HomeMy WebLinkAbout2008-032 - Amending the General Plan of the City of Santa Ana to Modify the Land Use Element
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RESOLUTION NO. 2008-032
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING AND ADOPTING THE
MITIGATED NEGATIVE DECLARATION AND MITIGATION
MONITORING PROGRAM (ENVIRONMENTAL REVIEW NO.
2007-73) AND AMENDING THE GENERAL PLAN OF THE
CITY OF SANTA ANA TO MODIFY THE LAND USE
ELEMENT (GPA NO. 2008-01)
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. The Applicant is requesting adoption and approval of the Mitigated
Negative Declaration and Mitigation Monitoring Program, Environmental
Review No. 2007-73, General Plan Amendment No. 2008-01, Amendment
Application No. 2008-02 and Variance No. 2008-03 to reduce the required
building setback along MacArthur Boulevard from fifteen (15) feet to ten (10)
feet to allow the construction of two new buildings within an existing retail
center at 1501 West MacArthur Boulevard.
B. On March 24, 2008, the Planning Commission held a duly noticed public
hearing and voted by a vote of 4:0 (Betancourt, Gartner and Munoz
absent) to recommend that the City Council:
1. Approve and adopt the Mitigated Negative Declaration and
Mitigation Monitoring Program, Environmental Review No. 2007-73.
2. Adopt a resolution approving General Plan Amendment No. 2008-
01.
3. Adopt an ordinance approving Amendment Application No. 2008-
02.
4. Adopt a resolution approving Variance No. 2008-03 as conditioned.
C. On May 5, 2008, the City Council of the City of Santa Ana held a duly
noticed public hearing and at that time considered all testimony, written
and oral.
D. General Plan Amendment No. 2008-01 has been filed with the City of
Santa Ana to modify the Land Use Element to change the property located
at 1501 West MacArthur Boulevard from Medium Density Residential (MR)
to General Commercial (GC).
Resolution No. 2008-032
Page 1 of 12
E. The Council finds that General Plan Amendment No. 2008-01 is consistent
with the General Plan, including but not limited to its policies and goals of:
1. Promote the balance of land uses to address basic community
needs. Land Use Element Goal No. 1.0.
2. Promote land uses which enhance the City's economic and fiscal
viability. Land Use Element Goal No. 2.0.
3. Support land uses with provide community and regional economic
and service benefits. Land Use Element Policy No. 4.3.
F. The Council finds that the City's general plan is designed, as it must be, to
accommodate a wide range of competing interests - including those of
developers, neighborhoods and homeowners, prospective homebuyers,
environmentalists, current and prospective business owners, jobseekers,
taxpayers, and providers and recipients of all types of city-provided
services - and to present a clear and comprehensive set of principles to
guide development decisions. The City's general plan sets forth these
guiding principles. Once in place, it is the province of this Council to
examine the specifics of a proposed project to determine whether it would
be in harmony with the policies stated in the general plan.
G. The City Council has weighed and balanced the general plan's policies,
both new and old, and has determined that based upon this balancing that
General Plan Amendment No. 2008-01 is consistent with the purpose of
the general plan.
H. Amendment Application No. 2008-02, and Variance No. 2008-03 also
came before the City Council on May 5, 2008 for public hearing. This
resolution incorporates by reference, as though fully set forth herein, the
ordinance and resolution in support of this resolution and the findings
made herein.
Section 2. The City Council has reviewed and considered the information
contained in the initial study and the mitigated negative declaration and mitigation
monitoring program for Environmental Review No. 2007-73 prepared with respect to this
Project. It is determined that, as required pursuant to the California Environmental Quality
Act ("CEQA") and the State CEQA Guidelines, a mitigated negative declaration and
mitigation monitoring program adequately addresses the expected environmental impacts
of this Project. On the basis of this review, the City Council finds that there is no evidence
from which it can be fairly argued that the project will have a significant adverse effect on
the environment. The City Council hereby certifies and approves the mitigated negative
declaration and mitigation monitoring program and directs that the Notice of Determination
be prepared and filed with the County Clerk of the County of Orange in the manner
required by law.
Section 3. The City Council hereby, approves General Plan Amendment No.
2008-01. The pages changed in the Land Use Element (Exhibit A) are attached hereto
and incorporated herein by this reference as though fully set forth. This decision is
Resolution No. 2008-032
Page 2 of 12
based upon the evidence submitted at the above said hearing, which includes but is not
limited to: the Request for Council Action dated May 5, 2008 and exhibits attached
thereto and the public testimony written and oral, all of which are incorporated herein by
this reference.
Section 4. This resolution shall not be effective unless and until Ordinance No.
NS-2765 becomes effective. If said ordinance is for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, or otherwise does
not go into effect for any reason, then this resolution shall be null and void and have no
fu rtherforce and effect.
Section 5. The City Council expressly reserves the right to modify, amend or
repeal this resolution at any time by adoption of a subsequent resolution.
Section 6. The Clerk of the Council shall attest to and certify the vote adopting
this Resolution.
ADOPTED this 5th day of Mav, 2008.
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
AYES: Council members: Alvarez. Benavides. Bustamante. Martinez.
Pulido. Sarmiento. Tinaiero (7)
NOES: Councilmembers: None (0)
ABSTAIN: Councilmembers: None (0)
NOT PRESENT: Council members: None (0)
Resolution No. 2008-032
Page 3 of 12
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2008-032 to be the original resolution adopted by the City
Council of the City of Santa Ana on Mav 5. 2008.
Date: 6- c,/-og ~ ,.r-,:' )C!~L o?
~ Patricia E. Healy A~
Clerk of the Council
City of Santa Ana
Resolution No. 2008-032
Page 4 of 12
LAND USE ELEMENT
SANTA ANA GENERAL PLAN
I'I'II)S~\T~
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City of Santa Ana
Planning Division
Adoptad
February 2, 1998
The following is a chronofogy of the approved general plan amendments that have been incorporated into this
document since the comprehenlSive update of the General Plan Land Use Element adopted by Santa Ana City Council
February 2,1998 (GPA 1997-05):
GPA 2008-01 (May 5, 2008), GPA 2007-02 (Juna 18, 2007), GPA 2007-01 (March 19, 2007), GPA 2006-01 (October 2,
2006), GPA 2005-01 (December 5, 2005), GPA 2005-02 (October 17, 2005), GPA 2004-01 (April 5, 2005, es pessed by
the volers of Sante Ana), GPA 2004-(}4 (July 19, 2004), GPA 20CJ4.06 (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 2??o-o9 (May 7, 2001), GPA 2000-08 (Februery 5, 2001),
GPA 2000-03 (December 4, 2000), GPA 2??o-o2 (November 20, 2000), GPA 1999-02 (October 18, 1999), GPA 1999-
01 (August 16, 1999), GPA 1998-Q4 (October 5, 1998), GPA 1998-05 (September 21, 1998), GPA 1998-01 (May 4,
1998).
Exhibit A
Resolution No. 2008-032
Page 5 of 12
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Resolution No. 2008-032
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Resolution No. 2008-032
Page 7 of 12
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 residenlialland 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 totarland
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 433.8 acres. The great majority
of the land designated as Low-Medium Density Residential is loceted
in the westerly portion of the City, north and south of First
Street. Properties with this designation are typically characterized
by mobile
Resolution No. 2008-032
Page 8 of 12
II
LAND USE ELEMENT
home parks, a mixture of duplexes and single family residences, or
small lot subdivisions.
. The Medium Density Residential (MR-15) designation applies to
those sections of the City which are developed with residential
uses at densities of up to 15 units per acre. Development In this
designation is characterized by duplexes, apartments, or a
combination of both. A total of 413.2 acres is designated as Medium
Density Residential. The designation applies to areas located in the
vicinity of downtown, areas north and south of MacArthur
Boulevard. and in other areas where there are established multiple-
family development projects.
The Residentiai / Industrial designation permits either residential
development up to 15 units per acre or industrial uses. The
designation applies to the Logan neighborhood, which was
established near the turn of the century. Since the 1930s, this
18.5-acre area has developed with a mixture of residential and
indus1rial uses.
The District Center designation permits residential development up
to 90 units per acre when it is a component of a mixed-use,
master planned project. In the Metro East District Center
residential density is based on a maximum 3.0 floor area ratio and
the overlay development standards. This category includes
approximately 427 acres and is described in greater detail later in
this section,
Professional and Administrative Office
The Professional/Administrative office (PAO) designation applies to those
areas where professional andlor administrative offices are predominant, or
where such development Is being encouraged. Land included in this
designation is found primarily near the Civic Center, and along the First
Street and Tustin Avenue Corridors in close proximity to freeways. There
are other smaller PAO areas in the City such as along North Broadway and
along portions of east and west Seventeenth Street. A total of 621.5
acres is included in this land use designation. The floor area ratio intensity
standard applicable to this land use designation ranges from 0.5 to 1.0.
The Professional and Administrative Office areas are intended to provide a
unique environment for office development in those areas of the City where
office uses are the predominant land use. The purpose for maintaining and
supporting these areas exclusively for office and office-related uses is to
encourage major employment centers at locations which significantly lessen
the impact to the City's local street system. The First Streel/Tustin Avenue
Revisad iMw 5: 'OORI
Resolution No. 2008-032
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LAND USE ELEMENT
office corridor between the Santa Ana (1-5) and Costa Mesa (SR-55)
Freeways serves this purpose. In addition, the orderly, well-maintained quality
of existing development supports a continuation of these areas as functional
officefemployment centers.
The Professional and Administrative Office designation Includes a range of floor
area ratios to differentiate development intensity and character in ralation to
adjacent land uses. The areas with a FAR of 0.5 are not major office centers, but
rather have an established character of lower Intensity garden office and
professional service uses. These areas are typically adjacent to low density
residential neighborhoods, or are converted residential office uses. Office
development along East Fourth Street, between Grand Avenue and the Santa Ana
Freeway, is typical of this low-rise office character. The PAD area located adjacent to
the Civic Center contains a range of office development intensity which supports the
City's functional role as the government center of the County.
The types of uses typically located in the PAD district indude the following:
. Professional and administrative officesfoffice parks;
. Service activities such as copy centers, courier services, travel agencies, and
restaurants when such uses are an integral component of a planned office
development; and
. Professional uses such as accountants, attorneys, doctors, engineers. and
insurance brokers.
General Commercial Districts
The General Commercial district (GC) applies to commercial corridors in Santa Ana Including those
localed along Main Street, Seventeenth Street, 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 1,113.6 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 facl/Illes and services for industrial
areas Including office and retail, restaurants and various other services.
Resolution No. 2008-032
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LAND USE ELEMENT
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 8,783 un~s possible in the areas designated as District Center to
the existing 74,588 units presen~y 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 iand 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 65,212 to 77,820 housing units are
allowed by the Land Use Plan. The additional units which presenUy 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 ~ 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 dens~ies. Rather, ~ 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 Tabie A-4 up to 55,658,406 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.
Revised (May 5, 2008).
Resolution No. 2008-032
Page 11 of12
Amended Table A-4
Land Use Plan Build-out CapacIties
IntenallylDenalty Effective Theoretical
Land Use Acrea Standarda Bulld-out, Bulld-out
Mixed Use, 1035 ae FAR 3.0
Metro East Residential DC 5,551 d.u,
SubTotal 5,551 d.u.
Metro East Commercial DC 3,245 185 s,f. 3.245 185 s. f.
SubTotal 3,245,185 a.l. 3,245,185 d.
R..ldentlal
Low Density Residential LR-7 6,474.4 ae, 7 d,u.!ae 45.321 d.u.
Low Medium Density Residential LMR-11 433.8 ae. 11 d,u.!ac 4,772 d.u.
Medium Density Residential MR-15 413.2 ae, 15 d.u.!ac 6.198 d.u.
ResidentiaVlndustrial, R/1-15 9.2 ae. 15 d.u.!ae 138 d.u.
District Center, DC 35.9 ae. 90 d.u.!ac 3 232 d.u.
SubTotal 7,368.5 ae. 77,820 d.u., 59,881 d.u.
Commercial
Professional & Admin. OffICe PAO 621,5 ae. FAR 0.5-1.0 13,536.270 s,f. 27,072.540 s.f
General Commercial GC 1,113,6 a.e, FAR 0.5.1.0 24,254,426 sJ. 48,508,852 s. f,
District Center.. DC 323,2 ae, FAR 1,0-2.0 14.079.332 s.f. 28,158,665 s.f.
One Broadway Plaza District Ctr, OBPDC 4,3 ae. FAR 29 543 193 s.f. 543.193 s,f
SubTotal 2,082.6 ae. 52,413,221 s.l. 104,283.249 d.
Industrial
Industriel IND 2,280,9 ae, FAR 0.45 44,710,202 sJ, 44.710,202 s.f,
Residenlia",ndustriai, RII-15 18,5ae. FAR 0.45 180926s,f. 160926 s.f.
SubTotal 2,290.1 ae. 44,891,128 a.f. 44,891.128 s.l.
Otha,
Institutional, INS 812.6 ae. FAR 0.2.0.5 7.079,023 s.f 17.697,557 s.f.
Opan Space OS 1 ,019.0 ae. FAR 0,2 8 877 876 s.f, 8.877 876 s.f.
SubTotal 1,831.6 ae. 15,958,899 a.f. 26,575,433 a.l.
Notes:
,Effectjve capaCity for non.resldential devetopment assumes development possible under the lower range of FAR intensity slandardlJ
with the exception of the Metro East District Center. Reaidential effective capaCity was calculated by adding the 8,783 units possible in
the Olstrid Center with the existing 74,588 (Census. 2000} hoUSing units.
2 The Metro East District Center allows a range of intensity for mixture of reSidential and' commercial de'JeJopment based on the Metro
East Mixed Use Overlay Zone development standards.
3Land use deSignation permits both residential and industrial development BuiJd.out assumed 50% of the land area will be developed
aa residential and 50% as industrial development
.Land use deSignation permits balM residential and commercial develapmenl. Build-out assumes 90% of land area will be developed
as commercial and 10% will be developed as residential.
FAR - ftoor area ratio, d.u. - dwelling unite, 8.1. - square feet (of floor area), Acreage shown in table does nOI include roads in
right-of-way
~Effeetive capacity aS8umes FAR of 0.2
IlLand' use designation permits high intensity office development with ancillary retail use.
ThIS table has been re..ised to CO/TfJSpond with the GIS Land US6 Mep illustrated in Exhibit 2.
Rovl_ (May 5. 2008)
A-31
Resolution No. 2008-032
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