HomeMy WebLinkAbout75D - PH - GENERAL PLAN AMEND 317 E 17TH STREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
JUNE 20, 2017
TITLE:
PUBLIC HEARING — GENERAL PLAN
AMENDMENT NO. 2017-01 AND AMENDMENT
APPLICATION NO. 2017-01 FOR THE AQUA
SUPPORTIVE HOUSING PROJECT AT 317
EAST SEVENTEENTH STREET — COMMUNITY
DEVELOPMENT PARTNERS, APPLICANT
(STRATEGIC PLAN NO. 5, 3)
CITY ANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
❑ As Recommended
❑ As Amended
❑ Ordinance on 15' Reading
❑ Ordinance on 2ntl Reading
❑ Implementing Resolution
❑ Set Public Hearing For
CONTINUED TO
FILE NUMBER
1. Approve and adopt Negative Declaration, Environmental Review No. 2017-24.
2. Adopt a resolution approving General Plan Amendment No. 2017-01.
3. Place ordinance Amendment Application No. 2017-01 for Specific Development No. 91 on
first reading and authorize publication of title.
PLANNING COMMISSION ACTION
At its regular meeting on May 22, 2017, by a vote of 7:0, the Planning Commission
recommended that the City Council approve and adopt the Negative Declaration, Environmental
Review No. 2017-24; adopt a resolution approving General Plan Amendment No. 2017-01; and
adopt an ordinance approving Amendment Application No. 2017-01 for the Aqua supportive
housing project, a 57 -unit multi -family residential development at 317 East Seventeenth Street.
The Planning Commission added one condition that the applicant shall submit revised
architectural elevations with additional colors, materials, windows, or recessed areas subject to
the review and approval of the Planning Manager (Exhibit A).
DISCUSSION
Brian Hendricks, representing Community Development Partners, is requesting approval of two
entitlements for the Aqua permanent supportive housing project, a 57 -unit multi -family residential
development proposed at 317 East Seventeenth Street. Specifically, the applicant is requesting
approval of a General Plan Amendment (GPA) to change the property's General Plan land use
designation from General Commercial (GC) and Medium Density Residential (MR -15) to the
Urban Neighborhood (UN) land use designation and approval of an Amendment Application (AA)
75D-1
GPA No. 2017-01, AA No. 2017-01 & ER No. 2017-24 — Aqua Supportive Housing project at 317
East Seventeenth Street
June 20, 2017
Page 2
to change the property's zoning designation from Community Commercial (C-1) and Multiple -
Family Residence (R-3) to Specific Development No. 91 (SD -91). .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 #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).
36'i�_l�I�riLJ�
There is no fiscal impact associated with this action.
Hassan Haghani, AICP
Executive Director
Planning & Building Agency
SK:rb
MADevelopment ProjeclsTP 2017-10_317 E 17th Briding The AquMRFCA-Aqua Suppardve Housing.Doc
Exhibit: A. Planning Commission Staff Report
B. Resolution
C. Ordinance
75D-2
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
MAY 22, 2017
TITLE:
PUBLIC HEARING — ENVIRONMENTAL REVIEW
NO. 2017-24, GENERAL PLAN.AMENDMENT
NO. 2017-01 AND AMENDMENT APPLICATION
NO. 2017-01 FOR THE AQUA SUPPORTIVE
HOUSING PROJECT AT 317 E. SEVENTEENTH
STREET — COMMUNITY DEVELOPMENT
PARTNERS, APPLICANT
(STRATEGIC PLAN NO. 5, 3)
Prepared by Selena Kelaher
Oecuti4blrector
RECOMMENDED ACTION
Recommend that the City Council:
PLANNING COMMISSION SECRETARY
APPROVED
❑ As Recommended
❑ As Amended
❑ Set Public Hearing For
DENIED
❑ Applicant's Request
❑ Staff Recommendation
CONTINUED TO
-�
Planning_ Manager
F
1. Approve and adopt Negative Declaration, Environmental Review No. 2017-24.
2. Adopt a resolution approving General Plan Amendment No. 2017-01.
3. Adopt an ordinance approving Amendment Application No. 2017-01 for Specific
Development No. 91.
Executive Summary
Brian Hendricks, representing Community Development Partners, is requesting approval of two
entitlements for the Aqua permanent supportive housing project, a 57 -unit multi -family residential
development proposed at 317 E. Seventeenth Street. Specifically, the applicant is requesting
approval of a General Plan Amendment (GPA) to change the property's General Plan land use
designation from General Commercial (GC) and Medium Density Residential (MR -15) to the
Urban Neighborhood (UN) land use designation and approval of an Amendment Application (AA)
to change the property's zoning designation from Community Commercial (C-1) and Multiple -
Family Residence (R-3) to Specific Development No. 91 (SD -91). Staff is recommending
approval of the applicant's request.
Protect Background and Chronology
On December 28, 2016, the Santa Ana Housing Authority issued a Request for Proposal
soliciting applications for project -based vouchers for permanent supportive housing. These
EXHIBIT A
75D-3
GPA No. 2017-01, AA No. 2017-01
May 22, 2017
Page 2
vouchers are used to reduce the number•of people experiencing homelessness in the City of•
Santa Ana. Three proposals were submitted and a panel was established to review the
proposals and interview the developer and service provider teams. Community Development
Partners, in partnership with Mercy House Living Centers, was the second rated proposal.., Staff
recommended that the applicant be awarded 25 project -based vouchers.
In March of 2017, Community Development Partners submitted plans for a 59 -unit permanent
supportive housing project with 33 parking spaces. Following receipt of comments from the
City's development review process the applicant reduced the number of units to 57, increased
the number of parking spaces to 36 spaces and made site modifications that. improved the
proposed project.
On March 22, 2017, the •Community Redevelopment and Housing Commission recommended
that the Housing Authority award 25 project -based vouchers to Community Development.
Partners and Mercy Housing Living Centers to provide permanent supportive housing units with
wrap-around supportive services for chronically homeless individuals.
On April 4, 2017, the City Council unanimously authorized the Housing Authority .to execute an
Agreement to enter into a Project -Based Housing Assistance Payments Contract with Community -
Development Partners for the 25 project -based vouchers for the proposed project.
Table 1: Project and Location Information
Item
Information
Project Address
317 East Seventeenth Street
Nearest Intersection
Spurgeon and Seventeenth Streets
Existing
Proposed
General Plan Designation
General Commercial (GC)
Urban Neighborhood (UN)
Medium Residential MR -15
Zoning Designation
Community Commercial (C-1)
Specific Development No. 91
Multiple -Family Residence R-3
SD -91
Surrounding Land Uses
North Santa Ana 1-5 Freeway
East Santa Ana 1-5 Freeway and Commercial
South Commercial
West Residential
Site Size (combined)
39,370 square feet (.90 acres)
Existing Site Development
The site is developed with a 35 -room motel, pool and accessory
structures that would be demolished with the construction of the
proposedproject.
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 (Revised Land Use Element), Exhibit 10 (Revised Zoning'
Map), Exhibit 11 (Specific Development No. 91;), Exhibit 12 (Link to
Draft Negative Declaration), Exhibit 13 (Resolution), Exhibit 14
Draft Ordinance
75D-4
GPA No. 2017-01, AA No. 2017-01
May 22, 2017
Page 3
Project Analysis
The applicant is requesting approval of a general plan amendment and amendment application
(zone change) in order to construct a 57 -unit permanent supportive housing -project. Table 2 on
the following page provides a detailed summary of the proposed development.
Table 2: Project Summary
Residential Units
Unit Type. Number Proposed Percent of Develo ment
Square Footage
Studio 12 21
450
One_=Bedroom 45 79
550
Parkin
Parking TvDe
Number Proposed
Percent of Parking
Allocation.
Garage $ aces
28
78
0.6 per unit
Tuck -under Spaces
8
22
Disbursed throughout
development site
Total Spaces
36
100
Common.S ace
Common Space Type
Area Proposed
Percent of Common Space
Amenities Provided
Outdoor Landscape Area
9,380
62%
Backyard, community garden,
courtyard, podium deck
Private Open Space
2,280
15%
Private patios
Interior Community Space
2,270
14%
Lobby, dining hall,
community room, computer
room, gym, laundry rooms
Support Services
1,320
9%
Property manager,
conference room, service
provider offices
Total Area
15,250
100
There are 56 permanent supportive housing units which will serve chronically homeless residents
earning at or below 60% of the Area Median Income and one (1) additional unit to be occupied by
the on-site property manager, bringing the total residential unit count to 57. The rental units will
be 100 percent affordable to provide permanent housing to chronically homeless residents
earning at or below 60 percent of the Area Median Income, with the exception of a single one -
bedroom property manager's unit for a minimum of 55 years. Supportive housing is housing with
no limit on the length of stay, is occupied by persons or families who were homeless when
approved for tenancy and is linked to onsite or offsite services that assist the resident in retaining
housing, improving their health status and maximizing their ability to live and work in the
community, as defined by § 50675.14 of the Health and Safety Code.
The project includes 12 studios and 45 one -bedroom units, office space for service providers;
community room, dining room, computer room, gym, laundry facilities and a leasing office. The
75D-5
GPA No. 2017-01, AA No. 2017-01
May 22, 2017
Page. 4
outdoor space includes an outdoor yard, community garden, decks, and barbeques. The site
plan is a unique design due to the irregular shape of the lot. There are three undulating buildings
that vary from three to four stories in height and are connected by pedestrian walkways and
bridges. The project has. contemporary architecture with a variety of materials and colors. On-
site vehicular circulation is designed to provide access to the enclosed parking garage and tuck -
under parking spaces and the, pedestrian pathway will have enhanced paving, to lead residents
from theftont of the property to the residential building and open space at the rear (Exhibits 4 -8),
The project provides 36 off-street parking spaces (0,6 parking spaces per unit) within .an
enclosed garage and tuck -under parking spaces. On January 1, 2016 Assembly Bill (AB 744)
became effective, which amended sections of the State's Density Bonus Law (§,65915 of the
Government Code) and requires local jurisdictions to approve alternative parking ratios (at a ratio
of 0.5 spaces per unit) for 100 percent affordable developments consisting solely of rental units
and within one-half mile of a major transit stop. The project is utilizing the reduced parking ratio,
as project will be 100 percent affordable and the intersection of Seventeenth and Main Streets is
a major transit stop that is located within one-half mile of the project.
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) and Medium Density Residential (MR -15) to
Urban Neighborhood (UN) with a floor area, ratio of 1.3 (Exhibit 9).
Per the General Plan, the UN land use designation applies primarily to residential areas with
pedestrian oriented commercial uses, schools and small parks. The UN allows for a mix of
residential uses and housing types, such as mid to low-rise multiple -family, townhouses and
single-family dwellings; with some opportunities for live -work, neighborhood serving retail and
service, public spaces and other similar uses. Either vertical or horizontal integration of uses is
permitted based on zoning standards, with an emphasis on tying together the uses with
pedestrian linkages and street frontages. Street connectivity is desirable, allowing for a high
degree of walkability, transit options, and other forms of transportation including pedestrian and
bicycle travel. The intensity standard for the UN land use ranges from a floor area ratio of 0.5 to
3.0 with the residential density based on a combination of floor area ratio and zoning
development standards. The project is consistent with the intent, character and intensity
standards of the UN land use designation.
In addition, the City is in the process of updating the General Plan. A key component of the
update process includes the identification of sites and corridors for future development. The
Envisioning Map identifies the Seventeenth Street corridor, including the project site, as a
potential area for mixed-use development up to six stories in height and at a maximum density of
100 dwelling units per acre. The future land use designation of the Seventeenth Street corridor
will be studied in greater depth as the update process continues.
75D-6
GPA No., 2017-01, AA No. 2017-01
May 22, 2017
Page 5
Amendment Application
The subject site is split between the Community Commercial (C-1) and Multiple -Family
Residence (R-3) zoning district. The development standards pertaining to the two zoning districts
would render the project unfeasible. Approval of an amendment application to change the zoning
district is required for the project (Exhibit 10). The Specific Development (SD) designation allows
flexibility of the uses and development standards that are tailored to a unique and specific
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 such as setbacks,
parking and height to allow the exclusive entitlement of the permanent supportive housing
project. The SD document has been drafted to be consistent with the project and prohibits future
modifications to enlarge or reduce the size of the project (Exhibit 11). The zone change needs to
be approved in conjunction with the proposed General Plan Amendment in order for the project to
be consistent with the General Plan.
Table 3: CEQA. Strategic Plan Alignment, and Public Notification & Community Outreach
CEQA, Strategic Plan Alignment, and Public Notification & Community Outreach
CEQA
CEQA Type
Negative Declaration (ND) Environmental Review No. 2017-24. No areas of
significant impact were determined from the construction or operation of the
ro osed ro'ect Exhibit 12).
Public Notification
A notice of intent and draft ND was circulated to interested parties and the State
Clearing Housing on April'28, 2017 and published in the Orange County Register
on April 28, 2017. The draft ND was available for public review at the Santa Ana
City Hall, City of Santa Ana Main Library, and on the project webpage on the
City's website.
Strategic Plan Alignment
Goal(s), Policy or
Approval of this item supports the City's efforts to meet Goal #5 (Community
Policies
Health, Livability, Engagement & Sustainability) Objective #3 (facilitate diverse
housing opportunities and support efforts to preserve and improve the livability of
Santa Ana neighborhoods).
Public Notification & Community Outreach
Required Measures
Community Meeting was held on April 6, 2017 at 5:30 p.m. at the Santa Ana
Regional Transportation Center in accordance with the provisions of the City's
Sunshine Ordinance. Two members of the public and Planning Division staff
attended. The applicant provided all the required information to the City after the
meeting.
A public noticed was posted on the project site on May 12, 2017.
Notification by mail was mailed to all property owners and occupants within 500
feet of the project site on May 12, 2017.
Newspaper posting was published in the Orange County Register on May 12,
2017.
75D-7
GPA No. 2017-01, AA No. 2017-01
May 22, 2017
Page 6
Conclusion
Based on the analysis provided within this report,
Commission recommend that the City Council adopt
Amendment No. 2017-01 and recommend that the City
Amendment Application No. 2017-01.
SO,4,-,'WU4e,—
Selena Kelaher, AICP
Associate Planner
SK: sb
M9Deve1opmentPmjecWDP 2017.10_317 E 17th Bdding The Aqu IPC Staff RaporWoc
Exhibits: 1 — General Vicinity Map
2 — Existing Land Use Map
3 — Site Photo
4 — Site Plan
5 — Floor Plans
6 — Elevations
7 — Renderings
8 — Landscape Plan
9 — General Plan Amendment
10 — Zoning. Map
11 — Specific Development No. 91
12 — Link to Draft Negative Declaration
13 - Resolution
14 — Draft Ordinance
75D-8
staff recommends that the Planning
a resolution approving General Plan
Council adopt an ordinance approving
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P L A N N I N G A N D B U I L D I N G A G E N C Y
LAND USE MAP
EXHIBIT 2
75D-10
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AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
SITE PHOTOS
EXHIBIT 3
75D-11
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75D-12
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EXHIBIT4
75D-12
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FLOOR PLANS
EXHIBIT 5
75D-13
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ELEVATIONS
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PAGE 1 OF 2
75D-14
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
ELEVATIONS
EXHIBIT 6
PAGE 2 OF 2
75D-15
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
RENDERINGS
EXHIBIT 7
75D-16
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AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
LANDSCAPE PLAN
EXHIBIT 8
75D-17
City of Santa Ana General Plan
Land Use Element
1998
City of Santa Ana
Planning Division
�1
I
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 201741(Pendina)
GPA 2009-02(Jdy 20, Mg
GPA 2904411APN 5, 2695, as passes b,
GPA 200009(May 7, 2101)
GPA 2016-03(Febmary 21, 2017)
GPA 200602(July 20, 2009)
IM wars of Santa Ana)
GPA MRS(Febmary 52001)
GPA 2016-02(May 17, MIS)
GPA 2127-03 (May 18, 2009)
GPA 200404(July 19,. q1)
GPA 200M3(Oecember 4, 2000)
GPA X16-01(Apol 19.0116)
GPA M01 (May 5, 2008)
GPA 2004-06 (July 6, 2(04)
GPA 20C662(Narember 20, Aro)
GPA201503(FebruayZ2016)
GPA 210403(Februs, 2, Mg
GPA 2003-0](Juns 16, 1063)
GPA 199902(Odaber 18, 1999)
GPA 2014-02(Scatter21, 2014)
GPA 2007-02(June 18, 2007)
GPA M3301(Fabruary l8, Mag
GPA 1999-01 pugi¢t 16, 1999)
GPA 2014-01(Jene3, Mal
GPA 2007-01(March 19, 2107)
GPA 2102-01(Seplember 3, 1ro21
GPA 1998-04(O.1ter 5, 1996)
GPA 2011 03(March 19, 2012)
GPA 1W601(0dober 2, 20M
GPA 2002-03 (August 19, 2002)
GPA 1598-05(Se91ember 21, 1935)
GPA201102(Juns6,2011)
GPA210501(Oammber5,2005)
GPA 2001-03(Foruary 19, 2002)
GPA 1998-01 (May, 4, 1998)
GPA 201 M1(June 7. 2010)
GPA 200502(0dobet 17,2005)
GPA 2101-02(January 7, 2001)
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
GENERAL PLAN AMENDMENT
EXHIBIT 9
75D-18
LAND USE ELEMENT
areas. To encourage a dynamic mixture ofresidential, 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
Land Use
Standards
Density/Intensity Standards
Low Density Residential (LR -7) I 7 du/acre
Low -Medium Density Residential (LMR -11) 11 du/acre
Other District Center (Midtown, MacArthur Place, etc.) 90 du/acre and FAR 1.0-2.0
Heritage District Center FAR 1.7
Transit Village District Center FAR 5.0
Harbor Corridor District Center FAR 5.0
Formatted: Suoerscriot
Harbor Corridor I FAR 3.0
Professional and Administrative Office (PAO) I FAR 0.5-1.0
One Broadway Plaza District Center
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.
s 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.
�r
CITY OF SANTA ANA GENERAL PLAN 15 -
75D-19
75D-20
LAND USE ELEMENT
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 ofthe 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
FAR 3.0
Formatted Table
Formatted Table
Table
Formatted: Superscript
Office FAR 0.5-1.0 Formatted Table
FAR 0.5-1.0
District Center' FAR 2.9
FAR 0.45 Formatted Table
' FAR 0.5 Formatted Table
FAR 0.2
du - dwelling unit, FAR - floor area ratio
Residential development is not a permitted use.
1 a
CITY OF SANTA ANA GENERAL PLAN �4 A-11�
75D-21
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75D-22
LAND USE ELEMENT
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 I1 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 370.137&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.
CITY OF SANTA ANA GENERAL PLAN
75D-23
A-19
[01101 *949MM
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 8839 -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 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 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.
CITY OF OF SANTA ANA GENERAL PLAN
75D -24
A-21
ti -
LAND USE ELEMENT
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.
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 ofland
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. Atotal 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.
A-24 CITY OF SANTA ANA GENERAL PLAN
75D-25
LAND USE ELEMENT
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 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 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
2-148 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
CITY OF SANTA ANA GENERAL PLAN
75D-26
A-33
;i
ri ji illi_ Ii
LAND USE ELEMENT
for commercial and industrial developments than that which is permitted under
the General Plan.
As indicated in Table A-4, between55391-55364 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 ofthe Land Use Plan
as it applies to the residential areas is to preserve and maintain the stability of
existing neighborhoods, regardless ofthe character of development. The intentof
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 33,1565653 ,'zo^o "o4Tsquare 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.
A-34 CITY OF SANTA ANA GENERAL PLAN
75D-27
LAND USE ELEMENT
Table A-4
Land Use Plan Build -out Capacities
FAR=Hoar area ratio; d.u.=dwelling unit; s.f.=square feet (of floor area). Acreage shown in table does not include roads in dght-of-way.
' Effective capacity for non-residential development assumes development passible 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
mhdure of residential and non-residential development based on the zoning development standards. Residential effective capacity was calculated by adding the
21 2052-4448 units passible 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.
' 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
75D-28
A-35
Intensity/
Effective Buildout'
Theoretical
Land Use
Acres
Density
Buildout
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
15 du/ac
-�44-&
5 551du
378-8
Mithed use
7245.5
g-,247-2 47-2
Non Res;,
95,73fi du '
Res
Yon-Res�
55.391 d
66.354 du
Ries,
District Center
Other'
DC
309.5
90 on /ac
11,955,583 sf
3,017 du
23,764,534 si
3,017 du
FAR 1.0-2.0
Heritage
DC
18.8
FAR 1.7
54,090 sf
1,221 du
54,090si
1,221 on
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 on
Transit Village
DC
51.4
FAR 5.0
402,864 st
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 ell
2,029 on
Urban Neighborhood
UN
276.9 --2788
FAR 0.5-3.0
856,076 sf
4,965 du
-0-B83-da
856,076 at
4,965 du
44780 -da
Subtotal
942.4
20,407,950 sl
21.205 du
32,216,901 A
21.205 du
944-5
21 140 A.•
21 14e...
Professional & Admin. Office
PAO
614.2
FAR 0.5-1.0
13,376,406 at
26,752,809 sf
General Commercial
GC8934
-_8S3 .2
FAR 0.5-1.0
19.239.67 sf
38.473.934 sf
4824844&N
One Broadway Plaza District Ctrs
OBPDC
4.3
FAR 2.9
543,193 sf
543,193 sf
Subtotal
industrial
IND
-501.74
469}:09
2,152.81
FAR 0.45 1
33.156.565sf
33a6084�N
42,199,991 st
fi5769937 sf
65;77G,889 -H
42,199,991 sf
Industrial
r
Institutional'
INS
796.4
FAR 0.2-0.5
6,937,758 sf
17,344,394 at
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=Hoar area ratio; d.u.=dwelling unit; s.f.=square feet (of floor area). Acreage shown in table does not include roads in dght-of-way.
' Effective capacity for non-residential development assumes development passible 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
mhdure of residential and non-residential development based on the zoning development standards. Residential effective capacity was calculated by adding the
21 2052-4448 units passible 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.
' 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
75D-28
A-35
ZONING DISTRICTS
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SECTIONAL ,DISTRICT -MAP: 6-5-9 e
S CITY OF SANTA ANA CALIFORNIA
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
ZONING MAP
EXHIBIT 10
75D-29
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.
Obiectives
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:
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
SPECIFIC DEVELOPMENT NO. 91
EXHIBIT 11
Page 1 of 4
75D-30
(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
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
SPECIFIC DEVELOPMENT NO. 91
EXHIBIT 11
Page 2 of 4
75D-31
(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.
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
SPECIFIC DEVELOPMENT NO. 91
EXHIBIT 11
Page 3 of 4
75D-32
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) Hardscave 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.
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
SPECIFIC DEVELOPMENT NO. 91
EXHIBIT 11
Page 4 of 4
75D-33
(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.
AQUA SUPPORTIVE HOUSING
317 EAST SEVENTEENTH STREET
SPECIFIC DEVELOPMENT NO. 91
EXHIBIT 11
Page S of 4
75D-34
NEGATIVE DECLARATION
The Negative Declaration document can be accessed here:
http://www.sa ntaana.org/pba/planning/documents/EntireDocu mentNeaativeDecia ration Document. pdf
EXHIBIT 12
75D-35
75D-36
LS 6.6.17
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 (legal
description attached hereto as Exhibit A) 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).
The existing General Plan land use designations for the project area
75D-37
are General Commercial (GC), which allows business and
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.
75D-38
Section 2. The City Council has reviewed and considered the information
contained in the initial study and the negative declaration (ND), Environmental Review
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, a 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 6 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 does 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
75D-39
section 1094.6. The Planning and Building Agency shall give direct notice to the
Applicant of the City Council's decisions and these findings.
ADOPTED this day of , 2017.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
B���
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
75D-40
The land referred to in this Commitment is situated in the City of Santa Ana, County of
Orange, State of California, and is described as follows:
PARCEL 1:
BEGINNING AT A POINT ON THE EASTERLY LINE OF SPURGEON STREET, DISTANT
NORTHERLY 410.00 FEET FROM THE INTERSECTION OF SAID EASTERLY LINE WITH
THE NORTHERLY LINE OF SEVENTEENTH STREET AS SHOWN ON OFFICIAL MAP NO. 1
OF A PORTION OF THE CITY OF SANTA ANA, RECORDED IN BOOK 2, PAGE 24 OF
OFFICIAL RECORDS, RECORDS OF ORANGE COUNTY, CALIFORNIA, SAID POINT BEING
THE SOUTHWEST CORNER OF LAND DESCRIBED IN A DEED TO HORACE L. SKILES,
AND WIFE, RECORDED SEPTEMBER 28, 1955 IN BOOK 3225, PAGE 336 OF OFFICIAL
RECORDS; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID LAND OF
HORACE L. SKILES AND ITS EASTERLY PROLONGATION 167.00 FEET TO THE TRUE
POINT OF BEGINNING; THENCE NORTHERLY PARALLEL WITH THE EASTERLY LINE OF
SAID SPURGEON STREET, 70.00 FEET TO THE NORTHERLY LINE OF LAND DESCRIBED
IN A DEED TO SARAH COULTER, RECORDED OCTOBER 25, 1909 IN BOOK 168, PAGE
182 OF DEEDS; THENCE EASTERLY ALONG SAID NORTHERLY LINE, 72.75 FEET TO THE
SOUTHWESTERLY LINE OF THE SOUTHERN PACIFIC RAILROAD RIGHT OF WAY;
THENCE SOUTHEASTERLY ALONG SAID SOUTHWESTERLY LINE, 112.16 FEET TO THE
NORTHEASTERLY CORNER OF LAND DESCRIBED IN A DEED TO GEO. B.
MACGILLIVRAY, RECORDED DECEMBER 5, 1898 IN BOOK 41, PAGE 21 OF DEEDS;
THENCE WESTERLY TO THE NORTHWESTERLY CORNER OF SAID LAND OF GEO. B.
MACGILLIVRAY; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID LAND OF
GEO. B. MACGILLIVRAY TO THE NORTHEAST CORNER OF LAND DESCRIBED IN A DEED
TO DUNWARD F. BENDER AND WIFE, RECORDED FEBRUARY 26, 1941 IN BOOK 1084,
PAGE 52 OF OFFICIAL RECORDS; THENCE WESTERLY ALONG THE NORTHERLY LINE
OF SAID LAND OF DUNWARD F. BENDER, 112.00 FEET; THENCE NORTHERLY
PARALLEL WITH THE EASTERLY LINE OF SAID SPURGEON STREET, 50.00 FEET TO A
LINE THAT IS PARALLEL WITH AND DISTANT SOUTHERLY 10.00 FEET FROM THE
EASTERLY PROLONGATION OF THE SOUTHERLY LINE OF SAID LAND OF HORACE L.
SKILES; THENCE EASTERLY ALONG SAID PARALLEL LINE, 7.00 FEET; THENCE
NORTHERLY, PARALLEL WITH THE EASTERLY LINE OF SAID SPURGEON STREET, 10.00
FEET TO THE TRUE POINT OF BEGINNING.
PARCEL 2:
AN EASEMENT FOR INGRESS AND EGRESS AND PUBLIC UTILITIES OVER A STRIP OF
LAND10.00 FEET WIDE, THE NORTHERLY LINE OF SAID 10.00 FOOT STRIP BEING
DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE EASTERLY LINE OF SPURGEON STREET DISTANT
NORTHERLY 410.00 FEET FROM THE INTERSECTION OF SAID EASTERLY LINE WITH
THE NORTHERLY LINE OF SEVENTEENTH STREET AS SHOWN ON OFFICIAL MAP NO. 1
OF A PORTION OF THE CITY OF SANTA ANA, RECORDED IN BOOK 2, PAGE 24 OF
OFFICIAL RECORDS, RECORDS OF ORANGE COUNTY, CALIFORNIA, SAID POINT BEING
THE SOUTHWEST CORNER OF LAND DESCRIBED IN A DEED TO HORACE L. SKILES
AND WIFE, RECORDED SEPTEMBER 28, 1955 IN BOOK 3225, PAGE 336 OF OFFICIAL
RECORDS; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID LAND OF
HORACE L. SKILES AND ITS EASTERLY PROLONGATION, 167.00 FEET.
EXHIBIT A
75D-41
PARCEL 3:
THE WEST 50 FEET OF THE SOUTH 180 FEET OF THE FOLLOWING:
BEGINNING 15.53 CHAINS EAST OF THE SOUTHWEST CORNER OF SECTION 6,
TOWNSHIP 5 SOUTH, RANGE 9 WEST, SAN BERNARDINO BASE AND MERIDIAN;
THENCE EAST 3.52 CHAINS, MORE OR LESS, TO THE WESTERLY LINE OF THE
SOUTHERN PACIFIC RAILROAD RESERVATION; THENCE NORTHWESTERLY ALONG
SAID RESERVATION TO A POINT 6.21 CHAINS DUE NORTH OF THE SOUTH LINE OF
SAID SECTION 6, THENCE WEST 0.5 OF A CHAIN; THENCE SOUTH 6.21 CHAINS TO THE
POINT OF BEGINNING.
PARCEL 4:
THAT PORTION OF THE LAND ALLOTTED TO GLASSELL AND CHAPMAN, IN DECREE OF
PARTITION OF THE RANCHO SANTIAGO DE SANTA ANA, RECORDED IN BOOK B OF
JUDGEMENTS OF THE 17TH JUDICIAL DISTRICT COURT OF CALIFORNIA, AND
DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF THE LAND DESCRIBED IN DEED TO
JASPER FARNEY AND WIFE, RECORDED JANUARY 23, 1948 IN BOOK 1614, PAGE 124
OF OFFICIAL RECORDS, BEING ON THE SOUTH LINE OF SECTION SIX, TOWNSHIP FIVE
SOUTH, RANGE NINE WEST, IN SAID RANCHO AND DISTANT EASTERLY 1074.98 FEET
FROM THE SOUTHWEST CORNER OF SAID SECTION SIX; THENCE SOUTH 89" 18'00"
EAST 8.00 FEET ALONG THE SOUTH LINE OF SAID SECTION SIX; THENCE NORTH 0" 25'
00" WEST 170.00 FEET; THENCE SOUTH 89" 18'00" EAST TO THE WESTERLY LINE OF
THE SOUTHERN PACIFIC RAILROAD RESERVATION; THENCE NORTHWESTERLY
ALONG SAID RESERVATION TO A POINT 409.86 FEET NORTH OF THE SOUTH LINE OF
SAID SECTION SIX; THENCE WEST 33.00 FEET; THENCE SOUTH 0" 25'00" EAST 229.86
FEET ALONG THE WESTERLY LINE OF LAND DESCRIBED IN DEED TO CHARLES A.
MANNING AND WIFE, RECORDED JUNE 3, 1941 IN BOOK 1095, PAGE 346 OF OFFICIAL
RECORDS, TO THE NORTHWEST CORNER OF LAND DESCRIBED IN DEED TO CHARLES
LINGER AND OTHERS, RECORDED APRIL 30, 1953 IN BOOK 2495, PAGE 476 OF
OFFICIAL RECORDS; THENCE SOUTH 890 18'00" EAST 50.00 FEET TO THE NORTHEAST
CORNER OF SAID LAND OF CHARLES LINGER; THENCE SOUTH 0" 25'00" EAST 180.00
FEET ALONG THE EAST LINE OF SAID LAND OF CHARLES LINGER AND ITS SOUTHERLY
PROLONGATION TO THE POINT OF BEGINNING. EXCEPTING THEREFROM THE SOUTH
40.00 FEET THEREOF INCLUDED WITHIN SEVENTEENTH STREET.
ALSO EXCEPTING FROM PARCELS 3 AND 4 THOSE PORTIONS INCLUDED WITHIN
PARCELS 1A AND 1B AS DESCRIBED IN THAT CERTAIN FINAL ORDER OF
CONDEMNATION, SUPERIOR COURT CASE NO. 160974, A CERTIFIED COPY OF WHICH
WAS RECORDED DECEMBER 13, 1972 IN BOOK 10469, PAGE 332 OF OFFICIAL
RECORDS OF ORANGE COUNTY, CALIFORNIA.
APN: 003-153-48
75D-42
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 die
comprehensive update of the General Plan Land Use Element adopted by the Sanm Ana City Council February 2, 1998 (GPA 1997-
05):
GPA 2017-01 (June 20.2017 Fencing)
GPA 2008-02 (July 20. 2009)
GPA 2004-01 (Apel 5, 2005, as passed by
GPA 2016-03 (February 21, 2017)
GPA 2008-02(July 20,2009)
Ibevatersot Sama Ana)
GPA 201602 (May 17, 2016)
GPA 2007-03 (May 18. 2009)
GPA 2004-04 (July 19, 20(14)
GPA 201641 (AAAI 19, 2016)
GPA 200601(May S. 2008)
GPA 2004-08 (July 6, 2004)
GPA 2015-03 (February 2, 2016)
GPA 2004-03 (February 2, 2009)
GPA 2003-02 (Jure 16, 2003)
GPA 2014-02 (October 21, 2014)
GPA 2007-02 (June 18, 2007)
GPA 200301 (February I8, 20031
GPA 2014-01 (June 3, 2014)
GPA 2007.01(March 19. 2007)
GPA 2002-01 (September 3. 2002)
GPA 2011-03 (March 19, 2012)
GPA 200601(October 2, 2006)
GPA 2002-03 (August 19, 2002)
GPA 2011-02 (June 6. 2011)
GPA 2005 01 (December 5,2005)
GPA 2001-03(February 19, 2002)
GPA 201001 )June 7. 2010)
GPA 20D"2 (October 17. 2005)
GPA 2001-02 (January 7, 2002)
EXHIBIT B
GPA 200009 (May T. 2001)
GPA 200008 (February S. 2001)
GPA 200003 (December 4. 2000)
GPA 200G02 (November 20, 2000)
GPA 199942 (October 18. 1999)
GPA 1990-01 (August 16. 1999)
GPA 199604 (October 5, 1998)
GPA 199605 (September 21. 19M
GPA 1998 01 (May4,1998)
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 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 I (Land Use Development Intensity Standards), and in the
Appendix.
Table 1
Development Intensity Standards
Densityllntensity Standards
Land Use Desionalion tdulacre - FART
Low Density Residential (LR -7) 7
Low•Medlum Density Residential (LMR -111 11
District Centerz(DC)
Other District Center (Midtown, MacArthur Place, etc.)
Heritage District Center
90 du/acre and FAR 1.0-2.0
T
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 & 1711 Street Corridor
FAR 0.5-1.5
Harbor Corridor
Professional and Administrative Office (PAO)
FAR 3.0
FAR 0.5-1.0
General Commercial (GC) _ _ FAR 0.5-1.0
One Broadway Plaza District Center (OBPDC)FAR 2.9
Industrial (IND) FAR
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.
a 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
retall for a master planned development.
*Refer to Appendix for description of Land Use designations.
CITY OF SANTA ANA GENERAL ?LAN
15
LAND USE ELEMENT
This page intentionally left blanl.
CITY OF SANTA ANA GENERAL PLAN
k4
cm
LAND USE ELEA+ENi
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 thev
correlate with implementation of the City's land use goals.
DEVELOPMENT INTENSITY STANDARDS
"Cable A- I 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
du - dwelling unit, FAR - floor area ratio
. Residential development is not a permitted use.
CITY OF SANTA ANA GENERAL PLAN
A -II
P
t F ;
ii £ �is4 �€aH3 3�i3 Slidi!#Ail ng j�7
1a�"�a� ......_... x._,.._..Rx99:49A nnn
LAND USE EL -HENT
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 (6,958.3 acres)
representing 97 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 920.6 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 370.1 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.
CITY OF SANTA ANA GENERAL ?!_AN
A.1�
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 FAR of 0.5. A total of
883.2 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 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 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 Nfidtown urban areas. The City's District Centers
and major development areas are shown in Exhibit A-5.
CITY OF ;A. 1TA ANA GENERAL PLAN
A.21
0�2rss->
LAND USE E EMENT
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 276.9 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.
A-24
CITY OF SANTA ANA GENERAL PLAN
-AND USE ELEMENT
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 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 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
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 ofexisting 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 ofthe 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.'fypically,
parking and landscaping requirements will result in significantly less floor area
for commercial and industrial developments than that which is permitted under
the General Plan.
CITY OF SANTA ANA GENERAL PLAN
A-33
LAND USE ELEMENT
As indicated in Table A-4, between 55,391 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 ofthe 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 Elements 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 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.
A-94 CIT'! OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
Table A-4
Low Density Residential LR -7 6,459.0 7 duvac 45,213 du
Low Medium Density Residential LMR -11 420.6 11 Win; 4,627 du
Medium Density Residential MR -15 370.1 15 du/ac 5,551du
Subl0lal 7,246.5, 95,736 du ' 55,3911tlu
District Center
Other'
DC
309.5
FAR 1 /du,
11,955,583 sf
3,017 du
23,764,534 sf
3,017 du
Heritage
Downtown
DC
DC
18.8
62.5
FAR 1.7
FAR 3.0
_ 54,090 at
2,057,824 at
1,221 du
1,661 du
54,090 sf
2,057,824 sf
1,221 du
1,661 du
Metro East
_
DC
98.3
FAR 3.OT _
3,245,185 of
5,551 du
3,245,185 at
5,551 du
Transit Village
DC
51.4
FAR 5.0
402,864 at
2,761 du
402.864 at
2.761 du
Harbor Corridor
`DC
125.0
FAR 5.0
1,836,155 at
2,029 du
1,836,155 st
2,029 du
Urban Neighborhood
UN
276.9
FAR 0.5-3.0
856,076 sf
4,965 du
856.076 or
4,965 du
Subtotal
T 942.4
20,407.950 at
21,205 du
32,216,901 st
21,205 tlu
Professional & Admin. Office PAO 614.2 FAR 0.5-1.0 13,376,406 sf 26,752,809 sf
General Commercial GC 883.2 FAR 0.5.1.0 19,239.67 at 38,473,934 at
One Broadway Plaza District Ctrs OBPOG 4.3 FAR 2.9 543,193 at 543,193 sl
Subtotal 1,501.7 33,156,565 at 66,769,937 at
Industrial IND 2,152.8 FAR 0.45 42,199.991 at 42,199,991 at
Instilutionall INS 796.4 FAR 0.2.0.5 6,937,758 st 17,344,394 st
Open Space Os 1,015.8 FAR 0.2 8,849,650 at 8,849,650 sl
Subtotal 1,812.1 15,787,407 at 26,194,044 of
FAA=floor area ratla; d.u.=dwelling unit s.1.=squaie feet (of floor area). Acreage shown in table does flat include roads in right-ol-way.
t Effective capacity for non-residential development assumes development passible under the Inver 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 Connor
District Center. Metro East District Center, Transit Village Disuict Center, Downtown District Center, and Urban Neighborhood areas allow a range of intensity for
muture of residential and non-residential development based an the zoning development standards. Residen0al effective capacity was calculated by adding the
21,2D5 units possible in the District Canter and Urban Neighborhood with the eds8ng 74,588 (Census 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 residents; 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,
Ihb fable has been revised to correspond with the GIS land Use Map illustrated in Exhibit 2.
CITY OF SANTA ANA GENERAL PLAN
A.;S
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 (C-1) and Multiple -Family
Residence (R-3) to Specific Development No. 91 (SD -91) zoning
designation Street (legal description of parcel attached hereto as Exhibit A).
General Plan Amendment No. 2017-01 was filed concurrently with the
Amendment Application for consistency with the General Plan.
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 and 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.
The Planning Commission added one condition that the Applicant shall
submit revised architectural elevations with additional colors, materials,
windows, or recessed areas subject to the review and approval of the
Planning Manager.
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.
Ordinance No. NS-XXXX
Page 1 of 4
E. The City Council, prior to taking action on this ordinance, held a duly noticed
public hearing on June 20, 2017.
The City Council also adopts as findings all facts presented in the Request
for Council Action dated June 20, 2017 accompanying this matter.
G. For these reasons, and each of t
01 is hereby found and determin
purpose of Chapter 41 of the Sa
the zoning district is found to be
City of Santa Ana and otherw
convenience, and general welfare.
hem, Amendment Application No. 2017 -
ed to be consistent with the intent and
nta Ana Municipal Code, thus changing
consistent with the General Plan of the
ise justified by the public necessity,
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 (C-1) 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 B 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 (C-1) 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 B and incorporated by this reference as though fully set
forth herein.
Section 5. Specific Development No. 91 (SD -91) attached hereto as Exhibit C
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 either resolution and/or ordinance are for
Ordinance No. NS-XXXX
Page 2 of 4
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
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.
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
By:
Lisa Storck
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
Miguel A. Pulido
Mayor
Ordinance No. NS-XXXX
Page 3 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
Ordinance No. NS-XXXX
Page 4 of 4
The land referred to in this Commitment is situated in the City of Santa Ana, County of
Orange, State of California, and is described as follows:
PARCEL 1:
BEGINNING AT A POINT ON THE EASTERLY LINE OF SPURGEON STREET, DISTANT
NORTHERLY 410.00 FEET FROM THE INTERSECTION OF SAID EASTERLY LINE WITH
THE NORTHERLY LINE OF SEVENTEENTH STREET AS SHOWN ON OFFICIAL MAP NO. 1
OF A PORTION OF THE CITY OF SANTA ANA, RECORDED IN BOOK 2, PAGE 24 OF
OFFICIAL RECORDS, RECORDS OF ORANGE COUNTY, CALIFORNIA, SAID POINT BEING
THE SOUTHWEST CORNER OF LAND DESCRIBED IN A DEED TO HORACE L. SKILES,
AND WIFE, RECORDED SEPTEMBER 28, 1955 IN BOOK 3225, PAGE 336 OF OFFICIAL
RECORDS; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID LAND OF
HORACE L. SKILES AND ITS EASTERLY PROLONGATION 167.00 FEET TO THE TRUE
POINT OF BEGINNING; THENCE NORTHERLY PARALLEL WITH THE EASTERLY LINE OF
SAID SPURGEON STREET, 70.00 FEET TO THE NORTHERLY LINE OF LAND DESCRIBED
IN A DEED TO SARAH COULTER, RECORDED OCTOBER 25, 1909 IN BOOK 168, PAGE
182 OF DEEDS; THENCE EASTERLY ALONG SAID NORTHERLY LINE, 72.75 FEET TO THE
SOUTHWESTERLY LINE OF THE SOUTHERN PACIFIC RAILROAD RIGHT OF WAY;
THENCE SOUTHEASTERLY ALONG SAID SOUTHWESTERLY LINE, 112.16 FEET TO THE
NORTHEASTERLY CORNER OF LAND DESCRIBED IN A DEED TO GEO. B.
MACGILLIVRAY, RECORDED DECEMBER 5, 1898 IN BOOK 41, PAGE 21 OF DEEDS;
THENCE WESTERLY TO THE NORTHWESTERLY CORNER OF SAID LAND OF GEO. B.
MACGILLIVRAY; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID LAND OF
GEO. B. MACGILLIVRAY TO THE NORTHEAST CORNER OF LAND DESCRIBED IN A DEED
TO DUNWARD F. BENDER AND WIFE, RECORDED FEBRUARY 26, 1941 IN BOOK 1084,
PAGE 52 OF OFFICIAL RECORDS; THENCE WESTERLY ALONG THE NORTHERLY LINE
OF SAID LAND OF DUNWARD F. BENDER, 112.00 FEET; THENCE NORTHERLY
PARALLEL WITH THE EASTERLY LINE OF SAID SPURGEON STREET, 50.00 FEET TO A
LINE THAT IS PARALLEL WITH AND DISTANT SOUTHERLY 10.00 FEET FROM THE
EASTERLY PROLONGATION OF THE SOUTHERLY LINE OF SAID LAND OF HORACE L.
SKILES; THENCE EASTERLY ALONG SAID PARALLEL LINE, 7.00 FEET; THENCE
NORTHERLY, PARALLEL WITH THE EASTERLY LINE OF SAID SPURGEON STREET, 10.00
FEET TO THE TRUE POINT OF BEGINNING.
PARCEL 2:
AN EASEMENT FOR INGRESS AND EGRESS AND PUBLIC UTILITIES OVER A STRIP OF
LAND10.00 FEET WIDE, THE NORTHERLY LINE OF SAID 10.00 FOOT STRIP BEING
DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE EASTERLY LINE OF SPURGEON STREET DISTANT
NORTHERLY 410.00 FEET FROM THE INTERSECTION OF SAID EASTERLY LINE WITH
THE NORTHERLY LINE OF SEVENTEENTH STREET AS SHOWN ON OFFICIAL MAP NO. 1
OF A PORTION OF THE CITY OF SANTA ANA, RECORDED IN BOOK 2, PAGE 24 OF
OFFICIAL RECORDS, RECORDS OF ORANGE COUNTY, CALIFORNIA, SAID POINT BEING
THE SOUTHWEST CORNER OF LAND DESCRIBED IN A DEED TO HORACE L. SKILES
AND WIFE, RECORDED SEPTEMBER 28, 1955 IN BOOK 3225, PAGE 336 OF OFFICIAL
RECORDS; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID LAND OF
HORACE L. SKILES AND ITS EASTERLY PROLONGATION, 167.00 FEET.
EXHIBIT A
PARCEL 3:
THE WEST 50 FEET OF THE SOUTH 180 FEET OF THE FOLLOWING:
BEGINNING 15.53 CHAINS EAST OF THE SOUTHWEST CORNER OF SECTION 6,
TOWNSHIP 5 SOUTH, RANGE 9 WEST, SAN BERNARDINO BASE AND MERIDIAN;
THENCE EAST 3.52 CHAINS, MORE OR LESS, TO THE WESTERLY LINE OF THE
SOUTHERN PACIFIC RAILROAD RESERVATION; THENCE NORTHWESTERLY ALONG
SAID RESERVATION TO A POINT 6.21 CHAINS DUE NORTH OF THE SOUTH LINE OF
SAID SECTION 6, THENCE WEST 0.5 OF A CHAIN; THENCE SOUTH 6.21 CHAINS TO THE
POINT OF BEGINNING.
PARCEL 4:
THAT PORTION OF THE LAND ALLOTTED TO GLASSELL AND CHAPMAN, IN DECREE OF
PARTITION OF THE RANCHO SANTIAGO DE SANTA ANA, RECORDED IN BOOK B OF
JUDGEMENTS OF THE 17T" JUDICIAL DISTRICT COURT OF CALIFORNIA, AND
DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF THE LAND DESCRIBED IN DEED TO
JASPER FARNEY AND WIFE, RECORDED JANUARY 23, 1948 IN BOOK 1614, PAGE 124
OF OFFICIAL RECORDS, BEING ON THE SOUTH LINE OF SECTION SIX, TOWNSHIP FIVE
SOUTH, RANGE NINE WEST, IN SAID RANCHO AND DISTANT EASTERLY 1074.98 FEET
FROM THE SOUTHWEST CORNER OF SAID SECTION SIX; THENCE SOUTH 89" 18' 00"
EAST 8.00 FEET ALONG THE SOUTH LINE OF SAID SECTION SIX; THENCE NORTH 0" 25'
00" WEST 170.00 FEET; THENCE SOUTH 89" 18'00" EAST TO THE WESTERLY LINE OF
THE SOUTHERN PACIFIC RAILROAD RESERVATION; THENCE NORTHWESTERLY
ALONG SAID RESERVATION TO A POINT 409.86 FEET NORTH OF THE SOUTH LINE OF
SAID SECTION SIX; THENCE WEST 33.00 FEET; THENCE SOUTH 0° 25' 00" EAST 229.86
FEET ALONG THE WESTERLY LINE OF LAND DESCRIBED IN DEED TO CHARLES A.
MANNING AND WIFE, RECORDED JUNE 3, 1941 IN BOOK 1095, PAGE 346 OF OFFICIAL
RECORDS, TO THE NORTHWEST CORNER OF LAND DESCRIBED IN DEED TO CHARLES
LINGER AND OTHERS, RECORDED APRIL 30, 1953 IN BOOK 2495, PAGE 476 OF
OFFICIAL RECORDS; THENCE SOUTH 890 18'00" EAST 50.00 FEET TO THE NORTHEAST
CORNER OF SAID LAND OF CHARLES LINGER; THENCE SOUTH 0" 25'00" EAST 180.00
FEET ALONG THE EAST LINE OF SAID LAND OF CHARLES LINGER AND ITS SOUTHERLY
PROLONGATION TO THE POINT OF BEGINNING. EXCEPTING THEREFROM THE SOUTH
40.00 FEET THEREOF INCLUDED WITHIN SEVENTEENTH STREET.
ALSO EXCEPTING FROM PARCELS 3 AND 4 THOSE PORTIONS INCLUDED WITHIN
PARCELS 1A AND 1B AS DESCRIBED IN THAT CERTAIN FINAL ORDER OF
CONDEMNATION, SUPERIOR COURT CASE NO. 160974, A CERTIFIED COPY OF WHICH
WAS RECORDED DECEMBER 13, 1972 IN BOOK 10469, PAGE 332 OF OFFICIAL
RECORDS OF ORANGE COUNTY, CALIFORNIA.
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9-01
CITY OF SANTA ANA. CALIFORNIA
Exhibit B
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.
The objectives of the Aqua permanent supportive housing project specific
development plan include provision of the following:
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:
(a) Fifty-six (56) multiple -family dwelling units for supportive housing and one (1)
onsite manager's unit.
EXHIBIT C
(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 subiect 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.
SECTIONS —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 govem 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
(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:
(l) 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 often (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.
(l) Project Landscaping:
a. Landscaping shall be compliant with the City of Santa Ana's
Landscape Water Conservation Ordinance.
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. Prior to building plan check the applicant
shall submit revised architectural elevations with additional
colors, materials, windows, or recessed areas to previously
flat facades, subject to the review and approval of the
Planning Manager. 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 he clearly indicated
on the plans and subject to the approval of the Public Works Agency.
(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.
6) 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.