HomeMy WebLinkAbout05-22-17 PC PACKET
City of Santa Ana
Planning Commission Meeting Agenda
MAY 22, 2017
City Council Chamber
22 Civic Center Plaza
Santa Ana, California
5:30 P.M.
LYNNETTE VERINO
Chair, Ward 2 Representative
MARK McLOUGHLIN
Vice Chair, Citywide Representative
ERIC ALDERETE
Ward 1 Representative
KENNETH NGUYEN
Ward 3 Representative
PHIL BACERRA
Ward 4 Representative
CYNTHIA CONTRERAS-LEO
Ward 5 Representative
BEATRIZ MENDOZA
Ward 6 Representative
The Planning Commission Agenda can be found online at
http://www.ci.santa- ana.ca.us/pba/documents/agenda_pc.pdf\
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If you wish to submit a comment on any item on the Agenda, please submit to eComments@santa-ana.org by 3 p.m. the day of
the meeting; emails received after said time will be on file for public viewi ng the day after the meeting.
If you need special assistance to participate in this Pla nning Commission meeting, please contact Michael Ortiz, City ADA
Program Coordinator, at (714) 647-5624. Please call prior to the meeting date, to allow the City time to make reasonable
arrangements for accessibility to this meeting. [Americans with Disabilities Act, Title II, 28 CFR 35.102]
Lisa E. Storck
Legal Counsel
Hassan Haghani, AICP
Executive Director
Sarah Bernal
Recording Secretary
PLANNING COMMISSION AGENDA 1 MAY 22, 2017
Basic Planning Commission Meeting Information
Five-Year Strategic Plan (2014-2019) Detailed information at: http://www.santa-ana.org/strategic-planning/
Vision, Mission and Guiding Principles - The City of Santa Ana is committed to achieving a shared vision for the organization and its
community. The vision, mission and guiding principles (values) are the result of a thoughtful and inclusive process designed to set the City and
organization on a course that meets the challenges of today and tomorrow.
Vision - The dynamic center of Orange County which is acclaimed for our: •Investment in youth •Safe and healthy community
•Neighborhood pride •Thriving economic climate •Enriched and diverse culture •Quality government services
Mission – “To deliver efficient public services in partnership with our community which ensures public safety, a prosperous economic
environment, opportunities for our youth, and a high quality of life for residents.”
Guiding Principles
•Collaboration •Efficiency •Equity •Excellence •Fiscal Responsibility •Innovation •Transparency
Strategic Plan Goals/Objectives/Strategies:
Goal 1 - Community Safety
Goal 2 - Youth, Education, Recreation
Goal 3 - Economic Development
Goal 4 - City Financial Stability
Goal 5 - Community Health, Livability, Engagement & Sustainability
Goal 6 - Community Facilities & Infrastructure
Goal 7 - Team Santa Ana
*********
Code of Ethics and Conduct - The people of the City of Santa Ana, at an election held on February 5, 2008, approved an amendment to the City
Charter which established the Code of Ethics and Conduct for elected officials and members of appointed boards, commissions, and
committees to assure public confidence. A copy of the City’s Code can be found on the Clerk of the Council’s webpage. The following are
the core values expressed: Integrity · Honesty · Responsibility · Fairness · Accountability · Respect · Efficiency
Agenda Information - The agenda descriptions provide the public with a general summary of the items of business to be considered by the
Planning Commission. The Planning Commission is not limited in any way by the “Recommended Action” and may take any action whic h the
Commission deems to be appropriate on an agenda item. Except as otherwise provided by law, no action shall be taken on any item not
listed on the agenda.
Public Comments/Public Input - Pursuant to Government Code Sec. 54954.3, the public may address the Planning Commission on any and all
matters within the Commission’s jurisdiction.
At the discretion of the Chair, at the first Public Comment portion of the meeting, all comments may be considered jointly. The public will be
given the opportunity to speak on any and all matters contained on any of the Consent Calendar and Business Calendar items an d/or on
issues of public interest within the jurisdiction of the Commission. Members of the public shall be given three (3) minutes for each duly
noticed hearing (unless the matter is continued prior to taking public testimony). All requests to speak shall be submitted i n writing to the
Commission Secretary at the beginning of the meeting and before Public Comments begin. Speaker forms will be available at the meeting.
REQUESTS TO SPEAK SHALL NOT BE ACCEPTED AFTER THE PUBLIC COMMENT SESSION BEGINS WITHOUT PERMISSION OF
THE CHAIR. When speaking, all persons addressing the Planning Commission shall follow the rules of decorum as detailed on the back of
the speaker form. The presiding officer shall have the power and responsibility to enforce decorum and order of the meeting as set forth in
Section 2-104(c) of the Santa Ana Municipal Code.
Consent Calendar - All matters listed under the Consent Calendar are considered to be routine by the Planning Commission and will be enacted
by one motion without discussion unless a member of the Commission “pulls” an item(s) from the consent calendar for a separate vote.
Senate Bill 343 - As required by Senate Bill 343, any non-confidential writings or documents provided to a majority of the Planning Commission
members regarding any item on this agenda will be made available for public inspection in the Planning & Building Agency during normal
business hours.
Agenda & Minutes - Staff reports and documents relating to each agenda item are on file in the office of the Planning & Building Agency and are
available for public inspection during regular business hours, 8:00 a.m. – 5:00 p.m., Monday through Thursday and alternate Fridays. The
Planning & Building Agency is located in City Hall Ross Annex, 20 Civic Center Plaza, 2nd Floor, Santa Ana, California, (714)667-
2700. Council meeting agendas, staff reports, and minutes are available the Friday before a Planning Commission meeting at the following
website address: www.santa-ana.org
PLANNING COMMISSION AGENDA 2 MAY 22, 2017
CITY OF SANTA ANA
PLANNING COMMISSION MEETING
AGENDA
MAY 22, 2017
5:30 P.M.
CALL TO ORDER CHAIR VERINO
COMMISSION MEMBERS ALDERETE, BACERRA,
CONTRERAS-LEO, MCLOUGHLIN, MENDOZA,
NGUYEN
ROLL CALL
PLEDGE OF ALLEGIANCE
PUBLIC COMMENTS (on non-agenda items)
RECOMMENDED ACTION: Approve staff recommendation on the
following Consent Calendar Item: A - B.
A. MINUTES FROM THE REGULAR MEETING OF MAY 8, 2017 {STRATEGIC PLAN NO. 5,
1}
RECOMMENDED ACTION: Approve Minutes.
B. EXCUSED ABSENCES
RECOMMENDED ACTION: Excuse absent commission member(s).
* * * END OF CONSENT CALENDAR * *
CONSENT CALENDAR ITEMS
PLANNING COMMISSION AGENDA 3 MAY 22, 2017
1.SITE PLAN REVIEW NO. 2017-02 TO ALLOW THE CONSTRUCTION OF A MIXED-USE
DEVELOPMENT LOCATED AT 421 NORTH HARBOR BOULEVARD {STRATEGIC
PLAN NO. 3, 2} – Ann Ni, Case Planner
RECOMMENDED ACTION: Adopt a resolution approving Site Plan Review No.
2017-02 as conditioned.
2.REVIEW OF PUBLIC ART PLAN FOR THE 301 DEVELOPMENT LOCATED AT 301
EAST JEANETTE LANE – WOOD PARTNERS, APPLICANT {STRATEGIC PLAN NO. 3,
2} – Verny Carvajal, Case Planner
RECOMMENDED ACTION: Adopt a resolution approving the Public Art Plan for The
301.
3.PUBLIC HEARING – CONDITIONAL USE PERMIT NO. 2017-10 TO ALLOW THE SALE
OF ALCOHOLIC BEVERAGES FOR ON-PREMISE CONSUMPTION AT DO LUNCH
DELI RESTAURANT LOCATED AT 901 WEST CIVIC CENTER DRIVE, UNIT 150 –
BRIAN C. DOYLE, APPLICANT {STRATEGIC PLAN NO. 3, 2} – Escarlet Mar, Case
Planner
Legal notice published in the Orange County Reporter on May 12, 2017 and notices
mailed on May 12, 2017.
RECOMMENDED ACTION: Adopt a resolution approving Conditional Use Permit No.
2017-10.
4.PUBLIC HEARING – CONDITIONAL USE PERMIT NO. 2017-15 TO ALLOW
CONTINUED USE OF A 60-FOOT TALL WIRELESS FACILITY FOR AMERICAN
TOWER LOCATED AT 2802 SOUTH FLOWER STREET – JOHN BITTERLY,
APPLICANT {STRATEGIC PLAN NO. 3, 2; 3,5} – Ivan Orozco, Case Planner
Legal notice published in the Orange County Reporter on May 12, 2017 and notices
mailed on May 12, 2017.
RECOMMENDED ACTION: Adopt a resolution approving Conditional Use Permit No.
2017-15 as conditioned.
BUSINESS CALENDAR ITEMS
PLANNING COMMISSION AGENDA 4 MAY 22, 2017
5.PUBLIC HEARING – NEGATIVE DECLARATION, ENVIRONMENTAL REVIEW 2017-
24, GENERAL PLAN AMENDMENT NO. 2017-01 AND AMENDMENT APPLICATION
NO. 2017-01 TO ALLOW A ZONE CHANGE FOR THE AQUA PERMANENT
SUPPORTIVE HOUSING PROJECT LOCATED AT 317 EAST 17TH STREET –
COMMUNITY DEVELOPMENT PARTNERS, APPLICANT {STRATEGIC PLAN NO. 3, 2}
–Selena Kelaher, Case Planner
Legal notice published in the Orange County Reporter on May 12, 2017 and notice s
mailed on May 12, 2017.
RECOMMENDED ACTIONS:
1.Recommend that City Council approve and adopt Negative Declaration, Environmental
Review No. 2017-24.
2.Recommend that City Council adopt a resolution approving General Plan Amendment
No. 2017-01.
3.Recommend that City Council adopt an ordinance approving Amendment Application
No. 2017-01.
* * * END OF BUSINESS CALENDAR * * *
6. STAFF COMMENTS – Candida Neal, Planning Manager
General Plan Update
California Lodge Suites Hotel Update
7.PLANNING COMMISSION MEMBER COMMENTS
ADJOURNMENT - The next meeting of the Planning Commission is scheduled for Monday,
June 12, 2017 at 5:30 p.m. in the Council Chamber, 22 Civic Center Plaza,
Santa Ana, California.
FUTURE AGENDA ITEMS
Conditional Use Permit No. 2017-16 to renew the entitlements of an existing 60-foot high mono-pole major
wireless communications facility located at 3308 West Warner Avenue.
Minor Exception 2017-01 to confirm Zoning Administrator's approval of minor exception to exceed fence
height standards for a single-family residence located at 1904 N. Heliotrope Drive.
COMMENTS
PLANNING COMMISSION MINUTES 1 APRIL 24, 2017
MINUTES OF THE REGULAR MEETING
OF THE PLANNING COMMISSION OF THE
CITY OF SANTA ANA, CALIFORNIA
MAY 8, 2017
CALLED TO ORDER COUNCIL CHAMBER
22 CIVIC CENTER PLAZA
SANTA ANA, CALIFORNIA
5:31 P.M.
ATTENDANCE COMMISSIONERS Present:
LYNNETTE VERINO, Chair
ERIC ALDERETE
PHIL BACERRA
CYNTHIA CONTRERAS-LEO
BEATRIZ MENDOZA
KENNETH NGUYEN
COMMISSIONERS Absent:
MARK MCLOUGHLIN, Vice Chair
STAFF Present:
CANDIDA NEAL, Planning Manager
LISA STORCK, Assistant City Attorney
ALVARO NUÑEZ, Code Enforcement Manager
SARAH BERNAL, Recording Secretary
PLEDGE OF ALLEGIANCE Chairperson Verino
PUBLIC COMMENTS (on non-agenda items) - The following public comments were received:
Connie Hamiliton and Kathleen Kuilanoff voiced concerns regarding the California Lodge
Suites Hotel; issues with prostitution and drugs on this property; should be considered a public
safety issue; City needs to take action to improve the conditions.
Planning Manager Neal referred the public speakers to Alvaro Nuñez, Code
Enforcement Manager.
Commissioners requested that the matter be placed on the next agenda for follow-
up.
PLANNING COMMISSION MINUTES 2 APRIL 24, 2017
CONSENT CALENDAR
MOTION: Approve staff recommendation on Consent Calendar Items A - B.
MOTION: Alderete SECOND: Nguyen
VOTE: AYES: Alderete, Bacerra, Contreras-Leo,, Mendoza, Nguyen, Verino
(6)
NOES: None (0)
ABSTAIN: None (0)
ABSENT: McLoughlin (1)
A. MINUTES FROM THE REGULAR MEETING OF APRIL 24, 2017
MOTION: Approve Minutes.
B. EXCUSED ABSENCES
MOTION: Excuse absent commission member(s): McLoughlin
* * * END OF CONSENT CALENDAR * * *
WORK STUDY ITEMS
1. PLANNING COMMISSIONER TRAINING
Assistant City Attorney Storck provided a presentation which included information on the
following:
Brief History on the Planning Commission
Planning Commission Membership
Relationship with Council
Attributes of an Effective Commission Member
Relationship with Staff
General Meeting Format for Business Items
Consent Calendar
Amending Motions
Planning Commission Bylaws
Overview of the Brown Act
PLANNING COMMISSION MINUTES 3 APRIL 24, 2017
2. CODE ENFORCEMENT AND REVOCATION PROCEDURES
Code Enforcement Manager Nuñez provided a presentation which included information on
the following:
Code Enforcement Division
Common Violations
Agency Partners
Revocation Process Enforcement
Discussion ensued regarding fines, receivership process, conditional use permit (CUP)
revocation process, notice of violation process, Code Enforcement staffing levels, and
Planning Commission purview relating to code enforcement issues. Commission inquired
about proactive efforts by staff to enforce CUP conditions. Suggested that staff conduct
random checks to ensure businesses are complying with CUP conditions.
3. PLANNING DIVISION WORK PROGRAM
Planning Manager Neal provided a presentation which included information on the
following:
Current Planning
Large Development Projects
Zoning Ordinance Amendments
Development Processing
Advance Planning
Urban Design
Administration
Discussion ensued regarding the zoning ordinance amendment timeline, average
processing time for project approval and the fee schedule.
COMMENTS
4. STAFF COMMENTS - None.
5. PLANNING COMMISSION MEMBER COMMENTS
Commissioner Bacerra
Thanked staff for their presentations.
PLANNING COMMISSION MINUTES 4 APRIL 24, 2017
ADJOURNED 6:54 P.M. - The next meeting of the Planning Commission is scheduled for
Monday, May, 22 2017 at 5:30 p.m. in the Council Chamber, 22 Civic Center
Plaza, Santa Ana, California.
Sarah Bernal
Recording Secretary
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May 22, 2017
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Conditions for Approval
Site Plan Review No. 2017-02 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, with all applicable sections of the Santa Ana
Municipal Code, the California Administrative Code, the California Building Standards
Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this Site Plan Review.
The applicant must remain in compliance with all conditions listed below throughout the
life of the Site Plan Review. Failure to comply with each and every condition may result in
the revocation of the Site Plan Review.
A. Planning Division
1.All proposed site improvements must conform to the Site Plan Review approval
of DP No. 2014-51 and the staff report exhibits.
2.Any amendment to this approved Site Plan Review must be submitted to the
Planning Division and Police Department for review. At that time, staff will
determine if administrative relief is available or if the approved Site Plan
Review must be amended.
3.Prior to approval of Certificate of Occupancy, all on-site improvements shall be
made in accordance with the submitted plans.
4.Prior to submittal into Building plan check, a Final Landscaping Plan shall be
submitted for review and approval. In addition to plant materials and sizes, the
plan shall include an irrigation plan that details compliance with the provisions
of the City’s Water Conservation Ordinance.
5.Landscaping shall be maintained in compliance with the submitted plan. Any
modifications to this plan shall be submitted to the Planning Division for review
and subject to the approval of the Planning Manager.
6.A minimum of 23 bicycle parking spaces (racks) shall be provided for this
project. The bicycle spaces shall be shown on the landscaping plan.
B. Orange County Fire Authority
1.The applicant or responsible party shall submit the plan(s) listed below to the
Orange County Fire Authority for review. Approval shall be obtained on each
plan prior to issuance of a building permit:
a.Fire master plan
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May 22, 2017
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b.Architectural Plan Review
c. Underground piping for private hydrants and fire sprinkler systems
d.Fire sprinkler system
e.Sprinkler monitoring system
f.Fire alarm system
g.Hood and duct extinguishing system
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PLANNING AND BUILDING AGENCY
EXHIBIT 1
VICINITY MAP
A1 GENERAL AGRICULTURAL†
-B PARKING MODIFICATION
C-SM COMMERCIAL SOUTH MAIN
C1 COMMUNITY COMMERCIAL
C1-MD COMM. COMMERCIAL/MUSEUM DISTRICT
C2 GENERAL COMMERCIAL
C3 CENTRAL BUSINESS
C3-A CENTRAL BUSINESS-ARTIST VILLAGE
C4 PLANNED SHOPPING CENTER
C5 ARTERIAL COMMERCIAL
R1 SINGLE FAMILY RESIDENTIAL
R2 TWO FAMILY RESIDENCE
R3 MULTIPLE DENSITY MULTIPLE
FAMILY RESIDENCE
R4 SUBURBAN APARTMENTS
RE RESIDENTIAL ESTATE
SD SPECIFIC DEVELOPMENT
SP SPECIFIC PLAN
CR COMMERCIAL RESIDENTIAL
GC GOVERNMENT CENTER
M1 LIGHT INDUSTRIAL
M2 HEAVY INDUSTRIAL
MO MILITARY OPERA TIONS
O OPEN SPACE
P PROFESSIONAL
PCD PLANNED COMMUNITY DEVELOPMENT
PRD PLANNED RESIDENTIAL DEVELOPMENT
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
GPA 2017-1 & AA 2017-01
1" = 1000 FEET
= 500 FEET
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PLANNING AND BUILDING AGENCY
LAND USE MAP
EXHIBIT 2
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AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
GPA 2017-1 & AA 2017-01
5-8
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
SITE PHOTOS
EXHIBIT 3
5-9
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
SITE PLAN
EXHIBIT 4
5-10
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
FLOOR PLANS
EXHIBIT 5
5-11
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
ELEVATIONS
EXHIBIT 6
PAGE 1 OF 2
5-12
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
ELEVATIONS
EXHIBIT 6
PAGE 2 OF 2
5-13
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
RENDERINGS
EXHIBIT 7
5-14
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
LANDSCAPE PLAN
EXHIBIT 8
5-15
City of Santa Ana General Plan
Land Use Element
1998
City of Santa Ana
Planning Division
Adopted
February 2, 1998
(Reformatted January 2010)
The following is a chronology of the approved general plan amendments that have been incorporated into this document since the
comprehensive update of the General Plan Land Use Element adopted by the Santa Ana City Council February 2, 1998 (GPA 1997-
05):
GPA 2017-01 (Pending)
GPA 2016-03 (February 21, 2017)
GPA 2016-02 (May 17, 2016)
GPA 2016-01 ( April 19, 2016)
GPA 2015-03 (February 2, 2016)
GPA 2014-02 (October 21, 2014)
GPA 2014-01 (June 3, 2014)
GPA 2011-03 (March 19, 2012)
GPA 2011-02 (June 6, 2011)
GPA 2010-01 (June 7, 2010)
GPA 2008-02 (July 20, 2009)
GPA 2008-02 (July 20, 2009)
GPA 2007-03 (May 18, 2009)
GPA 2008-01 (May 5, 2008)
GPA 2004-03 (February 2, 2009)
GPA 2007-02 (June 18, 2007)
GPA 2007-01 (March 19, 2007)
GPA 2006-01 (October 2, 2006)
GPA 2005-01 (December 5, 2005)
GPA 2005-02 (October 17, 2005)
GPA 2004-01 (April 5, 2005, as passed by
the voters of Santa Ana)
GPA 2004-04 (July 19, 2004)
GPA 2004-06 (July 6, 2004)
GPA 2003-02 (June 16, 2003)
GPA 2003-01 (February 18, 2003)
GPA 2002-01 (September 3, 2002)
GPA 2002-03 (August 19, 2002)
GPA 2001-03 (February 19, 2002)
GPA 2001-02 (January 7, 2002)
GPA 2000-09 (May 7, 2001)
GPA 2000-08 (February 5, 2001)
GPA 2000-03 (December 4, 2000)
GPA 2000-02 (November 20, 2000)
GPA 1999-02 (October 18, 1999)
GPA 1999-01 (August 16, 1999)
GPA 1998-04 (October 5, 1998)
GPA 1998-05 (September 21, 1998)
GPA 1998-01 (May 4, 1998)
5-16
LAND USE ELEMENT
CITY OF SANTA ANA GENERAL PLAN 15
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 calculating either 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
Land Use Designation
Density/Intensity Standards
(dulacre - FAR)1
Residential Land Use Designations
Low Density Residential (LR-7) 7 du/acre
Low-Medium Density Residential (LMR-11) 11 du/acre
Medium Density Residential (MR-15) 15 du/acre
Mixed Use Land Use Designations
District Center2(DC)
Other District Center (Midtown, MacArthur Place, etc.) 90 du/acre and FAR 1.0-2.0
Heritage District Center FAR 1.7
Downtown District Center FAR 3.0
Metro East District Center FAR 3.0
Transit Village District Center FAR 5.0
Harbor Corridor District Center FAR 5.0
Urban Neighborhood
Transit Zoning Code Area/ First & 17th Street Corridor FAR 0.5-1.5
Harbor Corridor FAR 3.0
Commercial Land Use Designations 3
Professional and Administrative Office (PAO) FAR 0.5-1.0
General Commercial (GC) FAR 0.5-1.0
One Broadway Plaza District Center (OBPDC) 4 FAR 2.9
Industrial Land Use Designations
Industrial (IND) FAR 0.45
Other Land use Designations
Institutional (INS) FAR 0.5
Open Space (O) FAR 0.2
Notes:
1 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 .
2 The District Center and Urban Neighborhood land use designations permit both residential and
non-residential development.
3 Commercial intensities may vary. Baseline FAR is 0.5. Specific areas allowing greater intensities
are indicated in Exhibit A-3.
4 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.
Formatted: Superscript
5-17
LAND USE ELEMENT
CITY OF SANTA ANA GENERAL PLAN 17
Exhibit 2 Land Use Plan
5-18
LAND USE ELEMENT
CITY OF SANTA ANA GENERAL PLAN A-11
LAND USE PLAN IMPLEMENTATION
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 of the City’s land use goals.
DEVELOPMENT INTENSITY STANDARDS
Table A-1 summarizes the development intensity standard for each of the General
Plan designations, and provides land use distribution by acreage for the land 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 FAR. 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
Development Intensity Standards
Land Use Density/Intensity Standards
Residential Land Use Designations
Low Density 7 du/acre
Low-Medium Density 11 du/acre
Medium Density 15 du/acre
Mixed Use Land Use Designations
District Center
Other District Centers (Midtown, etc.) 90 du/acre and FAR 1.0-2.0
Heritage District Center FAR 1.7
Downtown District Center FAR 3.0
Metro East District Center FAR 3.0
Transit Village District Center FAR 5.0
Harbor Corridor District Center FAR 5.0
Urban Neighborhood
Transit Zoning Code Area/ First & 17th Street Corridor FAR 0.5-1.5
Harbor Corridor FAR 3.0
Commercial Land Use Designations
Professional/Admin. Office FAR 0.5-1.0
General Commercial FAR 0.5-1.0
One Broadway Plaza District Center* FAR 2.9
Industrial Land Use Designations
Industrial FAR 0.45
Other Land Use Designations
Institutional FAR 0.5
Open Space FAR 0.2
Notes:
du - dwelling unit, FAR - floor area ratio
* Residential development is not a permitted use.
Formatted Table
Formatted Table
Formatted Table
Formatted: Superscript
Formatted Table
Formatted Table
Formatted Table
5-19
LAND USE ELEMENT
CITY OF SANTA ANA GENERAL PLAN A-17
Exhibit A-4 Land Use Plan & Development Intensity Standards/FAR
5-20
LAND USE ELEMENT
CITY OF SANTA ANA GENERAL PLAN A-19
Residential
The Land Use Plan provides for three distinct residential land use designations.
Residential development is also permitted in two other designations: District
Center and Urban Neighborhood. The Santa Ana Land Use Plan includes the
following residential land use designations:
The Low Density Residential (LR-7) designation applies to those areas of
the City which are developed with lower density residential land uses. The
allowable maximum development intensity is 7 units per acre. Development
in this category is characterized primarily by single-family homes. This
designation applies to a large proportion of the City (6,458.3 acres)
representing 47 percent of the City ’s total land area.
The Low-Medium Density Residential (LMR-11) designation applies to
those sections of the City which are developed with residential uses at
permitted densities of up to 11 units per acre. The land area included in this
designation is approximately 420.6 acres. The great majority of the land
designated as Low-Medium Density Residential is located in the westerly
portion of the City, north and south of First Street. Properties with this
designation are typically characterized by mobile home parks, a mixture of
duplexes and single family residences, or small lot subdivisions.
The Medium Density Residential (MR-15) designation applies to those
sections of the City which are developed with residential uses at densities of
up to 15 units per acre. Development in this designation is characterized by
duplexes, apartments, or a combination of both. A total of 370.1370.8 acres is
designated as Medium Density Residential. The designation applies to areas
located in the vicinity of downtown, areas north and south of MacArthur
Boulevard, and in other areas where there are established multiple-family
development projects.
5-21
LAND USE ELEMENT
CITY OF SANTA ANA GENERAL PLAN A-21
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 FAR of 0.5. A total of
883.2 883.4 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 of access 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 of 0.5 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 F.A.R. of 2.9, 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.
5-22
LAND USE ELEMENT
A-24 CITY OF SANTA ANA GENERAL PLAN
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 276.9276 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 of the City. A total of 2,152.8 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
FAR is used as a guideline since most development in this designation are State,
federal, and local 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 1,015.8 acres are included in this land use
designation. Of this total, 358 acres of public park land is included in this land use
designation.
5-23
LAND USE ELEMENT
CITY OF SANTA ANA GENERAL PLAN A-33
interagency Development Review Committee (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 of the 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 development. 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 never be 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 21,205
21,148 units possible in the areas designated as District Center and Urban
Neighborhood to the existing 74,588 units 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
5-24
LAND USE ELEMENT
A-34 CITY OF SANTA ANA GENERAL PLAN
for commercial and industrial developments than that which is permitted under
the General Plan.
As indicated in Table A-4, between55,391 55,362 to 95,736 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 are a 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 of development. The 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 Table A-4, up to 33,156,565 33,160,041 square feet of commercial and
office development, and 42,199,991 square feet of industrial development are
possible under the effective capacity parameters of Land Use Plan.
5-25
LAND USE ELEMENT
CITY OF SANTA ANA GENERAL PLAN A-35
Table A-4
Land Use Plan Build-out Capacities
Land Use Acres
Intensity/
Density
Standards
Effective Buildout1 Theoretical
Buildout
Residential
Low Density Residential LR-7 6,459.0 7 du/ac 45,213 du
Low Medium Density Residential LMR-11 420.6 11 du/ac 4,627 du
Medium Density Residential MR-15 370.1
370.8 15 du/ac 5,551du
5,514 du
Subtotal 7,246.5
7,247.2 95,736 du 1 55,391 du
55,354 du
Mixed Use Non Res. Res. Non-Res. Res.
District Center
Other2 DC 309.5 90 du /ac
FAR 1.0-2.0 11,955,583 sf 3,017 du 23,764,534 sf 3,017 du
Heritage DC 18.8 FAR 1.7 54,090 sf 1,221 du 54,090 sf 1,221 du
Downtown DC 62.5 FAR 3.0 2,057,824 sf 1,661 du 2,057,824 sf 1,661 du
Metro East DC 98.3 FAR 3.0 3,245,185 sf 5,551 du 3,245,185 sf 5,551 du
Transit Village DC 51.4 FAR 5.0 402,864 sf 2,761 du 402,864 sf 2,761 du
Harbor Corridor DC 125.0 FAR 5.0 1,836,155 sf 2,029 du 1,836,155 sf 2,029 du
Urban Neighborhood UN 276.9
276.0 FAR 0.5-3.0 856,076 sf 4,965 du
4,908 du 856,076 sf 4,965 du
4,908 du
Subtotal 942.4
941.5 20,407,950 sf 21,205 du
21,148 du 32,216,901 sf 21,205 du
21,148 du
Commercial
Professional & Admin. Office PAO 614.2 FAR 0.5-1.0 13,376,406 sf 26,752,809 sf
General Commercial GC 883.2
883.4 FAR 0.5-1.0 19,239.67 sf
19,240,443 sf 38,473,934 sf
38,480,887 sf
One Broadway Plaza District Ctr3 OBPDC 4.3 FAR 2.9 543,193 sf 543,193 sf
Subtotal ,501.74
1501.09 33,156,565 sf
33,160,041 sf 65,769,937 sf
65,776,889 sf
Industrial
Industrial IND 2,152.8 FAR 0.45 42,199,991 sf 42,199,991 sf
Other
Institutional5 INS 796.4 FAR 0.2-0.5 6,937,758 sf 17,344,394 sf
Open Space OS 1,015.8 FAR 0.2 8,849,650 sf 8,849,650 sf
Subtotal 1,812.1 15,787,407 sf 26,194,044 sf
FAR=floor area ratio; d.u.=dwelling unit; s.f.=square feet (of floor area). Acreage shown in table does not include roads in right-of-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 Center, 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
21,20521,148 units possible in the District Center and Urban Neighborhood with the existing 74,588 (Census 2000) housing units.
2 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.
3 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.
Notes: This table has been revised to correspond with the GIS Land Use Map illustrated in Exhibit
2.
FAR - floor area ratio, d.u. -dwelling units, s.f. -square feet (of floor area). Acreage shown in table
does not include roads in right-of-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.
Residential effective capacity was calculated by adding the 8,783 units possible in the District
Center with the existing 74,588 (Census 2000) housing units.
2 The Metro East District Center allows a range of intensity for mixture of residential and
commercial development based on the Metro East Mixed Use Overlay Zone development
standards.
3 Land use designation permits both residential and industrial development. Build-out assumed
5-26
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
ZONING MAP
EXHIBIT 10
5-27
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
SPECIFIC DEVELOPMENT NO. 91
EXHIBIT 11
Page 1 of 4
SPECIFIC DEVELOPMENT PLAN NO. 91
Aqua Permanent Supportive Housing Project
SECTION 1 – APPLICABILITY OF ORDINANCE
The Specific Development zoning district No. 91 (SD-91) for the Aqua permanent
supportive housing project site is authorized by Chapter 41, Division 26 Section 41-593 et
seq. of the Santa Ana Municipal Code. SD No. 91 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. 91 for the Aqua permanent supportive housing 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.
Objectives
The objectives of the Aqua permanent supportive housing project specific
development plan include provision of the following:
1. 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.
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. 91
The following uses are permitted in the SD-91 district:
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AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
SPECIFIC DEVELOPMENT NO. 91
EXHIBIT 11
Page 2 of 4
(a) Fifty-six (56) multiple-family dwelling units for supportive housing and one (1)
onsite manager’s unit.
(b) Ancillary onsite community-serving or social service uses. The lobby will be
accessible 24-hour a day to residents and staff.
(c) Home occupations, pursuant to section 41-192.1 of the Santa Ana Municipal
Code.
SECTION 4 – Uses subject to a conditional use permit in Specific Development No. 91
(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 Aqua permanent supportive housing
project is a floor area ratio (FAR) of 1.3, including residential areas, community-serving
areas (e.g., laundry room, office, gym and community room), parking garage and interior
corridors.
SECTION 6 – Minimum lot area in Specific Development No. 91
The developable lot for the project shall have a minimum lot area of .90 acres.
SECTION 7 – Minimum street frontage in Specific Development No. 91
Developable lots shall have a minimum street frontage of at least 58 feet.
SECTION 8 – Building height in Specific Development No. 91
No structure shall exceed 45 feet in height, as measured from the lowest adjacent grade of a
structure to the top of the structure.
SECTION 9 – Development standards in Specific Development No. 91
The Aqua permanent supportive housing project 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 twelve (12) feet three (3) inches shall be provided
between the property line and buildings on Seventeenth Street
5-29
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
SPECIFIC DEVELOPMENT NO. 91
EXHIBIT 11
Page 3 of 4
(2) A minimum setback of ten (10) feet shall be provided between the west side
property lines and buildings
(3) A minimum setback of zero (0) feet shall be provided between the east side
property lines and buildings
(4) A minimum setback of ten (10) feet nine (9) inches 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) 36 total parking spaces, of which:
a. 8 parking spaces shall be tuck-under parking
b. 28 parking spaces shall be provided in an enclosed garage
(2) A minimum of ten (10) bicycle spaces shall be provided onsite.
The design and materials shall comply with the approved
materials board submitted for the project during building plan
check.
(3) Prior to occupancy a parking management plan shall be
submitted to the Planning Division for review, identifying
parking per unit, services provider parking and guest parking.
The plan is subject to approval of the Planning Manager.
(c) Pedestrian Walkways and Open Space. The project will provide a
minimum of 15% open space in the form of common, landscaped
open space areas, deck, courtyard and lobby, mailroom, interior
community room, dining room, gym, computer room, laundry rooms,
service provider offices and onsite resident services office.
(d) Walls/Fences.
A solid block wall with a minimum height of six feet shall be
constructed along the east, north, 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.
(1) Project Landscaping:
a. Landscaping shall be compliant with the City of Santa Ana’s
Landscape Water Conservation Ordinance.
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AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
SPECIFIC DEVELOPMENT NO. 91
EXHIBIT 11
Page 4 of 4
b. All landscape areas shall have a fully automatic irrigation
system (including spray or drip) as required by the City of
Santa Landscape Water Conservation Ordinance.
(2) All meters shall be appropriately screened from public view with
trellis work and vines or hedge-type shrub, or be incorporated into
the residential structure.
(3) The building wall along the easterly property line shall be planted
with vines.
(4) Maintenance: All plant material shall be maintained per Section
41-609 of the Santa Ana Municipal Code.
(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 structures shall match
the texture, material and color of the building.
(2) Hardscape materials. Enhanced paving materials shall be
installed at the driveway entrance and the pedestrian
walkway along the main driveway. 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 within designated rooms, inside walls, behind parapets,
or through a combination of landscape and hardscape materials.
(h) Trash Enclosures
Trash bins shall be stored in designated trash enclosures. There shall be an
onsite designated trash staging areas only be used on service days and the
staging area and bins shall not disrupt vehicular use of the driveway. The
minimum requirements needed to service the location shall be clearly indicated
on the plans and subject to the approval of the Public Works Agency.
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AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
SPECIFIC DEVELOPMENT NO. 91
EXHIBIT 11
Page 5 of 4
(i) Easements
Prior to the issuance of building permits all easements shall be relocated or
quitclaim within the boundary of the project and building footprints.
(j) Maintenance
The property shall be maintained free for trash, debris and graffiti. Graffiti shall
be removed within ten (10) days after its appearance in accordance with Section
10-227 of the Santa Ana Municipal Code.
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NEGATIVE DECLARATION
The Negative Declaration document can be accessed here:
http://www.santaana.org/pba/planning/documents/EntireDocumentNegativeDeclarationDocument.pdf
EXHIBIT 12
5-33
LS 5.22.17
RESOLUTION NO. 2017-XX
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SANTA ANA APPROVING NEGATIVE
DECLARATION, ENVIRONMENTAL REVIEW NO.
2017-24 AND GENERAL PLAN AMENDMENT NO.
2017-01 FOR THE PROPERTY LOCATED AT 317
EAST SEVENTEENTH 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. Community Development Partners (Applicant) is requesting approval of
General Plan Amendment No. 2017-01 to amend the General Plan land use
designation of the property located at 317 East Seventeenth Street from
General Commercial (GC) and Medium Density Residential (MR-15) to
Urban Neighborhood (UN) and to update text portions of the City’s Land Use
Element to reflect this change in order to facilitate the construction of a 57-
unit supportive housing project on the .90-acre property.
B. On May 1, 2017, pursuant to Senate Bill 18, the City mailed consultation
letters to all tribes listed on the Native American Heritage Commission
(NAHC) Tribal Consultation List. The City is in the process of consulting with
the tribes.
C. On May 22, 2017, the Planning Commission of the City of Santa Ana held a
duly noticed public hearing and voted to recommend that the City Council
adopt a resolution adopting Negative Declaration, Environmental Review
No. 2017-24 and approving General Plan Amendment No. 2017-01.
D. On June 20, 2017, the City Council of the City of Santa Ana held a duly
noticed public hearing to consider all testimony, written and oral, related to
General Plan Amendment No. 2017-01, 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.
E. General Plan Amendment No. 2017-01 has been filed to amend the General
Plan to change the land use designation of the property at 317 East
Seventeenth Street from General Commercial (GC) and Medium Density
Residential (MR-15) to Urban Neighborhood (UN).
1. The existing General Plan land use designations for the project area
are General Commercial (GC), which allows business and
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professional offices; retail and service establishments; recreational,
cultural, and entertainment uses and vocational schools with a floor
area ratio of 0.5 to 1.0 and Medium Density Residential (MR-15) Low
Density Residential (LR-7), which allows for residential uses at
densities of up to 15 units per acre. In order to facilitate the
construction of a 57-unit supportive housing project with a floor area
ratio of 1.3, the land use designation needs to be changed to Urban
Neighborhood (UN), which allows for a mix of residential uses and
housing types, such as mid to low rise multiple family, townhouses,
single family dwellings; with some opportunities for live-work,
neighborhood serving retail and service, public space and use, and
other amenities with a floor area ratio of 0.5 to 3.0.
2. The proposed project will support several goals and policies of the
General Plan. First, the project is consistent with Housing Element
Goal 2, to create 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. The project will provide 56-affordable
rental housing units and one (1) onsite property manager’s unit which
supports Housing Element Goal 3, increased opportunities for low
and moderate income individuals and families to find quality housing
opportunities and afford a greater choice of rental or homeownership
opportunities. The supportive housing project is in line with Housing
Element Goal 4, to provide adequate rental and ownership housing
opportunities and supportive services for seniors, people with
disabilities, families with children, and people needing emergency,
transitional, or supportive housing. Further, the project is 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-3.4 to support the provision of employment training,
childcare services, rental assistance, youth services, and other
community services that enable households to attain the greatest
level of self-sufficiency and independence; Policy HE-4.4 to support
the provision of supportive services and service-enriched housing for
persons with special needs, such as seniors, disabled people,
homeless people, families, veterans and people with medical
conditions; Policy HE-4.6 to partner with community service
organizations that address the needs of homeless people, including
housing linked with case management, employment, physical, mental
health, substance abuse, and other services.
F. 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. 2017-01 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 negative declaration (ND), Environmental Review
5-35
No. 2017-24, 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 ND 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
ND 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.
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. 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. The City Council of the City of Santa Ana after conducting the
public hearing hereby approves General Plan Amendment No. 2017-01. The
amendments to the Land Use Element are attached hereto as Exhibit “A” and
incorporated herein by this reference as though fully set forth herein. This decision is
based upon the evidence submitted at the above said hearing, which includes, but is not
limited to: the Request for Council Action dated June 20, 2017, and exhibits attached
hereto; and the public testimony, written and oral, all of which are incorporated herein
by this reference.
Section 4. This Resolution shall not be effective unless and until Ordinance No.
NS- (AA No. 2017-01) becomes effective. If said ordinance is 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 5. The applicant agrees to indemnify, hold harmless, and defend the
City of Santa Ana, its officials, officers, agents, and employees, from any and all liability,
claims, actions or proceedings that may be brought arising out of its approval of this
project, and any approvals associated with the project, including, without limitation, any
environmental review or approval, except to the extent caused by the sole negligence of
the City of Santa Ana.
Section 6. This decision rendered by the City Council of the City of Santa Ana
is final and is 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.
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ADOPTED this 20th day of June, 2017.
_______________________
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:________________________
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
Resolution No. 2017-XXX to be the original resolution adopted by the City Council of the
City of Santa Ana on _______________, 2017.
Date: ________________ ____________________________________
Clerk of the Council
City of Santa Ana
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Ordinance No. NS-XXXX
Page 1 of 4
ORDINANCE NO. NS-XXXX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF SANTA ANA APPROVING AMENDMENT
APPLICATION NO. 2017-01 REZONING THE PROPERTY
LOCATED AT 317 EAST SEVENTEENTH STREET FROM
COMMUNITY COMMERCIAL (C-1) AND MULTIPLE-
FAMILY RESIDENCE (R-3) TO SPECIFIC DEVELOPMENT
NO. 91 (SD-91) (AA NO. 2017-01) AND ADOPTING
SPECIFIC DEVELOPMENT NO. 91 (SD-91) 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 hereby finds, determines
and declares as follows:
A. Amendment Application No. 2017-01 has been filed with the City of Santa
Ana to change the zoning designation of the parcel located at 317 East
Seventeenth Street from Community Commercial Height District II (C1-HDII)
and Multiple-Family Residence (R-3) to Specific Development No. 91 (SD-
91) zoning designation.
B. The zoning designation of the Specific Development No. 91 (SD-91) would
allow the development of a 57-unit supportive housing project with private
community space and supportive service offices bring the rezoned
property into consistency with the General Plan land use designation of
Urban Neighborhood (UN).
C. On May 22, 2017, the Planning Commission held a duly noticed public
hearing and voted to recommend that the City Council adopt an ordinance
approving Amendment Application No. 2017-01 which is consistent with
the General Plan, as amended by General Plan Amendment No. 2017-01.
D. The City Council has reviewed applicable general plan policies and has
determined that this proposed rezoning is consistent with the purpose of
the general plan.
E. The City Council, prior to taking action on this ordinance, held a duly noticed
public hearing on June 20, 2017.
F. The City Council also adopts as findings all facts presented in the Request
for Council Action dated June 20, 2017 accompanying this matter.
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Ordinance No. NS-XXXX
Page 2 of 4
G. For these reasons, and each of them, Amendment Application No. 2017-
01 is hereby found and determined to be consistent with the intent and
purpose of Chapter 41 of the Santa Ana Municipal Code, thus changing
the zoning district is found to be consistent with the General Plan of the
City of Santa Ana and otherwise justified by the public necessity,
convenience, and general welfare.
Section 2. The Planning Commission of the City of Santa Ana recommends that
the City Council adopt an ordinance rezoning the real property located at 317 East
Seventeenth Street from Community Commercial (C1-HDII) and Multiple-Family
Residence (R-3) to Specific Development No. 91(SD-91), (AA No. 2017-01) Amended
Sectional District Map number 6-5-9 showing the above described change in use district
designation, is hereby attached hereto as Exhibit A and incorporated by this reference as
though fully set forth herein. This recommendation is based upon the evidence submitted
at the above said hearing, which includes, but is not limited to: the Request for Council
Action dated June 20, 2017, and exhibits attached thereto; and the public testimony, all
of which are incorporated herein by this reference.
Section 3. The City Council has reviewed and considered the information
contained in the Negative Declaration (Environmental Review No. 2017-24) 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. 2017-24 meets all
the requirements of CEQA.
Section 4. The real property located at 317 East Seventeenth Street in Santa
Ana is hereby reclassified from Community Commercial (C1-HDII) and Multiple-Family
Residence (R-3) to Specific Development No. 91(SD-91). An amended Sectional District
Map, showing the above described changes in use district designation, is hereby approved
and attached hereto as Exhibit A and incorporated by this reference as though fully set
forth herein.
Section 5. Specific Development No. 91 (SD-91) attached hereto as Exhibit B
and incorporated by this reference as though fully set forth herein is approved and
adopted in its entirety.
Section 6 . This ordinance shall not be effective unless and until Resolution No.
2017- (Environmental Review No. 2017-24 and General Plan Amendment
No. 2017-01) and Ordinance No. 2017- (Amendment Application No.
2017-01) 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 7. 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
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Ordinance No. NS-XXXX
Page 3 of 4
any court of competent jurisdiction, such decision shall not affect the validity of the
remaining portions of the 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 8. The Applicant agrees to indemnify, hold harmless, and defend the
City of Santa Ana, its officials, officers, agents, and employees, from any and all liability,
claims, actions or proceedings that may be brought arising out of its approval of this
project, and any approvals associated with the project, including, without limitation, any
environmental review or approval, except to the extent caused by the sole negligence of
the City of Santa Ana.
ADOPTED this ____ day of ________, 2017.
_______________________
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
By:________________________
Lisa Storck
Assistant City Attorney
AYES: Councilmembers ___________________________________
NOES: Councilmembers ___________________________________
ABSTAIN: Councilmembers ___________________________________
NOT PRESENT: Councilmembers ___________________________________
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Ordinance No. NS-XXXX
Page 4 of 4
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify that the
attached Ordinance No. NS-_____ to be the original ordinance adopted by the City
Council of the City of Santa Ana on __________, 2017 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
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