HomeMy WebLinkAbout2019-108 - Approving General Plan Amendment No. 2018-06LS 11.19.19
RESOLUTION NO. 2019-108
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING GENERAL PLAN AMENDMENT
NO. 2018-06 AMENDING THE LAND USE ELEMENT TO
DISTRICT CENTER FOR THE PROPERTY LOCATED AT
2525 NORTH MAIN 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:
WHEREAS, Article 5 of Chapter 3 of Division 1 of Title 7 (commencing with
Section 65300) of the Government Code requires the City to prepare and adopt a
comprehensive, long-term general plan for the physical development of the City; and
WHEREAS, on February 2, 1998, the City of Santa Ana adopted the Land Use
Element of the General Plan, which has since been amended from time to time; and
WHEREAS, AC 2525 Main, LLC ("Applicant") seeks to develop the Addington
Multi -Family Residential Project ("proposed Project"), originally proposed as a 496-unit
multi -family project on a 5.93-acre site at 2525 North Main Street in Santa Ana,
California ("Project Site"); and
WHEREAS, during the entitlement and environmental review process, and in
response to comments and concerns raised by the public and the City's elected
officials, the Applicant has proposed several modifications to the original proposal; and
WHEREAS, the Project as currently proposed now entails, among other things,
(1) demolition of the existing 81,172 square foot vacant two-story office building and
442-space surface parking lot on the Project Site; (2) redevelopment of the 5.93-acre
site with 444,534 square feet of total development, including 277,281 square feet of
residential buildings that would provide 256 for -rent multi -family residential units and a
167,253 square foot central parking structure and a 284 space surface level parking lot
with residential and commercial parking; (3) approval of Development Agreement No.
2018-01 between the City of Santa Ana ("City") and Applicant; (4) approval of General
Plan Amendment No. 2018-06, which would change the Project Site's existing land use
designation of Professional & Administration Office (PAO) to District Center (DC); and
(5) approval of Amendment Application No. 2018-10, which would change the zoning of
the Project Site from Professional (P) to Specific Development No. 93 (SD-93)
designation; and
EXHIBIT 4
Resolution No. 2019-108
Page 1 of 11
WHEREAS, the requested General Plan Amendment would change the
General Plan land use designation of the property from Professional and
Administrative Office (PAO) to District Center (DC) and to update text portions of the
City's Land Use Element to reflect this change in order to allow for development of the
multi -family housing Project; and
WHEREAS, Environmental Impact Report No. 2018-01 (State Clearinghouse
No. 2018021031) for the proposed Project was circulated between August 7, 2018
and October 4, 2018; and
WHEREAS, the Environmental Impact Report analyzed the impacts related to
the proposed amendment to the General Plan Land Use Element; and
WHEREAS, on February 2, 2018, the City invited recognized Native American
tribes to engage in consultation regarding the proposed General Plan Amendment
pursuant to Government Code Section 65352.3; and
WHEREAS, on February 8, 2018, the City received a request for consultation
from the Gabrieleno Band of Mission Indians-Kizh Nation and a conference call
between the City and Chairman Salas occurred on March 15, 2018 during which the
history of uses and development of the Project Site and the depth of previous and
existing infrastructure on the site was discussed. On March 21, 2018 additional
information in follow up of the meeting was sent to Chairman Salas. Chairman Salas
did not respond to the City with any information or evidence pertaining to Tribal
Cultural Resources; and
WHEREAS, on August 27, 2018, the Planning Commission conducted a work
study session to overview the Project and thirty-two (32) verbal comments were
received (three (3) in support and twenty-nine (29) in opposition) and nine (9) written
comments were received (one (1) in support and eight (8) in opposition); and
WHEREAS, on November 26, 2018, the Planning Commission continued a duly
noticed public hearing for the project to January 14, 2019 and held a second study
session to overview the Project and fifty-eight (58) verbal comments were received
(twenty-five (25) in support; thirty-one (31) in opposition and two (2) neutral) and
eleven (11) written comments were received (two (2) in support and nine (9) in
opposition); and
WHEREAS, on January 14, 2019, the Planning Commission conducted a duly
noticed public hearing to consider the EIR, Development Agreement No. 2018-01,
General Plan Amendment No. 2018-06, and Amendment Application No. 2018-10 and
solicited comments on the EIR. At the meeting, seventy-nine (79) members of the
public spoke on the item, thirty (30) speakers supported the project, forty-eight (48)
opposed it and one speaker was neutral. After hearing all relevant testimony from staff,
the public, the Applicant, and the City's consultant team, the Planning Commission
voted to recommend that the City Council does not certify the EIR, adopt the findings,
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LS 11.19.19
the statement of overriding considerations and the mitigation monitoring and reporting
program and deny the Project; and
WHEREAS, on February 5, 2019, the City Council conducted a duly noticed
public hearing to consider the EIR, Development Agreement No. 2018-01, General Plan
Amendment No. 2018-06, and Amendment Application No. 2018-10 and solicited
comments on the EIR. At the meeting, sixty-one (61) members of the public spoke on
the item, thirty-eight (38) speakers supported the project, twenty (20) speakers opposed
it and three (3) speakers were neutral and the public hearing was continued to the next
regular adjourned City Council meeting on February 19, 2019; and
WHEREAS, on February 19, 2019, the City Council continued to conduct a duly
noticed public hearing to consider the EIR, Development Agreement No. 2018-01,
General Plan Amendment No. 2018-06, and Amendment Application No. 2018-10 and
solicited comments on the EIR. At the meeting, one hundred and thirty-one (131)
members of the public spoke on the item, twenty-six (26) speakers supported the
project and one hundred and five (105) speakers opposed it and one hundred and sixty-
six (166) written comments were received with nine (9) in support and one hundred and
fifty-seven (157) in opposition. After hearing all relevant testimony from staff, the public
and the City's consultant team, the City Council voted that the applications go back to
the Planning Commission for reconsideration after further consultation with the
community; and
WHEREAS, in June 2019, the applicant submitted a revised plan consisting of
development 347 multi -family units (59 dwelling units per acre), with 642 parking spaces
(1.85 parking spaces per unit) and parking capacity at 2.0 spaces per unit, within a 4-
story residential building wrapped around a five -level parking structure with an amenity
deck on the sixth -level, private open space, and redesigned the intersection of Main
Street and Walkie Way/Santiago Park Drive to provide access to the project on a 5.93-
acre site (the "June Revised Plan"); and
WHEREAS, on August 12, 2019, the Planning Commission conducted a duly
noticed public hearing to consider the June Revised Plan. At the meeting, seventy-
seven (77) members of the expressed opposition; nine (9) supported the project, and
one speaker was neutral. In addition, one -hundred (100) written comments were
received with six (6) in support and ninety-four (94) in opposition. After hearing all
relevant testimony from staff, the public and the City's consultant team, the Planning
Commission vote resulted in an impasse; and
WHEREAS, in October 2019, in response to comments received the Applicant
submitted a further revised plan including redevelopment of the 5.93-acre site with
444,534 square feet of total development, including 277,281 square feet of residential
buildings that would provide 256 for -rent multi -family residential units and a 167,253
square foot central parking structure and a 284 space surface level parking lot which
also reduced the Project's height, increased the Project's setbacks, and modified the
Project entrance ("October Modified Project"); and
Resolution No. 2019-108
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WHEREAS, the City has prepared "Clarifications to the Final EIR" to determine if
the Modified Project would result in new or substantially increased environmental effects
than those analyzed in the EIR such that the EIR would require recirculation prior to its
certification; and
WHEREAS, the Clarifications to the Final EIR include detailed analysis, based
upon substantial evidence, that demonstrate that the Modified Project would not result
in any new or substantially greater impacts than are disclosed in the EIR, no new
mitigation measures beyond those identified in the EIR are required, and no additional
feasible alternatives or mitigation measures considerably different from others
previously analyzed would clearly lessen the significant environmental impacts of the
project; and
WHEREAS, on October 28, 2019, the Planning Commission conducted a duly
noticed public hearing to consider the EIR, Development Agreement No. 2018-01,
General Plan Amendment No. 2018-06, and Amendment Application No. 2018-10 and
solicited comments on the EIR. At the meeting, sixty-two (62) expressed opposition and
two (2) in expressed support the project. In addition, ninety-eight (98) individuals
submitted comments with ninety-four (94) in opposition and four (4) in support; and
WHEREAS, after hearing all relevant testimony from staff, the public and the
City's consultant team, the Planning Commission by a vote of 3:2, voted to recommend
denial of the project. Since the entitlements require final action by the City Council, the
actions were forwarded to the City Council; and
WHEREAS, on November 8, 2019, the City gave public notice of a City Council
public hearing for consideration of General Plan Amendment No. 2018-06 by
advertising in the Orange County Register, a newspaper of general circulation, and by
mailing to owners of property and residents within 500 feet of the Project; and
WHEREAS, on November 19, 2019, the City Council conducted a duly noticed
public hearing to consider the EIR, Development Agreement No. 2018-01, General
Plan Amendment No. 2018-06, and Amendment Application No. 2018-10 and solicited
comments on the Environmental Impact Report for the Project, at which hearing
members of the public were afforded an opportunity to comment upon General Plan
Amendment Application No. 2018-06; and
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA ANA
DOES RESOLVE, DETERMINE, FIND, AND ORDER AS FOLLOWS:
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT: The City Council
has reviewed and certified Environmental Impact Report No. 2018-01, adopted the
Mitigation Monitoring and Reporting Program (MMRP) and Statement of Overriding
Consideration for the proposed Project, including this General Plan Amendment No.
2018-06.
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SECTION 3. GENERAL PLAN AMENDMENT: The General Plan Amendment
consists of amendments to the Land Use Element and text updates, as shown in Exhibit
A, attached hereto and incorporated herein by reference.
SECTION 4. LOCATION OF DOCUMENTS: The General Plan Amendment,
Environmental Impact Report and all supporting documents are on file and available
for public review at Santa Ana City Hall, 20 Civic Center Plaza, Santa Ana, California
92702.
SECTION 5. GENERAL PLAN CONSISTENCY: The City Council hereby finds
that the proposed General Plan Amendment is compatible with the objectives, policies,
and general plan land use programs specified in the General Plan for the City of Santa
Ana in that:
A. The City of Santa Ana has officially adopted a General Plan.
B. The land uses authorized by the General Plan Amendment, and the
General Plan Amendment itself, are compatible with the objectives,
policies, general land uses, and programs specified in the General Plan,
for the following reasons:
i. The existing General Plan land use designation for the site is
Professional and Administrative Office (PAO), which allows business
and professional offices uses with a floor area ratio of 1.5. In order to
facilitate the construction of a multi -family housing project with a
maximum floor area ratio of 1.43, the general plan land use
designation is proposed to be changed to District Center (DC), which
permits high intensity, mixed -use urban villages and pedestrian -
oriented experiences that support mid- to high-rise office centers,
commercial activity, and cultural activities with floor area ratios
ranging from 0.5 to 5.0. Focusing growth within District Centers and
along major corridors reduces the pressure for growth in low density
residential neighborhoods.
ii. The proposed Project will support several goals/objectives and
policies of the General Plan.
Housing Element (HE) 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.
HE Policy 2.2 District Centers. Create high intensity, mixed -use urban
villages and pedestrian -oriented experiences that support the mid- to
high-rise office centers, commercial activity, and cultural activities in the
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varied District Centers.
HE Policy 2.4 to facilitate diverse types, prices and sizes of housing
Housing Element (HE) Goal 4: to provide adequate rental and
ownership housing opportunities and supportive services.
The Project will provide 256 rental housing units. The amendment will
expand the District Center designation and provide a connection
between the existing District Centers to the north and south of the site
by providing a residential development that will support a mixed -use
environment.
Land Use (LU) Element Goal 1: to promote a balance of land uses to
address basic community needs.
LU Policy 1.2 Maintain and foster a variety of residential land uses in
the City.
LU Policy 4.3 Support land uses which provide community and regional
economic and service benefits.
LU Policy 4.4 Encourage the development of projects which promote
the City's image as a regional activity center.
LU Policy 5.5 Encourage development which is compatible with, and
supportive of surrounding land uses.
LU Policy 5.7 Anticipate that the intensity of new development will not
exceed available infrastructure capacity.
Land Use (LU) Element Goal 6: to reduce residential overcrowding to
promote public health and safety.
The Project is within '/2 mile of existing transportation infrastructure
such as the Santa Ana (1-5) freeway and State Route 22 (SR 22)
highway which provide vehicular access to the region; the Orange
County Transportation Agency bus routes along Main Street which
connects to the Santa Ana Regional Transportation Center and the
Anaheim Regional Intermodal Center which provides rail service
throughout California; and the project is immediately adjacent to
Santiago Park and the Santiago Creek Bike Trail which connects to
regional bike trails.
Main Street, a major urban corridor with cultural, educational,
employment and retail destinations such as the Bowers Museum,
Discovery Science Center, Main Place Mall and in the City of
Orange; the Children's Hospital of Orange County and St. Joseph's
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LS 11.19.19
Hospital of Orange County. Therefore, the residential development
and parking lot would be within close proximity to major employment
centers and retail establishments. The Project will also provide an
additional housing option for those seeking housing within the jobs
rich northern area of the City. The multi -storied development will
complement the nearby mid -rise office buildings located along Main
Street to the north and west of the site. Although the density will be
higher than the adjacent single-family residential neighborhood, the
residential use is consistent with the residential uses to the east and
south. In addition, multi -family uses are often used in planning and
zoning practice to buffer higher intensity uses like commercial or
industrial uses from single-family residential uses.
Urban Design (UD) Element, Goal 1: to improve the physical
appearance of the City through development of districts that project a
sense of place, positive community image, and quality environment.
UD Policy 1.1. New development and redevelopment must have the
highest quality design, materials, finishes and construction.
UD Policy 1.11 Visual and physical links between districts, nodes, and
significant sites, landmarks and other points of interest, are to be
provided in all public and private projects.
The residential buildings are of high quality design and include high
quality materials such as stone veneer, brick veneers, metal panels,
and canopies. The building is designed with courtyards and
landscaped areas to reduce the mass of the building. The Project has
street frontage on Main Street which is identified as a major path in the
General Plan and supports the North Main Street Node described as
an opportunity for the establishment of a cohesive, height intensity,
mixed activity center with a strong presence in the region. The setback
along the east side of the project has been increased to 90 feet and the
setback from Edgewood Road was increased to 134 feet to minimize
impacts to the neighboring single-family residences. The new
development will include public art and convey a sense of place and
contribute to the urban image for the City along a street corridor that
includes regional, local and cultural landmarks. The development will
be in scale with the buildings along Main Street to the north and west of
the site. In addition, the Urban Design Element of the General Plan
identifies the site as a Gateway; the Project promotes elements of a
Gateway by developing the site with a building with attractive
architectural features, projecting a positive image for the City of Santa
Ana.
C. The proposed General Plan Amendment will not adversely affect the
Resolution No. 2019-108
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public health, safety, and welfare in that the General Plan Amendment
will not result in incompatible land uses on adjacent properties,
inconsistencies with any General Plan goals or policies, or adverse
impacts to the environment.
SECTION 6. INDEMNIFICATION. The Applicant shall indemnify, protect,
defend and hold the City and/or any of its officials, officers, employees, agents,
departments, agencies, authorized volunteers, and instrumentalities thereof, harmless
from any and all claims, demands, lawsuits, writs of mandamus, and other and
proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in
nature), and alternative dispute resolution procedures (including, but not limited to
arbitrations, mediations, and such other procedures), judgments, orders, and decisions
(collectively "Actions"), brought against the City and/or any of its officials, officers,
employees, agents, departments, agencies, and instrumentalities thereof, that
challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any
permit or approval issued by the City and/or any of its officials, officers, employees,
agents, departments, agencies, and instrumentalities thereof (including actions
approved by the voters of the City) for or concerning the Project, whether such Actions
are brought under the Ralph M. Brown Act, California Environmental Quality Act, the
Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections
1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance,
charter, rule, regulation, or any decision of a court of competent jurisdiction. It is
expressly agreed that the City shall have the right to approve, which approval will not
be unreasonably withheld, the legal counsel providing the City's defense, and that
Applicant shall reimburse the City for any costs and expenses directly and necessarily
incurred by the City in the course of the defense. City shall promptly notify the
Applicant of any Action brought and City shall cooperate with Applicant in the defense
of the Action.
SECTION 7. CITY COUNCIL ACTION: The City Council hereby takes
the following action:
1. The City Council approves General Plan Amendment No. 2018-06 as set
forth in Exhibit A, attached hereto and incorporated herein by reference,
subject to compliance with the Mitigation Monitoring and Reporting
Program, and upon satisfaction of the conditions set forth below:
A. Subject to compliance with the Mitigation Monitoring and
Reporting Program, the Land Use Element map and text shall be
amended to read as set forth in Exhibit A, attached hereto and
incorporated herein by reference.
B. The General Plan Amendment shall not take effect unless and until
Environmental Impact Report No. 2018-01 is certified and
Amendment Application No. 2018-10 is approved by the City
Resolution No. 2019-108
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LS 11.19.19
Council, and the associated Development Agreement No. 2018-01
is approved by the City Council and executed by all parties thereto.
SECTION 8. EXECUTION OF RESOLUTION. The Mayor shall sign this
Resolution and the Clerk of the Council shall attest and certify to the adoption thereof.
ADOPTED this 19th day of November , 2019.
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
By: c
Lisa Storck
Assistant City Attorney
AYES: Councilmembers Iglesias, Penaloza,Sarmiento, Solorio(4)
NOES: Councilmembers Bacerra,Pulido, Villegas (3)
ABSTAIN: Councilmembers None (0)
NOT PRESENT: Councilmembers None (0)
Resolution No. 2019-108
Page 9 of 11
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify the attached
Resolution No. 2019-108 to be the original resolution adopted by the City Council of the
City of Santa Ana on November 19, 2019.
Date: i 2 q
Daisy Gomez
Clerk of the Council
City of Santa Ana
Resolution No. 2019-108
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FOR EXHIBITS
REFERENCE
LASERFICHE
Resolution No. 2019-108
Page 11 of 11
EXHIBIT A
City of Santa Ana General Plan
Land Use Element
1998
City of Santa Ana
Planning Division
Adopted
February 2, 1998
(Reformatted January 2010)
The following is a chronology of the approved general plan amendments that have been incorporated into this document since the
comprehensive update of the General Plan Land Use Element adopted by the Santa Ana City Council February 2, 1998 (GPA 1997-
05):
GPA 2018 06 (Pending)
GPA 201902 (October 1, 2019)
GPA 201901 (June 4, 2019)
GPA 2017-03 (June 4, 2019)
GPA 2018-05 (December 4, 2018)
GPA 2018-03 (September 18, 2018)
GPA 2018-02 (May 15, 2018)
GPA 201501 (May 15, 2018)
GPA 2017-02 (December 19,2017)
GPA 2017-01(June 20, 2017)
GPA 2016 03 (Febmary, 21, 2017)
GPA 2016 02 (May 17, 2016)
GPA 2016 01 (Apni 19, 2016)
GPA 201503 (February 2, 2016)
GPA 201402 (October 21, 2014)
GPA 201401 (June 3, 2014)
GPA 2011-03 (March 19, 2012f
GPA 2011-02 (June 6, 2011)
GPA 2010-01 (June 7, 2010)
GPA 200902 (Jdy 20, 2009)
GPA 2007-03 (May 18, 2009)
GPA 200403 (February 2, 2009)
GPA 2W901 (May 5, 20W)
GPA 2007-02 (June 18, 2007)
GPA 2007-01 (March 19, 2007)
GPA 2006 01 (October 2, 20W)
GPA 200501 (December 5, 2005)
GPA 200502 (October 17, 2005)
GPA 200401 (April 5, 2005, as passed by
the voters of Santa Ana)
GPA 200404 (July 19, 2004)
GPA 200406 (Jay 6, 2004)
GPA 200302 (June 16, 2003)
GPA 200301 (Febmary 18, 2003)
GPA 2002-01 (September 3, 2002)
GPA 2002-03 (August 19, 2002)
GPA 2001-03 (February 19, 2002)
GPA 2001-02 (January 7, 2002)
GPA 2000-09 (May 7, 2001)
GPA 200008 (February 5, 2001)
GPA 2000-03 (December 4, 2000)
GPA 200002 (November 20, 2000)
GPA 199H2(October 18, 1999)
GPA 199901 (August 16, 1999)
GPA 199804 (October 5,1998)
GPA 1998-05 (September 21, 1998)
GPA 199801 (May 4,1998)
LAND USE ELEMENT
Reduce residential overcrowding to promote public health and safety.
Policy 6.1 Support legislative and regulatory changes to laws and codes
concerning safe occupancy standards.
Policy 6.2 Support reducing the number of units in multiple -family
developments by allowing the property owner to combine two or
more units into a larger unit.
Policy 6.3 Prohibit new development and building alterations which can readily
be converted to improper occupancy.
Policy 6.4 Target educational programs concerning overcrowding to tenants,
owners, and property managers.
Policy 6.5 Promote health and safety programs which address the occupancy of
housing units and overcrowding.
LAND USE PLAN
The Land Use Plan is comprised of three components that direct and regulate
land use in Santa Ana. These include a Land Use Map, development intensity
standards, and adopted Specific Plans. These key components establish a
framework for land use and development in the City. The Land Use Plan
indicates the location, types, and extent of development and land uses throughout
Santa Ana. It consists of a map which designates land use categories and their
relative location, as well as development intensity standards for each category. The
Land Use Plan is further supported by Specific Plans which correlate to the Land
Use Plan.
DEVELOPMENT INTENSITY STANDARDS
As required by State law, the Land Use Element also establishes standards for
development intensity. These standards ensure that the types of development
permitted under each land use designation are well understood by the property
owner, decision -makers, developer, and the general public. Development intensity
refers to the size or degree of development possible within a particular land use
category.
The development intensity standard used for nonresidential development is floor
area ratio, which is the ratio of the building's floor area to the total area of the lot
on which the building is located. The development intensity standard for
residential developments is "units per acre" which is a measure of the number of
units allowed for each acre of land - with the exception of Metro East District
Center, Transit Village District Center, Downtown District Center, Harbor
Corridor District Center, Heritage District Center, 2525 North Main District
14
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
Center and Urban Neighborhood areas. To encourage a dynamic mixture of
residential, office and commercial uses, within these areas both building intensity
and residential density is based on floor area ratio and zoning development
standards. In calculating either the allowable floor area or the allowable
residential density, it is the City's policy to not allow upward rounding. The Land
Use Plan is illustrated in Exhibit 2. Additional information concerning the Land
Use Plan and the land use designations is provided in Table 1 (Land Use
Development Intensity Standards), and in the Appendix.
Table 1
Development Intensity Standards
Density/Intensity Standards
Land Use Designation (du/acre - FAR)'
. r.
Low Density Residential (LR-7) 7 du/acre
Low -Medium Density Residential (LMR-11)
11 du/acre
Medium Density Residential (MR-15)
DesignationsMixed Use Land Use
District Center'(DC)
15 du/acre
Other District Center (Midtown, MacArthur Place, etc.)
90 du/acre and FAR 1.0-2.0
2525 North Main District Center
FAR 1.43
Heritage District Center
FAR 1.7
Downtown District Center
FAR 3.0
Metro East District Center
FAR 3.0
Transit Village District Center
FAR 5.0
Harbor Corridor District Center
FAR 5.0
Urban Neighborhood
Transit Zoning Code Area/ Segerstrom, First, Fifth & 17"
Corridor
FAR 0.5-1.80
Harbor Corridor
FAR 3.0
Metro East
DesignationsCommercial Land Use
Professional and Administrative Office (PAO)
FAR 0.75-1.5
FAR 0.5-1.0
General Commercial (GC)
FAR 0.5-1.0
One Broadway Plaza District Center (OBPDC) ^
DesignationsIndustrial Land Use
Industrial (IND)
Other Land use Designations
Institutional (INS)
FAR 2.9
FAR 0.45
FAR 0.5
Open Space (0)
FAR 0.2
Notes:
The intensity standards shown refer to the theoretical maximum amount of development permitted for each
land use designation (du -dwelling units; FAR -floor area ratio). Development must also adhere to zoning
regulations, and/or specific plan requirements.
The District Center and Urban Neighborhood land use designations permit both residential and non-residential
development.
3 Commercial intensities may vary. Baseline FAR is 0.5. Specific areas allowing greater intensities are indicated
in Exhibit A-3.
4 One Broadway Plaza District Center land use designation permits office, restaurant and ancillary retail for a
master planned development.
`Refer to Appendixfor description of Land Use designations.
CITY OF SANTA ANA GENERAL PLAN 15
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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 of the General
Plan designations, and provides land use distribution by acreage for the land use.
The intensity standards for the categories permitting residential development are
expressed in density, measured in "units per acre," or floor area ratio and zoning
development standards in the case of certain Mixed Use land use designations.
The intensity standards for non-residential development are expressed as "floor
area ratio" or FAR. The FAR concept is illustrated in Exhibit A-3. The intensity
standards in concert with the zoning and development standards regulate the
massing, form and building size.
Table A-1
Development Intensity Standards
Land Use
DesignationsResidential Land Use
I Density/Intensity Standards
Low Density
7 du/acre
Low -Medium Density
11 du/acre
Medium Density15
DesignationsMixed Use Land Use
District Center
du/acre
Other District Centers Midtown, etc.
90 du/acre and FAR 1.0-2.0
2525 North Main District Center
FAR 1.43
Heritage District Center
FAR 1.7
Downtown District Center
FAR 3.0
Metro East District Center
FAR 3.0
Transit Village District Center
FAR 5.0
Harbor Corridor District Center
FAR 5.0
Urban Neighborhood
Transit Zoning Code Area/ Segerstrom, First, Fifth & 1 To Corridor
FAR 0.5-1.80
Harbor Corridor
FAR 3.0
Metro East
DesignationsCommercial Land Use
Professional/Admin. Office
FAR 0.75-1.5
FAR 0.5-1.0
General Commercial
FAR 0.5-1.0
One Broadway Plaza District Center*
DesignationsIndustrial Land Use
FAR 2.9
Industrial
Other Land Use Designations
Institutional
FAR 0.45
FAR 0.5
Open Space
FAR 0.2
Notes:
do -dwelling unit, FAR -floor area ratio
-Residential dwelopment is not a permilted use.
CITY OF SANTA ANA GENERAL PLAN A-11
LAND USE ELEMENT
The City established development intensity standards in 1988, for nonresidential
land use designations. The standards measure intensity through the use of floor
area ratios. The floor area ratios proposed for the City's major commercial
corridors are expected to remain in place over the life of the Land Use Element.
Those areas of the City proposed for the most intensive levels of development
include district centers, professional and administrative office districts, and several
other commercial centers with a unique character, or special development
concerns. Some of these areas correspond to those for which Specific Plans have
been prepared.
The proposed floor area ratio(s) for most of the City's commercial corridors
allows structures of two to three stories with surface parking. The major
development areas -the District Centers and Professional/Administrative Office
Districts along Tustin Avenue and East First Street -allow mid -rise and high-rise
buildings with structured parking. These areas are expected to generate the
highest level of development activity in the City as centers of commerce. These
areas are listed in Table A-2 and are shown in Exhibit A-4. The floor area ratios
indicated in Table A-2 are the maximum building intensity allowed for
development.
Table A-2 Key Area- Floor Area Ratios
Area
Project/Area
FAR
1
MainPlace
2.1
2
City Place
2.54
3
North Main Street
1.5
4
North Broadway
1.0
5
Museum District
1.5
6
Hutton Development
1.0
7
Civic Center Specific Development Plan
1.0
8
Midtown Specific Plan
0.5-1.0
9
Civic Center
1.0
10
Downtown
3.0
11
Orange County Register
1.15
12
First StreeVTustin Avenue
1.0
13
Bentall Center Development
1.5
14
2720 Hotel Terrace Drive
1.0
15
1951 East Came ie Avenue
0.55
16
4040 West Carriage Avenue
0.47
17
Lake Center Development
0.72
18
South Coast Metro
1.0
19
MacArthur Place North
2.0
20
MacArthur Place South
1.0
21
Pac Tel Office
1.5
22
Metro East
3.0
23
Transit Village
5.0
24
Town & Country Manor
1.27
25
Harbor Mixed Use Transit Corridor
5.0
26
Heritage
1.7
27
2525 North Main
1.43
A-12
CITY OF SANTA ANA GENERAL PLAN
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LAND USE ELEMENT
Commercial
The Land Use Plan identifies three land use designations that encourage a variety
of office, retail and commercial enterprises to serve the community.
The Professional/Administrative Office (PAO) designation applies to those
areas where professional and/or administrative offices are predominant, or
where such development is being encouraged. Land included in this
designation is found primarily near the Civic Center, and along the First
Street and Tustin Avenue Corridors in close proximity to freeways. There are
other smaller PAO areas in the City such as along North Broadway and along
portions of east and west Seventeenth Street. A total of 594.9600.8 acres is
included in this land use designation. The floor area ratio intensity standard
applicable to this land use designation ranges from 0.5 to 1.0.
The Professional and Administrative Office areas are intended to provide a
unique environment for office development in those areas of the City where
office uses are the predominant land use. The purpose for maintaining and
supporting these areas exclusively for office and office -related uses is to
encourage major employment centers at locations which significantly lessen
the impact to the City's local street system. The First Street/Tustin Avenue
office corridor between the Santa Ana (I-5) and Costa Mesa (SR-55) Freeways
serves this purpose. In addition, the orderly, well -maintained quality of
existing development supports a continuation of these areas as functional
office/employment centers.
The Professional and Administrative Office designation includes a range of
floor area ratios to differentiate development intensity and character in
relation to adjacent land uses. The areas with a FAR of 0.5 are not major
office centers, but rather have an established character of lower intensity
garden office and professional service uses. These areas are typically adjacent
to low density residential neighborhoods, or are converted residential office
uses. Office development along East Fourth Street, between Grand Avenue
and the Santa Ana Freeway, is typical of this low-rise office character. The
PAO area located adjacent to the Civic Center contains a range of office
development intensity which supports the City's functional role as the
government center of the County.
The types of uses typically located in the PAO district include the following:
Professional and administrative offices/office parks;
Service activities such as copy centers, courier services, travel agencies,
and restaurants when such uses are an integral component of a planned
office development; and
Professional uses such as accountants, attorneys, doctors, engineers, and
insurance brokers.
A-20
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
Mixed Use
The Land Use Plan provides for two distinct mixed use land use
designations. These designations allow for both vertical and horizontal
mixed use developments, with an emphasis on linkages to a range of
transportation options:
The District Center (DC) land use designation includes the major activity
areas in the City. Seven areas of the City, totaling 687.0 681.1- acres, are
designated as District Center. The intensity standard for the District Center
designation ranges from a floor ratio of 1.0 to 5.0.
District Centers are designed to serve as anchors to the City's commercial
corridors, and to accommodate major development activity. District Centers
are to be developed with an urban character that includes a mixture of high-
rise office, commercial, and residential uses which provide shopping,
business, cultural, education, recreation, entertainment, and housing
opportunities. Residential developments within some District Centers are
allowed at a density of up to 90 units per acre when developed as an integral
component of master planned mixed use project. In Harbor Corridor, Metro
East, Downtown, and Transit Village District Centers residential
development intensity is based on a combination of floor area ratio and
zoning overlay and/or development standards. Some District Centers serve as
major retail and employment centers locally and regionally, and should
include development which promotes the City as a regional activity center
while creating an environment conducive to business on a regional scale.
District Centers in Santa Ana include the following:
• The Main Place/City Place District Center includes a regional
shopping center and office complex, as well as high intensity housing
and mixed -use development.
• The Museum District located between the Downtown and
MainPlace/City Place District Centers is proposed as a major
office/cultural center which will be developed over the next 15 to 20
years. The area will focus upon the expanded Bowers Museum, the
Discovery Science Center and the construction of additional
museums and cultural centers.
The Downtown District serves as one of the County's major
employment and governmental operations centers complemented
with a mix of residential, commercial, and services uses to enhance
its urban vibrancy. Emphasis on streets that accommodate all modes
of transportation, including mass transit, pedestrian and bicyclist is
key in this urban setting.
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CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
The South Coast Metro District serves as a regional retail shopping
area which includes a range of commercial services and office
projects.
The MacArthur Place District Center contains an existing
office/hotel complex and a proposed major mixed use project which
will include professional offices, supporting commercial, and mid
and high-rise residential components.
The Metro East District is envisioned as a vibrant urban village with
a balance of office, residential, and service uses. Pedestrian and
transportation linkages are key in this urban setting.
The Transit Village District is envisioned as a vibrant intense urban
village with a balance of employment centers, residential and service
uses. Pedestrian and transit linkages to the Santa Ana Regional
Transportation Center is key in this district.
The Harbor Corridor Mixed Use Transit Corridor creates a vision
for a more livable, sustainable setting through higher intensity
housing and mixed use development, convenient access to transit,
complete streets, and amenities that promotes active lifestyles.
The Heritage District allows for mixed use development with higher
density residential and supportive commercial and office uses within
proximity to surrounding employment centers.
The 2525 North Main District allows for higher density residential
development along the North Main Street corridor, in proximity to
employment centers, the MainPlace Mall, and cultural destinations.
District Centers are considered to be the City's "major development areas."
The most intense development in the City is targeted to these areas. The
Tustin Avenue corridor is a major development area even though it is not a
designated District Center. This area has developed over the years as a prime
office corridor and employment area. The PAO designation facilitates the
continued development ofthis area with high intensity, high quality regional
office projects.
The Urban Neighborhood (UN) land use designation applies to
primarily residential areas with pedestrian oriented commercial uses,
schools and small parks. The Urban Neighborhood 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 use, and other amenities. 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
CITY OF SANTA ANA GENERAL PLAN A-23
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
21,73724 484- 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 TableA-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. Typically,
parking and landscaping requirements will result in significantly less floor area
CITY OF SANTA ANA GENERAL PLAN A-33
LAND USE ELEMENT
for commercial and industrial developments than that which is permitted under
the General Plan.
As indicated in Table A-4, between 76,97246-,?�ro to 96,3259H,669 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 intent of
the Plan is not to create any displacement, nor decrease existing development
densities. Rather, it is to ensure a safe, healthy, and livable environment for City
residents. Existing residential development entitlements are protected through
this Land Use Element, applicable Zoning regulations, and sections of the City
code pertaining to legal nonconforming uses.
The Land Use Element's implementation may result in an increase in the
amount of commercial, office, and industrial development in the City. As
indicated in Table A-4, up to 37,271,727 square feet of commercial,
25,913,84926zo �11,^011 square feet ofoffice, and 42,199,991 square feet of industrial
development are possible under the effective capacity parameters of Land Use
Plan.
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CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
Table A-4
Land Use Plan Build -out Capacities
Intensity/
Effective Buffdout' Theoretical
Land Use
Residential
Acres ften—sik
Buddout
Low Density Residential
LR-7
6,448.3 7 du/ac
45,138
du
Low Medium Density Residential
LMR-11
420.6
11 du/ac
4,627 du
Medium Density Residential
MR-15
364.7
15 du/ac
5,471 du
Subtotal
7,233.6
96,325
55,235
Mixed Use
Non Res.
du'
Res. Non -Res.
du
Res.
District Center
Other'
DC
309.5
90 du /ac
FAR 1.0-2.0
11,955,583 sf
3,017 du 23,764,534 sf
3,017 du
2525 North Main
DC
5_9
FAR 1.43
1256 du
256 du
Heritage
DC
18.8
FAR 1.7
54,090 sf
1,221 du 54,090 si
1,221 du
Downtown
DC
62.5
FAR 3.0
2,057,824 sf
1,661du 2,057,824 sf
1,661 du
Metro East
DC
113.9
FAR 0.75- 3.0
2,464,776 sf
5,037 du 2,464,776 si
5,037 du
Transit Village
DC
51.4
FAR 5.0
402,864 sf
2,761 du 402,864 sf
2,761 du
Harbor Corridor
DC
125.0
FAR 5.0
1,836,155 sf
2,029 du 1,836,155 sf
2,029 du
Urban Neighborhood
UN
317.0
FAR 0.5-3.0
1,656,955 sf
5,755 du 1,656,955 sf
5,755 du
Subtotal888.3
1,004.0
20,428,247 sf
21�737
32,237,198 sf
21�737
Commercial
do
a,—o, do
Professional & Admin. Office
PAO
594.9
FAR 0.5-1.0
12,956,922
25,913.84
6004
„
"�� "�" sf
4&4;9 °A9 s
General Commercial
GC
855.6
FAR 0.5-1.0
18,635,863
37,271,727
sf
s
One Broadway Plaza District CIO
OBPDC
4.3
FAR 2.9
543,193 sf
543,193 s
1 454.8
32.135.979
63,728.7
Subtotal
4,469.7
32,264,484
63,995,76
Industrial
sf
s
Industrial
I IND
1 2,152.81
FAR 0.45
1 42,199,991 sf
42,199,991 s
Other
Institutional
I INS
1 800.61
FAR 0.2-0.5
1 6,974,740 sf
17,436,850 s
Open Space
OS
1,010.9
FAR 0.2
8,806,961 sf
8,806,961 s
Subtotal
1,811.5
15,781,701 sf
1 26,243,811 s
FAR=Boor area ratio; d.u.=dwelling unit;
s.f.=square feet (of floor
area). Acreage shown in table does
not include roads in right-of-way.
' Effective capacity for non-residential development assumes development possible under the lower range of FAR intensity standards with the exception
of the Metro East District Center, Transit Village District Center, Downtown District Center, Heritage District Center, and Urban Neighborhood areas. The
Harbor Corridor District Center, Metro East District Center, Transit Village District Center, Downtown District Center, and Urban Neighborhood areas allow
a range of intensity for mixture of residential and non-residential development based on the zoning development standards. Residential effective capacity
was calculated by adding the 2121 73724494 units possible in the District Center and Urban Neighborhood v*h the existing 74,588 (Census 2000)
housing units.
2 Land use designation permits both residential and non-residential development. Build -out assumes 90% of land area will be deve ed as commercial
and 10%will be developed as residential; with the exception of Town and Country Manor project intended for continuum of care a ousing seniors.
3 Land use designation permits high intensity office development with ancillary retail use.
This table has been revised to correspond with the GIS Land Use Map illustrated in Exhibit 2. a A
CITY OF SANTA ANA GENERAL PLAN A-35