HomeMy WebLinkAbout75C - PH - THE FIRST ST FAMILY APTSREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
APRIL 19, 2016
TITLE:
GENERAL PLAN AMENDMENT NO. 2016 -01,
AMENDMENT APPLICATION NO. 201&01,
AND ENVIRONMENTAL REVIEW NO. 2016 -14
FOR THE FIRST STREET FAMILY
APARTMENTS PROJECT PROPOSED AT
1438 AND 1440 EAST FIRST STREET -
AMCAL MULTI HOUSING TWO, LLC,
APPLICANT
(STRATEGIC PLAN NPS, 3, 2, 5; 5, 3, 4)
j2l ",� I - ok —
I Y MANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
:S21 nows,
❑ As Recommended
❑ As Amended
❑ Ordinance on 15' Reading
❑ Ordinance on 2 "a Reading
❑ implementing Resolution
❑ Set Public Hearing For
CONTINUED TO
1911:81111iIT11 *4
Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program,
Environmental Review No. 2016 -14.
2. Adopt a resolution approving General Plan Amendment No. 2016 -01.
3. Adopt an ordinance approving Amendment Application No. 2016 -01.
PLANNING COMMISSION ACTION
At its regular meeting on March 28, 2016 by a vote of 6:0 (Gartner absent), the Planning
Commission recommended that the City Council approve and adopt the Mitigated Negative
Declaration and Mitigation Monitoring Program, Environmental Review No. 2016 -14; adopt a
resolution approving General Plan Amendment No. 2016 -01; and adopt an ordinance approving
Amendment Application No. 2016 -01 for the First Street Family Apartments project, a 69 -unit
affordable residential development at 1438 and 1440 East First Street. The Planning
Commission made no changes to the recommended actions outlined in the attached staff report
(Exhibit A).
r ! •
The applicant is requesting approval of several entitlements in order to construct a 69 -unit
affordable residential community. The rental units would be 100 percent affordable to family
households earning between 30 and 60 percent of the area median income. The project would
contain 119 onsite parking spaces provided in garages and in surface parking areas, and will
75C -1
GPA No. 2016 -01, AA No. 2016 -01 & ER No. 2016 -14 — First Street Apartments project at 1438
and 1440 East First Street
April 19, 2016
Page 2
feature on -site project amenities provided as a paseo, central courtyard, public plaza, community
garden, laundry room and porch, and a community room. Full -sized plans are available for public
viewing in the Clerk of the Council Office.
STRATEGIC PLAN ALIGNMENT
Approval of this item supports the City's efforts to meet Goal #3 - Economic Development,
Objectives #2 (create new opportunities for business /job growth and encourage private
development through new General Plan and Zoning Ordinance policies), Objective #5 (leverage
private investment that results in tax base expansion and job creation citywide); Goal #5 -
Community Health, Livability, Engagement & Sustainability, Objective #3 (facilitate diverse
housing opportunities and support efforts to preserve and improve the livability of Santa Ana
neighborhoods), and Objective #4 (support neighborhood vitality and livability).
FISCAL IMPACT
There is no fiscal impact associated with this action
Hassan Haghani, AICP
Executive Director
Planning & Building Agency
AP:rb
apVeports %taff Reports for PC 1GPA16A1AA16.01 ER16 -14 AMCAL First Street Family Apts.cc
Exhibit: A. Planning Commission Staff Report
B. Resolution
C. Ordinance
75C -2
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
MARCH 28, 2016
TITLE:
PUBLIC HEARING — FILED BY AMCAL MULTI
HOUSING TWO, LLC FOR GENERAL PLAN
AMENDMENT NO, 2016-01, AMENDMENT
APPLICATION NO, 2016 -01, AND ENVIRONMENTAL
REVIEW NO. 2016-14 FOR THE FIRST STREET FAMILY
APARTMENTS PROJECT PROPOSED AT 1438 AND
PLANNING COMMISSION SECRETARY
APPROVED
• As Recommended
• As Amended
• Set Public Hearing For
DENIED
• Applicant's Request
• Staff Recommendation
1440 EAST FIRST STREET (STRATEGIC PLAN NOS.
3, 2; 3, 5; 5, 3; 5, 4) CONTINUED TO
Prepared by Ali Pezeshkpour
Exec
}s ector D) t ve " `— —
Planning Manag
Planning Commission has considered the draft mitigated negative declaration (MND) for this
project and shall adopt by minute action a recommendation to the City Council for the following
actions:
Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program,
Environmental Review No. 2016 -14.
2. Adopt a resolution approving General Plan Amendment No. 2016 -01.
3. Adopt an ordinance approving Amendment Application No. 2016 -01.
Request 2L Lk
Mario Turner, on behalf of AMCAL Multi Housing Two, LLC, is requesting approval of several
entitlements for the First Street Family Apartments project, a 69 -unit residential development
proposed at 1438 and 1440 East First Street. Specifically, the applicant is requesting approval of a
General Plan Amendment (GPA) to change the property's General Plan land use designation from
the General Commercial (GC) to Urban Neighborhood (UN) land use designation, approval of an
Amendment Application (AA) to change the property's zoning designation from General Commercial
(C -2) to Specific Development No. 89 (SD -89), and adoption of a Mitigated Negative Declaration and
Mitigation Monitoring Program.
EXHIBIT A
75C -3
GPA No. 2016 -01, AA No. 2016 -01 & ER No. 2016 -14
March 28, 2016
Page 2
Praiect Location and Site Description
The subject site is a 2.15 -acre, rectangular shaped parcel of land located on First Street between
McClay and Lyon streets approximately 0.3 miles west of the Santa Ana (1 -5) Freeway. The
property contains a four -story office building that is approximately 47,040 square feet in size that
was constructed between 1962 and 1963. The building currently contains a handful of office
uses that serve professional and medical - related tenants. Access to the site is currently provided
from two driveway entrances on First Street, as well as a rear easement through adjacent
properties to the east and west from McClay Street,
The General Plan land use designation for the property is currently General Commercial (GC),
and the property is currently located in the General Commercial (C -2) zoning district. The
proposed applications would amend the General Plan land use designation for the property to
Urban Neighborhood (UN) and the zoning designation to Specific Development (SD), making the
proposed project consistent with the General Plan and zoning district. The site is surrounded by
a variety of commercial developments to the north, west, and east, as well as the Raymond A.
Villa Fundamental Intermediate School to the south (Exhibits 1, 2 and 3).
Praiect Description
The applicant is requesting approval of several entitlements in order to construct a 69 -unit
affordable residential community. The rental units would be 100 percent affordable to family
households earning between 30 and 60 percent of the area median income (Exhibits 4 and 5).
Table 1, below, provides a summary of the proposed development,
Table 1: Project Summary
Site Characteristics
Size
Zoning
General Plan
Development
Approximately 2.15
acres /92,869 sq. ft.
General
Commercial (C -2)
current; Specific
Development (SD)
proposed
General
Commercial (GC)
current; Urban
Neighborhood
UN pro osed
Currently four-story, 47,040 -sq. ft. office
building with surface parking; Proposed
69 -unit residential development in six
three -story buildings with 119 parking
s aces and onsite amenities /open space
Residential Units
Unit Type
Number Proposed
Percent of
Development
Square Footage
Two - Bedroom
35
51
758 -789
Three - Bedroom
28
40
1,031
Four- Bedroom
6
9
1,219
75C -4
GPA No. 2016 -01, AA No. 2016 -01 & ER No. 2016 -14
March 28, 2016
Page 3
Parkin
Percent of
Parking Type
Number Proeosed
Parking
Allocation
Garage Spaces
69
58
Within each building
Surface Spaces
50
42
Near visitor entry, north and eastern
project site areas, and near community
garden
Total Spaces
119
Common Space
Percent of
Common Space Type
Area Proposed ,
Development
Amenities Provided
Outdoor Landscape Area &
12,492sq. ft.
13
Playground, courtyard, laundryfcommunity
Laund /Porch
_
room, community arden, public laza
Community Dooms
882 sq. ft.
1
Computers, community kitchen, activity
room, office space for resident services
and social service staff
Contributive Areas
897 sq, ft.
1
Additional plaza and landscaped
walkwa s
Total Area
14,270 sq. ft.
15
Because the current zoning district for the property contains standards that apply to commercial
developments, the project was designed to conform to the standards and guidelines found in the
City's two primary form -based zoning codes appropriate for infill residential projects: the Transit
Zoning Code (SD -84) and the Harbor Mixed Use Transit Corridor Specific Plan (SP -2). The
standards and guidelines within these two plan areas emphasize the form of buildings and their
placement and encourage designs that maximize the presence of structures on streets, the
pedestrian experience adjacent to and among these buildings, design, compatibility, and meaningful
and functional community open spaces that can be provided in a variety of manners.
The site plan has been designed to reduce the impact of vehicular circulation and to emphasize the
needs of pedestrians and families who will use the open spaces on the site, and to provide
increased security to resident areas. Onsite vehicular circulation and the majority of surface parking
areas are shifted to the periphery of the site, allowing greater connectivity among the central open
space area and the residential buildings. Vehicles entering from First Street may park in visitor
parking spaces. Beyond this point, vehicular access to the residential buildings and open space will
be behind a pair of onsite gates that face away from First Street, reducing their visual impact but
also enhancing the security of the project site. Pedestrians to and from the project site may enter or
exit through secured gates or through the central lobby area without the need to circulate through
the central driveway. Finally, the central laundry building will contain laundry equipment and a
porch, which will maximize views onto the central open space areas. This structure will also contain
a separate area for interior bicycle storage.
75C -5
GPA No. 2016 -01, AA No. 2016 -01 & ER No. 2016 -14
March 28, 2016
Page 4
The architectural style for the project is California Contemporary. The buildings will feature full first -
floor solid building materials consisting of brick veneers, commercial -grade storefronts that face First
Street, awnings and canopies, smooth stucco finishes, and simple cornices to define the upper
portions of the structures. Balconies attached to each residential area will contain contrasting solid
building materials and will contribute to the project's overall open space areas (Exhibits 6 and 7).
Onsite management will consistently monitor these balcony areas to ensure they do not become or
used for outdoor storage. Finally, the landscaping concept for project has been designed to
complement the proposed architecture, The concepts will assist in unifying the structures through
a consistent landscape program. In addition to the central courtyard, a paseo will provide passive
open space between several of the structures. Moreover, a community garden is proposed at the
rear of the site, and a plaza area will be built adjacent to the lobby. Other elements such as a
porch area adjacent to the laundry room, special hardscape and landscape features such as
outdoor seating, lighting, and special pavement treatments will highlight the sidewalks and
community areas. A diverse and drought tolerant landscape palette will also be provided
throughout the project to accent and enhance the various architectural elements of the project
(Exhibit 8).
Project Background
The project site was developed with a four -story office building completed in 1963. Since then,
the building has undergone various tenant improvements and the site has remained largely
unchanged.
The City's Housing Element, adopted in 2014, identifies portions of Santa Ana for future
residential and mixed -use developments. The Housing Elements states that these areas,
including the subject site's location within the First Street area, were selected "to create distinct
and vibrant activity centers linked together with a variety of transportation options." The First
Street area contains 25 acres in an area focused along First Street between McClay Street and
Elk Lane. According to the Housing Element, "the City will need to create new residential
General Plan land use designations, zoning districts, and design guidelines" for developments
ranging from 23 to 35 units per acre.
In August 2015 the applicant submitted plans for a 64 -unit residential project that would have
consisted of two and three - bedroom units. Following receipt of comments resulting from the
City's development review process, the applicant increased the proposed number of units to 69
and revised the project to include four - bedroom units. The project is intended to provide
affordable housing and would be available to very-low and low- income households. In February
2016, the applicant met with the Planning Commission's Design Review Subcommittee and
received additional comments on architecture and site design that were addressed in a later
resubmittal. The proposed project will provide approximately 32 units per acre, which is
consistent with the provisions of the 2014 -2021 Housing Element.
75C -6
GPA No. 2016 -01, AA No. 2016 -01, & ER No. 2016 -14
March 28, 2016
Page 5
Project Analvsis
The applicant is requesting approval of a General Plan Amendment, Amendment Application
(zone change), and a Mitigated Negative Declaration and Mitigation Monitoring Program. The
following sections provide analyses for the General Plan Amendment and Amendment
Application, with analysis of the Mitigated Negative Declaration and Mitigation Monitoring
Program provided in the "CEQA Analysis" section of this report.
General Plan Amendment
The applicant is requesting approval of a General Plan Amendment to change the General Plan
land use designation from General Commercial (GC) to Urban Neighborhood (UN) with a floor
area ratio of 0.75 (Exhibit 9). The floor area ratio was derived by dividing the square footage of
the proposed development by the total site area in square feet.
The City's Housing Element, adopted in 2014, identifies the project's location as an area to
support future housing developments, and the project's proposed density is consistent with the
density range identified by the document. The project site and surrounding area, also identified
by the Housing Element for future infill housing opportunities, is currently designated by the
General Plan Land Use Element as a General Commercial (GC) land use district. The district
applies to this area because of the current mix of commercial land uses, including offices, retail
stores, motels, eating establishments, and uses of a similar commercial nature. However-, the
residential nature of the proposed development requires establishment of the new land use
designation for the property of Urban Neighborhood (UN) to be consistent with the provisions of
the General Plan. As additional applications for residential or mixed -use projects are received by
the City in this area, a comprehensive amendment to change the area's land use designation
from General Commercial (GC) to Urban Neighborhood (UN) may take place.
If approved, the project would support several goals and policies of the Housing Element. First,
the project would be consistent with Goal 2, which encourages diversity of quality housing,
affordability levels, and living experiences that accommodate Santa Ana's residents and
workforce of all household types, income levels and age groups to foster an inclusive community.
Second, the project would support Goal 4, to provide adequate rental and ownership housing
opportunities and supportive services, Further, the project would be consistent with several
Housing Element policies; Policy HE -2.3 to encourage construction of rental housing for the city's
residents and workforce; Policy HE -2.4 to facilitate diverse types, prices and sizes of housing;
and Policy HE -4.2 to encourage the development of larger rental units for families.
75C -7
GPA No. 2016 -01, AA No. 2016 -01, & ER No. 2016 -14
March 28, 2016
Page 6
Amendment Aoolication
The subject site is located in the General Commercial (C -2) zoning district. The C -2 zoning
designation allows for a variety of commercial uses, including retail, service, eating establishments,
automotive servicing, research laboratories, and limited warehousing. Because the project
proposes a residential land use, approval of an amendment application to change the zoning
district is required (Exhibit 10). Staff recommends approval of an amendment application to
change the property's zoning designation from C -2 to Specific Development (SD) No. 89. The
Specific Development zoning designation allows flexibility of uses and development standards that
are tailored to a unique or specific project. Because the standards contained within the standard
zoning code would render the proposed project unfeasible, establishing the SD zoning designation
is recommended to facilitate the proposed project.
If the zone change is approved, a series of site - specific objectives, policies and development
standards will be used to guide the development of the proposed project. Specifically, the SD -89
document will include development standards such as uses, setbacks, parking, and height to
allow the exclusive entitlement of the project. The SD document has been framed to be
consistent with the proposed project and prohibits future modifications to enlarge or reduce the
size of the project (Exhibit 11).
The zone change would need to be approved in conjunction with the proposed General Plan
amendment to change the land use designation from General Commercial to Urban
Neighborhood. This would result in a project that is consistent with the goals and objectives of
City's General Plan land use designation of Urban Neighborhood. Because the proposed
General Plan Amendment is consistent with the General Plan Housing Element, the zone change
would be consistent with the overall visioning for the project site and immediate vicinity.
The project will promote a development suitable for very -low and low- income families and the
local workforce. The project will contribute to the promotion of jobs - housing balance in this area
of the City. Finally, the development, through the construction of the proposed public
improvements and site amenities, will contribute to the enhancement of portion of the city that
has seen a reduction in investment in recent decades. The introduction of a new development
will contribute to the transformation of the East First Street corridor between Grand Avenue and
the Santa Ana (1 -5) Freeway to an area with a mixture of residential and commercial uses.
Public Notification
On August 17, 2015, the applicant held a community meeting in accordance with the provisions
of the City's Sunshine Ordinance at Raymond A. Villa Intermediate School. One member of the
community attended: a pastor who leases an office space within the four -story office building on
the subject property. Planning Division staff also attended the meeting. The applicant provided a
draft notice, affidavit, copy of publication; and meeting notes to Planning Division staff in the days
following the meeting.
75C -8
GPA No. 2016 -01, AA No. 2016 -01, & ER No. 2016 -14
March 28, 2016
Page 7
The project site is located within the boundaries of the Lyon Street Neighborhood Association.
Staff has notified all parties that have expressed an interest in the project by mail a minimum of
10 days prior to the public hearing to ensure they were notified of the meeting and to identify if
there were any areas of concern, The project site itself was posted with a notice advertising this
public hearing, a notice was published in the Orange County Reporter and mailed notices were
sent to all property owners and occupants within 500 feet of the project site. At the time of this
printing, no correspondence, either written or electronic, had been received from any members of
the public,
CEQA Analysis
As part of the City's permitting process, the proposed project is required to undergo an
environmental review in accordance with the California Environmental Quality Act (CEQA). In
accordance with CEQA, the recommended actions have been reviewed through an Initial
Study /Mitigated Negative Declaration (ER No. 2016 -14). Sections 15070 through 15075 of the
State CEQA Guidelines (Article 6) guide the process for the preparation of a negative declaration
(ND) or mitigated negative declaration (MND).
The MND prepared for the project, as required by CEQA, contains a project description, project
location map, proposed finding that the project with mitigation will not have a significant effect on the
environment, a copy of the initial study, and mitigation measures to avoid potentially significant
effects (Exhibit 12). The mitigation measures included in the MND are designed to reduce or
eliminate the potentially significant environmental impacts described herein. The scope of the MND
evaluates the
proposed project's effects on the following resource topics: aesthetics, agriculture and forest
resources, air quality, biological resources, cultural resources, geology and soils, greenhouse gas
emissions, hazards and hazardous materials, hydrology and water quality, land use and planning,
mineral resources, noise, population and housing, public services, recreation, transportation and
traffic, and utilities and service systems.
The City prepared a draft MND and circulated it to all interested or required parties on the City's
standard distribution list on January 25, 2016. A notice of intent to adopt was also published in
the Orange County Reporter on January 27, 2016. The City circulated the draft MND for a 30-
day public review between January 25, 2016 and February 25, 2016. The draft MND was
available for public review at the Santa Ana City Hall, the City of Santa Ana Main Library, and on
the City's webpage created for the project.
This MND is intended to provide a forum to receive and respond to comments pertaining to the
analysis contained in the draft MND and to provide an opportunity for clarification, corrections, or
minor revisions to the environmental document as needed. Comments were received during the
75C -9
GPA No. 2016 -01, AA No. 2016 -01, & ER No. 2016 -14
March 28, 2016
Page 8
public review period. Although not required for an MND pursuant to the State CEQA Guidelines, the
City, as the lead agency for the project, has responded to all comments received on the document
after a thorough review of each comment's contents.
As a result of the environmental analysis, no areas of significant impacts were found from the
construction of the proposed project. Mitigation measures have been provided to address
potential environmental impacts, with a list of these mitigation measures found within the
attached Mitigation Monitoring and Reporting Program. Mitigation measures have been outlined
to address potential impacts on nesting bird populations, unanticipated discovery of cultural
resources or human remains, asbestos abatement and lead -based paint removal, water quality,
noise, transportation and traffic, utilities and service systems, and climate change (Exhibit 13).
Strateale Plan Alianment
Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development,
Objectives No. 2 (create new opportunities for business /job growth and encourage private
development through new General Plan and Zoning Ordinance policies) and No. 5 (leverage
private investment that results in tax base expansion and job creation citywide) of the Santa Ana
Strategic Plan. Moreover, approval of this item supports Goal No. 5 Community Health,
Livability, Engagement & Sustainability, Objectives No. 3 (facilitate diverse housing opportunities
and support efforts to preserve and improve the livability of Santa Ana neighborhoods) and No. 4
(support neighborhood vitality and livability).
Conclusion
Based on the provided analysis, staff recommends that the Planning Commission recommend
that the City Council approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program for Environmental Review No. 2016 -14; recommend that the City Council
adopt a resolution approving General Plan Amendment No. 2016 -01; and recommend that the
City Council adopt an ordinance approving Amendment Application No. 2016 -01.
/
AV—
Ali Pezeshkpour, AICP
Associate Planner
AP.jm
ap \reports \Staff Reports for PC WA16-0'I AA 6- OIER16 -14 AMCAL First Street Family Apts.pc
75C -10
GPA No, 2016 -01, AA No. 201601, & ER No. 2016 -14
March 28, 2016
Page 9
Attachments:
Exhibit 1 -- Vicinity Map
Exhibit 2 — Land Use Map
Exhibit 3 — Site Photo
Exhibit 4 — Site Plan
Exhibit 5 — Floor Plans
Exhibit 6 — Elevations
Exhibit 7 — Renderings
Exhibit 8 — Landscape Plan
Exhibit 9 — General Plan Amendment
Exhibit 10 —Zoning Map
Exhibit 11 — Specific Development No. 89
Exhibit 12 — Final Initial Study /Mitigated Negative Declaration (IS /MND)
Exhibit 13 — Mitigation Monitoring Program
75C -11
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City of Santa Ana General Plan
Land Use Element
City of Santa .Ana
Planning Division
US 5�'l Yl
T
1<
Adopted
February 2, 1998
(Reformatted January 2010)
The following is a chronology of the approved general plan amendments that have been incorporated an to this document sin cc the
comprehensive update oft'he General Plan Land Use Element adopted by the Santa Ana City Council February 2, 1995 (GPA 1997
05);
GRA
201601 (pondva
GPA 2008 01 5, 2006)
GPA 200404
(July 19, 2004)
GPA 200008
(February 5, 2001)
GPA
20154 (February 2, 2015)
GPA 200403 (February 2, 2009)
GPA 200406
(July 6, 2004)
GPA 2000 -03
(December 4, 2000)
GPA
2014-02 (October 21, 2014)
GPA 2007 -02 (June 15, 2007)
GPA 200302
(June 16, 2003)
GPA 200002
(November 20, 2000)
GPA
2014-01 (June 3, 2014)
GPA 2007- 01 (March 19, 2007)
GPA 2003-01
(February 18, 2003)
GPA 1999 -02
(October 18,1Whit
GPA
2011 -03 (March 19, 2012)
GPA 2006-01 (October 2, 2006)
GPA 2002,01
(September 3, 2002)
GPA 1999.01
(August 16,1999)
GPA
2011.02 (Jane 6, 2011)
GPA 2005-01 (December 5, 2005)
GPA 2002
-07 (August 19, 2002)
GPA 1998 -04
(October 5, 1998)
GPA
2010-01 (June 7, 2010)
GPA 2005 -02 (October 17, 2005)
GPA 2001
-03 (February 19, 2002)
GPA 1996
-05 (September 21,1998)
GPA
200802 (July 20, 2009)
GPA 2004 -01 (April 5, 2005, as passed by
GPA 200102
(January 7, 2002)
GPA 1998-01
(May 4, 1998)
GPA
2007 -03 (May 18, 2009)
the voters of Santa Ana)
GPA 2000
-09 (May 7, 2001)
75t-"MT 9
LAND USE ELEMENT
areas. To encourage a dynamic mixture of residential, office and commercial uses,
within these areas both building intensity and residential density is based on floor
area ratio and zoning development standards. In calculatingeither the allowable
floor area or the allowable residential density, it is the City's policy to not allow
upward rounding. The Land Use Plan is illustrated in Exhibit 2. Additional
information concerning the Land Use Plan and the land use designations is
provided in Table 1 (Land Use Development Intensity Standards), and in the
Appendix.
Table 1
Development Intensity Standards
_ ,__ Density /intensity Standards
Land Dse Deslanation (dalacre - FAR)'
Low Density Residential (LR -7)
Low - Medium Density Residential (LMR -11)
Medium Density Residential (MR-15)
District
Heritage District Center
Downtown District Center
Metro East District Center
Transit Village District Center
Harbor Corridor District Center
Urban Neighborhood
Transit Zoning Code Area/ First Street Comdor
Harbor Corridor
Professional and Administrative Office (PAO)
Cenral Commercial (CC)
One Broadway Plaza District Center (OBPDC) 4
Industrial
7 du /acre
11 du /acre
15 du /acre
;e, etc.) 90 du/acre and FAR 1.D -2.0
FAR 1.7
FAR 3.0
FAR 3.0
FAR 5.0
FAR 5.0
FAR 0.5 -1.5
FAR 3.0
FAR 0.5 -1.0
FAR 0.5.1.0
FAR 2.9
FAR 0.45
Institutional (INS) FAR 0.5
Open Space (0) FAR 0.2
Notes:
The intensity standards shown refer to the theoretical maximum amount of development permitted
for each land use designation (du- dwelling units; FAR -floor area ratio). Development must also
adhere to zoning regulations, and /or specific plan requirements.
The District Center and Urban Neighborhood land use designations permit both residential and
non- residential development.
Commercial Intensities may vary. Baseline FAR is 0.5. Specific areas allowing greater intensities
are indicated In Exhibit A -3.
One Broadway Plaza District Center land use designation permits office, restaurant and ancillary
retail for a master planned development.
*Refer to Appendix for description of Land Use designations.
CITY OF SANTA ANA GENERAL PLAN 75C-26 15
Exhibit 2 Land Use Plan
CITY OF SANTA ANA GENERAL PLAN 75C -27
LAND USE ELEMENT
U
To effectively achieve the broad range of goals outlined for the City's future
growth and development, a variety of plans, programs, and regulations must be
relied upon. This section of The Element discusses these tools, and how they
correlate with implementation ofthe City's Land use goals.
DEVELOPMENT INTENSITY STANDARDS
Table A -1 summarizes the development intensity standard for each ofthe General
Plan designations, and provides land use distribution by acreage for the In rid use.
The intensity standards for the categories permitting residential development are
expressed in density, measured in "units per acre," or floor area ratio and zoning
development standards in the case of certain Mixed Use land use designations.
The intensity standards for non - residential development are expressed as "floor
area ratio" or PAR, The FAR concept is illustrated in Exhibit A -3. The intensity
standards in concert with the zoning and development standards regulate the
massing, form and building size.
Table A -1
Low Density 7 du/acre
Low- Medmcn Density 11 du /acre
Medinnn rinnsity 15 dulacre
Other District Centers (Midtown, etc.)
Heritage District Center
Downtown DkIstrictCanther
Metra East District Center
Transit Village District Center
Harbor Corddor District Center
Urban Neighborhood
Office
District Center*
90 du /acre and FAR 1.0 -2.0
FAR 17
FAR 3.0
FAR 3.0
FAR 5.0
FAR 5.0
FAR 0.5.1.5
FAR-3.0
Industrial FAR 0.45
iNl'm'_r? it I t (:,If, I f i f Llla
Institutional FAR 0.5
Open Space FAR 0.2
Notes:
du - dwelling unit, FAR - floor area ratio
* Residential development is not a permitted use.
CITY OF SANTA ANA GENERAL PLAN 75C -28 A -] I
Exhibit A -4 land Use Plan & Development Intensity Standards /FAR
CITY OF SANTA ANA GENERAL PLAN 75C-29
LAND USE ELEMENT
• The General Commercial (GC) district applies to commercial corridors in
Santa Ana including those located along Main Street, Seventeenth Street,
Harbor Boulevard, and other major arterial roadways in the City. The
intensity standard applicable to this designation is a floor area ratio of 0.5 -
1.0, though most General Commercial districts have a PAR of 0.5. A total of
886.IKM -3 acres of land is included in this designation.
General Commercial districts are key components in the economic
development of the City. They provide highly visible and accessible
commercial development along the City's arterial transportation corridors. In
addition, General Commercial land uses provide important neighborhood
facilities and services, including shopping, recreation, cultural and
entertainment activities, employment, and education. The districts also
provide support facilities and services for industrial areas including office and
retail, restaurants and various other services.
The General Commercial development standards are based upon the
character and intensity of development, as well as the degree ofaccess and
market demand for these properties. The relationships to adjacent land uses,
are also considered. Uses typically located in this district are:
• Business and professional offices;
• Retail and service establishments;
• Recreational, cultural, and entertainment uses; and
• Vocational schools.
General Commercial Districts have a floor area ratio of0.5 with the exception
of the Mid -town area which has an floor area ratio of up to 1.0.
•
One Broadway Plaza District Center is a separate land use designation as it
has an FAR. of2.9, which exceeds the typical District Center intensity limit.
Additionally, it does not include a residential component. One Broadway
Plaza is envisioned as a landmark professional office complex that will be a
focal point in the Downtown Redevelopment area serving the Civic Center
complex, Downtown, and Midtown urban areas. The City's District Centers
and major development areas are shown in Exhibit A -5.
CITY Of SANTA ANA GENERAL PLAN 75C -30 A -21
LAND USE ELCMEN1
The intensity standard for the Urban Neighborhood ranges from a
floor area ration of 0.5 to 3.0; with residential density based on a
combination of floor area ratio and zoning development standards.
A total of 273.3?11 -I acres of land in the City are designated Urban
Neighborhood.
Industrial
The Industrial designation applies to those areas developed with manufacturing
and industrial uses. The designation applies to areas which are predominantly
industrial in character, and includes those industrial districts in the southwestern,
south central and southeastern sections ofthe City. .A total of2,152.8 acres of land
in the City is designated as Industrial. The maximum floor area ratio for this
designation is 0.45.
The Industrial districts of the City are vital to its economic health. These areas
provide employment opportunities for local residents, and generate municipal
revenues for continued economic development. As one of the County's oldest
cities, Santa Ana has long been an industrial center for the region. The City's goal
is to maintain this strong industrial base by setting land use policies which
preclude the intrusion of less intensive commercial or residential uses. Typical
uses found in this district include the following:
• Light and heavy product manufacturing and assembly.
• Commercial uses which are ancillary to industrial uses in the district.
Institutional
The Institutional designation includes the Civic Center, other governmental
facilities, City facilities and public institutions such as schools, etc. Only public
properties of approximately five acres or more are designated as Institutional. The
maximum applicable floor area ratio standard for this designation is 0.5. The 0.5
TAR is used as a guideline since most development in this designation are State,
federal, and focal governmental facilities that are not subject to local development
regulations. A total of 796.3 acres of land is included in this designation.
Open Space
The Open Space designation is applied to parks, water channels, cemeteries and
other open space uses. A total of 1,014.7 acres are included in this land use
designation. Of this total, 358 acres of public park land is included in this land use
designation.
A -24 75C -31 C.ITV OF SANTA ANA GENERAL PLAN
LAND USE ELEMCW
interagency Development Review Comruittee (DRC) to ensure consistent and
comprehensive application of City regulations and policies for all projects.
Redevelopment Plans. The City will apply redevelopment tools associated
with the implementation ofthe adopted redevelopment plans, as appropriate.
The City will encourage the further development of industrial, commercial,
and residential projects in suitable locations to strengthen the City's tax and
employment base.
Special Studies. In certain instances, a special study may be required to
address a particular issue. In these cases, a specific effort to identify staff
resources needed to conduct the appropriate investigation and analysis will be
identified.
Zoning Code Review. The zoning code serves as a primary tool used by the
City to regulate development. The City will develop a program to revise the
Zoning Ordinance to ensure that development regulations and standards are
consistent with community needs and high quality clevelopment. The City
will initiate appropriate changes to the ordinance to ensure, where
appropriate, conformity between the Land Use Element and Zoning Map.
LAND USE PLAN BUILDOUT
As indicated previously, the City of Santa Ana has been almost completely
developed for many years. As a result, any new development will necessarily
consist of redevelopment and infill development on the remaining vacant and
underutilized parcels. Many parcels with nonresidential land use designations
will neverbe developed to the maximum intensity permitted under the General
Plan.
Table A -4 indicates the development possible under the build -out of the Land
Use Plan. The build -out for residential land uses considered two Scenarios.
Effective build -out for residential development is calculated by adding the
1,LL802 -H-H4 units possible in the areas designated as District Center and Urban
Neighborhood to the existing74,588 rmits presently found in the City per Census
2000. Theoretical build -out for residential development considered the
development possible if all of the areas- designated as residential were developed
according to the permitted Land Use Plan intensities. Since the Land Use
Element does not contemplate the elimination of existing housing in the City, the
effective build -out figure represents a more realistic estimate of future residential
development.
As indicated in Table A-4, three of the non - residential land use designations have
a range in FAR intensities. For the non - residential land use designations, effective
build -out considered the development possible under the Lower range of FAR
intensities while theoretical build -out considered the upper FAR range. Typically,
parking and landscaping requirements will result in significantly less floor area
CITY OF SANTA ANA GEL' ERAL PLAN 75C -32 A -33
LAND USE ELEMENT
for commercial and industrial developments than that which is permitted under
the General Plan.
As indicated in Table A -4, between 55,362 to .9500S4-'r,499 housing units are
allowed by the Land Use Plan. The additional units which presently exist in the
City beyond the maximum number permitted under the theoretical buildout
scenario area reflection of the higher density multiple- family developments
constructed in the 1970's and 1980's. However, the purpose of the Land Use Plan
as it applies to the residential areas is to preserve and maintain the stability of
existing neighborhoods, regardless of the character ofdevelopment. T'he intent of
the Plan is not to create any displacement, nor decrease existing development
densities. Rather, it is to ensure a safe, healthy, and livable environment for City
residents. Existing residential development entitlements are protected through
this Land Use Element, applicable Zoning regulations, and sections of the City
code pertaining to legal nonconforming uses.
The Land Use Element's implementation may result in an increase in the
amount of commercial, office, and industrial development in the City As
indicated in TableA -4, up to 31 219 2843379 square feet ofcommercial and
office development, and 42,199,991 square feet of industrial development are
possible under the effective capacity parameters of Land Use Plan.
A -14 75C -33 CITY OF SAI+ITA ANA GENERAL PLAN
Land Use
Acres
1EMOMIRmaladla ll
Table A•4
Theoretical
Low Density Residential LR -7
6,460.1 7 du/ac
45,221 du
Low Medium Density Residential LMR -11
420.6 11 noted
: 4,627 du
Medium Density Residential MR -15
- -- -
367.6 15 eluted
5,514 du
Subtotal
7,248.3 '',
95,599 du 55,362 du
District Center
Other2 D
DC 3
309.5''. F
FAR
-1.0-2.0
11,955,563 sf 3
3,017 du• 2
23,764,534 sf 3
3,017 du
Heritage F
DC 1
18 8 d
FAR 1.7 ', _
_ 54,090 sf 1
1,221 du _
54,090 or -
sf
Downtown D
DC 6
62.5 F
FAR 3.0 2
2,057,624 at 1
1,661 du i 2
2,057,824 of 1
1,661 du
Metro East D
DC 9
98.3 .
.! FAR 3.0 i 3
3,245,185 sf
5,561 du 3
3,245185sfi 5
5,551 du
Transit Village D
DC 5
51.4 F
FAR 5.0 4
402,664 at -
-. 2,761 du 4
402,864 sf! 2
2,761 on
Harbor Corridor D
DC 1
125.0 !
! FAR 5.0 1
1,836,155 sf 2
2,029 du! 1
1,836,155 sf 2
2,029 du
_ -
-. -U 2
2733 F
FAR 0.5- '. 7
7 4
4800 on _
_._ 4
49.40 do
27-1 -1 3
3013 , 4
4;721 -du, 4
4,"94 du
Subtotal 9
939.9 -
20,407,950 sl 4
- 21.980 da.. 2
32,218,901 sP- 2
21.080 du
2- 4,041da
4 IiUm '.114
Institutio nail INS 796431 FAR 0.2.0.5 6,937,758 at 17,344,394 s#
- - -- - -- __._ 1014.71 - 8.840.171st -- 8.840.171sf -_-
Open Space DS FAR 6 2
4,044 6. 367- �609�# I 9- 96699 -sf -.
Subtnfal 16111 95777929 at 26184565 at
4 -6#4-2 464305 -267 sf 26- 24.1 - 663-5#
PAR =floor area ratio; d.u.= dwelling umt s f.= square feet (ai floo'r area). Acreage shown In table does not include roads in rightwf -way.
1 Effective capacity for non - residential development assumes development possible under the lower range of FAR Intensity standards with the exception of the
Metro East District Center, Transit Village District Center, Downtown District Center, Heritage District Center, and Urban Neighborhood areas. The Harbor Corridor
District Cenfai, Metro East District Center, Transit Village District Center, Downtown District Center, and urban Neighborhood areas allow a range of intensity for
mixture of residential and non - residential development based on the zoning development standards. Residential effective capacity was calculated by adding the
21001-1,914 units possible in the District Center and Urban Neighborhood with the existing 74,588 (Cenjus 2000) housing units.
' Land use designation permits both residential and non - residential development. Build -out assumes 90% of land area will be developed as commercial and 10%
will be developed as residential; with the exception of Town and Country Manor project intended for continuum of care and housing seniors.
a Land use designation permits high Intensity office development with ancillary retail use,
this table has been revised to correspond with the GIS Land Use Map illustrated in Exhibit 2.
CITY OF SANTA ANA GENERAL PLAN 750-34 A -35
Al General AgncUlwal DT Downtown R4 Suburban Apadment
01 Community Commercial GC Government Center RE Residential Estate
C1 -MD Commrnity Commercial - Museum District MI Light lndustdai SD Specific Development
C2 General Commercial M2 Heavy Industrial SP Specific Plan
C4 Planned Shopping Center 0 Open Space TV Transit Village
C5 Arterial Commercial P Professional UC Urban Center
CDR Corridor R1 Single - Family Residence UNt Urban Neighborhoods
CR Commercial Residential R2 Two-Family Residence UN2 Urban Neighborhood
C -SM South Main Street Commercial District R3 Multiple - Family Residence
x�✓ 1 � 1 E � d�5 nsas
�r 0 600 E l an AP E CM1 BaII,
a 1 lr I
Feety�'
SPECIFIC DEVELOPMENT PLAN NO. 89
AMCAL First Street Family Apartments
SECTION I — APPLICABILITY OF ORDINANCE
The Specific Development zoning district No. 89 (SD -89) for the AMCAL First Street
Family Apartments project site is authorized by Chapter 41, Division 26 Section 41 -593 et
seq. of the Santa Ana Municipal Code. SD No. 89 contains the specific standards and
regulations contained in the residential district, as herein amended, for the purpose of
establishing land use regulations and standards. All other applicable chapters, articles, and
sections of the Santa Ana Municipal Code are in effect unless expressly superseded by
regulations contained in this ordinance.
SECTION 2 — PURPOSE
The Specific Development Plan No. 89 for the AMCAL First Street Family Apartments
project consists of standards and regulations established for the 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 property and encouraging the orderly development of the property.
The AMCAL First Street Family Apartments project Specific Development Plan No. 89
(SD -89) sets forth the development and design criteria for a development consisting of
approximately 2.15 acres. The purpose of this specific development plan is to pen-nit
flexibility in site planning and design to respond to market conditions while assuring high
quality development. SD No. 89 specifically establishes for the property the following:
Permitted uses.
Development standards, including building height limits, required
setbacks, parking .requirements, landscaping provisions and enforcement
policies.
Publicly- accessible plaza requirements
Maximum development intensity,
b'ectives
The objectives of the AMCAL First Street Family Apartments project specific
development plan include provision of the following:
L Development of a residential project in an area identified by the 2014-
2021 Housing Element as an opportunity area for infill residential
projects.
2. Promotion of the City's image as providing high- quality residential projects for
individuals and families of all income groups.
EXHIBIT 11
75C -36
Page 2 of 4
3. A clean and safe environment for the City's residents, workers, and visitors.
4. A visually harmonious development as viewed both internally and
externally.
5. Flexibility in development in response to market conditions while achieving
overall City and community goals.
SECTION 3 — Uses permitted in Specific Development No. 89
The following uses are permitted in the SD -89 district:
(a) Multiple- family dwellings
(b) Ancillary onsite community- serving or social service uses
SECTION 4 — Uses subject to a conditional use permit in Specific Development No. 89
(a) Childcare facilities caring for more than eight (8), but no more than fourteen (14)
children.
SECTION 5 — Maximum permitted floor area ratio (TAR)
The maximum authorized building intensity for the AMCAL First Street Family
Apartments project is a floor area ratio (FAR) of 0.75, including residential areas,
community- serving areas (e.g., laundry room, office, and commnunity room), and interior
corridors.
SECTION 6 — Minimum lot area in Specific Development No. 89
The developable lot for the project shall have a minimum lot area of 2.15 acres.
SECTION 7 — Minimum street frontage in Specific Development No. 89
Developable lots shall have a minimum street frontage of at least 287 feet.
SECTION 8 — Building height in Specific Development No. 89
No stricture shall exceed 45 feet in height, as measured from the lowest adjacent grade of a
structure to the top of the structure.
75C -37
Page 3 of 4
SECTION 9 — Development standards in Specific Development No. 89
The AMCAL First Street Family Apartments development shall be built as shown on the
approved project plans included as attaclunents to the SD. The plans shall govern in the
event there is a conflict between the SD with the project plans. In addition, the following
standards are applicable to the project:
(a) Setbacks.
(1) A minimum setback of five (5) feet shall be provided between the property
line and buildings on First Street
(2) A minimum setback of five (5) feet shall be provided between the side
property lines and buildings
(3) A minimum setback of ten (10) feet shall be provided between the rear
property line and buildings
(b) Parking. The minimum off - street parking requirements for the project are as
follows:
1) 119 Total Parking Spaces, of which:
a. 50 parking spaces shall be uncovered /surface spaces
b. 69 parking spaces shall be provided in garages
(c) Pedestrian Walkways and Open Space. The project will provide a
minimum of 13,930 square feet of open space in the form of
common, landscaped open space areas and an interior community
room adjacent to the primary onsitc resident services office.
(d) Walls /Fences.
A solid block wall with a minimum height of six feet shall be
constructed along the east, south, and west property lines, The block
wall shall be designed to contain a decorative cap, regularly- spaced
decorative pilasters, and a decorative finish in accordance to the
design provisions contained within the most recent version of the
City's design guidelines.
(e) Landscanin
Detailed landscaping plans shall be submitted to and be approved by
the City of Santa Ana Planning Division prior to issuance of a
building permit and installed as required in the approved plans. Final
landscape plan design shall conform to the standards and guidelines
contained within the most recent version of the City's design
guidelines. The landscape plan shall include approximately 15
percent of open space (courtyards, common area amenities, perimeter
plaza, and open space) within the project site including the
75C -38
Page 4 of 4
couununity room, laundry room, courtyards, paseos, plazas, and
community garden.
(f) Architectural and Design Features.
(1) Exterior materials. Exterior materials and finishes for the
project shall comply with the approved materials board
submitted for the project during Building plan check. All
trash enclosures and similar ancillary strictures shall match
the texture, material and color of the building.
(2) Hardscape materials. Enhanced paving materials shall be
installed at the driveway entrances, the project main entrance
and the public park area. The actual paving materials shall be
approved by the Planning Division.
(3) Lighting standards /fixtures. The light fixtures are to
integrate design elements of the building and landscape
architecture. Lighting is to be designed to confine the direct
rays of the artificial lighting within the boundaries of the
development, Specifications of light standards /fixtures and
photometrics plan shall be submitted to Planning Division
for approval.
(g) Mechanical Equipment, Appurtenances, and Conduits
All mechanical equipment and all supporting appurtenances and conduits shall
be screened from view inside walls, behind parapets, or through a combination
of landscape and laardscape materials.
75C -39
EXHIBIT 12
Final IS /MND — AMCAL First Street Apartments
is available for review at the following:
h ttr): / /www. sa n to -a n a. o rg /p ba /i)[ a n n i nci/ F i rstS treetA pa rtments. a s p
Planning and Building Agency
Planning Counter, First Floor
20 Civic Center Plaza
Santa Ana. CA 92701
Santa Ana Public Library
26 Civic Center Plaza
Santa Ana, CA 92701
75C -40
Final Draft
Mitigation Monitoring and
• w
First Street Family Apartments Project
Prepared by:
City of Santa Ana
20 Civic Center Plaza, M -20
Post Office Box 1988
Santa Ana, California 92702
Contact: Ali Pezeshlcpour, Associate Planner
(714) 647 -5882
Apezesl-Acpour@santa-ana.org
Prepared with the assistance of.,
Rincon Consultants, Inc.
706 South Hill Street, Suite 1200
Los Angeles, California 90014
March 2016
EXHIBIT 13
75C -41
First Street Family Apartments Project
Mitigation Monitoring and Reporting Program
Mitigation Monitoring and Reporting Program
This document is the Mitigation Monitoring and Reporting Program (MMRP) for the First
Street Family Apartments Project, proposed in the City of Santa Ana. The purpose of the
MMRP is to ensure that the required mitigation measures identified in the Initial Study -
Mitigated Negative Declaration (IS -MND) are implemented as part of the overall project
implementation. In addition to ensuring implementation of mitigation measures, the MMRP
provides feedback to agency staff and, decision - makers during project implementation, and
identifies the need for enforcement action before irreversible envirornnental damage occurs.
'The following table surrunarizes the mitigation measures for each issue area identified in the IS-
MND for the proposed project. The table identifies each mitigation measure; the action
required for the measure to be implemented; the time at which the monitoring is to occur; the
monitoring frequency; and the agency or party responsible for ensuring that the monitoring is
performed. In addition, the table includes columns for compliance verification. These columns
will be filled out by the monitoring agency or party and would document mortoring
compliance. Where an impact was identified to be less than significant, no mitigation measures
were required.
This MMRP will be used by City staff or the City's consultant to deternnine compliance with
permit conditions. Violations of these conditions may cause the City to revoke the operating
permit.
MMRP -2 City of Santa Ana
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79
LS 1.25.1&
RESOLUTION NO. 2016-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING MITIGATED NEGATIVE
DECLARATION AND MITIGATION MONITORING AND
REPORTING PROGRAM, ENVIRONMENTAL REVIEW NO.
2016 -14, AND GENERAL PLAN AMENDMENT NO. 2016-
01 FOR THE PROPERTY LOCATED AT 1438 AND 1440
EAST FIRST STREET
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. AMCAL Multi Housing Two, LLC is requesting the approval of General Plan
Amendment No. 2016 -01 to amend the General Plan land use designation
from General Commercial (GC) to Urban Neighborhood (UN) to allow
construction of the AMCAL First Street Family Apartments development
project that would include 69 affordable apartment homes and ancillary
onsite community services to very low and low - income households on a
2.15 -acre parcel of land.
B. AMCAL Multi Housing Two, LLC is proposing to construct a 69 -unit
affordable apartment homes project. Because the proposed project is
intended to be developed entirely for very low and low- income
households, the project is exempt from the City's Housing Opportunity
Ordinance.
C. On March 28, 2016, the Planning Commission held a duly noticed public
hearing and voted to recommend that the City Council: (1) adopt a
resolution approving the Mitigation Monitoring Reporting Program and (2)
adopt a resolution approving General Plan Amendment No. 2016 -01 for
the proposed project.
D. On April 19, 2016, the City Council of the City of Santa Ana held a duly
noticed public hearing to consider all testimony, written and oral, related to
Environmental Review No. 2016 -14 and General Plan Amendment No.
2016 -04, at which time all persons wishing to testify were heard, the project
was fully considered, and all other legal prerequisites to the adoption of this
Resolution occurred.
Exhibit B
Resolution No. 2016 -XXX
Page 1 of 5
75C -49
E. General Plan Amendment No. 2016 -01 has been filed to amend the General
Plan to change the land use designation from General Commercial (GC) to
Urban Neighborhood (UN).
1. Currently, the land use designation for this site is General
Commercial (GC), which allows commercial developments and uses.
This project will require amendments to the Land Use Element,
including amending the General Plan Land Use designation to Urban
Neighborhood (UN) with a General Plan floor area ratio range of 0.5
to 1.5.
2. The proposed project will support several goals and policies of the
Housing Element. First, the project would be consistent with Goal
2, which encourages diversity of quality housing, affordability levels,
and living experiences that accommodate Santa Ana's residents
and workforce of all household types, income levels and age
groups to foster an inclusive community. Second, the project would
support Goal 4, to provide adequate rental and ownership housing
opportunities and supportive services. Further, the project would
be consistent with several Housing Element policies; Policy HE -2.3
to encourage construction of rental housing for the city's residents
and workforce; Policy HE -2.4 to facilitate diverse types, prices and
sizes of housing; and Policy HE -4.2 to encourage the development
of larger rental units for families.
3. The City Council has weighed and balanced the General Plan's
policies, both new and old, and has determined that based upon
this balancing that General Plan Amendment No. 2016 -01 is
consistent with the purpose of the general plan.
Section 2. The City Council has reviewed and considered the information
contained in the initial study and the mitigated negative declaration (MND) and
mitigation monitoring program, Environmental Review No. 2016 -14, prepared with
respect to this project. The City Council has, as a result of its consideration and the
evidence presented at the hearings on this matter, determined that, as required
pursuant to the California Environmental Quality Act (CEQA) and the State CEQA
Guidelines, an MND and mitigation monitoring program adequately addresses the
expected environmental impacts of this project. On the basis of this review, the City
Council finds that there is no evidence from which it can be fairly argued that the project
will have a significant adverse effect on the environment, The City Council hereby
certifies and approves the MIND and mitigation monitoring program and directs that the
Notice of Determination be prepared and filed with the County Clerk of the County of
Orange in the manner required by law.
Resolution No. 2015 -XXX
Page 2 of 5
75C -50
Pursuant to Title XIV, California Code of Regulations (CCR) § 735.5(c)(1), the
City Council has determined that, after considering the record as a whole, there is no
evidence that the proposed Project will have the potential for any significant adverse
effect on wildlife resources or the ecological habitat upon which wildlife resources
depend. The proposed Project exists in an urban environment characterized by paved
concrete, roadways, surrounding buildings and human activity. Mitigation measures in
the Mitigation Monitoring Program will prevent any significant adverse effects resulting
from removal of existing trees on the project site on wildlife resources or ecological
habitats. However, pursuant to Fish and Game Code § 711.2 and Title XIV, CCR §
735.5, the payment of Fish and Game Department filing fees in conjunction with this
project is at the discretion of the State of California Department of Fish and Wildlife
Section 3. Pursuant to Public Resources Code section 21081.6, the City
Council hereby adopts the Mitigation Monitoring Program attached hereto as Exhibit A
and incorporated herein by this reference as a condition of approval of the project. The
City finds that Mitigation Monitoring Program is designed to ensure that, during the
implementation of the Project, the City and any other responsible parties implement the
components of the Project and comply with the mitigation measures identified in the
Mitigation Monitoring Program,
Section 4. The City Council of the City of Santa Ana after conducting the
public hearing hereby approves:
A. Mitigated Negative Declaration and Mitigation Monitoring Program,
Environmental Review No. 2016 -14.
B. General Plan Amendment No. 2016 -01.
These decisions are based upon the evidence submitted at the above said
hearing, which includes, but is not limited to: the Request for Council Action dated April
19, 2016, and exhibits attached hereto; and the public testimony, written and oral, all of
which are incorporated herein by this reference.
Section 5. This Resolution shall not be effective unless and until Ordinance No.
NS- (AA No. 2016 -01) becomes effective. If said ordinances are for any reason
held to be invalid or unconstitutional by the decision of any court of competent jurisdiction,
or otherwise do not go into effect for any reason, then this resolution shall be null and void
and have no further force and effect.
Section 6. These decisions rendered by the City Council of the City of Santa
Ana are final and are subject to judicial review pursuant to California Code of Civil
Procedure section 1094.6. The Planning and Building Agency shall give direct notice to
the applicant of the City Council's decisions and these findings.
Resolution No. 2016 -XXX
Page 3 of 5
75C -51
ADOPTED this _ day of
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By' �-
Lisa Storck
Assistant City Attorney
AYES:
NOES:
ABSTAIN:
NOT PRESENT:
Councilmembers
Councilmembers
Councilmembers
Councilmembers
all
Miguel A. Pulido
Mayor
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARIA 0, HUIZAR, Clerk of the Council, do hereby attest to and certify the attached
Resolution No. 2016 -XXX to be the original resolution adopted by the City Council of the
City of Santa Ana on 2016.
Resolution No. 2015 -XXX
Page 4 of 5
Clerk of the Council
City of Santa Ana
75C -52
Exhibit A
California Environmental Quality Act
Mitigation and Monitoring Program
Resolution No. 2016 -XXX
Page 5 of 5
75C -53
Final Draft
Mitigation Monitoring and
Reporting Program
First Street Family Apartments Project
Prepared by:
City of Santa Ana
20 Civic Center Plaza, M -20
Post Office Box 1988
Santa Ana, California 92702
Contact: Ali Pezeshlcpour, Associate Planner
(714) 647 -5882
Apezeshkpocir @santa- ana.org
Prepared with the assistance of,"
Rincon Consultants, Inc.
706 South Hill Street, Suite 1200
Los Angeles, California 90014
March 2016
75C -54
First Street Family Apartments Project
Mitigation Monitoring and Reporting Program
Mitigation Monitoring and Reporting Program
This document is the Mitigation Monitoring and Reporting Program (MMRP) for the First
Street Family Apartments Project, proposed in the City of Santa Ana. The purpose of the
MMRP is to ensure that the required mitigation measures identified it the Initial Study -
Mitigated Negative Declaration (IS -MND) are implemented as part of the overall project
implementation. hi addition to ensuring implementation of mitigation measures, the MMRP
provides feedback to agency staff and decision- makers during project implementation, and
identifies the need for enforcement action before irreversible environmental damage occurs,
The following table summarizes the mitigation measures for each issue area identified in the IS-
MND for the proposed project. The table identifies each mitigation measure; the action
required for the measure to be implemented; the time at which the monitoring is to occur; the
monitoring frequency; and the agency or party responsible for ensuring that the monitoring is
performed. In addition, the table includes columns for compliance verification. These columns
will be filled out by the monitoring agency or party and would document monitoring
compliance. Where an impact was identified to be less than significant, no mitigation measures
were required.
This MMRP will be used by City staff or the City's consultant to determine compliance with
permit conditions. Violations of these conditions may cause the City to revoke the operating
permit.
MMRP -2 city
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75C -62
ORDINANCE NO. NS-
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA ANA REZONING THE AMCAL
MULTI HOUSING TWO, LLC PROPERTY LOCATED
AT 1438 AND 1440 EAST FIRST STREET FROM
GENERAL COMMERCIAL (C -2) TO SPECIFIC
DEVELOPMENT NO. 89 (SD -89) (AA NO. 2016 -01)
AND ADOPTING SPECIFIC DEVELOPMENT NO. 89
(SD -89) FOR SAID PROPERTY
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana does hereby find,
determine and declare as follows:
A. Amendment Application No. 2016 -01 has been filed with the City of
Santa Ana to change the zoning district designation of certain real
property located at 1438 and 1440 East First Street from General
Commercial (C -2) to Specific Development No. 89 (SD -89). The
Specific Development No. 89 zoning district (SD -89) would allow the
development of the AMCAL First Street Family Apartments
development project, which would include 69 apartment homes and
ancillary onsite community services on a 2.15 -acre parcel of land.
B. The Planning Commission of the City of Santa Ana held a duly
noticed public hearing on March 28, 2016, on Amendment
Application No. 2016 -01 and recommended that the City Council
adopt an ordinance approving Amendment Application No. 2016 -01,
which is consistent with the General Plan, as amended by General
Plan Amendment No. 2016 -01.
C. This City Council, prior to taking action on this ordinance, held a duly
noticed public hearing on April 19, 2016.
D. The City Council also adopts as findings all facts presented in the
Request for Council Action dated April 19, 2016 accompanying this
matter.
E. For these reasons, and each of them, Amendment Application No.
2016 -01 is hereby found and determined to be consistent with the
General Plan of the City of Santa Ana and otherwise justified by the
public necessity, convenience, and general welfare.
Exhibit C
75C -63
Section 2. The City Council has reviewed and considered the information
contained in the Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program (Environmental Review No. 2016 -14) prepared with respect to
this project. The City Council has, as a result of its consideration of the record as a
whole and the evidence presented at the hearings on this matter, determined that,
as required pursuant to the California Environmental Quality Act (CEQA) and the
State CEQA Guidelines, Environmental Review No. 2016 -04 meets all
requirements of CEQA.
Section 3. The real property located at 1438 and 1440 East First Street in
Santa Ana is hereby reclassified from General Commercial (C -2) to Specific
Development No. 89 (SD -89). An amended Sectional District Map, showing the
above described change 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 4. Specific Development No. 89 (SD -89) attached hereto as
Exhibit B and incorporated by this reference as though fully set forth herein is
approved and adopted in its entirety.
Section 5. This ordinance shall not be effective unless and until
Resolution No. 2016- (Environmental Review No. 2016 -14 and GPA
No. 2016 -01) and Ordinance No. 2016- (Amendment Application No.
2016 -01) are adopted and become effective. If said resolution and ordinance are
for any reason held to be invalid or unconstitutional by the decision of any court of
competent jurisdiction, or otherwise does not go into effect for any reason, then this
ordinance shall be null and void and have no further force and effect.
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.
ADOPTED this day of 2016.
Miguel A. Pulido
Mayor
75C -64
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
Lisa Storck
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS- . to be the original ordinance adopted by the
City Council of the City of Santa Ana on , 2016, and that said
ordinance was published in accordance with the Charter of the City of Santa Ana.
Date:
Clerk of the Council
City of Santa Ana
75C -65
Exhibit A
Sectional District Map
75C -66
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75C -67
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Specific Development No. 89 (SD -89)
75C -68
SPECIFIC DEVELOPMENT PLAN NO. 89
AMCAL First Sheet Family Apartments
SECTION I — APPLICABILITY OF ORDINANCE
The Specific Development zoning district No. 89 (SD -89) for the AMCAL First Street
Family Apartments project site is authorized by Chapter 41, Division 26 Section 41 -593 et
seq. of the Santa Ana Municipal Code, SD No. 89 contains the specific standards and
regulations contained in the residential district, as herein amended, for the purpose of
establishing land use regulations and standards. All other applicable chapters, articles, and
sections of the Santa Ana Municipal Code are in effect unless expressly superseded by
regulations contained in this ordinance.
SECTION 2 — PURPOSE
The Specific Development Plan No. 89 for the AMCAL First Street Family Apartments
project consists of standards and regulations established for the 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 property and encouraging the orderly development of the property.
The AMCAL First Street Family Apartments project Specific Development Plan No. 89
(SD -89) sets forth the development and design criteria for a development consisting of
approximately 2,15 acres, The purpose of this specific development plan is to permit
flexibility in site planning and design to respond to market conditions while assuring high
quality development. SD No. 89 specifically establishes for the property the following:
• Permitted uses.
• Development standards, including building height limits, required
setbacks, parking requirements, landscaping provisions and enforcement
policies.
Publicly- accessible plaza requirements
Maximum development intensity.
Obiectives
The objectives of the AMCAL First Street Family Apartments project specific
development plan include provision of the following:
I. Development of a residential project in an area identified by the 2014-
2021 Housing Element as an opportunity area for infill residential
projects.
2. Promotion of the City's image as providing high- quality residential projects for
individuals and families of all income groups.
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3. A clean and safe environment for the City's residents,, workers, and visitors.
4. A visually harmonious development as viewed both internally and
externally.
5. Flexibility in development in response to market conditions while achieving
overall City and community goals.
SECTION 3 — Uses permitted in Specific Development No. 89
The following uses are permitted in the SD -89 district:
(a) Multiple- family dwellings
(b) Ancillary onsite community- serving or social service uses
SECTION 4 — Uses subject to a conditional use permit in Specific Development No. 89
(a) Childcare facilities caring for more than eight (8), but no more than fourteen (14)
children.
SECTION 5 — Maximum permitted floor area ratio (FAR)
The maximum authorized building intensity for the AMCAL First Street Family
Apartments project is a floor area ratio (FAR) of 0.75, including residential areas,
community- serving areas (e.g., laundry room, office, and community room), and interior
corridors.
SECTION 6 — Minimum lot area in Specific Development No. 89
The developable lot for the project shall have a minimum lot area of 2.15 acres.
SECTION 7 — Minimum street frontage in Specific Development No. 89
Developable lots shall have a minimum street frontage of at least 287 feet.
SECTION 8 — Buildina height in Specific Development No. 89
No structure shall exceed 45 feet in height, as measured from the lowest adjacent grade of a
structure to the top of the structure.
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SECTION 9 — Development standards in Specific Development No. 89
The AMCAL First Street Family Apartments development shall be built as shown on the
approved project plans included as attachments to the SD. The plans shall govern in the
event there is a conflict between the SD with the project plans. In addition, the following
standards are applicable to the project:
(a) Setbacks.
(1) A minimum setback of five (5) feet shall be provided between the property
line and buildings on First Street
(2) A rninirnum setback of five (5) feet shall be provided between the side
property lines and buildings
(3) A minimum setback of ten (10) feet shall be provided between the rear
property line and buildings
(b) Parking. The minimum off - street parking requirements for the project are as
follows:
1) 119 Total Parking Spaces, of which:
a. 50 parking spaces shall be uncovered /surface spaces
b. 69 parking spaces shall be provided in garages
(c) Pedestrian Walkways and 0 eo tt Space. The project will provide a
Pedestrian
of 1 3, 930 square feet of open space in the form of
common, landscaped open space areas and an interior community
room adjacent to the primary onsite resident services office.
(d) Walls /Fences.
A solid block wall with a minimum height of six feet shall be
constructed along the east, south, and west property lines. The block
wall shall be designed to contain a decorative cap, regularly- spaced
decorative pilasters, and a decorative finish in accordance to the
design provisions contained within the most recent version of the
City's design guidelines.
(e) Landscaping
Detailed landscaping plans shall be submitted to and be approved by
the City of Santa Ana Planning Division prior to issuance of a
building permit and installed as required in the approved plans. Final
landscape plan design shall conform to the standards and guidelines
contained within the most recent version of the City's design
guidelines. The landscape plan shall include approximately 15
percent of open space (courtyards, common area amenities, perimeter
plaza, and open space) within the project site including the
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community room, laundry room, courtyards, paseos, plazas, and
community garden.
(� Architectural and Design Features,
(1) Exterior materials. Exterior materials and finishes for the
project shall comply with the approved materials board
submitted for the project during Building plan check. All
trash enclosures and similar ancillary structures shall match
the texture, material and color of the building.
(2) I-lardscape materials. Enhanced paving materials shall be
installed at the driveway entrances, the project main entrance
and the public park area. The actual paving materials shall be
approved by the Planning Division..
(3) Li jhting standards /fixtures. The light fixtures are to
integrate design elements of the building and landscape
architecture. Lighting is to be designed to confine the direct
rays of the artificial lighting within the boundaries of the
development. Specifications of light standards /fixtures and
photometrics plan shall be submitted to Planning Division
far approval.
(g) Mechanical Equipment, Appurtenances. and Conduits
All mechanical equipment and all supporting appurtenances and conduits shall
be screened from view inside walls, behind parapets, or through a combination
of landscape and hardscape materials.
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