HomeMy WebLinkAbout75B - 407 N. MCCLAY ST.
CITY COUNCIL MEETING DATE:
REQUEST FOR
COUNCIL ACTION
CLERK OF COUNCIL USE ONLY:
J
1/1,
OCTOBER 2, 2006
TITLE:
AMENDMENT APPLICATION NO. 2006-03 TO
REZONE A PARCEL FROM PROFESSIONAL (P) TO
SINGLE-FAMILY RESIDENCE (R1) AND GENERAL
PLAN AMENDMENT NO. 2006-01 TO CHANGE THE
GENERAL PLAN DESIGNATION FROM PROFESSIONAL
AND ADMINISTRATIVE OFFICE (PAO) TO LOW
DENSITY RESIDENTIAL (LR-7) AT 407 NORTH
MCCLAY STREET - PMR INC., APPLICANT
OJ/Ja~
APPROVED
o As Recommended
o As Amended
o Ordinance on 151 Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
CONTINUED TO
FILE NUMBER
CITY MANAGER
RECOMMENDED ACTION
1. Adopt a resolution denying both Amendment Application No. 2006-03 and
General Plan Amendment No. 2006-01;
OR
2. Adopt both an ordinance approving Amendment Application No. 2006-03
and a resolution approving General Plan Amendment No. 2006-01.
PLANNING COMMISSION ACTION
Recommended that the City Council:
1. Deny Council Amendment Application No. 2006-03.
2. Deny General Plan Amendment No. 2006-01.
By a vote of 4:0 (Gartner and Lutz absent) at its meeting on July 24,
2006 (Exhibit A) .
DISCUSSION
On September 5, 2006, the City Council held a public hearing on the
applicant's request for a zone change and general plan amendment to allow
the construction of a new single family residence at the project site.
During the hearing, the Council indicated a potential desire to rezone
the subj ect property and allow the residential proj ect subj ect to a
thorough review of the floor plan by the planning staff. At the
758-1
Amendment Application No. 2006-03
General Plan Amendment No. 2006-01
October 2, 2006
Page 2
conclusion of the hearing, the City Council directed staff to return with
findings necessary to approve the general plan amendment and zone change
for the proposed single family residence (Exhibit B) .
Staff met with the applicant on September 18, 2006 to discuss possible
changes to enhance the proj ect . After reviewing various items, the
applicant agreed to enlarge the front porch to make it a more usable
area, to further refine the architectural features of the porch by using
upgraded materials, and to provide additional closet space wi thin the
home as shown on the attached exhibit (Exhibit C) .
Staff contends that the proposed modifications will result in a quality
single family residence that is compatible with the existing residential
neighborhood. As a result, staff recommends that the City Council approve
General Plan Amendment No. 2006-01 and Amendment Application No. 2006-03.
CEQA Compliance
In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review pursuant to Section
15332. This Class 32 exemption allows the construction of infill projects
on sites less than five acres in size. Categorical Exemption No. 2006-25
will be filed for this project.
FISCAL IMPACT
There is no fiscal impact associated with this action.
J.iy\M. Trevino
~uti ve Director
Planning & Building Agency
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cr\reports\aa06~03gpa06~Ol.l00206.CC
758-2
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
JULY 24, 2006
TITLE:
PUBLIC HEARING - FILED BY PMR INC. FOR
AMENDMENT APPLICATION NO. 2006-03 TO REZONE
A PARCEL FROM PROFESSIONAL (P) TO SINGLE-
FAMILY RESIDENCE (R1) AND GENERAL PLAN
AMENDMENT NO. 2006-01 TO CHANGE THE GENERAL
PLAN DESIGNATION FROM PROFESSIONAL AND
ADMINISTRATIVE OFFICE (PAO) TO LOW DENSITY
RESIDENTIAL (LR-7) AT 407 NORTH MCCLAY
STREET
Prepared by Carlos Rodriguez
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
~ Executive Director
t!~ ~~"-
Planning Manager .
RECOMMENDED ACTION
Recommend that the City Council:
1. Deny Amendment Application No. 2006-03.
2. Deny General Plan Amendment No. 2006-01.
DISCUSSION
Request of Applicant
Pacific
general
existing
General
(PAO) to
Maintenance, Inc. is requesting approval of a zone change and
plan amendment to change the zoning classification of an
parcel to Single-Family Residence (R1) and to change the
Plan Designation from Professional and Administrative Office
Low Density Residential (LR-7) at 407 North McClay Street.
Property Description
The subject site is a vacant parcel located on McClay Street near the
northeast corner of Fourth and McClay Streets. The lot is rectangular in
shape and is approximately 4,900 square feet in size. The property is
bounded by single-family residences to the north, south and east, and
Frederick Remington Elementary School to the west (Exhibits 1 and 2) .
EXHIBIT A
758-3
Amendment Application No. 2006-03
General Plan Amendment No. 2006-01
July 24, 2006
Page 2
Project Description
The applicant proposes to construct a single-family residence on the
subject site. The current zoning classification for the subject property
is Professional (P) with a General Plan land use designation of
Professional and Administrative Office (PAO). The Professional zoning
does not allow the construction of residential structures. A zone change
to Single-Family Residence (R1) and a general plan amendment to Low
Density Residential (LR-7) are required in order to construct a single-
family residential structure.
The applicant is proposing to construct a one-story single-family
residence with a detached two-car garage. The house will be approximately
1,300 square feet in size and includes four bedrooms and two baths
(Exhibits 3 and 4). The proposed exterior finishes include a composite
wood siding, a front porch with decorative columns, and wood trim around
the single hung windows. The detached garage at the rear of the property
is 441 square feet and matches the architectural features of the house.
Analysis of the Issues
The applicant is requesting approval of a zone change and general plan
amendment of the subject site to allow a residential unit. The subject
site is located just north of the intersection of McClay and Fourth
Streets. Currently, the land uses found along Fourth Street between
Grand Avenue and the Santa Ana (I - 5) Freeway consist mainly of both
office and residential development. Except for the existing elementary
school and the commercial zoned properties abutting Grand Avenue, all
properties in this corridor are zoned Professional (P) and have a
General Plan land use designation of Professional and Administrative
Office (PAO) (Exhibits 5 and 6). Section 41-680 of the Santa Ana
Municipal Code (SAMC) allows the existing residential uses along this
corridor to remain since they are considered to be legal nonconforming
uses.
The existing zoning and general plan designations for the property are
consistent and allow for the development of a professional office. The
Circulation Element of the General Plan classifies Fourth Street as a
primary arterial street (Exhibit 7). Policy 4.5 of the Land Use Element
encourages the development of employment centers that are adj acent to
758-4
Amendment Application No. 2006-03
General Plan Amendment No. 2006-01
July 24, 2006
Page 3
major arterial roadways such as Fourth Street. Given the site's close
proximity to Grand Avenue and the Orange County Register headquarters,
the area could evolve into an office district that links the existing
office district on east Fourth Street with Grand Avenue. The current
zoning and general plan designations facilitate a future employment
center by allowing the conversion of residences along Fourth Street into
viable office proj ects. Further, since residential uses along maj or
arterials are not encouraged, it will assist in the eventual conversion
of these residences into office uses that are appropriate land uses on a
major arterial.
By rezoning the existing lot to the Single-Family Residence (R1)
designation, any future developer would have less square footage on
which to develop the properties along Fourth Street between McClay
Street and Linwood Avenue. Additionally, staff is trying to minimize
the creation of city blocks that have a mis-match of office and
residential development. By allowing the zone change and general plan
amendment for this specific parcel, the City is reducing the amount of
land available for office uses. Smaller development sites may fall
short of complying with the City's development standards and create
negative impacts on the surrounding residential neighborhood. Such
impacts may include the parking of automobiles in the residential
neighborhoods as street parking is not permitted on Fourth Street.
Staff also analyzed the existing land use pattern of the area. The
entire block along Fourth Street is zoned Professional and allows office
development, including the conversion of residences into professional
offices. In fact, several of the office buildings along this corridor
were former residences that were converted into office buildings.
Although the opportunity exists for the residence south of the subject
site to convert to an office use, it is unlikely that these sites can
meet the development standards necessary for office uses. By
maintaining the office zoning of the subject site, it allows potential
developers the opportunity to create a larger office development rather
than a series of smaller individual office buildings.
Therefore, staff recommends that the Planning Commission recommend that
the City Council deny Amendment Application No. 2006-03 and General Plan
Amendment No. 2006-01.
758-5
Amendment Application No. 2006-03
General Plan Amendment No. 2006-01
July 24, 2006
Page 4
CEQA Compliance
In accordance with
proposed project is
Environmental Quality
~ h"t/__
Carlos Rodriguez
Assistant Planner II
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758-6
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GENERAL AGRICULTURAL
PARKING MODIFICATION
COMMERCIAL SOUTH MAIN
COMMUNITY COMMERCIAL
COMM. COMMERCIAL-MUSEUM DISTRICT
GENERAL COMMERCIAL
CENTRAL BUSINESS
CENTRAL BUSINESS-ARTIST VILLAGE
PLANNED SHOPPING CENTER
ARTERIAL COMMERCIAL
SINGLE-FAMILY RESIDENCE
TWO-FAMILY RESIDENCE
MULTIPLE-FAMILY RESIDENCE
SUBURBAN APARTMENTS
RESIDENTIAL ESTATE
SPECIFIC DEVELOPMENT
SPECIFIC PLAN
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COMMERCIAL RESIDENTIAL
GOVERNMENT CENTER
LIGHT INDUSTRIAL
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MILITARY OPERATIONS
OPEN SPACE
PROFESSIONAL
PLANNED COMMUNITY DEVELOPMENT
PLANNED RESIDENTIAL DEVELOPMENT
R1
R2
R3
R4
RE
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GPA 06-1/AA 06-3
PACIFIC MAINTENANCE, INC.
407 NORTH McCLAY STREET
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AGE N C Y
P LAN N
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AND BUILD
EXHIBIT 1
758-7
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PACIFIC MAINTENANCE, INC.
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EXHIBIT 5
758-13
GENERAL PLAN
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EXHIBIT 6
758-14
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17-5-9 16+9
FIRST
ST.
Zoning District
SECTIONAL DISTRICT MAP B-5-9
ADOPTED BYTHE SANTA ANA CITY COUNCil, AUGUST 17,1959 BY ORDINANCE NS-394
o
60-
-6000
1000
MINIMUM FRONTAGE
MINIMUM lOT AREA
SCALE IN FEET
Al GENERAL AGRICULTURAL
-B PARKING MODIFICATION
Cl COMMUNITY COMMERCIAL
Cl-MD COMMUNITY COMMERCIAL-MUSEUM DISTRICT
C2 GENERAL COMMERCIAL
C3 CENTRAl BUSINESS
C3-A CENTRAl BUSINESS-ARTISTS' VilLAGE
C4 PlANNED SHOPPING CENTER
C5 ARTERiAl COMMERCIAL
CR COMMERCIAL RESIDENTIAL
C-SM
GC
Ml
M2
MO
o
P
?CD
PD
PRD
SOUTH MAIN STREET COMMERCIAL DISTRICT
GOVERNMENT CENTER
LIGHT INDUSTRIAL
HEAVY INDUSTRIAL
MILITARY OPERATIONS
OPEN SPACE
PROFESSIONAL
PLANNED COMMUNITY DEVELOPMENT
PLANNED DEVelOPMENT
PlANNED RESIDENTIAL DEVELOPMENT
Rl SINGLE-FAMILY RESIDENCE
Rl-4000 SMALL LOT SINGLE-FAMILY RESIDENCE
R2 TWO-FAMILY RESIDENCE
R3 MULTIPLE-FAMILY RESIDENCE
R4 SUBURBAN APARTMENT
RE RESIDENTIAL ESTATE
SO SPECIFIC DEVELOPMENT
SP SPECIFIC PLAN
THIS MAP IS THE OFFICIAL SECTIONAl
DISTRICT MAP OF THE CITY OF SANTA ANA.
AS AUTHORIZED BY CITY COUNCIL
RESOLUTION NO. 7<4-163. DATED 11-'807<4, I
HEREBY ATTEST THAT THIS MAP IS A TRUE
copy OF THE ORIGINAL SECTIONAL DISTRICT
MAP NO. 144.
Signed
JAymEVlOO
EXECUTIVE DIRECTOR
PLANNING I BUILDING AGENCY
Cel1fK:ateDa1e
RES. I A.A. I ANX. NO M 06-3
ORD. I RES. NO ParJding
ADOPTED DATE
APPROVED
RES. I A.A. t ANX. NO. 6073
,'m
A.A. 7<45 A.A.778 A.A. 806
AA 849 A.A 865 AA.867 A.A. 871 A.A892 A.A. 934 10..10..952 AA 981 A.A.. 993 AA997 A.A. 1029 A.A. 1031 AA 1039 A.A. 10<47 AA 1052 AA 02-1
79-S N$-1582 NS-1611 NS.1619 ~1670 NS.1716 NS.1815 NS-1846 NS-1912 NS-1;.t2 NS-1950 NS-2Q36 NS-203 1 NS-2062
1-8.7'9 ...." 11-16-81 H8-~ 1-17-83 3-1..... ,...... 5-19-86 1-1-87 ...... 3-,-88 11-20-69 "_ '~-90
f!J8 tlllf'" tlllf'" tlllf'" tlllf'" tlllf'" tlllf'" ~ ~~ ~ ~ ~ ~~
ORD. I RES NO N$-1278 N5-1285 NS.1327 NS-1393 NS-1467
ADOPTED DATE 9--15-15 11-17-75 11-15-16 12-12-77
APPROVED
~
PREPARED BY THE PLANNING DIVISION CITY OF SANTA ANA, CALIFORNIA
~'~B
LAND USE ELEMENT
SANTA ANA GENERAL PLAN
City of Santa Ana
Planning Division
Adopted
February 2, 1998
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 Santa Ana City Council
February 2, 1998 (GPA 1997-05):
GPA 2006-01 (October 2, 2006), GPA 2005-01 (December 5, 2005), GPA 2005-02 (October 17, 2005), GPA 2004-01
(April 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 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 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).
Page 2 of ~
758-17
LAND USE ELEMENT
· To encourage lot consolidation for optimal site design, the floor area
ratio can be calculated on an area wide basis for contiguous parcels
which are part of a large, multi-structure project.
· To qualify for an area wide floor area ratio calculation, a project must
be integrated in design and function, and the owner/developer must
record deed restrictions limiting the project area to the legally allowed
floor area ratio.
Land Use Designations
The Santa Ana Land Use Plan includes 11 land use designations. These
designations indicate the types and intensity of development to be allowed on
the property which they cover. Generally, the designation also reflects the
predominant development character of the area. As is typical in older,
urbanized communities like Santa Ana, there are some areas where existing
development does not completely reflect the land use designation of the Land
Use Plan. Where these occur the properties are deemed legal conforming
and may continue until such time as the property has been vacant for twelve
months or more. Each land use designation and a brief description are
discussed below.
Residential
The Land Use Plan provides for three distinct residential land use
designations. Residential development is also permitted in two other
designations: District Center and Residential/Industrial. The Santa Ana Land
Use Plan includes the following residential land use designations:
.
The Low Density Residential (LR-7) designation applies to those areas
of the City which are developed with lower density residential land
uses. The allowable maximum development intensity is 7 units per
acre. Development in this category is characterized primarily by
single-family homes. This designation applies to a large proportion of
the City (9,474 6,474.5 acres) representing 47 percent of the City's
total land area.
.
The Low-Medium Density Residential (LMR-11) designation applies to
those sections of the City which are developed with residential uses at
permitted densities of up to 11 units per acre. The land area included
in this designation is approximately 443 acres. The great majority of
the land designated as Low-Medium Density Residential is located in
the westerly portion of the City, north and south of First Street.
Properties with this designation are typically characterized by mobile
Revised (adoption date)
Page 3 of 5
A-17
758-18
N.I~
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LAND USE ELEMENT
Revised (adoption date)
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 3,232 units possible in the areas designated as District Center to
the existing 74,588 units presently found in the City. 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, four 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 59,71659,717 to 77,820 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 build-out 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 its 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 54,552,017 square feet of commercial and office
development, and 44,891,128 square feet of industrial development are
possible under the effective capacity parameters of Land Use Plan.
Page 4 of 5
A-30
758-19
Amended Table A-4
Land Use Plan Build-out Capacities
Land Use
Intensity/ Density
Standards
Acres
Effective
Build-out 1
Theoretical
Build-out
Residential
Low Density Residential
7 d.u/ac.
LR-7 6,171.4 ac.
\~~1~.~
LMR-11 443.1 ac.
MR-15 410.0 ac.
Low Medium Density Residential
Medium Density Residential
11 d.u/ac.
15 d.u/ac.
Residential/Industrial 2
R/I -15 9.2 ac.
15 d.u/ac.
District Center 3
SubTotal
DC 35.9 ac.
7,372.6 ac.
~'i~
90 d.u/ac.
Commercial
Professional & Administrative
Office PAO 725.0 ac. FAR 0.5-1.0
General Commercial GC 1,108.3 ac. FAR 0.5-1.0
District Center 3 DC 323.2 ac. FAR 1.0-2.0
One Broadway Plaza District Ctr 5 OBPDC 4.3 ac. FAR 2.9
SubTotal 2,160.8 ac.
Industrial
Industrial IND 2,280.9 ac. FAR 0.45
Residential /Industriab R/I-15 18.5 ac. FAR 0.45
SubTotal 2,290.1 ac.
Other
Institutional 4 INS 812.6 ac. FAR 0.2-0.5
Open Space OS 1,019.0 ac. FAR 0.2
SubTotal 1,831.6 ac.
45,321 d.u.
1:~lAA
4,875 d.u.
6,150 d.u.
138 d.u.
3,232 d.u.
77,820 d.u. 1 69,716 d.u.
i;~:~_;
15,791,371 s.f. 31,582,742 s.f.
24,138,121 s.f. 48,276,241 s.f.
14,079,332 s.f. 28,158,665 s.f.
543,193 s.f. 543,193 s.f.
54,552,017 s.f. 108,560,841 s.t.
44,710,202 s.f. 44,710,202 s.f.
180,926 s.f. 180,926 s.f.
44,891,128 s.f. 44,891,128 s.t.
7,079,023 s.f. 17,697,557 s.f.
8,877,876 s.f. 8,877,876 s.f.
15,956,899 s.t. 26,575,433 s.t.
Notes:
1 Effective capacity for non-residential development assumes development possible under the lower range
of FAR intensity standards. Residential effective capacity was calculated by adding the 3,232 units possible in
the District Center with the existing 74,588 (Census 2000) housing units.
2 Land use designation permits both residential and industrial development. Build-out assumed 50% of
the land area will be developed as residential and 50% as industrial development.
3 Land use desgination permits both residential and commercial development. Build-out assumes 90% of
land area will be developed as commercial and 10% will be developed as residential.
FAR - floor area ratio, d.u.-dwelling units, s.f. - square feet (of floor area). Acreage shown in table does
not include roads in right-of-way.
4 Effective capacity assumes FAR of 0.2.
5 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.
Revised (adoption date)
Page 5 of 5
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KO- 8/29/06
RESOLUTION NO. 2006-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA DENYING THE REQUEST TO AMEND THE
GENERAL PLAN DESIGNATION, AND DENYING THE
REQUEST TO REZONE THE PROPERTY LOCATED AT
407 NORTH MCCLAY 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:
A. General Plan Amendment No. 2006-01 has been filed with the City of
Santa Ana to amend the General Plan to change the general plan
designation from Professional and Administrative Office (PAO) to low
Density Residential (LR-7). Applicant has also filed Amendment
Application No. 2006-03 to rezone a parcel from Professional (P) to
Single-Family Residence (R1) for the property located at 407 North
Mcclay Street.
B. The Planning Commission of the City of Santa Ana held a duly noticed
public hearing on July 24, 2006 on General Plan Amendment No. 2006-01
and Amendment Application No. 2006-03. The Planning Commission
determined by a vote of 4:0 (Gartner and Lutz absent) to recommend that
the City Council adopt a resolution denying General Plan Amendment No.
2006-01 and Amendment Application No. 2006-03.
C. On August 21, 2006, the City Council of the City of Santa Ana held a duly
noticed public hearing on General Plan Amendment No. 2006-01 and
Amendment Application No. 2006-03. At the applicant's request, the City
Council continued the public hearing to the September 5, 2006 meeting.
On September 5, 2006 the City Council continued the matter to October 2,
2006.
D. The land uses found along Fourth Street between Grand Avenue and the
Santa Ana (1-5) Freeway consist mainly of both office and residential
development. Except for the existing elementary school and the
commercial zoned properties abutting Grand Avenue, all properties in this
corridor are zoned Professional (P) and have a General Plan land use
designation of Professional and Administrative Office (PAO).
Resolution No. 2006-XXX
Page 1 of 3
758-25
E. The Circulation Element of the General Plan classifies Fourth Street as a
primary arterial street. Policy 4.5 of the Land Use Element encourages
the development of employment centers that are adjacent to major arterial
roadways such as Fourth Street.
F. The current zoning and general plan designations facilitate a future
employment center by allowing the conversion of residences along Fourth
Street into viable office projects.
G. The proposed General Plan Amendment No. 2006-01 to change the
general plan designation from Professional and Administrative Office
(PAO) to low Density Residential (LR-7) and the Amendment Application
No. 2006-03 to rezone a parcel from Professional (P) to Single-Family
Residence (R 1) for the property located at 407 North Mcclay Street does
not bear a substantial and reasonable relationship to the public welfare.
H. The rezoning of 407 North Mcclay Street would be arbitrary and would not
be consistent with the appropriate planning or land use criteria.
I. In accordance with the California Environmental Quality Act, the proposed
project is not a project as defined by the California Environmental Quality
Act.
Section 2. The City Council of the City of Santa Ana after conducting the
public hearing hereby denies General Plan Amendment No. 2006-01, and Amendment
Application No. 2006-03. This decision is based upon the evidence submitted at the
abovesaid hearing, which includes but is not limited to: the Request for Council Action
dated August 21, 2006 and exhibits attached thereto; the Request for Council Action
dated September 5, 2006 and exhibits attached thereto; the Request for Council Action
dated October 2, 2006 and exhibits attached thereto; and the public testimony, all of
which are incorporated herein by this reference.
ADOPTED this
day of
,2006
Miguel A. Pulido
Mayor
Resolution No. 2006-XXX
Page 2 of 3
758-26
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee O. Otto
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2006-XXX to be the original resolution adopted by the City
Council of the City of Santa Ana on
Date:
Clerk of the Council
City of Santa Ana
Resolution No. 2006-XXX
Page 3 of 3
758-27
ORDINANCE NO. NS-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA REZONING THE PROPERTY LOCATED AT
407 NORTH MCCLAY STREET FROM PROFESSIONAL (P)
TO SINGLE-FAMILY RESIDENCE (R1) (AA NO. 2006-03)
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana does hereby find,
determine and declare as follows:
A. Amendment Application No. 2006-03 has been filed with the City of Santa
Ana to rezone the property located at 407 North McClay Street from
Professional (P) to Single-Family Residence (R1).
B. The Planning Commission of the City of Santa Ana held a duly noticed
public hearing on July 24, 2006 on General Plan Amendment No. 2006-01
and Amendment Application No. 2006-03. The Planning Commission
determined by a vote of 4:0 (Gartner and Lutz absent) to recommend that
the City Council adopt a resolution denying General Plan Amendment No.
2006-01 and Amendment Application No. 2006-03.
C. On August 21, 2006, the City Council of the City of Santa Ana held a duly
noticed public hearing on General Plan Amendment No. 2006-01 and
Amendment Application No. 2006-03. At the applicant's request, the City
Council continued the public hearing to the September 5, 2006 meeting.
On September 5, 2006 the City Council continued the matter to October
2, 2006.
D. The adjacent properties on North McClay Street are zoned R1 with
general plan designation of Low Density Residential (LR-7).
E. Based upon the evidence referenced herein, including all oral testimony
before the Planning Commission and the City Council at their respective
public hearings, the proposed Amendment Application No. 2006-03 to
rezone property located at 407 North McClay Street from Professional (P)
to Single-Family Residence (R 1) bears a substantial and reasonable
relationship to the public welfare.
F. Based upon the evidence referenced herein, including all oral testimony
before the Planning Commission and the City Council at their respective
public hearings, the rezoning of 407 North McClay Street would be
consistent with the appropriate planning and land use criteria.
758-28
G. In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review pursuant to Section
15332. This Class 32 exemption allows the construction of infill projects on
sites less than five acres in size. Categorical Exemption No. 2006-25 will
be filed for this project.
Section 2. The City Council of the City of Santa Ana after conducting the
public hearing hereby approves Amendment Application No. 2006-03. This decision is
based upon the evidence submitted at the abovesaid hearing, which includes but is not
limited to:; the Request for Council Action dated August 21, 2006 and exhibits attached
thereto; the Request for Council Action dated September 5, 2006 and exhibits attached
thereto; Request for Council Action dated October 2, 2006 and exhibits attached
thereto; and the public testimony, all of which are incorporated herein by this reference.
Section 3. The real property located at 407 North McClay Street in Santa Ana
is hereby reclassified from Professional (P) to Single-Family Residence (R1). Amended
Sectional District Map number 8-5-9 showing the above described change in zoning
district designation, is hereby approved and attached hereto as Exhibit "A" and
incorporated by this reference as though fully set forth herein. (AA No. 2006-03).
Section 4. The Clerk of the Council shall attest to and certify the vote adopting
this Ordinance.
ADOPTED this _ day of
,2006.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee O. Otto
Assistant City Attorney
758-29
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS- to be the original ordinance adopted by the City
Council of the City of Santa Ana on I and that said ordinance was
published in accordance with the Charter of the City of Santa Ana.
Date:
Clerk of the Council
City of Santa Ana
758-30
LAND USE ELEMENT
SANTA ANA GENERAL PLAN
City of Santa Ana
Planning Division
Adopted
February 2, 1998
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 Santa Ana City Council
February 2, 1998 (GPA 1997-05):
GPA 2006-01 (October 2, 2006), GPA 2005-01 (December 5.2005), GPA 2005-02 (October 17, 2005), GPA 2004-01
(April 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 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 2000-08 (February 5, 2001), GPA 2000-03 (December4, 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).
758-31
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LAND USE ELEMENT
To encourage lot consolidation for optimal site design, the floor area
ratio can be calculated on an area wide basis for contiguous parcels
which are part of a large, multi-structure project.
· To qualify for an area wide floor area ratio calculation, a project must
be integrated in design and function, and the owner/developer must
record deed restrictions limiting the project area to the legally allowed
floor area ratio.
Land Use Designations
The Santa Ana Land Use Plan includes 11 land use designations. These
designations indicate the types and intensity of development to be allowed on
the property which they cover. Generally, the designation also reflects the
predominant development character of the area. As is typical in older,
urbanized communities like Santa Ana, there are some areas where existing
development does not completely reflect the land use designation of the Land
Use Plan. Where these occur the properties are deemed legal conforming
and may continue until such time as the property has been vacant for twelve
months or more. Each land use designation and a brief description are
discussed below.
Residential
The Land Use Plan provides for three distinct residential land use
designations. Residential development is also permitted in two other
designations: District Center and Residential/Industrial. The Santa Ana Land
Use Plan includes the following residential land use designations:
The Low Density Residential (LR-7) designation applies to those areas
of the City which are developed with lower density residential land
uses. The allowable maximum development intensity is 7 units per
acre. Development in this category is characterized primarily by
single-family homes. This designation applies to a large proportion of
the City (6,474.5 acres) representing 47 percent of the City's total land
area.
The Low-Medium Density Residential (LMR-11) designation applies to
those sections of the City which are developed with residential uses at
permitted densities of up to 11 units per acre. The land area included
in this designation is approximately 443 acres. The great majority of
the land designated as Low-Medium Density Residential is located in
the westerly portion of the City, north and south of First Street.
Properties with this designation are typically characterized by mobile
Revised (adoption date)
A-17
758-34
LAND USE ELEMENT
Revised (adoption date)
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 3,232 units possible in the areas designated as District Center to
the existing 74,588 units presently found in the City. 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, four 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 59,717 to 77,820 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 build-
out 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 its 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 54,552,017 square feet of commercial and office
development, and 44,891,128 square feet of industrial development are
possible under the effective capacity parameters of Land Use Plan.
A-30
758-35
Amended Table A-4
Land Use Plan Build-out Capacities
Intensity! Density Effective Theoretical
Land Use Acres Standards Build-out 1 Build-out
Residential
Low Density Residential LR-7 6,474.5 ac. 7 d.u/ac. 45,322 d.u.
Low Medium Density Residential LMR-11 443.1 ac. 11 d.u/ac. 4,875 d.u.
Medium Density Residential MR-15 410.0 ac. 15 d.u/ac. 6,150 d.u.
Residential!lndustrial2 R/I -15 9.2 ac. 15 d.u!ac. 138 d.u.
District Center 3 DC 35.9 ac. 90 d.u/ac. 3,232 d.u.
Su bTotal 7,372.7 ac. 77,820 d.u. 1 59,717 d.u.
Commercial
Professional & Administrative
Office PAO 725.0 ac. FAR 0.5-1.0 15,791,371 s.f. 31,582,742s.f.
General Commercial GC 1,108.3 ac. FAR 0.5-1 .0 24,138,121 s.f. 48,276,241 s.f.
District Center 3 DC 323.2 ac. FAR 1 .0-2.0 14,079,332 s.f. 28, 158,665s.f.
One Broadway Plaza District Ctr 5 OBPDC 4.3 ac. FAR 2.9 543,193s.f. 543,193 s.f.
SubTotal 2,160.8 ac. 54,552,01 7 s.f. 108,560,841 s.f.
Industrial
Industrial IND 2,280.9 ac. FAR 0.45 44,710,202s.f. 44,710,202 s.f.
Residential/lndustriah R/I-15 18.5 ac. FAR 0.45 180,926 s.f. 180,926 s.f.
SubTotal 2,290.1 ac. 44,891, 128 s.f. 44,891,128 s.f.
Other
Institutional 4 INS 812.6 ac. FAR 0.2-0.5 7,079,023 s.f. 17,697,557 s.f.
Open Space OS 1,019.0 ac. FAR 0.2 8,877,876 s.f. 8,877,876 s.f.
SubTotal 1,831.6 ac. 15,956,899..t. 26,575,433 s.f.
Notes:
1 Effective capacity for non-residential development assumes development possible under the lower range
of FAR intensity standards. Residential effective capacity was calculated by adding the 3,232 units possible in
the District Center with the existing 74,588 (Census 2000) housing units.
2 Land use designation permits both residential and industrial development. Build-out assumed 50% of
the land area will be developed as residential and 50% as industrial development.
3 Land use desgination permits both residential and commercial development. Build-out assumes 90% of
land area will be developed as commercial and 1 0% will be developed as residential.
FAR - floor area ratio, d.u.-dwelling units, s.f. - square feet (of floor area). Acreage shown in table does
not include roads in right-of-way.
4 Effective capacity assumes FAR of 0.2.
5 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.
Revised (adoption date)
A-31
758-36
KO- 9/27/06
RESOLUTION NO. 2006-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING THE REQUEST TO AMEND THE
GENERAL PLAN DESIGNATION FROM PROFESSIONAL
AND ADMINISTRATIVE OFFICE (PAO) TO LOW DENSITY
RESIDENTIAL (LR-7) FOR THE PROPERTY LOCATED AT
407 NORTH MCCLAY 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:
A. General Plan Amendment No. 2006-01 has been filed with the City of
Santa Ana to amend the General Plan to change the general plan
designation from Professional and Administrative Office (PAO) to low
Density Residential (LR-7). Applicant has also filed Amendment
Application No. 2006-03 to rezone a parcel from Professional (P) to
Single-F amily Residence (R 1) for the property located at 407 North
McClay Street.
B. The Planning Commission of the City of Santa Ana held a duly noticed
public hearing on July 24, 2006 on General Plan Amendment No. 2006-01
and Amendment Application No. 2006-03. The Planning Commission
determined by a vote of 4:0 (Gartner and Lutz absent) to recommend that
the City Council adopt a resolution denying General Plan Amendment No.
2006-01 and Amendment Application No. 2006-03.
C. On August 21, 2006, the City Council of the City of Santa Ana held a duly
noticed public hearing on General Plan Amendment No. 2006-01 and
Amendment Application No. 2006-03. At the applicant's request, the City
Council continued the public hearing to the September 5, 2006 meeting.
On September 5, 2006 the City Council continued the matter to October 2,
2006.
D. The adjacent properties on North McClay Street are zoned R1 with
general plan designation of Low Density Residential (LR-7).
E. Goal 3 of the Land Use Element of the General Plan is to preserve and
improve the character and integrity of existing neighborhoods.
Resolution No. 2006-XXX
Page 1 of 3
758-37
F. Goal 2 of the Housing Element of the General Plan states to maintain,
preserve and revitalize residential neighborhoods and support quality
housing for all economic groups within the community.
G. The proposed General Plan Amendment No. 2006-01 to change the
general plan designation from Professional and Administrative Office
(PAO) to Low Density Residential (LR-7) is consistent with the above
referenced policies in the General Plan and therefore, bears a substantial
and reasonable relationship to the public welfare.
H. In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review pursuant to Section
15332. This Class 32 exemption allows the construction of infill projects on
sites less than five acres in size. Categorical Exemption No. 2006-25 will
be filed for this project.
Section 2. The City Council of the City of Santa Ana after conducting the
public hearing hereby approves General Plan Amendment No. 2006-01. The pages
changed in the Land Use Element are attached hereto as "Exhibit A" and incorporated by
this reference as though fully set forth herein. This decision is based upon the evidence
submitted at the abovesaid hearing, which includes but is not limited to: the Request for
Council Action dated August 21, 2006 and exhibits attached thereto; the Request for
Council Action dated September 5, 2006 and exhibits attached thereto; the Request for
Council Action dated October 2, 2006 and exhibits attached thereto; and the public
testimony, all of which are incorporated herein by this reference.
Section 3. The Clerk of the Council shall attest to and certify the vote adopting
this Resolution.
Section 4. This Resolution shall take effect thirty (30) days after its adoption by
the City Council; provided however, that it Ordinance No. NS- ... . ., is for any
reason held to be invalid or unconstitutional by the decision of any court of competent
jurisdiction, or otherwise do not go into effect for any reason, then this resolution shall be
null and void and have no further force and effect.
ADOPTED this
day of
,2006
Miguel A. Pulido
Mayor
Resolution No. 2006-XXX
Page 2 of 3
758-38
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee O. Otto
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2006-XXX to be the original resolution adopted by the City
Council of the City of Santa Ana on
Date:
Clerk of the Council
City of Santa Ana
758-39
Resolution No. 2006-XXX
Page 3 of 3
758-40