HomeMy WebLinkAboutNS-3094 - Places of Worship Approval on West Hazard Avenue ORDINANCE NO. NS-3094
ZONING ORDINANCE AMENDMENT NO. 2026-02 — AN
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING AN AMENDMENT TO SPECIFIC
DEVELOPMENT NO. 53 (SD-53) TO UPDATE
RESIDENTIAL DEVELOPMENT STANDARDS AND ALLOW
PLACES OF WORSHIP SUBJECT TO APPROVAL OF A
CONDITIONAL USE PERMIT FOR PROPERTY LOCATED
AT 4006, 4010, AND 4018 WEST HAZARD AVENUE (APNS:
100-261-20, 100-261-19 AND 100-261-18)
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. On August 7, 1989, the City Council adopted Ordinance No. NS-2019, rezoning
the properties at 4006, 4010, and 4018 West Hazard Avenue ("Project Site")
from the Single-Family Residence (R1) zoning district to Specific Development
No. 53 (SD-53). The Specific Development No. 53 (SD-53) zoning became
effective on September 6, 1989.
B. The City Council is considering Zoning Ordinance Amendment ("ZOA") No.
2026-02 to amend Specific Development No. 53 (SD-53) to update residential
development standards and permit places of worship subject to approval of a
conditional use permit. Related discretionary actions include Conditional Use
Permit ("CUP") No. 2026-03 to establish the place of worship and Tentative
Tract Map ("TTM") No. 2026-01 to subdivide the Project Site into 14 fee simple
lots ("Project").
C. The Project Site has a General Plan land use designation of Low-Medium
Density Residential ("LMR-11") and is located within the Specific Development
No. 53 ("SD-53").
D. The City Council finds that the public outreach requirements pursuant to Santa
Ana Municipal Code (SAMC) Section 2-153 (Sunshine Ordinance), have been
satisfied, including required public notification, community meetings, and
posting of meeting materials on the City's website.
E. An Initial Study and Mitigated Negative Declaration (ISIMND) was prepared for
the Project. The ISIMND's Notice of Intent (NOI) was posted to the County
Clerk on January 12, 2026, for the required 30-day public comment period,
between January 13, 2026, and February 12, 2026. The ISIMND was also
made available for public view at the City Hall Planning counter, Santa Ana
Southwest Senior Center and on the City website.
Ordinance No. NS-3094
Page 1 of 10
F. In January 2023, the City received a proposal to modify the development
potential of property within Specific Development No. 53 (SD-53) by reducing
the permitted residential density and allowing a place of worship, together with
the adoption of updated development standards.
G. The proposed zoning ordinance amendment updates Specific Development
No. 53 (SD-53) to reflect current development standards, recognizing that the
1989 conditions no longer fully apply to contemporary housing market demands
and regulatory context, thereby enabling compatible infill development with
additional fee-simple single-family lots on the Project Site.
H. The proposed zoning ordinance amendment updates Specific Development
No. 53 (SD-53) to reflect current development standards and regulatory
requirements, thereby providing a clear and consistent framework for future
development of the subject properties.
1. The purpose of the zoning ordinance amendment is to amend SD-53 to
establish updated development standards and permit places of worship subject
to a conditional use permit.
J. The City Council finds that Zoning Ordinance Amendment No. 2026-02 is
consistent with the intent and purpose of Chapter 41 of the Santa Ana Municipal
Cade and with the General Plan of the City of Santa Ana, and that the
amendment promotes the public health, safety, and general welfare.
The proposed residential and temple components foster compatible uses that
enhance livability and homeownership opportunities while supporting mixed-
use infill near transit along Harbor Boulevard (Goal LU-1 ; Policies LU-1.1, LU-
1.2, LU-1.6). The integrated design provides supportive spaces for community
gatherings through the temple and common open space (Goal LU-2; Policy LU-
2.3), preserves neighborhood character with compatible and harmonious scale
(Goal LU-3; Policies LU-3.1, LU-3.4), promotes a clean, safe, and creative
environment (Policy LU-3.7), and creates complete neighborhoods with
complementary uses and housing types (Goal LU-4; Policies LU-4.1, LU-4.7).
Located in an area primarily consisting of low-scale single-family and multi-
family residential uses, the Project is designed to be context-sensitive with the
immediate surroundings. This compatibility with surrounding residential scale
advances Housing Element Goal HE-2 (Housing Supply and Diversity) and
Policy HE-2.5 (Diverse Housing Types) by facilitating single-family homes
alongside community facilities. This context-sensitive approach further aligns
with Urban Design Element Goal UD-1 (Physical Character) and Policies UD-
1.1 (Design Quality) and UD-2.2 (Compatibility with Setting) through high-
quality materials, finishes, construction, buffers, and landscaping strategies.
K. The City Council finds that Zoning Ordinance Amendment No. 2026-02 is
consistent with the goals, policies, and land use designations of the City of
Santa Ana General Plan.
Ordinance No. NS-3094
Page 2 of 10
L. On March 9, 2026, the Planning Commission conducted a duly noticed public
hearing on Zoning Ordinance Amendment No. 2026-02 and recommended that
the City Council adopt the ordinance.
M. On April 21, 2026, the City Council held a duly-noticed public hearing and
considered the staff report, recommendations by staff, and public testimony
concerning the proposed ordinance.
Section 2. The recital above are each incorporated by reference and adopted
as findings by the City Council.
Section 3. The City Council has reviewed and considered the information
contained in the analysis performed pursuant to the California Environmental Quality Act
(CEQA) (Environmental Review No. 2023-25). Pursuant to the requirements of the CEQA,
as amended (Section 21000 et. seq. of the Public Resources Code) and in accordance
with the State CEQA Guidelines (Title 14, Section 15000 et. seq. of the California Code
of Regulations), an Initial Study and Mitigated Negative Declaration (IS/MND) and
Mitigation Monitoring and Reporting Program (MMRP) were prepared for the Project. The
purpose of the IS/MND is to describe the proposed project and to provide an evaluation
of potential environmental impacts associated with the Project's construction and
operation. Moreover, the IS/MND evaluates the potential environmental impacts of project
implementation; includes significance determinations from the environmental analyses;
identifies regulatory requirements to be incorporated into the project; and sets forth
mitigation measures that will lessen or avoid potentially significant project impacts on the
environment.
The City of Santa Ana is the Lead Agency for the Project pursuant to CEQA
Guidelines Section 15367. The IS/MND and MMRP were circulated for public review in
accordance with CEQA requirements, and the City Council has independently reviewed
and considered the environmental documentation prior to taking action on this ordinance.
The IS/MND concluded that implementation of the proposed zoning amendment
and related Project approvals could result in potentially significant environmental impacts;
however, with incorporation of the identified mitigation measures and compliance with
applicable conditions of approval, all impacts would be reduced to a less-than-significant
level. Possible impacts identified in the IS/MND include those related to Cultural
Resources, Geology and Soils, Noise, Tribal Cultural Resources, and Mandatory Findings
of Significance. With implementation of mitigation measures (MM) listed below, all
potential impacts would be less than significant.
• MM CUL-1: Prior to the issuance of the grading permit, the Project Applicant
shall provide written evidence to the City that the Applicant has retained an
Orange County-certified archaeologist to observe grading activities within
previously undisturbed soils, and to salvage and catalogue archaeological
resources as necessary.
• MM GEO-1: Prior to commencement of earthmoving activities, the Project
Applicant shall retain a qualified Orange County-certified Paleontologist for
on-call services in the event of a discovery of paleontologically sensitive
Ordinance No. NS-3094
Page 3 of 10
rock formations during ground disturbance activities.
• MM N0I-1 : Prior to commencement of the demolition phase of the Project
construction, the Applicant shall erect a temporary noise barrier along the
west and east Project site boundaries and along the north side of the
residential property located at 14532 Morse Drive, with a minimum height
of 10 feet above grade, continuous with no gaps, and constructed of
materials with sufficient mass to effectively reduce construction noise levels
at adjacent residential receptors.
• MM N0I-2: The Applicant shall require that all construction contractors
restrict the operation of vibratory rollers and other vehicles with a weight
greater than 24 tons to locations at least 25 feet from off-site buildings;
lighter equipment may be used within this distance.
• MM TCR-1: Prior to the commencement of any ground-disturbing activity,
the Project applicant/lead agency shall retain a Native American Monitor
from or approved by the Cabrieleno Band of Mission Indians—Kizh Nation
to monitor all ground-disturbing activities at on-site and off-site Project
locations, with daily monitoring logs prepared and monitoring continuing
until the Kizh and City agree it is no longer necessary.
• MM TCR-2: Upon discovery of any Tribal Cultural Resources, all
construction activities in the immediate vicinity (not less than 50 feet) shall
cease until the Kizh monitor and/or Kizh archaeologist has assessed the
find; the Tribe shall recover and retain all Tribal Cultural Resources in a
manner it deems appropriate.
• MM TCR-3: Upon discovery of any Native American human remains and
associated funerary or ceremonial objects, all work shall cease, the County
Coroner and Native American Heritage Commission procedures pursuant
to Public Resources Code Section 5097.98 and Health and Safety Code
Section 7050.5 shall be followed, preservation in place shall be the
preferred treatment, and confidentiality of the discovery shall be maintained.
The IS/MND's analysis determined that the above-mentioned environmental
categories would cause no substantial adverse change to the environment with the
inclusion of the enforceable mitigation measures, that would be adopted by the City.
Based on the whole of the administrative record, including the Initial Study, Mitigated
Negative Declaration, and Mitigation Monitoring and Reporting Program, the City Council
finds that the proposed Project will not have a significant effect on the environment with
implementation of the adopted mitigation measures, and hereby adopts the ISIMND and
MMRP in conjunction with approval of this tract ordinance. Based on this analysis, a
Notice of Determination, Environmental Review No. 2023-25 will be filed for this Project.
Section 4. The Applicant shall indemnify, protect, defend and hold the City
and/or any of its officials, officers, employees, agents, departments, agencies, authorized
volunteers, and instrumentalities thereof, harmless from any and all claims, demands,
lawsuits, writs of mandamus, and other proceedings (whether legal, equitable,
Ordinance No. NS-3094
Page 4 of 10
declaratory, administrative or adjudicatory in nature), and alternative dispute resolution
procedures (including, but not limited to arbitrations, mediations, and such other
procedures), judgments, orders, and decisions (collectively "Actions"), brought against
the City and/or any of its officials, officers, employees, agents, departments, agencies,
and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or
annul, any action of, or any permit or approval issued by the City and/or any of its officials,
officers, employees, agents, departments, agencies, and instrumentalities thereof
(including actions approved by the voters of the City) for or concerning the Project,
whether such Actions are brought under the Ralph M. Brown Act, California
Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code
of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution,
statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent
jurisdiction. It is expressly agreed that the City shall have the right to approve the legal
counsel providing the City's defense, and that Applicant shall reimburse the City for any
costs and expenses directly and necessarily incurred by the City in the course of the
defense. City shall promptly notify the Applicant of any Action brought and City shall
cooperate with Applicant in the defense of the Action.
Section 5. The Specific Development No. 53 (SD-53) zoning document is
hereby amended to read as follows:
Specific Development Plan No. 53
Section 1. Applicability of Ordinance
The specific development zoning district for the subject property, as authorized by
Chapter 41, Division 26, Section 41-593 et seq. of the Santa Ana Municipal Code
(SAMC), is specifically subject to the standards and regulations contained in this
plan for the express purpose of establishing land use regulations and standards.
All other applicable chapters, articles and sections of the SAMC shall apply unless
expressly stated or superseded by this ordinance. This ordinance is applicable to
the properties located at 4004 —4018 W. Hazard Avenue, as shown on Exhibit A.
Section 2. Purpose
The Specific Development No. 53 (SD-53), consisting of standards and
regulations, is hereby established for the express purpose of protecting the health,
safety, and general welfare of the people of the City of Santa Ana by promoting
and enhancing the value of properties and encouraging orderly development of the
property.
Section 3. Uses Permitted
Twelve single-family lots with twelve single-family dwelling units, consisting of two-
story units, each with an attached two-car garage that fronts on a private street.
Section 4. Conditionally Permitted Uses
Places of worship not to exceed 3,500 square feet in size
Ordinance No. NS-3094
Page 5 of 10
Section 5. Development Standards
A. Bella Terra Residential Development
1. Number of Units: 12
2. Residential Density: 10 DUTAc max.
3. Parking: Attached 2-car garage with two driveway spaces
4. Unit Breakdown: Model 1: 4-bedrooms, 3.5 baths (2,262 square feet)
Model 2: 3-bedrooms, 3 baths (2,282 square feet)
Model 3: 4-bedrooms, 3.5 baths (2,351 square feet)
Model 4: 2-bedrooms, 2.5 baths (1,576 square feet)
5. Building Setbacks (Minimums):
Front: Lots 2-11 — 20 feet
Lot 1 — 16 feet
Lot 12 -- 10 feet
Interior Side: Lots 1-11 — 4 feet
Street side: Lot 1 —25 feet
Rear: Lots 1-12 — 10 feet
6. Height: The residential units shall not exceed 27 feet in height.
B. Cao Dai Temple
1. Size: Maximum 3,500 gross square feet
2. Parking: One space per 400 gross square feet of building area
3. Building Setbacks (Minimums):
Front: 24 feet
Side (street): 20 feet
Side (interior): 20 feet
Rear: 10 feet
Ordinance No. NS-3094
Page 6 of 10
4. Height: 35 feet
C. Bella Terra Entry Gate
A freestanding decorative entry gate, with a design to match the Temple, shall
be permitted. The gate shall be located within the front yard setback and is
subject to the following standards:
1. Setbacks (Minimums):
Front: 7 feet
Side (street) 20 feet
Side (interior) 20 feet
2. Height: 18 feet
D. Project WaI Is/Fen ce
The project perimeter shall be surrounded by a masonry block wall that is a
minimum six feet in height. Walls and fences between the units shall be six-
feet in height and made of masonry block or vinyl.
E. Landscaping Standards
The project shall comply with the following landscape standards.
a. Temple Site:
i. All setback areas shall be landscaped unless it is part of an approved
hardscape area.
N. All landscaped areas shall be irrigated using an automatic irrigation
system.
iii. Landscaping shall be provided at a rate of one 24-inch box shade-
producing tree per 35 feet of temple frontage and 5-gallon shrubs
spaced every five feet.
iv. Ground cover/mulch shall be provided for the project.
v. The project shall provide a six-inch raised concrete curb around all and
scape planters unless approved by the Planning Division.
vi. Vine pockets shall be provided along any exposed block wall at a rate of
one vine for every 15 feet.
Ordinance No. NS-3094
Page 7 of 10
b. Residential Site: Each residential lot shall meet the following minimum
requirements:
i. Front yard: One double-staked 24-inch box shade-producing canopy
tree, six five-gallon size shrubs, and 10 one-gallon size herbaceous
perennials/shrubs as a foundation planting.
ii. Side yard: Corner lots shall require one fifteen-gallon size shade-
producing tree for every 30 linear feet of property abutting a street, plus
six five-gallon size shrubs as a foundation planting. Root barriers shall
be required on all trees planted along street-oriented yards.
iii. Turf and ground cover: Turf or acceptable dry climate ground cover is
acceptable, provided the Turf is a drought tolerant variety and planted
as sod or hydroseed. Ground cover shall be well-rooted cuttings from
flats and planted at appropriate spacing for that particular plant material.
iv. Irrigation system: A pop-up sprinkler type irrigation system shall be
provided for all yards for each residential unit. The use of"xeriphytic" or
dry climate type plant materials is encouraged. Irrigation systems may
require special fittings to properly water dry climate plantings.
v. Maintenance: All plant material shall be maintained per section 41-609
of the Santa Ana Municipal Code.
vi. Upon the release of utilities for each unit, the owners shall be allowed 4
months to submit a landscape plan to the Planning Division for review
and approval.
vii. All landscaping shall be installed no more than 3 months from the date
of landscape plan approval.
c. Common Open Space:
i. Prior to the release of the utilities for the first unit, construction of the
common open space area shall be completed.
ii. All landscaping and associated amenities shall be installed per the
approved final landscape plan.
Ordinance No. NS-3094
Page 8of10
Compliance Table
Residential Parcels
Lot No. Parkin Front Side Setback Rear Height
9 Setback Setback
Lot 1 Four-two in garage and 16 feet 24 feet(street) 10 feet 23'-7"
Plan 3 two in driveway 4 feet (interior)
Lot 2 Four-two in garage and 20 feet 4 feet 10 feet 23'-11"
Plan 2 two in driveway
Lot 3 Four-two in garage and 20 feet 4 feet 10 feet 24 feet
Plan 1 two in driveway
Lot 4 Four-two in garage and 20 feet 4 feet 10 feet 23'-11"
Plan 2 two in driveway
Lot 5 Four-two in garage and 20 feet 4 feet 10 feet 24 feet
Plan 1 two in driveway
Lot 6 Four-two in garage and 20 feet 4 feet 10 feet 23'-11"
Plan 2 two in driveway
Lot 7 Four-two in garage and 20 feet 4 feet 10 feet 24 feet
Plan 1 two in driveway
Lot 8 Four-two in garage and 20 feet 4 feet 10 feet 23'-11"
Plait 2 two in driveway
Lot 9 Four-two in garage and 20 feet 4 feet 10 feet 24 feet
Plan 1 two in driveway
Lot 10 Four-two in garage and 20 feet 4 feet 10 feet 23'-11"
Plan 2 two in driveway
Lot 11 Four-two in garage and 20 feet 4 feet 10 feet 23'-7"
Plan 3 two in driveway
Lot 12 Four-two in garage and 10 feet 6 feet 10 feet 22'-6"
Plan 4 two in driveway
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 all
cause the same to be published as required by law.
ADOPTED this 5th day of May, 2026.
Val rie A nezcua
a r
Ordinance No. NS-3094
Page 9 of 10
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:(f� A-
- K
tMelissa M. Crosthwaite
wu Senior Assistant City Attorney
AYES: Councilmembers Amezcua Bacerra Hernandez Lopez,
Penaloza Phan Vazquez 7
NOES: Councilmembers None 0
ABSTAIN: Councilmembers None 0
ABSENT: Councilmembers None 0
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, JENNIFER L. HALL, City Clerk, do hereby attest to and certify the attached Ordinance
No. NS-3094 to be the original ordinance adopted by the City Council of the City of Santa
Ana on May 5, 2026. .
v.I
Date:
ni e
' City ClerI
City o a Ana
Ordinance No. NS-3094
Page 10 of 10
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