HomeMy WebLinkAbout2020-066 - Approving General Plan Amendment No. 2020-02LS 8.18.20
RESOLUTION NO. 2020-066
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SANTA ANA APPROVING GENERAL PLAN
AMENDMENT NO. 2020-02 AMENDING THE LAND
USE ELEMENT TO DISTRICT CENTER FOR THE
PROPERTY LOCATED AT 2300, 2310, AND 2320
SOUTH REDHILL AVENUE
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, Jeremy Ogulnick, representing Arrimus Capital ("Applicant"), seeks
to develop a Mixed -Use Commercial and Residential Project ("proposed Project"), on a
14.69-acre site at 2300, 2310, and 2320 South Redhill Avenue in Santa Ana, California
("Project Site"); and
WHEREAS, during the City's entitlement and environmental review process, and
in response to comments and concerns raised by the City and public, the Applicant has
proposed the subject mixed -use Project; and
WHEREAS, the Project as currently proposed entails, among other things, (1)
demolition of the existing three (3) structures on the Project Site; (2) redevelopment of
the Project Site with a commercial and residential mixed -use development consisting of
up to 80,000 square feet leasable commercial area, 1,100 residential units, 2,600 onsite
parking spaces, and onsite landscaping and amenities; (3) approval of General Plan
Amendment (GPA) No. 2020-02, which would change the Project Site's existing land
use designation of Professional & Administration Office (PAO) to District Center (DC);
and (4) approval of Amendment Application (AA) No. 2020-01, which would change the
zoning of the Project Site from Light Industrial (M-1) to Specific Development No. 96
(SD-96) designation; and
WHEREAS, the requested General Plan Amendment would change the General
Plan land use designation of the property from Professional and Administrative Office
Resolution No. 2020-066
Page 1 of 7
(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 mixed -use
commercial and residential Project; and
WHEREAS, Environmental Impact Report No. 2020-01 (State
Clearinghouse/SCH No. 2019080011) for the proposed Project was circulated
between January 3, 2020 and February 18, 2020; and
WHEREAS, the Environmental Impact Report analyzed the impacts related to
the proposed amendment to the General Plan Land Use Element; and
WHEREAS, on September 24, 2019, 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 October 1, 2019, 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 October 30, 2019 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. Chairman Salas did not respond to the City
with any information or evidence pertaining to Tribal Cultural Resources; and
WHEREAS, during the public comment period, a Planning Commission work-
study session was held on February 10, 2020 where staff presented the proposed
Project and described the Draft EIR; and
WHEREAS, on May 11, 2020 and May 26, 2020, the Planning Commission
conducted a duly noticed public hearing to consider the EIR and General Plan
Amendment No. 2020-02 and Amendment Application No. 2020-01. After hearing all
relevant testimony from staff, the public and the City's consultant team, the Planning
Commission voted to recommend that the City Council certify the EIR and adopt the
findings, the statement of overriding considerations and the mitigation monitoring and
reporting program and approve the Project; and
WHEREAS, the "EIR" consists of the Final EIR and its attachments and
appendices, as well as the Draft EIR and its attachments and appendices (as modified
by the Final EIR); and
WHEREAS, on August 6, 2020, the City gave public notice of a City Council
public hearing for consideration of Environmental Impact Report No. 2020-01 (State
Clearinghouse No. 2019080011) 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, August 18, 2020, the City Council conducted a duly noticed public
hearing to consider the EIR, General Plan Amendment No. 2020-02, and Amendment
Resolution No. 2020-066
Page 2 of 7
Application No. 2020-01 and at which hearing members of the public were afforded an
opportunity to comment upon Environmental Impact Report No. 2020-01. After
hearing all relevant testimony from staff, the public and the City's consultant team, the
City Council voted to certify the EIR, adopt the findings, the statement of overriding
considerations and the mitigation monitoring and reporting program and approve the
Project.
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. 2020-01, adopted the
Mitigation Monitoring and Reporting Program (MMRP) and Statement of Overriding
Consideration for the proposed Project, including this General Plan Amendment No.
2020-02.
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 online, and 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:
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 2.1, 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
Resolution No. 2020-066
Page 3 of 7
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
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 1,100 rental housing units. The amendment will
expand the District Center designation and provide a mixed -use
commercial and residential community in a regional setting consisting
of other mixed -use developments nearby in the cities of Santa Ana,
Tustin, and Irvine.
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.
Resolution No. 2020-066
Page 4 of 7
The Project is located proximate to existing transportation infrastructure
such as the Costa Mesa (SR-55) Freeway, which provides vehicular
access to the region; and, the Orange County Transportation Agency
bus routes along Redhill Avenue which connects to the Santa Ana
Regional Transportation Center.
Redhill and Warner Avenues, both major urban corridors with
cultural, educational, employment and retail destinations such as
the Tustin Legacy, Irvine Business Complex, John Wayne Airport
(SNA), beaches, Interstates 5 and 405, and the Tustin District, front
the project site. Therefore, the mixed -use development 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 southeastern
area of the City. The multi -storied development will complement the
nearby mid -rise office buildings located Redhill Avenue. Although
the density will be higher than the adjacent industrial properties, the
mixed -use development is consistent with the uses to the east and
south.
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 mixed -use commercial and residential buildings are of high quality
design and include high quality materials such as stone veneer, brick
veneers, metal panels, and canopies. The buildings are designed with
courtyards and landscaped areas to reduce the mass of the buildings.
The Project has street frontage on Redhill Avenue which is identified as
a minor path in the General Plan and supports the Freeway Corporate
District (No. 31) described in the Urban Design Element of the General
Plan. 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 in the area to the east
and south in the cities of Santa Ana, Tustin, and Irvine. In addition, the
Urban Design Element of the General Plan identifies the site as being
near a Gateway at Dyer Road and the SR-55 Freeway; the Project
promotes elements of a Gateway by developing the site with a building
with attractive architectural features, projecting a positive image for the
Resolution No. 2020-066
Page 5 of 7
City of Santa Ana.
C. The proposed General Plan Amendment will not adversely affect the 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:
The City Council approves General Plan Amendment No. 2020-02
as set forth in Exhibit A, attached hereto and incorporated herein
by reference, subject to compliance with the adopted 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. 2020-01 is certified and Amendment
Application No. 2020-02 is approved by the City Council.
Resolution No. 2020-066
Page 6 of 7
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 18th day of August, 2020.
27] -,4e. Z-4z'-
Migu uli o
Ma
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
By: k ` '�
Lisa Storck
Assistant City Attorney
AYES: Councilmembers Bacerra, Mendoza, Penaloza, Sarmiento.
Solorio (5)
NOES: Councilmembers Villegas, Pulido (2)
ABSTAIN: Councilmembers None (0)
NOT PRESENT: Councilmembers None (0)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, DAISY GOMEZ, Clerk of the Council,
Resolution No. 2020-066 to be the original
City of Santa Ana on August 18, 20200
Date: �' �� �0 0
do hereby attest to and certify the attached
resolution adopted by the City Council of the
Daisy Gome
Clerk of the Council
City of Santa Ana
Resolution No. 2020-066
Page 7 of 7
EXHIBIT A
City ®f Santa Ana General Plan
Land Use Element
1998
City of Santa Ana
Planning Division
0
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 z, 1998 (GPA 1997-05):
GPA 2020-02 (Pending)
GPA 2020-01 (April 21, 2020)
GPA 2018.04 (December 31, 2019)
GPA 2019-02 (October 1, 2019)
GPA 2019.01 (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 2015-01(May 15, 2018)
GPA 2017-02 (December 19,2017)
GPA 2017-01 (June 20, 2017)
GPA 2016-03 (February 21, 2017)
GPA 2016-02 (May 17, 2016)
GPA 2016-01 (Apol 19, 2016)
GPA 2015-03 (February 2, 2016)
GPA 2014-02 (October 21, 2014)
GPA 2014-01 (June 3, 2014)
GPA 2011-03 (March 19, 2012)
GPA 2311-02 (June 6, 2011)
GPA 2010-01 (June 7, 2010)
GPA 2008-02 (July 20, 2009)
GPA 2007-03 (May 18, 2009)
GPA 2004-03 (February 2, 2009)
GPA 2008.01 (May 5, 200B)
GPA 2007-02 (June 18, 2007)
GPA 2007-01 (March 19, 2007)
GPA 2006-01 (October 2, 2006)
GPA 2005-01 (December 5, 2005)
GPA 2005-02 (October 17, 2005)
GPA 2004-01(Apol 5, 2005, as passed by
the voters of Santa Ana)
GPA 2004-04 (July 19, 2004)
GPA 2004-06 (July 6, 2004)
GPA 2003-02 (June 16, 2003)
GPA 2003-01 (February 1 B, 2003)
GPA 2002-01 (September 3, 2002)
GPA 2002-03 (August 19, 2002)
GPA 2001-03 (Febmary 19, 2002)
GPA 2001-02 (January 7, 20(12)
GPA 2D00-09 (May 7, 2001)
GPA 2000.08 (February 5, 2001)
GPA 2000-03 (December 4, 2000)
GPA 2000-02 (November 20, 2000)
GPA 1999-02(October 18, 1999)
GPA 1999-01(August 16,1999)
GPA 1998-04 (October 5, 1998)
GPA 1998-05 (September 21, 1998)
GPA 1998.01 (May 4, 1998)
LAND USE ELEMENT
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, One Broadway Plaza District Center. Warner
Redhill Mixed -Use Development District 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 z. Additional
information concerning the Land Use Plan and the land use designations
is provided in Table r (Land Use Development Intensity Standards), and
in the Appendix.
Table 1
Development Intensity Standards
c....a..w..
Land Use Designation
Residential Land Use Designations
Low Density Residential (IR-7)
....................o,...o,,.�
fdu/acre - FAR)'
7 du/acre
Low -Medium Density Residential (LMR-11)
11 du/acre
Medium Density Residential (MR-15)
15 dWacre
Mixed Use Land - Designations
District Centerl(DC)
Other District Center (Midtown, MacArthur Place, etc.)
90 du/acre and FAR 1.0-2.0
Warner Redhill Mixed -Use Develooment District Center
FAR 2.08
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
One Broadway Plaza District Center (OBPDC)
FAR 2.9
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
DesignationsIndustrial Land Use
Industrial (IND)
FAR 0.45
16 CITY OF SANTA ANA GENERAL PLAN
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-r 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
Develooment Intensitv Standards
Indust
1�
Indus
A-12
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
24
Town & Country Manor
1.27
25
Harbor Mixed Use Transit Corridor
5.0
26
Heritage
1.7
27
Warner Redhill Mixed -Use Develooment
2.08
CITY Of SANTA ANA GENERAL PLAN A-1 5
06
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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 586.46o" 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 r.o.
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 lowdensity 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;
CITY OF SANTA ANA GENERAL PLAN A-23
LAND USE ELEMENT
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. Eiehtgev areas of the City, totaling 600.8
685.4 acres, are designated as District Center. The intensity standard
for the District Center designation ranges from a floor ratio of i.o 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 go units per acre when developed as an integral
component of a 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 centerwhich will be developed over the next 15
to ao 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.
CITY OF SANTA ANA GENERAL PLAN A-ZS
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 avibrant 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 Warner Redhill Mixed -Use Development District
provides urban housing opportunities at the Ci�'s
southeastern edge in close proximity to the 55 Freeway
regional travelway. The district allows high -density housing
and complementary commercial uses to serve surroundine
industrial, commercial, and residential areas.
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 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 of this area with high
intensity, high quality regional office projects.
The One Broadway Plaza District Center (OBPDC) is a distinct
land use that is envisioned as a major activity center with a landmark
A-26 CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
Mitigation Fees. The City assesses fees on new development to
ensure that the public does not incur an undue financial burden in
providing services to the project. The City annually evaluates
reasonable and fair methods of assessing new development for the
cost of providing any additional infrastructure required by the
development.
Project Review. The City will continue to implement its current
project review procedures. The purpose of the project reviewprocess
is to ensure that building design, architecture, and site layouts are
compatible with surrounding development. This process includes
coordination by the interagency Development Review Committee
(DRC) to ensure consistent and comprehensive application of City
regulations and policies for all projects.
• Redevelopment Plans. The City will apply redevelopment tools
associated with the implementation of the adopted redevelopment
plans, as appropriate. The City will encourage the further
development of industrial, commercial, and residential projects in
suitable locations to strengthen the City's tax and employment base.
• Special Studies. In certain instances, aspecial 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 Cityof 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 zz.oci6ai-,� units possible in the areas designated as District
CITY OF SANTA ANA GENERAL PLAN A-37
LAND USE ELEMENT
Center and Urban Neighborhood to the existing 74,669 units presently
found in the City per Census z000. 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 for commercial and
industrial developments than that which is permitted under the General
Plan.
As indicated in Table A-4, between 78��8rTn to 9766594i565 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 ig7o's and r98o's.
However, the purpose of the Land Use Plan as it applies to the residential
areas is to preserve and maintain the stability of existing neighborhoods,
regardless of the character of development. The intent of the Plan is not
to create any displacement, nor decrease existing development densities.
Rather, it is to ensure a safe, healthy, and livable environment for City
residents. Existing residential development entitlements are protected
through this Land Use Element, applicable Zoning regulations, and
sections of the City code pertaining to legal nonconforming uses.
The Land Use Element's implementation may result in an increase in the
amount of commercial, office, and industrial development in the City. As
indicated in Table A-4, up to 31,495,42931,909,40 square feet of
commercial and office, and 42,199,991 square feet of industrial
development are possible under the effective capacity parameters of Land
Use Plan.
A-38 CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
Table A-4
Land Use Plan Build -out Capacities
Land Use
Residential
Low Density Residential
LR-7
Intensity/
Acres
6,468.1 7 dulac
I Effective Bulfdouf
Theoredcal
45,276 du
Low Medium Density Residential
LMR-11
421.6
11 dulac
4,638 du
Medium Density Residential
MR-15
364.7
15 dulac
5,471 du
Subtotal
Mixed Use
District Center
7,254.4
Non Res.
97y65
5W 86,du'
Res.
I
Non -Res.
55,385 du
Res.
Other
DC
309.5
90 du lac
FAR 1.0-2.0
11,955,583 sf
3,017 du
23,764,534 at
3,017 du
Warner Redhill Mixed -Use
DC
14.4
FAR 2.08
80000sf
1100 du
80000
1100 du
Development
Heritage
DC
18.8
FAR 1.7
54,090 sf
1,221 du
54,090 sf
1,221 du
Downtown
DC
62.5
FAR 3-0
2,057,824 sf
1,661du
2,067,824 sf
1,661 du
Metro East
I DC
113.9
FAR 0.75- 3.0
1 2,464,776 sf
5,037 du
2,464,776 sl
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
I DC
1 125.0
FAR 5.0
1,836,155 sf
2,029 du
1,836,155 sf
2,029 du
CITY OF SANTA ANA GENERAL PLAN A-39
LAND USE ELEMENT
One Broadway Plaza District UP
4.3
FAR 2.9
310,000 at
415 du
310,000 s
415 but
Urban Neighborhood
LUN
317.0
FAR 0.5-3.0
1,656,955 at
5,755 du
1,656,955 at
5,755 du
Subtotal
10� 1M
20 .818 247
22996
32,627,198
22996
Commercial
low
20 ",.�°.Wsi
21,1196 du
32,547-r198 at
24,888 du
Professional & Admin. Office
PA O
586.4
FAR 0.5-1.0
12,772,44
25891
69"
13,085424 at
26,470;848 at
General Commercial
GC
859.6
FAR 0.5-1.0
18,722,983 sf
37,445,967 at
141i6.1
31,495.429
6299085
Subtotal
1,460,4
31,806,407 at
63,616,815s
Industrial
Industrial
I IND
1 2,152.81
FAR 0.45
1 42,199,991 at
42,199,991 s
Other
Institutional
INS
800.61
FAR 0.2-0.6
1 6,974,740 at
17,436,85D s
Open Space
OS
1,010.91
FAR 0.2
8,806,961 at
8,806,9fi1 s
Subtotal
1,811.5
1 15,781,701 at
26,243,811 s
FAH=adhr area ratio; d.u. dwelling unit; V.—square rest (ot door 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 2222 99621-96 units possible in the District Center and Urban Neighborhood with the existing 74,669 (Census 2000) housing units.
' Land use designation permits bath 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.
A-40 CITY OF SANTA ANA GENERAL PLAN