HomeMy WebLinkAboutNS-3056 - Amendment to Development SD-82ORDINANCE NO. NS-3056
ZONING ORDINANCE AMENDMENT NO. 2023-03 — AN
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA AMENDING SPECIFIC DEVELOPMENT NO.
82 (SD-82) TO EXPAND THE BOUNDARIES OF THE SD-82
AND TO AMEND VARIOUS SECTIONS OF THE SD-82 TO
ALLOW FOR THE CREATION OF THREE (3) LAND USE
ZONES, NEW PERMITTED USES AND ANCILLARY USES,
AND ADMINISTRATIVE REQUIREMENTS FOR
PROPERTY MAINTENANCE, COVENANTS, CONDITIONS
AND RESTRICTIONS (CC&RS) AND RECIPROCAL
PARKING AND ACCESS AGREEMENTS
THE CITY COUNCIL OF THE CITY OF SANTA ANA HEREBY
ORDAINS AS FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. On October 20, 2008, the City Council adopted Ordinance No. NS-2777,
rezoning the property located at 2501 West Fifth Street, described as Parcels 1
and 2 of Parcel Map No. 84-886, as shown on a map filed in Book 198, Pages 19-
20 of Parcels Maps in the Office of the County Recorder of Orange County,
California, from Light Industrial (M-1) to Specific Development Plan No. 82 (SD-
82).
B. On January 21, 2020, the City Council adopted Ordinance No. NS-2983, to
amend the Santa Ana Municipal Code (SAMC) to include a definition of "schools";
allow schools as a permitted use in SD-82; to adopt a set of operational standards
for schools within SD-82; allow Vista Heritage Charter School to expand to 66,000
square feet in size; and allow Vista Heritage Charter School to expand the student
enrollment to 870 students.
C. The proposed Project would only affect Parcel 1, 2, and 4, of Parcel Map No.
84-886, as shown on a Map filed in Book 198, Pages 19-20 of Parcel Maps in the
Office of the County Recorder of Orange County, California.
D. The proposed Project entails, among other things, (1) Approval of
Amendment Application No. 2023-04 to change the zoning designation for the
property located at 601 North Fairview Street (APN: 405-241-04) from Light
Industrial (M1) to Specific Development No. 82 (SD-82); and (2) approval of Zoning
Ordinance Amendment No. 2023-03 to expand the boundaries of SD-82 and to
allow for Administrative Offices, Surface Parking, and Private Outdoor Community
Areas as a permitted use on Parcel 4, and Outdoor Play Area on Parcel 2, ancillary
Ordinance No. NS-3056
Page 1 of 18
to the Vista Heritage Charter School. Parcel 2 and 4 are as shown on Parcel Map
No. 84-886, as shown on a Map filed in Book 198, Pages 19-20 of Parcel Maps in
the Office of the County Recorder of Orange County, California.
E. The approval of the text amendments, permissible uses, and development
standards are consistent with the General Plan land use designation of
Industrial/Flex-1.5 (Flex 1.5) and the designated West Santa Ana Boulevard Focus
Area. On April 19, 2022, the City adopted the General Plan Update which went
into effect on May 26, 2022. The Flex-1.5 land use designation encourages
industrial uses that do not produce significant air pollutants including office -
industrial flex spaces, small-scale clean manufacturing, among other uses. The
proposed zoning amendment advances the vision for the subject site's General
Plan Focus Area and will bring the site into alignment and compliance with the
General Plan through reducing and eliminating traditional heavy industrial and
noxious uses currently allowable on the properties. Furthermore, the West Santa
Ana Boulevard Focus Area envisions a mixed -use corridor with a goal of
transitioning out existing auto -oriented and traditional industrial uses to clean
manufacturing and research and development uses, and live -work maker spaces
that are compatible and can coexist with residential and other sensitive land uses
such as schools, churches, and recreation facilities. In addition, the focus area
would transition a group of auto -oriented neighborhoods and institutions into a
series of transit -oriented neighborhoods that support and benefit from future
streetcar stops. In order to accomplish the goals of the General Plan, the focus
area promotes infill development while respecting established neighborhoods and
providing buffers from industrial to residential neighborhoods. The proposed
project will create a buffer from industrial uses to residential by changing the use
of an auto -repair building into an office space. Additionally, the proposed project
proposes landscape improvements and a community garden that will further act
as buffers and accomplish the goals of the General Plan.
F. The applicant has demonstrated compliance with all requirements of the
Sunshine Ordinance codified at SAMC Section 2-153, including public notification
and hosting of required community meetings. Materials resulting from the meetings
were subsequently posted to the City's webpage for the project.
G. On December 11, 2023, the Planning Commission held a duly noticed public
hearing and voted to recommend that the City Council adopt an ordinance
approving Zoning Ordinance Amendment No. 2023-03.
H. On January 16, 2024, the City Council held a duly noticed public hearing and
voted to recommend that the City Council adopt an ordinance approving Zoning
Ordinance Amendment No. 2023-03.
I. For the reasons contained herein, and each of them, Zoning Ordinance
Amendment No. 2023-3 is hereby found and determined to be consistent with the
intent and purpose of Chapter 41 of the SAMC; thus, changing the zoning district
Ordinance No. NS-3056
Page 2 of 18
is found to be consistent with the General Plan of the City of Santa Ana and
otherwise justified by the public necessity, convenience, and general welfare.
Section 2. The recitals above are each incorporated by reference and adopted
as findings by the City Council.
Section 3. The City Council has reviewed and considered the information
contained in the analysis performed pursuant to the California Environmental Quality Act
(CEQA) (Environmental Review No. 2023-40). In accordance with the California
Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically
exempt from further review per Section 15301 (Class 1 — Existing Facilities) of the CEQA
Guidelines. Class 1 exemption applies to the operation, repair maintenance, permitting,
leasing, licensing, or minor alteration of existing public or private structures, facilities,
mechanical equipment, or topographical features, involving negligible or no expansion of
existing or former use. The subject project is proposing the change of use of an existing
industrial building that was previously used for an auto repair business to be used for
administrative office purposes. Additionally, the project is exempt from further review
pursuant to Public Resources Code section 21083.3 and CEQA Guidelines Section
15183, the Project is exempt from further review. This type of exemption analysis
evaluates whether the potential environmental impacts of the proposed change of use for
the existing 5,837-square-foot building from auto -repair to administrative office and site
improvements that include new landscape, fagade remodel, and new outdoor areas for
the office and the school are addressed in the City of Santa Ana General Plan Update
Final Recirculated Program Environmental Impact Report (GPU EIR). A rezoning that is
consistent with an adopted general plan falls within this exemption.
(A) As set forth in CEQA Guidelines Section 15183(a), projects that are
"consistent with the development density established by the existing zoning,
community plan or general plan policies for which an EIR was certified shall not
require additional environmental review, except as might be necessary to examine
whether there are project -specific significant effects which are peculiar to the
project or its site." The CEQA Guidelines further state that " [i]f an impact is not
peculiar to the parcel or to the project, has been addressed as a significant effect
in the prior EIR, or can be substantially mitigated by the imposition of uniformly
applied development policies or standards ... then an additional EIR need not be
prepared for the project solely on the basis of that impact." CEQA Guidelines
Section 15183(c).
(B) The GPU was adopted, and the GPU EIR certified, in April 2022 (State
Clearinghouse Number 2020029087); the GPU went into effect on May 26, 2022.
Any decision by the City affecting land use and development must be consistent
with the GPU. The GPU EIR evaluates the potential environmental effects
associated with implementation of the GPU and addresses appropriate and
feasible mitigation measures that would minimize or eliminate these impacts. A
project is consistent with the GPU if its development density is the same or less
than the standard expressed for the involved parcel in the general plan for which
Ordinance No. NS-3056
Page 3 of 18
an EIR has been certified, and the project complies with the density -related
standards contained in that plan. CEQA Guidelines section 15183(i)(2).
Development density standards can include the number of dwelling units per acre,
the number of people in a given area, floor area ratio (FAR), and other measures
of building intensity, building height, size limitations, and use restrictions.
(C) The GPU identifies that the Interim Development Standard for the FLEX-1.5
area is M1. The M1 zone provides for a variety of light industrial uses, including
warehousing, manufacture, assembly, machine shops, wholesale businesses and
ancillary uses such as office uses that do not exceed thirty (30) percent of the
gross floor area. The Project would result in a FAR of 0.14, which is within the
projections of the GPU EIR, which evaluated a density of 1.5 FAR on the site. The
GPU EIR adequately anticipated and analyzed the impacts of this Project and
identified applicable mitigation measures necessary to reduce impacts of the
Project, and the Project implements the applicable mitigation measures.
(D) Specifically, the Project qualifies for the exemption because the following
findings can be made:
1. The Project is consistent with the development density established by
existing zoning, community plan or general plan policies for which an EIR
was certified. The Project would result in a FAR of 0.14, which is less than
the maximum FAR of 1.5 allowable in the FLEX-1.5 designated area,
which is the development density established by the GPU and analyzed
in the GPU EIR. The Project site has an Interim Development Standard of
M-1 (light Industrial zone). The M-1 zone does not have density
requirements.
2. There are no Project specific effects which are peculiar to the Project or its
site, and which the GPU EIR failed to analyze as significant effects. The
subject property is similar to other properties in the area, including its land
use designation and zoning. The property does not support any peculiar
environmental features, and the Project would not result in any peculiar
effects. In addition, as explained further in the prepared Exemption
Checklist, project impacts were adequately analyzed by the GPU EIR; and
as detailed in the GPU EIR, development projects pursuant to the GPU,
such as the proposed Project, could result in potentially significant impacts
to air quality, greenhouse gas emissions, and noise. However, applicable
mitigation measures specified within the GPU EIR would reduce potential
impacts to a less than significant level.
3. There are no potentially significant off -site and/or cumulative impacts
which the GPU EIR failed to evaluate. The Project is consistent with the
density and use characteristics of the development considered by the GPU
EIR and would represent a small part of the growth that was forecast for
build -out of the GPU. The GPU EIR considered the incremental impacts of
Ordinance No. NS-3056
Page 4 of 18
the Project, and as explained further in the prepared Exemption Checklist,
no potentially significant off -site or cumulative impacts have been identified
which were not previously evaluated.
4. There is no substantial new information which results in more severe
impacts than anticipated by the GPU EIR. As explained in the
prepared Exemption Checklist, no new information has been identified
which would result in a determination of a more severe impact than what
had been anticipated by the GPU EIR.
5. As explained in the prepared Exemption Checklist, the Project will
undertake feasible mitigation measures specified in the GPU EIR. These
GPU EIR mitigation measures will be undertaken through Project design,
compliance with regulations and ordinances, and through the Project's
conditions of approval.
(E) The Project therefore qualifies for an exemption from additional
environmental review as set forth in Public Resources Code section 21083.3 and
CEQA Guidelines Section 15183. The full exemption analysis is provided in
Exhibit 7 of the staff report accompanying this Ordinance. Based on this analysis,
a Notice of Exemption, Environmental Review No. 2023-40 will be filed for this
project.
Section 4. The Specific Development No. 82 (SD-82) zoning document is hereby
amended to read as follows:
TEMPLO CALVARIO ASSEMBLY OF GOD
Specific Development Plan No. 82
Section 1. Applicability of Ordinance
The specific development zoning districtforthe Templo
Calvario Assembly of God Church, as authorized by
Chapter 41, Division 26, Sec. 41-593 et. seq. of the
Santa Ana Municipal Code (SAMC), is specifically
subject to the standards and regulations contained in this
plan for the express purpose of establishing land use
regulations and standards. All other applicable
chapters, articles and sections of the SAMC shall apply
unless expressly stated or superseded by this
ordinance.
Section 2. Purpose
The Specific Development Plan No. 82 (SD-82) for
Ordinance No. NS-3056
Page 5 of 18
Templo Calvario consist of standards and regulations
established for the express purpose of protecting the
health, safety and general welfare of the people of the
City of Santa Ana by promoting and enhancing the
value of properties and encouraging orderly
development of the property.
Section 3. Uses Permitted
'i The fellow; ng uses are permitted in the S-M-8-2 DiotriGt,
A parcel or building within the Specific Development
Plan No. 82 (SD-82) shall be occupied by only the land
uses allowed by this Section 3, and as permitted in
created Zones, hereinafter referred to as Zone 1, Zone
2, and Zone 3 ("Zones"), as adopted and depicted in
Attachment A.
Zone 1
1. The permitted land uses within Zone 1 shall be as
follows:
(a) Administrative offices.
(b) Surface parking lot for off-street parking
purposes only,exclusive to Parcels 1 2 and 4
of Parcel Map No. 84-886, as shown on a Map
filed in Book 198, Pages 19-20 of Parcel Maps
in the Office of the County Recorder of Orange
County California, and any future ad'oinin
parcels that may form part of the Civic Center
Business Park or its future successors.
(c) Private outdoor community area to be
accessible to all Zones but shall not be used
exclusively for school purposes, including but
not limited to outdoor play area school children
play area, nor for school recreational activities.
Zone 2
2. The permitted land uses within Zone 2 shall be as
follows:
(a) The compounding, processing or treatment of
raw or previously used materials into a finished
Ordinance No. NS-3056
Page 6 of 18
or semi -finished product, excluding those
specified in SAMC section 41-489.5.
(b) The manufacturing of products from raw or
previously treated materials, excluding those
specified in SAMC section 41-489.5.
(c) The assembly of products from raw or
previously treated materials, excluding those
specified in SAMC section 41-489.5.
(d) The packaging or distribution of previously
prepared products or materials, excluding those
specified in SAMC section 41-489.5.
(f) Warehousing
(h) Wholesale establishments where the primary
trade is business -to- business sale of products,
supplies and equipment.
Ordinance No. NS-3056
Page 7 of 18
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Ordinance No. NS-3056
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3. The following uses are permitted when ancillary to
any use permitted or permitted with the approval of
a conditional use permit in Zone 2:
(a) Administrative office occupying up to thirty (30)
percent of the gross floor area.
(b) Product sales or service uses occupying up to
five 5percent of the gross floor area.
(c) Enclosed storage where the goods, materials or
supplies stored are the property of the owner or
operator of the building or structure occupying
up to thirty (30) percent.
4. The following uses may be permitted in Zone 2
subject to the approval of a conditional use permit
in accordance with Section 41-638 of the SAMC:
(a) Principal industrial uses occupying less than
seventy 70percent of the gross floor area with
the remainder of the floor area allocated to
office use only.
(b) Childcare facilities other than as permitted b
section 41-472.1 of the SAMC.
(c) Trade schools which provide instruction which
requires the operation of heavy equipment or
machinery normally associated with
manufacturing operations such as
woodworking or machine shops.
(d) Industrial medical clinics which offer medical
services by referral only and do not offer
overnight stays.
(e) Administrative office use ancillary to a permitted
industrial use occupying more than thirty (30)
percent of the gross floor area.
Ordinance No. NS-3056
Page 12 of 18
Zone 3
5. The permitted land uses within Zone 3 shall be as
fn[InWIZ-
(a) Schools and ancillary school uses.
6. The following uses are permitted when ancillary to
any uses Permitted or permitted with the approval
of a conditional use permit in Zone 3:
(a) Outdoor play area, ancillary to school uses.
7. The following uses may be permitted in Zone 3
subject to the approval of a conditional use permit
in accordance with Section 41-638 of the SAMC:
(a) Churches and ancillary church uses.
Section 4. Development Standards
1. Walls and Screening. Any equipment, whether on
the roof, side of building or ground, shall be
screened. The method of screening shall be
architecturally integrated with the building in terms
of materials, color, shape and size.
2. Landscaping Standards. All landscaped areas
shall be irrigated using an automatic irrigation
system. The project shall provide landscaping
consistent with the existing landscape theme and
existing improvements on -site. A six-inch raised
concrete curb shall be required around all
landscape planters unless approved by the City
Landscape Associate.
(a) A landscape area not less than 5 feet wide
shall be maintained on the north (OCTA
right-of-way) parking lot on Fairview
Street.
(b) All new landscape planters and landscaped
areas shall meet the commercial
landscape planter standards.
(c) Vine pockets shall be provided along the
Ordinance No. NS-3056
Page 13of18
north (OCTA right-of-way) block wall every
15 feet.
3. Architectural and Design Features.
(a) Exterior Materials: Changes to the exterior
materials and finishes shall be submitted to
the Planning Division for review and
approval. The materials and finishes shall be
consistent with those found on the site.
(b) Trash Enclosure. Trash enclosures and
similar ancillary structures are to match the
texture, materials and color palette of the
proposed buildings.
(c) Lighting Standards/Fixtures: A minimum of
one -foot candle of light shall be provided
throughout the parking area. Specifications of
light standards/fixtures and photometrics plan
shall be submitted to the Planning Division for
approval.
4. School Operational Standards
(a) A Traffic Plan shall be submitted for review
and approval. The Plan shall include specifics
on school bus drop-off and pick-up areas
(limited to front of building), student drop-off
and pickup areas (limited to rear of building),
and the driveways to be used for these
functions.
(b) A Safety Plan shall be submitted for review
and approval. At a minimum, the Plan shall
include provisions for student safety to the
campus, during school operating hours,
and safety exiting the campus.
(c)
foot of nhYcinal ahtlVlty area peF student shall
be pr4qvide4_. Physical education activities
shall be limited to indoors and the outdoor
Ordinance No. N5-3056
Page 14 of 18
designated gated area. AnV changes to the
designated outdoor play area shall be
submitted to the Planning Division for review
and approval.
(d) Student enrollment for the school shall be
capped at a maximum of 870 students.
(e) A Parking Management Plan shall be
submitted to the Planning Division prior to the
start of each school year. The plan shall be
submitted to Planning Staff and the community
association at least 15 days prior to the start of
school. The Plan shall include provisions for
parking during special events at the school.
(f) The school shall submit an annual Special
Events Program to Planning Staff and the
community association at least 15 days prior to
the start of the school year. The Program shall
include provisions for notification of neighbors
within SD-82, vehicle circulation, and parking
during special events at the school.
(g) Schools are subject to periodic review by the
Planning Division to ensure compliance with
the school; Operational Standards. Failure to
comply with the Operational Standards may
result in a review by the Planning Commission
for further action.
5. Property Maintenance.
(a) Graffiti: All graffiti shall be removed from the
premises within 24 hours of discovery and/or
notification of graffiti on the premises.
(b) Parking Lot/Drive Aisles: Parking and
driveway areas located on the parcels shall
be kept in a good and clean condition.
Standards maintenance and repairs of paved
surfaces shall be conducted on a regular
basis. The normal cleaning and removal of
Ordinance No. NS-3056
Page 15 of 18
refuse and trash shall occur on the premises.
(c) Landscaping: All landscaping shall be
maintained at all times. Any dead or missing
landscaping shall be replaced in a tMgjy
manner.
Section 5. Covenants, Conditions and Restrictions (CC&Rs) and
Reciprocal Parking and Access Agreements
(a) The CC&Rs governing the subject properties shall be
refined and submitted to the City prior to permit issuance of
any site improvements, included but not limited to the
following:
I. Square footage addition to any of the existing
buildings
11, Fences
III. Storage sheds
IV. Landscape planters
(b) A copy of a recorded and executed reciprocal parking and
access agreement shall be provided to the Planning and
Building Agency (PBA), prior to permit _issuance of any site
improvements as listed in Section 5 (a). The reciprocal
parking and access agreement shall include language for
reciprocal parking and access among legal Parcels 1, 2, and
4 as shown on Parcel Map No. 84-886 as shown on a Ma
filed in Book 198, Pages 19-20 of Parcel Maps in the Office
of the County Recorder of Orange County, California.
(c) Alternative to the requirements in Section 5(b), an equivalent
action/document can be_provided to the PBA_ ensuring that
the subject properties meet all required off-street parking and
access requirements.
Section 5. If any section, subsection, sentence, clause, phrase or portion of
this ordinance is for any reason held to be invalid or unconstitutional by the decision of
any court of competent jurisdiction, such decision shall not affect the validity of the
remaining portions of this ordinance. The City Council of the City of Santa Ana hereby
declares that it would have adopted this ordinance and each section, subsection,
sentence, clause, phrase or portion thereof irrespective of the fact that any one or more
sections, subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
Section 6. The City Clerk shall certify the adoption of this ordinance and shall
cause the same to be published as required by law.
Ordinance No. NS-3056
Page 16 of 18
ADOPTED this 20th day of February, 2024.
APPROVED AS TO FORM:
Sonia R. Carvalho City Attorney
4A, By:
Jose Montoya
Assistant City Attorney
AYES: Councilmembers Amezcua, Bacerra, Hernandez, Lopez,
Penaloza, Phan, Vazquez (7)
NOES: Councilmembers None (0
ABSTAIN: Councilmembers None 0
NOT PRESENT: Councilmembers None (0
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, JENNIFER L. HALL, City Clerk, do hereby attest to and certify the attached
Ordinance No. NS-3056 to be the original ordinance adopted by the City Council
of the City of Santa Ana on February 20, 2024 and that said ordinance was
published in accordance with the Charter of the City of Santa Ana.
Date:
ennifer L. Ha
Citv Clerk
of Santa An
Ordinance No. NS-3056
Page 17 of 18
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