HomeMy WebLinkAbout2021-004 - Approving General Plan Amendment No. 2020-07Ls 12.16.20
RESOLUTION NO. 2021-004
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING GENERAL PLAN AMENDMENT
NO. 2020-07 TO CHANGE THE GENERAL PLAN LAND
USE DESIGNATIONS FOR THE PROPERTIES LOCATED
AT 2530 AND 2534 WESTMINSTER AVENUE FROM
GENERAL COMMERCIAL (GC) TO URBAN
NEIGHBORHOOD (UN)
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. Brian Hendricks, representing Community Development Partners ("Applicant") is
requesting approval of General Plan Amendment ("GPA") No. 2020-07 to
amend the General Plan land use designation of the properties located at 2530
and 2534 Westminster Avenue from General Commercial (GC) to Urban
Neighborhood (UN) and to update text portions of the City's Land Use Element
to reflect this change in order to facilitate construction of an 85-unit affordable
housing development.
B. On December 14, 2020, 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 approving GPA No. 2020-07.
C. On January 19, 2021, the City Council of the City of Santa Ana held a duly
noticed public hearing to consider all testimony, written and oral, related to
GPA No. 2020-07, 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.
Section 2. 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 3. 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
Resolution No. 2021-004
Page 1 of 5
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 proposed General Plan land use designation for the project area
is Urban Neighborhood, which applies to residential areas with
pedestrian oriented commercial uses. The project is an 85-unit multi-
family affordable housing project for very -low income households
and permanent supportive housing units for persons experiencing
chronic homelessness. The project will include on -site service
providers and has access to Orange County Transportation Authority
bus routes at Westminster Avenue and Fairview Street. The ground
floor along Westminster Avenue has been designed to incorporate a
lobby at the corner of Westminster Avenue and Huron Drive, service
provider offices at the northeast corner of the development and
residential patios with direct street access. In addition, this
amendment is consistent with Table A-3 (Correlation of Land Use
Designation and Zoning Districts) of the General Plan Land Use
Element.
ii. The Westminster Avenue/Seventeenth Street corridor has a variety
of existing land use designations that include Urban Neighborhood,
Medium Density Residential, General Commercial, Professional
and Administrative Office, District Center, and Institutional. The
Urban Neighborhood Designation will allow for use residential use
of the property. In addition, multi -family uses are often used in
planning and zoning practice to buffer higher intensity uses like
commercial uses from single-family residential uses as multi -family
and single-family uses are more compatible in nature to each other.
The project is similar in scale and density to several nearby multi-
family developments to the east and west along Seventeenth Street
such as Solare Apartment Homes, San Tropez Apartment Homes
and Villa Portofino which are three -stories in height and range from
29 to 38 dwelling units per acre. Additionally, the project's density
and height is similar to those permitted within the Harbor Mixed -
Use Transit Corridor Specific Plan - Transit Node North which is
west of the project site and permits a range of 30 to 50 dwelling
units per acre.
The General Plan Amendment will support several goals and policies
of the General Plan, including the Land Use Element and Housing
Element. Specifically, the project will be consistent with Land Use
Element Goal 1 to promote a balance of land uses to address basic
community needs. Policy 1.5 states a desire maintain and foster a
variety of residential land uses. Housing Element Goal 2
encourages a 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
Resolution No. 2021-004
Page 2 of 5
foster an inclusive community. Policy 2.3 encourages the
construction of rental housing for Santa Ana's residents and
workforce, including a commitment to very low, low, and moderate
income residents and moderate income Santa Ana workers.
Housing Element Goal 3 is to increase opportunities for low and
moderate income individuals and families to find quality housing
opportunities and afford a greater choice of rental or
homeownership opportunities. Policy 3.1 supports the provision of
rental assistance for individuals and families earning extremely low,
very low, and low income with funding from the federal government.
Policy 3.4 supports 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. The general plan amendment will
allow the construction 85 multi -family affordable housing units
(very -low income and permanent supportive housing) with on -site
supportive services. The project will allow for redevelopment of an
underutilized lot with a new residential development with a
contemporary design and variety of building materials.
Section 4. The GPA will not adversely affect the public health, safety, and
welfare in that the GPA 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 5. The City Council of the City of Santa Ana after conducting the
public hearing hereby approves GPA No. 2020-07. The amendments to the Land Use
Element are attached hereto as Exhibit A and incorporated herein by this reference as
though fully set forth herein. This decision is based upon the evidence submitted at the
above said hearing, which includes, but is not limited to: the Request for Planning
Commission Action dated December 14, 2020, the Request for Council Action dated
January 19, 2021, and exhibits attached hereto; and the public testimony, written and
oral, all of which are incorporated herein by this reference.
Section 6. The City Council approves GPA No. 2020-07 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 Mitigated
Negative Declaration (MND) and Mitigation Monitoring and Reporting
Program (MMRP), Environmental Review No. 2020-48 and Amendment
Application (AA) No. 2020-05 are adopted and approved by the City Council.
Resolution No. 2021-004
Page 3 of 5
Section 7. 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, referendum, and other 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 8. This decision rendered by the City Council of the City of Santa Ana
is final and is subject to judicial review pursuant to California Code of Civil Procedure
section 1094.6. The Planning and Building Agency shall give direct notice to the
Applicant of the City Council's decisions and these findings.
ADOPTED this 19'h day of January. 2021.
Vicente Sarmiento
Mayor
APPROVED AS TO FORM:
Sonia R. Caryalho
City Attorney
By: �4 %1,. -f, -IL for
Lisa Storck
Assistant City Attorney
Resolution No. 2021-004
Page 4 of 5
AYES:
Councilmembers
Bacerra, Hernandez, Lopez Mendoza
Phan,
Penaloza, Sarmiento (7)
NOES:
Councilmembers
None
(0)
ABSTAIN:
Councilmembers
None
(0)
NOT PRESENT:
Councilmembers
None
(0)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify the attached
Resolution No. 2021-004 to be the original resolution adopted by the City Council of the
City of Santa Ana on January 19, 2021
Date: /—C� —'?� 1
(7
Daisy Gomez
Clerk of the Council
City of Santa Ana
Resolution No. 2021-004
Page 5 of 5
City of Santa Ana General Plan
Land Use Element
1998
City of Santa Ana
Planning Division
Adopted
February 2, 1998
(Reformatted January 2010)
The following is a chronology of the approved general plan amendments that have been incorporated into this document since the
comprehensive update of the General Plan Land Use Element adopted by the Santa Ana City Council February 2, 1998 (GPA 1997
05):
GPA 2017-02 (December 19,2017)
GPA 2004-03 (Febmary 2, 2009)
GPA 2002-01(September 3, 2002)
GPA 2020-07 (Pending)
GPA 2017-01(June 20, 2017)
GPA 2D08-01 (May 5, 2008)
GPA 2002-03 (August 19, 2002)
GPA 2020-03 (September 1, 2020)
GPA 2016-03 (February 21, 2017)
GPA 2007-02 (June 18, 2007)
GPA 2001-03 (February 19, 2002)
GPA 2020-01(Apol 21, 2020)
GPA 2016-02 (May 17, 2016)
GPA 2007-01 (March 19, 2007)
GPA 2001-02 (January 7, 2002)
GPA 2018-04 (December 31, 2019)
GPA 2016-01(April 19, 2016)
GPA 2006-01(October 2, 2006)
GPA 200&09 (May 7, 2001)
GPA 2019-02 (October 1, 2019)
GPA 2015-03 (February 2, 2016)
GPA 2005-01(December 5, 2005)
GPA 2000-08 (Febmary 5, 2001)
GPA 2019-01 (June 4, 2019)
GPA 2014-02 (October 21, 2014)
GPA 2005-02 (October 17, 2005)
GPA 2000-03 (December 4, 2000)
GPA 2017-03 (June 4, 2019)
GPA 2014-01(June 3, 2014)
GPA 2004-01(April 5, 2005, as passed by
GPA 2000-02 (November 20, 2000)
GPA 201 B-05 (December 4, 2018)
GPA 2011-03 (March 19, 2012)
the voters of Santa Ana)
GPA 1999-02 (October 10, 1999)
GPA 2018-03 (September 18, 2018)
GPA 2011-02 (June 6, 2011)
GPA 2004-04 (July 19, 2004)
GPA 1999-01(August 16.1999)
GPA 2018-02 (May 15, 2018)
GPA 2010-01(June 7, 2010)
GPA 2004-06 (July 6, 2004)
GPA 1998-04 (October 5,1998)
GPA 2015-01(May 15, 20181
GPA 2008-02 (July 20, 2009)
GPA 2003-02 (June 16, 2003)
GPA 1998-05 (September 21, 1998)
GPA 2007-03 (May 18, 2009)
GPA 2003-01(February 18, 2003)
GPA 1998-01 (May 4,1998)
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LAND USE ELEMENT
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
859.6 857.6 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.
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 685.4 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 r
component of master planned mixed use project. In Harbor Corridor, Metro
East, Downtown, and Transit Village District Centers residential -f ti
{
CITY OF SANTA ANA GENERAL PLAN
A-21
LAND USE ELEMENT
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 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 mixed -use
tower, which will include residential, professional office, and commercial
uses. The district will be a focal point in the downtown area serving the Civic
Center complex, Downtown, and Midtown urban areas.
• 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 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 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 of1;.0319.1 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:
t:
A-23
Light and heavy product manufacturing and assembly.
CITY Of SANTA ANA GENERAL PLAN
LAND USE ELEMENT
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
""�21,981 units possible in the areas designated as District Center and Urban
Neighborhood to the existing 74,669 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
for commercial and industrial developments than that which is permitted under
the General Plan.
As indicated in Table A-4, between 77,400 to 96,56596,650 housing units
are allowed by the Land Use Plan. The additional units which presently exist in
CITY OF SANTA ANA GENERAL PLAN
A-33
LAND USE ELEMENT
the City beyond the maximum number permitted under the theoretical buildout
scenario are a reflection of the higher density multiple -family developments
constructed in the 1970's and 1980's. However, the purpose of the Land Use Plan
as it applies to the residential areas is to preserve and maintain the stability of
existing neighborhoods, regardless of the character of development. The intent of
the Plan is not to create any displacement, nor decrease existing development
densities. Rather, it is to ensure a safe, healthy, and livable environment for City
residents. Existing residential development entitlements are protected through
this Land Use Element, applicable Zoning regulations, and sections of the City
code pertaining to legal nonconforming uses.
The Land Use Element's implementation may result in an increase in the
amount of commercial, office, and industrial development in the City. As
indicated in Table A-4, up to 3� 898,40731,763,628 square feet o£commercial and
office, and 42,199,991 square feet ofindustrial development are possible under the
effective capacity parameters of Land Use Plan.
A_34 CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
Table A-4
Land Use Plan Build -out Capacities
Intensity/
I
Effective Buildout'
Theoretical
Land Use
,.
Acres Density
Buildout
Low Density Residential
LR-7
6,463.7 7 du/ac
45,246
du
Low Medium Density Residential
_MR-11
421.6
11 du/ac
4,638 du
Medium Density Residential
MR-15
369.1
15 du/ac
5,536
do
Subtotal
7,254.4
96,565
55,419
Mixed Use
Non Res.
Ilk," In,
Non -Res.
du
District Center
Res.
Res,
Other'
DC
309.5
90 du ac
FAR o -Z
11,955,583 sf
3,017 du
23,764,534 s
3,017 du
Heritage
DC
18.8
FAR 1.7
54,090 at
1,221 du
54,090 sf
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 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
DC
125.0
FAR 5.0
1,836,155 sf
2,029 du
1,836,155 sil
2,029 du
One Broadway Plaza District Ctrs
OBPDC
4.31
FAR 2.9
310,000 sf
415 du
310,000sl
415 du
Urban Neighborhood
UN
319.1 FAR 0.5-3.0
1,666,956
l
g;756
31.1
1 661.356 sf
5r,8�4y0,�do
sf
55,84y0��du
1,092.41
20,738,24
i32
H1599
Subtotal
LT,VJO
LTVOO
1 004.5
20.742.648 sf
21 981 du
sl
21 081 du
Professional & Admin. Office
PAD
600.8 FAR 0.5-1.0
13,085,424 sf
26,170,848 s
General Commercial
GC
95"
FAR 0.5-1.0
, C 722 983857
6
18 678,204 sf
371
6 008 s
Subtotal
1,460.4
1 458.4
3};BB8;4g7
31.763 628 sf
63 5 27M s
Industrial
IND
2,152.8
FAR 0.45
42,199,991 sf
42,199,991 s
1
Institutional
INS
800.6
FAR 0.2-0.5
6,974,740 sf
17,436,850 s
Open Space
OS
1,010.9
FAR 0.2
8,806,961 at
8,806,961 s
Subtotal
1,811.5
15,781,701 sl
26,243,811 s
FAR=floor area ratio: d.u.=dwelling unit:
s.f.=sauare feet (of floor
areal. Acreaae shown in tahle dons
not inrhirie roads in rinht-of-wav
' 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 2z1;89621 981 units possible in the District Center and Urban Neighborhood with the existing 74,609 (Census 2000)
housing units.
2 Land use designation permits both residential and non-residential development. Build -out assumes 90% of land area will be developed as commercial
and 10% will he developed as residential; with the exception of Town and Country Manor project intended for continuum of care and housing seniors.
9 Land use designation permits high Intensity office development with ancillary retail use.
This table has been revised to correspond with the G/S Land Use Map illustrated in Exhibit 2.
CITY OF SANTA ANA GENERAL PLAN - _ A-35