HomeMy WebLinkAboutItem 22 - Public Hearing - Amendment Application No. 2026-02 for the Santa Clara AvenuePlanning and Building Agency
www.santa-ana.org/pb
Item # 22
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Staff Report
April 7, 2026
Topic: Amendment Application No. 2026-02 (Zone Change) for 2101 and 2109 East
Santa Clara Avenue
AGENDA TITLE
Public Hearing - Amendment Application No. 2026-02 for the Santa Clara Avenue Zone
Change (2101 and 2109 East Santa Clara Avenue)
Legal notice published in the OC Reporter on March 20, 2026 and notices mailed on the
March 26, 2026.
RECOMMENDED ACTIONS
1. Adopt the environmental determination for Amendment Application (Zone Change)
No. 2026-02, finding that the Project is within the scope of the 2022 Santa Ana
General Plan Environmental Impact Report (EIR) (SCH No. 2020029087) and is
exempt from further environmental review pursuant to CEQA Guidelines Sections
15162 and 15061(b)(3); and
2. Adopt an ordinance approving Amendment Application (Zone Change) No. 2026-
02.
ORDINANCE NO. NS-XXXX entitled AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO.
2026-02 AMENDING THE ZONING FOR THE PROPERTIES LOCATED AT 2101
AND 2109 EAST SANTA CLARA AVENUE (APNS: 396-261-26 AND 396-261-38)
FROM GENERAL AGRICULTURAL (Al) TO ARTERIAL COMMERCIAL (C5);
read by title only and waive further reading.
GOVERNMENT CODE 484308 APPLIES: Yes
EXECUTIVE SUMMARY
The City of Santa Ana is proposing to change the zoning district designation of two
properties located at 2101 and 2109 East Santa Clara Avenue ("Site") from General
Agricultural (Al) to Arterial Commercial (C5) ("Project"). This zone change is to bring the
zoning of the subject properties into consistency with the City's General Plan, in
AA No. 2026-02 for 2101 and 2109 East Santa Clara Avenue Zone Change
April 7, 2026
Page 2
accordance with Government Code Section 65860, which requires that zoning regulations
be consistent with the adopted General Plan.
The proposed C5 zoning designation establishes consistency with the General Plan's
land use policies and objectives, supports commercial activation along Santa Clara
Avenue, maintains consistency with the adjacent commercial center's C5 zoning
designation, and facilitates economic development, local -serving businesses, and
employment opportunities while maintaining compatibility with surrounding uses. The
requested action does not authorize any new development and is not tied to any
development project application. CEQA review is satisfied by the 2022 General Plan EIR
(SCH No. 2020029087) and the zone change is exempt from further environmental review
under CEQA Guidelines Sections 15162 and 15061(b)(3).
Planning Commission Action
On February 23, 2026, the Planning Commission held a public hearing for the Project and
voted 5.0.2 (Commissioners Oliva and Pham absent) to recommend that the City Council-
(1) adopt the environmental determination for Amendment Application (Zone Change)
No. 2026-02, finding that the Project is within the scope of the 2022 Santa Ana General
Plan Environmental Impact Report (EIR) (SCH No. 2020029087) and is exempt from
further environmental review pursuant to CEQA Guidelines Sections 15162 and
15061(b)(3); and (2) approve Amendment Application (AA) No. 2026-02.
DISCUSSION
Project Description
The proposed Project consists of a City -initiated Amendment Application (AA) No. 2026-
02 to amend the City of Santa Ana Zoning Map by changing the zoning district designation
of two properties located at 2101 and 2109 East Santa Clara Avenue from General
Agricultural (Al) to Arterial Commercial (C5). The requested action does not authorize
any development on the site, which would be subject to separate review by the City for
any administrative or discretionary actions.
Table 1: Proiect and Location Information
Item
Information
Project Address and Council Ward
2101 and 2109 East Santa Clara Avenue — Ward 3
Nearest Intersection
Tustin Avenue and Santa Clara Avenue
General Plan Designation
General Commercial (GC) — No change
Existing Zoning Designation
General Agricultural (Al)
Proposed Zoning Designation
Arterial Commercial (C5)
Surrounding Land Uses
North
Commercial center
East
Drive -through restaurant
South
Multi -family residential (Woodlyn North
Condominiums), preschool/kindergarten,
AA No. 2026-02 for 2101 and 2109 East Santa Clara Avenue Zone Change
April 7, 2026
Page 3
Item
Information
commercial center
West
Parking and vehicular access for Horizon
Apartments multi -family residential community
Property Size
0.81-acres (35,400 square feet)
Existing Site Development
The subject sites contain two one-story, single-family
residences approximately 2,530 and 3,904 square feet
in size, with associated accessory structures.
Existing Site Uses
Single-family residences (2)
Zoning Code Sections Affected
SAMC Sections 41-665 and 41-667
Protect Background
The project site encompasses approximately 0.81 acres (35,400 square feet) and is
currently developed with two legal nonconforming single-family residences. The earliest
aerial imagery from 1938 shows that the subject properties appeared to be first developed
as an orchard. No buildings or structures were present on site at this time and most of the
surrounding area was used for orchards, with some houses and agricultural buildings in
the vicinity. The single-family residence addressed as 2101 East Santa Clara Avenue
was constructed at an unknown date and moved to the site in 1967. The single-family
residence addressed as 2109 East Santa Clara Avenue was constructed circa 1957 and
included the main house and garage. The now -commercial shopping center to the north
of the Project site remained undeveloped until 1972. Today, the two subject properties
are legal non -conforming, as they do not meet most of the development standards for the
underlying zone and were constructed prior to 1960.
Based on permit and title records, both 2101 and 2109 East Santa Clara Avenue were
owned by the Newcomb family until they were sold to SRP Stater Bros, LLC in February
2021. In March 2023, the property owners submitted a voluntary lot merger application
(No. 2023-02) to consolidate 2101 and 2109 East Santa Clara Avenue into a single legal
lot. The lot merger application was executed and recorded in June 2023.
In April 2022, Development Project (DP) Review No. 2022-06 was submitted for a 3,975-
square-foot McDonald's with drive -through operations at 2101 and 2109 East Santa Clara
Avenue. To facilitate the project, the applicant requested an amendment application (zone
change) from General Agricultural (Al) to Arterial Commercial (C5) and a Conditional Use
Permit (CUP) for the drive -through operations. On February 26, 2024, the Planning
Commission held a public hearing and recommended City Council approval of the
requested zone change and CUP. On April 2, 2024, the City Council held a public hearing
for the requested entitlements. However, the applicant verbally withdrew their application
prior to any action by the City Council. Therefore, no project was considered by the City
Council and the Site retained its current zoning designation.
AA No. 2026-02 for 2101 and 2109 East Santa Clara Avenue Zone Change
April 7, 2026
Page 4
Government Code Section 65860
Government Code Section 65860 was first enacted in the early 1970s as part of
California's Planning and Zoning Law to ensure that local zoning ordinances align with
adopted General Plans. Under the original law, cities and counties were required to make
their zoning consistent with their General Plan by January 1, 1974, and to amend
inconsistent zoning within a reasonable time after a General Plan amendment. The
statute established the General Plan as the foundational policy document for land use
decisions and obligated local agencies to bring zoning into conformity with that plan.
In 2023, the Legislature passed Assembly Bill 821 (AB 821), which amended Section
65860 and became effective January 1, 2024. AB 821 strengthened and clarified the
consistency requirement by setting firm timelines and procedures for addressing
inconsistencies. For example, when a development application is consistent with the
General Plan but inconsistent with zoning, a local agency must either amend the zoning
ordinance within 180 days or process the application under applicable law and objective
General Plan standards without relying on inconsistent zoning. The amendment also
expands enforcement provisions, reaffirming that outdated zoning may not be used to
delay or block development that is otherwise allowed under the General Plan.
The purpose of the proposed zone change is to bring the Site into consistency with the
City's General Plan, which was adopted in 2022, in compliance with Government Code
Section 65860. Government Code Section 65860 requires that zoning regulations be
consistent with the adopted General Plan, including its land use designations, goals, and
policies. As a result of the 2022 General Plan Update, the subject properties were
designated General Commercial (GC). However, the underlying zoning remained Al,
creating an inconsistency between the General Plan and the Zoning Code.
Project Analysis
In accordance with Section 41-667 of the Santa Ana Municipal Code (SAMC) and
Government Code Section 65860, staff recommends that the City Council adopt an
ordinance approving AA No. 2026-02 to change the zoning designation of the subject
properties from Al to C5. The zone change is a corrective, policy -implementing action
intended to resolve the existing inconsistency between land use policy and zoning
regulations and does not authorize any specific development project. Moreover, no
construction, demolition, or change in use is proposed as part of this action. Lastly, the
proposed zone change implements the 2022 General Plan Land Use Element, supports
orderly and planned development along a designated commercial corridor, and ensures
ongoing compliance with State law governing General Plan and zoning consistency.
The C5 zoning designation reflects the established commercial character of the
surrounding area, including the adjacent shopping center to the north and east and the
broader commercial corridor along Tustin Avenue. The GC land use designation is
AA No. 2026-02 for 2101 and 2109 East Santa Clara Avenue Zone Change
April 7, 2026
Page 5
intended to accommodate highly visible, arterial -oriented commercial uses that support
employment opportunities and complementary services near established residential
neighborhoods. Accordingly, the proposed C5 zoning designation is appropriate for the
subject properties and fulfills the City's obligation to maintain consistency between the
Zoning Code and the General Plan. This proposed zoning amendment brings the
properties into consistency with the GC land use designation adopted as part of the City's
2022 General Plan Update and is compatible with the General Plan's objectives, policies,
and land use framework. Lastly, any future development or redevelopment of the site
would be subject to separate discretionary review, environmental analysis, and permitting
in accordance with applicable City regulations, including the SAMC, CEQA, and adopted
design standards (if applicable).
Existing Zoning District Designation
Proposed Zoning District Designation
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General Plan Consistency
The City of Santa Ana General Plan Update (GPU) was adopted in April 2022 following
a seven-year public outreach and engagement process that included more than 60
community meetings and workshops, online surveys, direct mailers, study sessions, and
individual meetings with the Planning Commission and City Council. This inclusive
process informed the updated Land Use Element, which establishes the City's long-term
land use vision and development policies and reflects community goals related to growth,
livability, and economic vitality (Goal LU-1; Policy LU-1.1).
Prior to adoption of the GPU, the subject properties were designated with a split land use
of Institutional (INS) and GC. The GPU updated the designation to GC in its entirety,
consistent with adjacent commercial center properties and the surrounding arterial
corridor. However, the underlying zoning designation remained Al and necessitates a
zone change to resolve the inconsistency between the General Plan and the Zoning
Code.
The proposed C5 zoning amendment is consistent with the GC land use designation and
satisfies Government Code Section 65860, which requires zoning regulations to be
compatible with General Plan objectives, policies, and land use designations. The GC
AA No. 2026-02 for 2101 and 2109 East Santa Clara Avenue Zone Change
April 7, 2026
Page 6
designation is intended to accommodate highly visible, arterial -oriented commercial uses
that support employment, local -serving retail, and complementary commercial activities
near established residential neighborhoods (Goal LU-2; Policies LU-2.1 and LU-2.2). The
proposed zone change resolves the zoning inconsistency with the 2022 GPU and
supports reinvestment and business development consistent with the surrounding
commercial corridor (Policies LU-2.6 and LU-2.7).
Existing General Plan Land Use Designation
By aligning zoning with adopted land use policy, the amendment promotes compatibility
with adjacent development and preserves neighborhood integrity through the future
application of City design and development standards (Goal LU-3; Policies LU-3.4 and
LU-3.7). Any future development would be subject to applicable City review processes to
ensure compatible scale, massing, and site design, contributing to a safe, attractive, and
economically viable commercial environment.
The proposed zoning amendment is also consistent with the General Plan's Economic
Prosperity goals related to job creation and retention (Goal EP-1; Policy EP-1.2),
economic diversification and support for high -growth and complementary businesses
(Goal EP-2; Policies EP-2.1 and EP-2.3), and the promotion of a business -friendly
environment that facilitates investment and balanced land use decisions (Goal EP-3;
Policies EP-3.7 and EP-3.8). By resolving existing zoning inconsistencies and enabling
commercial activation of underutilized land along an arterial corridor, the proposed zone
change supports long-term economic vitality, employment opportunities, and fiscally
productive land uses consistent with the adopted General Plan.
Public Notification and Community Outreach
Project notifications were posted, published, and mailed in accordance with City and State
regulations. Copies of the public notice, including a 1,000-foot notification radius map,
and the site posting are provided attached hereto as Exhibit 6. The project site is not
located within the boundaries of a neighborhood association. However, prior to the
Planning Commission public hearing, representatives of nearby neighborhood
associations were contacted to identify any potential concerns related to the proposed
request. No issues or concerns were identified during this outreach effort.
AA No. 2026-02 for 2101 and 2109 East Santa Clara Avenue Zone Change
April 7, 2026
Page 7
In addition, no written or verbal public comments were received prior to or during the
Planning Commission public hearing. As of the preparation of this report, no public
concerns have been raised regarding the proposed zone change.
ENVIRONMENTAL IMPACT
In accordance with the California Environmental Quality Act (CEQA) and the CEQA
Guidelines, the Project is not subject to additional environmental review pursuant to
CEQA Guidelines Section 15162, as it is within the scope of the 2022 City of Santa Ana
General Plan Environmental Impact Report (EIR) (SCH No. 2020029087), which was
certified in conjunction with adoption of the General Plan Update. Section 15162 prohibits
preparation of a subsequent or supplemental EIR unless substantial changes are
proposed to the project, substantial changes occur in the circumstances under which the
project is undertaken, or new information of substantial importance becomes available
that was not known and could not have been known at the time the prior EIR was certified.
The proposed zone change is a City -initiated corrective action that aligns zoning with the
GC land use designation adopted through the 2022 General Plan Update and does not
authorize any new development, construction, or change in intensity beyond what was
previously analyzed in the General Plan EIR. The land use designation and development
assumptions associated with the proposed zoning were fully evaluated in the certified
General Plan EIR. No substantial changes to the project, no changes in circumstances,
and no new information requiring major revisions to the EIR have been identified.
Accordingly, no subsequent or supplemental EIR is required pursuant to CEQA
Guidelines Section 15162.
In addition, the proposed zoning amendment is exempt from further environmental review
under CEQA Guidelines Section 15061(b)(3) (the "Common Sense Exemption"), as it can
be determined with certainty that the action will not result in a significant effect on the
environment. The zone change is administrative and policy -implementing in nature,
serves to maintain consistency between the Zoning Code and the General Plan pursuant
to Government Code Section 65860, and does not, by itself, enable or approve physical
development. Any future development would be subject to separate discretionary review
and project -level CEQA analysis, as applicable. Therefore, the environmental effects of
the proposed action have already been adequately analyzed in the 2022 General Plan
EIR, and no further environmental review is required. A Notice of Determination and
Notice of Exemption, Environmental Review No. 2026-05, will be filed for the project.
FISCAL IMPACT
There is no fiscal impact associated with this action.
AA No. 2026-02 for 2101 and 2109 East Santa Clara Avenue Zone Change
April 7, 2026
Page 8
EXHIBITS
1. Ordinance Approving AA No. 2026-02
2. Vicinity Zoning and Aerial View
3. Site Photos
4. Certified General Plan Update Environmental Impact Report (hyperlink)
5. February 23, 2026 Planning Commission Staff Report and Exhibits (h per)
6. Copy of Public Hearing Notice
Submitted By: Ali Pezeshkpour, AICP, Executive Director of Planning and Building
Agency
Approved By: Alvaro Nunez, City Manager
ORDINANCE NO. NS-XXXX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING AMENDMENT APPLICATION
NO. 2026-02 AMENDING THE ZONING FOR THE
PROPERTIES LOCATED AT 2101 AND 2109 EAST SANTA
CLARA AVENUE (APNS: 396-261-26 AND 396-261-38)
FROM GENERAL AGRICULTURAL (Al) TO ARTERIAL
COMMERCIAL (C5)
THE CITY COUNCIL OF THE CITY OF SANTA ANA HEREBY ORDAINS AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. The Planning and Building Agency ("PBA") is requesting approval of
Amendment Application (AA) No. 2026-02, to change the zoning district
designation of two properties located at 2101 and 2109 East Santa Clara
Avenue (APNs 396-261-26 and 396-261-38) from General Agricultural (Al)
to Arterial Commercial (C5) ("Project").
B. Chapter 41, Article I, Division 1, Section 41-1 of the Santa Ana Municipal
Code establishes 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:
encourage the most appropriate use of land, conserve and stabilize property
value, provide adequate open spaces for light and air and to prevent and
fight fires, prevent undue concentration of population, lessen congestion on
streets and highways, and promote the health, safety and general welfare of
the people, all as part of the general plan of the City. The City of Santa Ana
has adopted a zoning map which has since been amended from time to time.
C. On April 19, 2022, the City adopted the General Plan Update, which went
into effect on May 26, 2022. As a result of the 2022 General Plan Update,
the subject properties were designated General Commercial (GC) under the
General Plan. However, the underlying zoning remained Al, creating an
inconsistency between the General Plan and the Zoning Code.
D. Government Code Section 65860, first enacted in the early 1970s as part of
California's Planning and Zoning Law, requires local zoning ordinances to
align with adopted General Plans, establishing the General Plan as the
foundational policy document for land use decisions. Cities must amend
inconsistent zoning within a reasonable time after General Plan
Ordinance No. NS-XXXX
Page 1 of 6
amendments. In 2023, AB 821 strengthened these requirements effective
January 1, 2024, by imposing firm timelines, such as 180 days to amend
zoning for consistent development applications and clarifying that outdated
zoning cannot block General Plan -compliant projects.
E. The Project is not tied to any development project application and is being
initiated by the City to bring the zoning of the subject properties into
consistency with the City's General Plan, in accordance with Government
Code Section 65860, which requires that zoning regulations be consistent
with the adopted General Plan. The zone change is a corrective, policy -
implementing action intended to resolve the existing inconsistency between
land use policy and zoning regulations and does not authorize any specific
development project. No construction, demolition, or change in use is
proposed as part of the Project.
F. Based on the entire record before the City Council and all written and oral
evidence presented, the City Council finds that the Project aligns with the
City's General Plan long-term land use vision and development policies and
reflects community goals related to growth, livability, and economic vitality
(Goal LU-1; Policy LU-1.1).
The proposed C5 zoning amendment is consistent with the GC land use
designation and satisfies Government Code Section 65860, which requires
zoning regulations to be compatible with General Plan objectives, policies,
and land use designations. The GC designation is intended to accommodate
highly visible, arterial -oriented commercial uses that support employment,
local -serving retail, and complementary commercial activities near
established residential neighborhoods (Goal LU-2; Policies LU-2.1 and LU-
2.2). The proposed zone change resolves the zoning inconsistency created
by the 2022 GPU and supports reinvestment and business development
consistent with the surrounding commercial corridor (Policies LU-2.6 and LU-
2.7).
By aligning zoning with adopted land use policy, the amendment promotes
compatibility with adjacent development and preserves neighborhood
integrity through the future application of City design and development
standards (Goal LU-3; Policies LU-3.4 and LU-3.7). Any future development
would be subject to applicable City review processes to ensure compatible
scale, massing, and site design, contributing to a safe, attractive, and
economically viable commercial environment.
The proposed zoning amendment is also consistent with the General Plan's
Economic Prosperity goals related to job creation and retention (Goal EP-1;
Policy EP-1.2), economic diversification and support for high -growth and
complementary businesses (Goal EP-2; Policies EP-2.1 and EP-2.3), and
the promotion of a business -friendly environment that facilitates investment
and balanced land use decisions (Goal EP-3; Policies EP-3.7 and EP-3.8).
By resolving existing zoning inconsistencies and enabling commercial
Ordinance No. NS-XXXX
Page 2 of 6
activation of underutilized land along an arterial corridor, the proposed zone
change supports long-term economic vitality, employment opportunities, and
fiscally productive land uses consistent with the adopted General Plan.
G. On February 23, 2026, the Planning Commission held a duly noticed public
hearing and voted to recommend that the City Council adopt an ordinance
approving Amendment Application No. 2026-02.
H. For the reasons contained herein, and each of them, Amendment
Application No. 2026-02 is hereby found and determined to be consistent
with the intent and purpose of Chapter 41 of the Santa Ana Municipal Code;
thus, changing the zoning district is found to be consistent with the General
Plan of the City of Santa Ana and is otherwise justified by the public
necessity, convenience, and general welfare.
Section 2, The Amendment Application consists of amendments to the Zoning
Map, as shown in Exhibit A, attached hereto and incorporated herein by reference.
Section 3. The City Council has reviewed and considered the information
contained in the analysis performed pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines. In accordance with CEQA Section 15162, the Project
is not subject to additional environmental review, as it is within the scope of the 2022
Santa Ana General Plan EIR (SCH No. 2020029087), which was certified in conjunction
with adoption of the General Plan Update. Section 15162 prohibits preparation of a
subsequent or supplemental EIR unless substantial changes are proposed to the project,
substantial changes occur in the circumstances under which the project is undertaken, or
new information of substantial importance becomes available that was not known and
could not have been known at the time the prior EIR was certified.
The proposed zone change is a City -initiated corrective action that aligns zoning with the
GC land use designation adopted through the 2022 General Plan Update and does not
authorize any new development, construction, or change in intensity beyond what was
previously analyzed in the General Plan EIR. The land use designation and development
assumptions associated with the proposed zoning were fully evaluated in the certified
General Plan EIR. In the 2022 General Plan, the parcels were re -designated General
Commercial (GC), which encompasses commercial zoning districts intended for highly
visible and accessible shopping opportunities along arterial corridors, such as C-5,
supporting a range of retail, service, recreational, cultural, business, and educational
uses. No substantial changes to the project, no changes in circumstances, and no new
information requiring major revisions to the EIR have been identified. Accordingly, no
subsequent or supplemental EIR is required pursuant to CEQA Guidelines Section
15162.
In addition, the proposed zoning amendment is exempt from further environmental review
under CEQA Guidelines Section 15061(b)(3) (the "Common Sense Exemption"), as it can
be seen with certainty that the action will not result in a significant effect on the
environment. The zone change is administrative and policy -implementing in nature,
serves to maintain consistency between the Zoning Code and the General Plan pursuant
Ordinance No. NS-XXXX
Page 3 of 6
to Government Code Section 65860, and does not, by itself, enable or approve physical
development. Any future development would be subject to separate discretionary review
and project -level CEQA analysis, as applicable. Therefore, the environmental effects of
the proposed action have already been adequately analyzed in the 2022 General Plan
EIR, and no further environmental review is required. A Notice of Determination and
Notice of Exemption, Environmental Review No. 2026-05, will be filed for the Project
Section 4. The City Council of the City of Santa Ana, after conducting the
public hearing, hereby approves Amendment Application No. 2026-02 to change the
zoning designation of the properties located at 2101 and 2109 East Santa Clara Avenue
(APN: 396-261-26 and 396-261-38) from Al to C5. This decision is based upon the
evidence submitted at the above said hearing, which includes, but is not limited to: the
Request for Planning Commission Action dated February 23, 2026 and exhibits attached
hereto; and the public testimony, written and oral, all of which are incorporated herein by
this reference.
Section 5. An amended Sectional District Map, showing the above described
changes in use district designation, is hereby approved and attached hereto as Exhibit A,
and incorporated by this reference as though fully set forth herein.
Section 6. 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 7. This Ordinance shall become effective thirty (30) days after its adoption.
Section 8. The City Clerk shall certify the adoption of this ordinance and shall
cause the same to be published as required by law.
ADOPTED this day of , 2026.
Valerie Amezcua
Mayor
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
By:
Melissa M. Crosthwaite
Senior Assistant City Attorney
Ordinance No. NS-XXXX
Page 4 of 6
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Jennifer L. Hall, City Clerk, do hereby attest to and certify the attached Ordinance No. NS-
XXXX to be the original ordinance adopted by the City Council of the City of Santa Ana
on . 2026 and that said ordinance was published in
accordance with the Charter of the City of Santa Ana.
Date:
City Clerk
City of Santa Ana
Ordinance No. NS-XXXX
Page 5 of 6
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Ordinance No. NS-XXXX
Page 6 of 6
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AA No. 2026-02
Zone Change at 2101 and 2109 East Santa Clara Avenue
Exhibit 3 — Site Photo
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Santa Clara Avenue, facing north
CITY OF SANTA ANA
Planning and Building Agency
" 20 Civic Center Plaza • P.O. Box 1988
Santa Ana, California 92702
www.santa-ana.org/pba
NOTICE OF PUBLIC HEARING
BEFORE THE CITY COUNCIL OF THE CITY OF SANTA ANA, CA
The City of Santa Ana encourages the public to participate in the decision -making process. This
notice is being sent to those who live or own property within 1000 feet of the project site, within
the city boundary, or who have expressed an interest in the proposed action. We encourage
you to contact us prior to the Public Hearing if you have any questions.
NOTICE IS HEREBY GIVEN - The City Council of the City of Santa Ana will hold a public hearing to
receive public testimony and will take action on the items described below.
Project Location: 2101 and 2109 East Santa Clara Avenue located within the General Agricultural
(Al) zoning district.
Project Applicant: City of Santa Ana
Proposed Project: The City of Santa Ana requests approval of Amendment Application (AA) No. 2026-
02 to change the zoning district designation of two properties located at 2101 and 2109 East Santa Clara
Avenue from General Agricultural (Al) to Arterial Commercial (C5), ensuring consistency with the City's
General Plan, as required by California Government Code Section 65860.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA
Guidelines, the project is exempt from further review under Section 15162, as it is within the scope of
the certified 2022 City of Santa Ana General Plan Environmental Impact Report (EIR) (SCH No.
2020029087). The project is also exempt under Section 15061(b)(3), (the "Common Sense
Exemption"), as it can be seen with certainty that the action will not result in a significant effect on the
environment. A Notice of Exemption, Environmental Review No. 2026-05, will be filed for the proposed
project.
Action Taken by the Planning Commission on February 23, 2026: Recommended that the City
Council take the following actions: (1) Adopt the environmental determination for Amendment
Application (Zone Change) No. 2026-02, finding that the Project is within the scope of the 2022 Santa
Ana General Plan Environmental Impact Report (EIR) (SCH No. 2020029087) and is exempt from
further environmental review pursuant to CEQA Guidelines Sections 15162 and 15061(b)(3); and (2)
Adopt an ordinance approving Amendment Application (Zone Change) No. 2026-02. VOTE: 5:0:2
(Ayes: Commissioners Benninger, Escamilla, Leo, Ramos, and Woo; Absent: Commissioners Oliva
and Pham).
Meeting Details: This public hearing will be held on Tuesday, April 7, 2026, at 5:30 p.m., or as soon
thereafter as the matter may be heard, in the City Council Chamber, 22 Civic Center Plaza, Santa Ana,
CA 92701. Members of the public may attend this meeting in -person or join via Zoom. For the
most up to date information on how to participate virtually in this meeting, please visit https://www.santa-
ana.org/agendas-and-minutes/
Written Comments: If you are unable to participate in the meeting, you may send written comments
by e-mail to eComment(c�santa-ana.orq (reference the Agenda Item # in the subject line) or mail to
Jennifer L. Hall, City Clerk, City of Santa Ana, 20 Civic Center Plaza — M30, Santa Ana, CA 92701.
Deadline to submit written comments is 4:00 p.m. on the day of the meeting. Comments received after
the deadline may not be distributed to the City Council but will be made part of the record.
Where To Get More Information: All staff reports regarding any item on this agenda are available for
public inspection in the City Clerk's Office during regular business hours and posted on the City's website
the Tuesday before a Council meeting at: https://www.santa-ana.org/agendas-and-minutes/
Who To Contact For Questions: Should you have any questions, please contact Nancy Tran with the
Planning and Building Agency at NTran5CcD_santa-ana.orq or (714) 667-2740.
Note: If you challenge the decision on the above matter in court, you may be limited to raising only
those issues you or someone else raised at the public hearing described in this notice, or in written
correspondence delivered to the City Council of the City of Santa Ana at, or prior to, the public hearing.
Si tiene preguntas en espanol, favor de Ilamar a Gema Zapien (714) 667-2732.
Neu can lien lac bang tieng Viet, An dien thoai cho Kristie Ha (714) 667-2206.
1000' RADIUS NOTIFICATION MAP
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2101 and 2019 East Santa Clara Avenue
1000' Ft. Buffer Map
Amendment Application No
2026-02
Application of Intent to Demolish Historic Property No.
Appeal No.
Conditional Use Permit No.
Density Bonus Application No.
Development Agreement No.
Environmental Review No.
Final Environmental Impact Report No.
General Plan Amendment No.
Historic Register Categorization No.
Historic Exterior Modification Application No.
Historic Resources Commission Application No. and Historic Register Categorization
No.
Minor Exception No.
Tentative Parcel Map No.
Site Plan Review No.
Vesting Tentative Tract Map No.
Variance Application No.
Zoning Ordinance Amendment No.
AFFIDAVIT OF NOTIFICATION
ON -SITE POSTING
STATE OF CALIFORNIA)
COUNTY OF ORANGE ) ss
CITY OF SANTA ANA )
I, fiani-I �rrallll , depose and say that I am a citizen of the United States and a resident of the State of
California aforesaid, over the age of 18 years; that on the 1-5- day of l 44"oA— 2026 l have prepared a notice
in accordance with Section 41-636 of the Zoning Ordinance of the City of Santa Ana, an exact duplicate of said
notice is hereunto attached; that the notice was posted on the property site in order to inform the public of the time
and place of a scheduled public hearing.
I certify that the foregoing is true and correct.
Dated: 7'0 /�A 0704' at Santa Ana, California.
Nancy Tra
NOTICE OF PUBLIC HEARING
BEFORE THE CITY COUNCIL OF THE
CITY OF SANTA ANA, CA
The City of Santa Ana encourages the public to participate in the decision -making process. This
notice is being sent to those who live or own property within 1000 feet of the project site, within the
city boundary, or who have expressed an interest in the proposed action. We encourage you to
contact us prior to the Public Hearing if you have any questions.
NOTICE IS HEREBY GIVEN -The City Council of the City of Santa Ana will hold a public hearing to receive
public testimony and will take action on the items described below.
Protect Location: 2101 and 2109 East Santa Clara Avenue located within the General Agricultural (Al)
zoning district.
Protect Applicant: City of Santa Ana
Proposed Protect: The City of Santa Ana requests approval of Amendment Application (AA) No. 2026-02
to change the zoning district designation of two properties located at 2101 and 2109 East Santa Clara
Avenue from General Agricultural (Al) to Arterial Commercial (C5), ensuring consistency with the City's
General Plan, as required by California Government Code Section 65860.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA
Guidelines, the project is exempt from further review under Section 15162, as it is within the scope of the
certified 2622 City of Santa Ana General Plan Environmental Impact Report (EIR) (SCH No. 2020029087).
The project is also exempt under Section 15061(b)(3), (the "Common Sense Exemption"), as it can be seen
with certainty that the action will not result in a sF1lRlLant effect on the environment. A Notice of Exemption,
Environmental Review No. 2026-05, will be fled for the proposed project.
Action Taken by the Planning Commission on February 23 2026 Recommended that the City Council
fake the foliowing actions: (1) Adopt the environmental determination for Amendment Application (Zone
Change) No. 2026-02, finding that the Project is within the scope of the 2022 Santa Ana General Plan
Environmental Impact Report (EIR) (SCH No. 2020029087) and is exemptfrom further environmental review
pursuant to CEQA Guidelines Sections 15162 and 15061(b)(3); and (2) Adopt an ordinance approving
Amendment Application (Zone Change) No. 2026-02. VOTE: 5:0:2 (Ayes: Commissioners Benninger,
Escamilla, Leo, Ramos, and Woo; Absent: Commissioners Oliva and Pham).
Meetino Details: This public hearing will be held on Tuesday, April 7, 2026, at 5:30 p.m., or as soon
thereafter as the matter may be heard, in the City Council Chamber, 22 Civic Center Plaza, Santa Ana, CA
92701. Members of the public may attend this meeting in -person or join via Zoom. For the most up to
date information on how to participate virtually in this meeting, please visit https://www_sant -
an -and- 'nute /
Written Com ants: If you are unable to participate In the meeting, you may send written comments by e-
mail to eCo mentno Santa-ana orp (reference the Aganda Item # in the subject line) or mail to Jennifer L.
Hall, City Clerk, City of Santa Ana, 20 Civic Center Plaza — M30, Santa Ana, CA 92701. Deadline to submit
written comments is 4:00 p.m. on the day of the meeting. Comments received afterthe deacillne may not be
distributed to the City Council but will be made part of the record -
Who
r To Get More Infor ation: All staff reports regardineg ery Item on this agenda are ilable for public
Uepsec ion y r s i a d ing regular busin s h urs and o ted on the Cit pp
T day before a C ncll meeting at hltps://www Santa- n / g nd sp d m'nute / ys websita the
Who To Contac For ueations Sho Id yp have any qu ll ns plea sa contact Nancy Train with the
anm o C ui ing gency a 5(d t - r or (714) 667-2740.
Note If you challenge the decision on the above matter In court, you may be limited to raising only those
issues you or someone else raised at the public hearing described in this notice or In written correspondence
delivered to the City Council of the City of Santa Ana at, or prior to, the publlc hearing.
Si tione preguntas an espaHol, favor de Ilamor a Gem, Zapien (714) 667-2732,
Nflu can for, loc bbng tl4ng Viyt, xin dl¢n tJ;&j;H cho Kristie He (714) 667-2266.
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