in Public Resources
Code section 21166 or State CEQA Guidelines 15162 apply. Thus, no further
environmental review is required as adoption of this Ordinance falls within the scope of
the adopted Addendum and previously certified EIR.
Section 2. The City Council of the City of Santa Ana hereby finds, determines,
and declares as follows:
A. Chapter 41, Article I, Division 1, Section 41-1 of the Santa Ana Municipal
Code provides that
"Because of the necessity of segregating the location of residences,
businesses, trades and industries; regulating the use of buildings,
structures, and land; and regulating the location, height, bulk and size of
buildings and structures, the size of yards and open spaces, the City is
divided into land-use districts of such number, shape and area as may be
considered best suited to carry out these regulations and provide for their
enforcement. The regulations are considered necessary in order to:
(a) Encourage the most appropriate use of land;
(b) Conserve and stabilize property value,
(c) Provide adequate open spaces for light and air and to prevent and
fight fires,
(d) Prevent undue concentration of population, lessen congestion on
streets and highways, and
Ordinance No. NS-3082
Page 1 of 8
(e) Promote the health, safety and general welfare of the people, all as
part of the general plan of the City."
Consistent with this purpose, the City of Santa Ana has adopted a
zoning map, which has since been amended from time to time.
B. On April 19, 2022, the City adopted an Amended General Plan The
Amended General Plan became effective on May 26, 2022 and adopted a
new Land Use Plan for the City and established new land use designations
and policies for development of the City.
C. On April 16, 2024, the City Council passed an Urgency Ordinance to adopt
a 45-day moratorium on the approval, commencement, establishment,
relocation, or expansion of industrial uses within the Transit Zoning
Code/Specific Development (SD) No. 84 Zoning District (the "Moratorium
Ordinance"). The purpose of the Moratorium Ordinance was to immediately
protect the public health, safety, and welfare of residents and businesses
from incompatible industrial uses that cause a significant pollution burden
to adjacent residential neighborhoods within the SD-84 Zoning District.
D. On May 7, 2024, the City Council issued and file a Council report to the
public, pursuant to Section 65858(d) of the California Government Code,
describing the City's measures to alleviate conditions that led to the
adoption of Urgency Interim Ordinance No. NS-3063, on April 16, 2024,
regarding a 45-day moratorium on the approval, commencement,
establishment, relocation, or expansion of industrial uses within the Transit
Zoning Code Specific Development No. 84.
E. On May 21, 2024, the City Council adopted an extension of the Moratorium
Ordinance for an additional ten (10) months and fifteen (15) days pursuant
to California Government Code, Section 65858. The extension was
necessary to allow sufficient time for staff to continue with conduct research
of appropriate regulations, and coordinate with outside regulatory agencies
and City departments to develop appropriate zoning regulation to address
the impacts of industrial development in the SD-84 Zoning District.
F. After continued research and study, two ordinances have been developed
that address the impacts from industrial land uses in the SD-84 Zoning
District. The ordinances address the following:
a. Zoning Ordinance Amendment (ZOA) No. 2024-02 to amend certain
provisions of the Santa Ana Municipal Code and amend portions of the
Transit Zoning Code/Specific Development (SD) No. 84 Zoning District,
including the deletion of industrial land uses; amendment of non-
conforming regulations; and,
Ordinance No. NS-3082
Page 2 of 8
b. Amendment Application (AA) No. 2024-03 to remove the M1 (Light
Industrial) and M2 (Heavy Industrial) suffixes from certain properties
within the SD-84 Zoning District boundary as designated on the City of
Santa Ana Zoning Map.
G. AA No. 2024-03 is consistent with and implements the amendments
proposed by ZOA No. 2024-02 by ensuring uniform and legally consistent
mapping of the City's Zoning Districts; and enables the City to implement a
regulatory framework that protects the health, safety, and welfare of the City
and its residents.
H. The proposed amendments to the Zoning Map contained in AA No. 2024-
03 are required to ensure consistency with the City's General Plan in
accordance with California Government Code, Section 65860.
I. Adoption of AA No. 2024-03 is consistent with and implements the
Amended General Plan. Specifically, it is consistent with the following:
The amendments timely address current inconsistencies within an area of
the City prioritized for addressing EJ.
(a) Policy LU-1.1 (Compatible Uses),
(b) Policy LU-2.4 (Cost and Benefit of Development)
(c) Policy LU-3.8 (Sensitive Receptors),
(d) Policy LU-3.9 (Noxious, Hazardous, Dangerous, and Polluting
Uses),
(e) Policy LU-3.11 (Air Pollution Buffers),
(f) Policy LU-4.3 (Sustainable Land Use Strategies),
(g) Policy LU-4.6 (Healthy Living Conditions),
(h) Policy CM-3.2 (Healthy Neighborhoods),
(i) Policy EP-1.9 (Avoid Conflict of Uses),
(j) Policy EP-3.3 (Mitigate Impacts);
(k) Policy CN-1.5 (Sensitive Receptor Decisions),
(1) Policy CM-3.2 (Healthy Neighborhoods), and
(m) Policy HE-5.5 (Community Development) 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. The
proposed amendments support these goals and policies by:
1. Fostering the compatibility between residential and
nonresidential land uses within the TZC to enhance livability
and promote healthier lifestyles, and improve public health and
quality of life;
2. Resolving the development of industrial land uses and sensitive
receptors being in close proximity to each other that pose health
Ordinance No. NS-3082
Page 3 of 8
i
hazards by eliminating an overlay zone that promulgated
continuation of industrial uses without recourse;
3. Improving the health of the existing and future residents of the
TZC by regulating the operations of noxious, hazardous,
dangerous, and polluting uses by giving priority to the
discontinuance of those uses;
4. Responding to overarching EJ policies to develop and
implement land use and zoning strategies to separate existing
sensitive uses from heavy industrial facilities and emission
sources;
5. Continuing to support the creation of healthy neighborhoods by
addressing land use conflicts and incompatible uses through
the elimination of the I-OZ zone and associated industrial land
use types from the list of allowable land uses within the TZC;
6. Developing and adopting new regulations to address facilities
that emit increased pollution new sensitive receptors within EJ
area boundaries, which includes areas of the TZC;
7. Avoiding potential land use conflicts in the future by prohibiting
the location of noxious land uses in proximity to sensitive
receptors; and
8. Creating a sustainable land use plan for the area that phases
out land uses that are causing a substantial drain on City and
other public agency resources in addressing the impacts from
irreconcilable land use conflicts in the TZC area.
J. Additionally, AA No. 2024-03 implements and/or contributes to achieving
the following specific action programs of the General Plan, most particularly
directly addressing LU3.3 through the creation of a discontinuance of
nonconforming industrial uses through amortization:
1. LU1.1 - Development Code Update. Prepare a comprehensive update
to the zoning code to ensure that the City's zoning regulations align with
the General Plan's goals and policies. Update the Metro East Mixed-Use
Overlay District to remove the portion within the 17th Street and Grand
Avenue Focus Area. Update the Midtown Specific Plan.
2. LU3.3 - Healthy lifestyles. Collaborate with residents and industry
stakeholders to create a program to incentivize and amortize the
removal of existing heavy industrial uses adjacent to sensitive uses.
3. CN1.4 - Health risk criteria. Establish criteria for requiring health risk
assessments for existing and new industries, including the type of
Ordinance No. NS-3082
Page 4 of 8
business, thresholds, and scope of assessment. Review existing and
establish new regulation to reduce and avoid increased pollution near
sensitive receptors within environmental justice area boundaries.
4. CN1.7 - Truck idling. Evaluate strategies to reduce truck idling found or
reported in areas with sensitive receptors, with a priority placed on
environmental justice areas.
5. CN1.11 - Public education. Augment existing outreach programs to
improve public awareness of State, regional and local agencies' roles
and resources to identify, monitor, and address air quality and other
environmental hazards in the community.
6. HE5.0 - Healthy Neighborhoods Initiatives. Update the City's zoning
code development and operational standards for industrial zones to
address incompatibility with adjacent uses, including minimum distance
requirements to buffer heavy industrial uses from sensitive receptors.
Conduct a study to evaluate and establish appropriate minimum
distances and landscape buffers between polluting industrial uses from
sensitive receptors such as residences.
7. HE44.A - Fair Housing. Ensure all City programs and activities relating
to housing and community development are administered in a manner
that affirmatively furthers fair housing.
K. On February 24, 2026, the Planning Commission held a duly noticed public
hearing to consider this Ordinance, where all interested persons were given
an opportunity to be heard, and after closing the public hearing, continued
taking any action on this Ordinance to a special meeting held on March 6,
2025, whereby the Planning Commission recommended approval of the
Ordinance to the City Council.
L. On April 1, 2025, the City Council held a duly noticed' public hearing to
consider this Ordinance, but the item was not heard and was continued to
a date certain, May 6, 2025;
M. On May 6, 2025, the City Council held a duly noticed public hearing to
consider this Ordinance, but the item was not heard and was continued to
a date certain, June 3, 2025; and.
N. On June 3, 2025, the City Council held a duly noticed public hearing to
consider this Ordinance, where all interested persons were given an
opportunity to be heard.
Ordinance No. NS-3082
Page 5 of 8
Section 3. The City Council of the City of Santa Ana hereby adopts and
approves the Amendment to the Official Zoning Map of the City of Santa Ana, as shown
in Exhibit "A," attached hereto and incorporated herein by reference. This decision is
based upon the evidence submitted at the above said hearing, which includes, but is not
limited to: the Request for City Council Action dated June 3, 2025, and exhibits attached
hereto; and the public testimony, written and oral, all of which are incorporated herein by
this reference.
Section 4. If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this ordinance. The City Council of the City of Santa Ana hereby declares that
it would have adopted this ordinance and each section, subsection, sentence, clause,
phrase or portion thereof irrespective of the fact that any one or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
Section 5. This Ordinance shall become effective thirty (30) days after its
adoption.
Section 6. The City Clerk shall certify the adoption of this ordinance and shall
cause the same to be published as required by law.
ADOPTED this 171h day of June, 2025.
4al e A �a
Ma
APPROVED AS TO FORM
Sonia R. Carvalho Cit Attorney
By:
Melissa Crosthwaite
Senior Assistant City Attorney
AYES: Councilmembers Amezcua Bacerra Hernandez Lopez,
Penaloza Vazquez 6
NOES: Councilmembers None 0
ABSTAIN: Councilmembers Phan (1) recusal
ABSENT: Councilmembers None (0)
Ordinance No. NS-3082
Page 6 of 8
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, JENNIFER L. HALL, City Clerk, do hereby attest to and certify that the attached
Ordinance No. NS-8082 to be the original ordinance adopted by the City Council of the
City of Santa Ana on June 17, 2025 and that said ordinance was published in accordance
with the Charter of the City of Santa Ana.
Date: �25 /, �.
fifer I
(� City Cler
�Grt o Sa a
Ordinance No. NS-3082
Page 7 of 8
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