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ZOA No. 2024-02 & AA No. 2024-03 (Transit Zoning Code Amendments)
<br />June 3, 2025
<br />Page 4
<br />In June 2010, the City Council adopted Ordinance No. NS-2804, creating the TZC, whose
<br />purpose was to establish a transit -supportive, pedestrian -oriented development
<br />framework to support the addition of new transit infrastructure; preserve and reinforce the
<br />existing character and pedestrian nature of the City by strengthening urban form through
<br />improved development and design standards; encourage alternative modes of
<br />transportation; provide for a range of housing options; and allow for the reuse of existing
<br />structures. In July 2019, the City Council adopted Ordinance No. NS-2970, amending the
<br />TZC to modify certain design criteria regulating height, massing, open space location,
<br />driveway standards, lot dimensions, and parking alternatives. The amendment did not
<br />include changes to land uses or permit types within the TZC.
<br />When originally adopted, the TZC provided new zoning for all properties contained within
<br />its boundary. However, some properties with existing M1 and M2 zoning and/or existing
<br />industrial businesses, also received an overlay district designation, which allowed for the
<br />continuation of industrial land uses on those properties. The development of mixed -use
<br />on these properties consistent with the new zoning they received as part of the TZC
<br />adoption is at the discretion of the property owner. In support of the TZC, the City Council
<br />also approved a General Plan amendment, establishing numerous mixed -use General
<br />Plan land use designations for the entirety of the TZC. However, due to the continued
<br />application of the industrial overlay zones within the TZC, the implementation of the new
<br />General Plan land use designations immediately resulted in zoning inconsistencies and
<br />land use conflicts with the new General Plan.
<br />Since establishment of the TZC, and specifically in the Logan and Lacy neighborhoods,
<br />industrial uses have remained, changed ownership, undergone expansions or
<br />intensifications, and have continued to create numerous land use conflicts and
<br />disturbances that affect surrounding residential communities. Specifically, in the Logan
<br />neighborhood alone, these land uses create quality of life, health and safety, and other
<br />trespass issues for residential properties that often directly abut these industrial land
<br />uses. These issues include odors, dust, traffic, noise, vibrations, and other documented
<br />impacts that have taken place for nearly a decade and a half despite the change to the
<br />new General Plan land use designations.
<br />Historically Disadvantaged Communities and Senate Bill (SB) 1000
<br />Prior to the adoption of the TZC, the City permitted industrial uses within the Logan and
<br />Lacy neighborhoods in close proximity to sensitive land uses such as residences and
<br />schools. The Logan neighborhood represents one of Orange County's oldest barrios,
<br />established as early as 1886, and was one of the few areas where Mexicans and those
<br />of Mexican descent could purchase land due to racially restrictive covenants during the
<br />first half of the 20t" century. Further, as a neighborhood, the area was established before
<br />the modern practice of separating or regulating impactful land uses, also known as
<br />zoning. The Logan neighborhood itself was largely settled by 1900, before the practice of
<br />zoning was enshrined by Village of Euclid v. Ambler Realty Co. in 1926. By that time, the
<br />neighborhood contained a mix of residential, industrial, commercial, and related land
<br />uses, in some cases side -by -side, with issues further exacerbated by rail lines, fuel
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