The URL can be used to link to this page

Home My WebLink About2006-072 - Amend General Plan Designation from Professional and Administrative Office to Low Density Residential KO- 9127106 RESOLUTION NO. 2006-072 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-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 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. 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. Resolution No. 2006-072 Page 1 of 9 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 fu rther 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 if Ordinance No. NS-2726 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 2nd day of October, 2006. APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kyle . Otto Assi tant City Attorney Resolution No. 2006-072 Page 2 of 9 AYES Councilmembers Alvarez. Bis!. Bustamante. Christy. Garcia. Pulido. Solorio (7) NOES: Councilmembers None (0) ABSTAIN: Councilmembers None (0) NOT PRESENT: Councilmembers None (0) CERTIFICATE OF ATTESTATION AND ORIGINALITY I, PATRICIA E. HEALY, Clerk of Council, do hereby attest to and certify the attached Resolution No. 2006-072 to be the original resolution adopted by the City Council of the City of Santa Ana on October 2. 2006. ). . C -:k:~'-<>CL ' ~ Patricia E. Healy Clerk of Council City of Santa Ana Date /s~0/ Resolution No. 2006-072 Page 3 of 9 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 pla.n amendments that have been incorporated into this document smce tI1e comprehensive update 01 the General Plan Land Use Element adopted by Santa Ana City Council February 2, 1998 (GPA 1997,05): GPA 2006-01 (October~, 2006), GPA 2005-01 (Oecomber 5, 2005), GPA 2005-02 (October 17, 2005), GPA 2004-01 (ApHI5, 2005, as passed by the voters olSanta All"), GPA 2ooH)4 (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 (Oc/ober 18, 1999), GPA 1999-01 (August 16. 1999), GPA 1998-04 (Oc/ober 5, 1998). GPA 1998-05 (September 21, 1998), GPA 199/1-01 (May 4, 1998). Resolution No. 2006-072 Page4019 . - ~ ! e I} I) g Iii I 2.d! ."{ !Hl!c{lllb $!o^^hlH ~ :>lif;;g~leH~B ~i~!IIJ.1 IIi'JI c m ii: '" u> ::0 "\I ~ '" ..J ;; I I: I . {t~ . Resolution No 2006-072 Page 5 of 9 '-a ? ~ -".... ;: ;; ';' i,' ~ 111 e "~I I .il! ij- l ! Ii H I 1-' · JIPilPH ~ .! B I lB. . I I . l'lm",." -, -Il!i . ra ml:;.U..Ju "'^~"""""^~~~ ","'N"'"~~~'~~~~_",~",,,~~*,_~ . !' 1.11 ii]I.!!!lj'..I'!llllli I I flIt! II lOlL 1 I J'~ II! II' ,J} l i I! ,.I/:II,ilE1,'hhjl" I :!llll!~kw!ll jfa~blfIMnJ~d~ 6.~~'~., _ ".~"" I- pi i I f '. i ~ , !.t .' ". .~ ", -.>5 ';:' -:rn!/l :: 0"'0 m . c ;:: .... (!) h fti ~ '- 51: n:%~~ Ul i1loZ!~ :;) i) <f} lc ";0:; -l $ s; sE'( \. ~ I; ~ -:111 --**'. ):-! Resolution No. 2006-072 Page 6 of 9 Li\',[l1.:$E ELL'vill\l r 0 encourage lot consolidation for optimal site design tile floor area mlio can be calculated on an area wide basIs for contiguous parcels which are part of 0 large, mllnl-stllKtllre project To qualify for an area wide fioor 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 l<0gally allow<0d floor area ratio Land Use Designations The Santa Ana Land Use Plan Includes 11 land use deSignations, These (Iesignations indicate tile types and Intensity of development to be allowed on the prop€l1y wl)lch they cover, Generally, ille deSignation also reflecls th8 predominant development character of the area As is typical in older, urbnnized communitiGs Ilko Snnta Ana, there are some areas where eXisting development does not completely reflect Ihe tand use deSignation of the Land Use Plan Whof8 these occLlr Ihe properties are deemed legal conforming and may continue until slIel) time as tl)e property has been vacant for twelve montl)", or more. Each land use (teSignation anel a brief descnptlon are discussed below, Residential The Land Use Plan provides for three distinct residential land Lise deSignations Resldent"ll development is also permltled In hvo other designatim.s: District Center and ReSidential/Industrial The Santa Ana Land Use Plan Includes the follOWing residential land use designations: The Lol\' D81lDlty F:esidelllJal (LR-7) designetion 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 cl1aractenzed primarily by Single-family Ilomes. ThiS designation applies 10 a Ialge prop0l1ion of tile City (0,4 74,5 acres) representing 47 percent of the City's total land area The Low-Medrum Density Reslden/ml (LMR-1 ') deSignation applies to !I)OSe sections of the City which are developed With residential uses at PBl1llitl€fJ denSities of up to 11 units per acre, The laoo area Included 111 this deslgnallon IS approximately 443 acres The great majonty of the land de51gnnted as Low-Medium DenSity ReSidential is located in tile westerly portion of the City, north and south of FIrst Street. Properlies With this deSignation are typically charactenzed by mobile II ~"I~ {adoptiOn ~e! A,17 Resolution No. 2006-072 Page 7 of 9 LA"1) l'SE ELEMENT Tobie A.4 Indicates the development possible under the bullel.out 01 tlm Land Use Plan The build .oul lor residential land uses considered two scenarios Effective build-out for res.dential development IS catculated by adding the 3,232 units possible In the areas designated as Dis~ld Center to the exIs\rog '14 SE8 unrts presentiy found in the City TheorellCul build-out fOI reSidential development considered the development possible if all 01 the areas deslgnDled as reSidential were developed acwrdrng to tria pelmltted Land Use Pion 1I1tensitl8s. Since tile Land Use Elemenl does not contemplate the eiJmlnabon of existing tlollsing In the City, the effective bUild-out frgure represents a more realiStic estimate of future residential development As IIld,catoo In Table A-4, fOllr of tl1e non-residential land lM deslgl1olions have a range in FARlntel1sities. For the non.resldenti81 lancl lIse designations, effective buikJ.out considered the development posslllIe under the "lWE" range of FAR intensities while theorelical build.l)ul considered the lIpper FAR range. Typlcolly, paming und Inndscaping requirements will result in sigl1lflcantly less fioor area lor commerti,)1 and rndustnal developments than that which is PSlllllttBd under tile General Plan As II1<llctlted In Table A.~, between 59.717 to 77,820 housing units me allowed by the Land Use Plm1 The additIOnal Units which present~j eXist in tho City beyond the maxlmum number pelmined under tl1e theoretical Imld. out scenario are a refiection of the higher density multiple.famlly developments constructed III the 1970's and 19S0's. However, the pwpose of the Land Use Plan as its applies to the reSidential areas IS to preserve oml mOlnlaln tile stability of eXisting nei(lhborhoods regardless of the character of development The intent 01 the Pion is not to create any displacement nor decrease existing development denSities. Rather, it is to ensure a sale, healthy, and livable enVlfonmenl for Clt; reSidents. EXISlltlg residential development entitlements are protecled through Ihl5 Ll1rrd Use Eiement, applicable Zoning regulations. and sections 01 tile City code pertallllll(l to le(lalnonconforming uses. The Land Use Element's implementation may result in on increase in tile amount of commercial, office, and industrial development in the City As "ldlcated in Table A-4 up to 54,552,017 square feet of com~rcial and office developmen~ and 4~,89i ,128 square feet of Industnol development me poSSible under the effec\rve capacity parameters of Land Use l"lan Rel'ist1t[fiooptiOI1 11M':!} A.3Q Resolution No 2006-072 Page 8 of 9 Amended Table A.4 Land Use Plan Build.ourCapacities IntCllSilyiDeosity Effective Theoretical Lond Use Acr~s Slandard. BuillHJUtl Buikl-out Residential LOlA' Density ReskjentiJf LR.! ~.4!4.5 at 7 d.ulac. 45.322 d.u. Low Medium Density Residential L\IR'1 443.1 ac. 11 d.u/ac. 4,875 d.u. MedIum Density Residential MH.15 410.0 " 'I t;.du1ac. 6.1~.o d.ll. Residentiol!lndlJs:riOi 2: Rij-15 92 at. 15d.ulac. 1380,u, DistriCt Center 3 DC 90 d.uiac _,_~ 3,232 d.~ SubTal" 7.3727 at 77,820 ct.u 1 59Ji7 du CommerCioJl PrdessiOllJJ & AdministrJlive Off~cc PAO 725.0 JC FAR 0,5-1.0 15.79'1.371 sf 31.5$2,742 sJ General Commercial GC .1,1083 ac, FARQ,51.0 24.!38,121 .. 48,276,241 .f 0' Distnct Center 3 DC 323.2 JC FAR 1 ('20 1,UJ'9,J32sf 2B,! 51l66~":.L One Broadway Plaza District Ctr 5 OBPDC 43 ao FAR 29 543,1\l33 f 54J,1!);,3SJ SubTotal 2,160.8 ac. &4,552,017 [,1 102..51;0.841 sJ !ndu:Strol !/'IdLiStrial IND 2.2BO,9 .c, FAR 0.45 44}1O.202sJ. 44J1D,202.1, Re:Sich"nhQl !~n{j:.lstr!Q! ^ fl}1.lo ~..18,C~ FAR 045 HW,926 sf 180.9'26 sf SubTa:;)1 2,2901 fie. 44,891, 1Z~sl 44,891,1~8sf O~her ir'lStrtubon$l! ~ INS 812,6 " FAR 02.0.5 7,OlSI,G23 S,l j 7 69Hi57 sf Open SpJC€ OS ~03C_ FAR 02 8877876 sl 88n 876 sl SUl.1 TDlol 1.831.~ nc. 15,M6,B99s,f. 26,575,433 sJ News: -I EIre-clive capacltyfOfoon-residennal development assumesdevelopmenl possible undertM lower range of fAR intensity standards. Residential effective capadtyw3S calcul.3ted by adding the 3.232 units possible in the Dfstrict Cenlerwith the ~xisting 74JiM (Census 2000) housing units. 2 Umd lJS@ designation permits both residential and industrial development Build-out assumed 50% of the land area will be developed 3S residential and 50% as mdustr!.:ll development 3 Land uw de-sgination permits. both residerrtia! 3fId commercial development Bulld.out aSSIJmeS 90'7'~ of land area wil be dtweloped as commercial and J0%will be deIJeloped 013 residentioal FAR~ flooraraa r:itio, 0}J.~wBih9unils, sJ. . square reet (offloor area) Acr'-lage shown in table does not include- roadsinright-of....'13y. j Effr;ctive c3pacityassumes FAR of 0.2. 5 Land use deSignation permits htgh intensity office development v./ith ancillary retl~ use. ms j&lJie fm been revised to com.l$pcnd 'M'th the GiS Land U~ MD;J iltustrat&d in Exhibit 2. .~vis~diadQ,:)~otr d4ie) A.31 Resolution No. 2006-072 Page 9 of 9