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HomeMy WebLinkAboutAgenda Packet 6.18.25Zoning Administrator Regular Meeting Agenda Packet June 18, 2025 COUNCIL CHAMBER 20 Civic Center Plaza Santa Ana, CA 10:30 AM City Clerk’s Office Legal Counsel Ali Pezeshkpour, AICP Acting Executive Director Ricardo Soto, AICP Acting Planning Manager Siri A. Champion, AICP Zoning Administrator Gema Zapien Acting Recording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found onthe City’s website – www.santaana.org/citymeetings. CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS BUSINESS CALENDAR Public Hearing:The Zoning Administrator's decision is final unless appealed within 10 calendar days. Legal Notice was published in the Orange County Reporter on June 06, 2025 and notices were mailed on said date. 1.MINOR EXCEPTION NOS. 2025­01 AND 2025­02 FOR THE PROPERTY LOCATED AT 1200 NORTH TUSTIN AVENUE LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:       Selena Kelaher with EPD Solutions, Inc., representing Orange County Employees Retirement System (OCERS) (“Applicant”) and 2223 Wellington Place Corporation (“Property Owner”) Proposed Project:Applicant is requesting approval of Minor Exception Application No. 2025­01 to exceed the maximum allowable building height of 35 feet, by no more than twenty five percent (25%), for a total height of 43 feet and 9 inches. Additionally, Applicant is requesting approval of Minor Exception Application No. 2025­ 02 to allow a reduction in the number of required off­street parking stalls, by no more than twenty percent (20%). The Applicant is requesting approval of both applications for the development of a new office building. Environmental Impact:The Zoning Administrator will consider a determination that the project is exempt from further review pursuant to Section 15302 (Class 2) of the California Environmental Quality Act (CEQA). Notice of Exemption, Environmental Review No. 2024­116, will be filed for this project. Recommended Action: 1. Adopt a resolution approving Minor Exception No. 2025­01 (Building Height Increase) as conditioned; and 2. Adopt a resolution approving Minor Exception No. 2025­02 (Off­Street Parking Reduction) as conditioned. ***END OF BUSINESS CALENDAR*** CLOSING COMMENTS ADJOURNMENT WRITTEN COMMENTS You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 8:00 a.m. on the day of the meeting.Comments received after the deadline may not be distributed to the Zoning Administrator but will be made part of the record. APPEAL INFORMATION The formal action by the Zoning Administrator shall become effective after the ten­day appeal period. An appeal from the decision or requirement of the Zoning Administrator may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Zoning Administrator’s action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Zoning Administrator, Planning Commission, or City Council at or before the hearing.     Zoning Administrator 1 6/18/2025   Zoning AdministratorRegular Meeting Agenda PacketJune 18, 2025COUNCIL CHAMBER20 Civic Center PlazaSanta Ana, CA10:30 AMCity Clerk’s OfficeLegal Counsel Ali Pezeshkpour,AICPActing ExecutiveDirector Ricardo Soto, AICPActing Planning ManagerSiri A. Champion, AICPZoning Administrator Gema ZapienActing Recording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found onthe City’s website – www.santaana.org/citymeetings. CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS BUSINESS CALENDAR Public Hearing:The Zoning Administrator's decision is final unless appealed within 10 calendar days. Legal Notice was published in the Orange County Reporter on June 06, 2025 and notices were mailed on said date. 1.MINOR EXCEPTION NOS. 2025­01 AND 2025­02 FOR THE PROPERTY LOCATED AT 1200 NORTH TUSTIN AVENUE LOCATED WITHIN THE PROFESSIONAL (P) ZONING DISTRICT. Project Applicant:       Selena Kelaher with EPD Solutions, Inc., representing Orange County Employees Retirement System (OCERS) (“Applicant”) and 2223 Wellington Place Corporation (“Property Owner”) Proposed Project:Applicant is requesting approval of Minor Exception Application No. 2025­01 to exceed the maximum allowable building height of 35 feet, by no more than twenty five percent (25%), for a total height of 43 feet and 9 inches. Additionally, Applicant is requesting approval of Minor Exception Application No. 2025­ 02 to allow a reduction in the number of required off­street parking stalls, by no more than twenty percent (20%). The Applicant is requesting approval of both applications for the development of a new office building. Environmental Impact:The Zoning Administrator will consider a determination that the project is exempt from further review pursuant to Section 15302 (Class 2) of the California Environmental Quality Act (CEQA). Notice of Exemption, Environmental Review No. 2024­116, will be filed for this project. Recommended Action: 1. Adopt a resolution approving Minor Exception No. 2025­01 (Building Height Increase) as conditioned; and 2. Adopt a resolution approving Minor Exception No. 2025­02 (Off­Street Parking Reduction) as conditioned. ***END OF BUSINESS CALENDAR*** CLOSING COMMENTS ADJOURNMENT WRITTEN COMMENTS You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 8:00 a.m. on the day of the meeting.Comments received after the deadline may not be distributed to the Zoning Administrator but will be made part of the record. APPEAL INFORMATION The formal action by the Zoning Administrator shall become effective after the ten­day appeal period. An appeal from the decision or requirement of the Zoning Administrator may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Zoning Administrator’s action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Zoning Administrator, Planning Commission, or City Council at or before the hearing.     Zoning Administrator 2 6/18/2025   Zoning AdministratorRegular Meeting Agenda PacketJune 18, 2025COUNCIL CHAMBER20 Civic Center PlazaSanta Ana, CA10:30 AMCity Clerk’s OfficeLegal Counsel Ali Pezeshkpour,AICPActing ExecutiveDirector Ricardo Soto, AICPActing Planning ManagerSiri A. Champion, AICPZoning Administrator Gema ZapienActing Recording SecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found onthe City’s website – www.santaana.org/citymeetings.CALL TO ORDERROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTSBUSINESS CALENDARPublic Hearing:The Zoning Administrator's decision is final unless appealed within 10calendar days. Legal Notice was published in the Orange County Reporter on June 06,2025 and notices were mailed on said date.1.MINOR EXCEPTION NOS. 2025­01 AND 2025­02 FOR THE PROPERTYLOCATED AT 1200 NORTH TUSTIN AVENUE LOCATED WITHIN THEPROFESSIONAL (P) ZONING DISTRICT.Project Applicant:       Selena Kelaher with EPD Solutions, Inc., representing OrangeCounty Employees Retirement System (OCERS) (“Applicant”) and 2223 WellingtonPlace Corporation (“Property Owner”)Proposed Project:Applicant is requesting approval of Minor ExceptionApplication No. 2025­01 to exceed the maximum allowable building height of 35 feet,by no more than twenty five percent (25%), for a total height of 43 feet and 9 inches.Additionally, Applicant is requesting approval of Minor Exception Application No. 2025­02 to allow a reduction in the number of required off­street parking stalls, by no morethan twenty percent (20%). The Applicant is requesting approval of both applications forthe development of a new office building.Environmental Impact:The Zoning Administrator will consider a determination thatthe project is exempt from further review pursuant to Section 15302 (Class 2) of theCalifornia Environmental Quality Act (CEQA). Notice of Exemption, EnvironmentalReview No. 2024­116, will be filed for this project.Recommended Action:1. Adopt a resolution approving Minor Exception No. 2025­01 (BuildingHeight Increase) as conditioned; and2. Adopt a resolution approving Minor Exception No. 2025­02 (Off­StreetParking Reduction) as conditioned. ***END OF BUSINESS CALENDAR*** CLOSING COMMENTS ADJOURNMENT WRITTEN COMMENTS You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Gema Zapien, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 8:00 a.m. on the day of the meeting.Comments received after the deadline may not be distributed to the Zoning Administrator but will be made part of the record. APPEAL INFORMATION The formal action by the Zoning Administrator shall become effective after the ten­day appeal period. An appeal from the decision or requirement of the Zoning Administrator may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Zoning Administrator’s action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Zoning Administrator, Planning Commission, or City Council at or before the hearing.     Zoning Administrator 3 6/18/2025   Planning and Building Agency City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Zoning Administrator Staff Report June 18, 2025 Topic: Minor Exception Nos. 2025-01 and 2025-02 – Orange County Employees Retirement System Headquarters (1200 N. Tustin Avenue) RECOMMENDED ACTIONS 1. Adopt a resolution approving Minor Exception No. 2025-01 (Building Height Increase) as conditioned; and 2. Adopt a resolution approving Minor Exception No. 2025-02 (Off-Street Parking Reduction) as conditioned. EXECUTIVE SUMMARY Selena Kelaher with EPD Solutions, Inc., representing Orange County Employees Retirement System (OCERS) (“Applicant”) and 2223 Wellington Place Corporation (“Property Owner”), is requesting approval of Minor Exception (ME) Nos. 2025-01 (Building Height Increase) and 2025-02 (Off-Street Parking Reduction) to facilitate the construction of a three-story 65,768-square-foot office building to serve as the headquarters for OCERS at 1200 N. Tustin Avenue. Pursuant to Sections 41-631, 41- 632(3)(d) and 41-632(3)(g) of the Santa Ana Municipal Code (SAMC), a minor exception may be granted to waive or modify zoning provisions pertaining to the height of buildings, as long as the modification granted does not exceed more than twenty-five percent (25%) of the maximum height permitted. Moreover, pursuant to the SAMC, modifications may be granted for off-street parking reductions, as long as the reductions do not exceed more than twenty percent (20%) of the minimum number of stalls required by the SAMC. Staff is recommending approval of the Applicant’s request due to the project’s compliance with the intent of Professional (P) zoning district of providing a high-quality office development and compliance with the vision of the General Plan. Moreover, special circumstances exist that make it difficult for the site to comply with current development standards which warrant approval of the Applicant’s request in order for the preservation and enjoyment of property rights. Table 1: Project Location Information and Applicable Code Sections Item Information Project Address and Council Ward 1200 N. Tustin Avenue – Ward 3 Nearest Intersection Tustin Avenue and Wellington Avenue General Plan Designation Professional and Administrative Office - Medium (PAO-1) Zoning Designation Professional (P) Surrounding Land Uses North Commercial Minor Exception Nos. 2025-01 and 2025-02 OCERS Headquarters (1200 N. Tustin Avenue) June 18, 2025 Page 2 5 0 9 4 Item Information East Office South Office West Office, current OCERS Headquarters Property Size 2.7 acres (118,649 sq. ft.) Existing Site Development The subject site is developed with a two-story 30,299-square foot office building and associated surface lot. Use Permissions Office permitted by right pursuant to Section 41-313 of the SAMC Development Standards Section 41-314 of the SAMCZoning Code Sections Affected Parking Standards Section 41-1342 of the SAMC DISCUSSION Project Description Applicant is proposing to redevelop an existing 2.7-acre lot located at 1200 N. Tustin Avenue by demolishing an existing two-story, 30,299-square-foot office building and all other improvements, and constructing a three-story 65-768-square-foot office building and additional site related improvements, including landscaping, utility connections, vehicular parking, and site lighting. The proposed building is designed with a floor area ratio (FAR) of 0.5, and would have a maximum building height of 43 feet and 9 inches, exceeding the maximum building height of 35 feet, as shown in the project elevations attached hereto as Exhibit 7. However, the Applicant is seeking approval of ME No. 2025-01 to allow a twenty-five percent increase in building height, permissible under Section 41-632(3)(d) of the SAMC. The proposed building would provide various building finish materials that include bronze metal panels, perforated metal panels, glass guardrails, and metal building canopies. The proposed building would be set back twenty-five feet from North Tustin Avenue, twenty-two feet from East Wellington Avenue, fifty-nine feet from the western property line, and 200 feet from the northern property line. Vehicular access to the site would be provided via two twenty-foot-wide driveways, one on North Tustin Avenue and the second on East Wellington Avenue, and the project proposes 160 parking spaces, including standard and electric (EV) stalls. Additionally, the project would provide parking for eight bicycles. The Applicant is also seeking approval of ME No. 2025-02 to allow a twenty percent reduction in required off-street parking, permissible under Section 41-632(3)(g) of the SAMC. The project also includes approximately 25,400 square feet of new drought-tolerant, ornamental landscaping that would cover approximately twenty percent of the site. Proposed landscaping would include 36- and 24-inch box trees, 5-gallon trees, various shrubs, and ground covers. Additional improvements include installation of new on-site water and sewer lines and new drainage system, construction of new curb and gutter along Tustin Avenue and Wellington Avenue, and replacement of streetlights. Minor Exception Nos. 2025-01 and 2025-02 OCERS Headquarters (1200 N. Tustin Avenue) June 18, 2025 Page 3 5 0 9 4 The proposed project would function as the headquarters for OCERS and the daily functions of OCERS would be held during normal business hours between 8:00 a.m. and 5:00 p.m. Monday through Friday, with the occasional public meetings held a few times a month. Typical operational characteristics include employees and guests traveling to and from the site and regular office functions. Construction is anticipated to begin in February 2026 and would occur over 16 months. Staff provides a summary of conformance of the development standards in Table 2 below. Table 2: Conformance to Development Standards Standard Required by SAMC Provided Minimum Lot Size N/A 2.7-acres, complies Minimum Lot Frontage N/A 290 feet, complies Maximum Floor Area Ratio (FAR) 1.0 FAR 0.5 FAR, complies Maximum Building Height 35 feet 43 feet and 9 inches – Does Not Comply. ME No. 2025-01 requested to allow a twenty-five percent increase in building height. Minimum Front Building & Landscape Setback 15 feet 22 feet, complies Minimum Side Street Building & Landscape Setback 15 feet 25 feet, complies Minimum Interior Building Setback 5 feet 59-200 feet, complies Minimum Interior Landscape Setbacks 5 feet and 10 feet adjacent to parcel used or zoned for residential 5 feet and 10 feet, complies Minimum Off-Street Parking Required 3 parking spaces per 1,000 sq. ft. or 197 spaces 160 spaces – Does Not Comply. ME No. 2025-02 requested to allow a twenty percent reduction in required off- street parking. Site and Project Background The subject site is currently developed with a two-story, 30,299-square-foot office building that was constructed in 1977. Prior to this, the property was vacant and was used for agricultural proposes. Over the years, the building has been used for office and medical uses and has been occupied by various tenants. The proposed development will serve as the new headquarters for OCERS, whose current headquarters is located on an adjacent site to the west. OCERS has been providing retirement, death, disability, and cost-of-living benefits to employees of the County of Orange and certain districts since 1937. OCERS’ membership has increased from less than 1,000 members in 1945 to more than 31,000 active and deferred members and more than 21,000 payees as of 2024. To keep up with demand and provide better services to its employees and members, the Applicant submitted a Development Project Review Minor Exception Nos. 2025-01 and 2025-02 OCERS Headquarters (1200 N. Tustin Avenue) June 18, 2025 Page 4 5 0 9 4 application (DP No. 2024-25) in November 2024 for the subject project. Since then, the Applicant worked with Planning staff and the Public Works Agency to ensure the project complied with applicable plans, programs, policies, ordinances, and standards. The Applicant concluded the development project review process in May 2025. Project Analysis Pursuant to Sections 41-631, 41-632(a)(3), and 41-638 of the SAMC, the Zoning Administrator may grant approval of a minor exception to obtain a waiver or modification of certain zoning requirements and when it appears that all of the following have been established: 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at minor exception with the intent and purpose of the provisions of Chapter 41 (Zoning) of the SAMC; 2. That the granting of a minor exception is necessary for the preservation and enjoyment of one (1) or more substantial property rights; 3. That the granting of a minor exception will not be materially detrimental to the public welfare or injurious to surrounding property; and 4. That the granting of a minor exception will not adversely affect the general plan of the City. Conversely, the inability to make these findings would result in denial. In analyzing the applicant’s request, staff believes that the following analysis warrants staff’s recommendation of approval of the requested minor exceptions. Minor Exception No. 2025-01 for Building Height Increase Pursuant to Section 41-632(a)(3)(d) of the SAMC, the Zoning Administrator may grant a minor exception to increase building height by no more than twenty-five percent of the maximum height permitted. Staff has reviewed the applicant’s request for a building height increase from 35 feet to 43 feet and nine-inches and the following analysis warrants staff’s recommendation of approval. The project site exhibit’s special circumstances related to its location and surroundings. The project is within an established office corridor. Strict application of the thirty-five foot maximum height would prevent development of a modern, efficient office building with appropriate clear height (i.e., the height from finished floor to the lowest hanging structural or mechanical element) needed to accommodate evolving workplace needs and essential mechanical equipment. This restriction would deprive the property of a development Minor Exception Nos. 2025-01 and 2025-02 OCERS Headquarters (1200 N. Tustin Avenue) June 18, 2025 Page 5 5 0 9 4 privilege commonly afforded to similarly situated parcels within the Professional (P) zoning district and the surrounding urban context. Additionally, there are surrounding properties that are developed with buildings that exceed the maximum building height of thirty-five feet. Moreover, similar requests to exceed the maximum building height have been approved by the City in past. Table 3 provides a summary of buildings with a height greater than thirty-five feet within the general vicinity and the entitlement type that permitted such development. Table 3: Surrounding Properties with Building Heights Greater than 35 Feet Address Assessor Parcel Number Entitlement Type 1) 400 N. Tustin Avenue 400-043-09 Variance No. 1978-27 2) 801 N. Tustin Avenue 400-021-02 Variance No. 1971-30 3) 1001 N. Tustin Avenue 400-021-08 Variances Nos. 1970-16 4) 1401 N. Tustin Avenue 400-221-04 Height Exemption Area 5) 1403 N. Tustin Avenue 400-221-03 Height Exemption Area 6) 1551 N. Tustin Avenue 400-211-11 Height Exemption Area 7) 1525 N. Tustin Avenue 400-211-12 Height Exemption Area The property immediately to the west of the project site, 2223 E. Wellington Avenue, is developed with a three-story forty-four-foot high office building. The property to the southeast, 1001 N. Tustin Avenue, is developed with a seven-story medical office building, and the properties to the northeast, 1401 and 1403 N. Tustin Avenue, are developed with three-story office buildings. Approval of ME No. 2025-01 is necessary to preserve the property owner’s right to develop and utilize the site for a viable office use consistent with surrounding development. The immediate area includes office and medical uses that exceed thirty- five feet in height. Without the minor exception, the applicant would be deprived of the ability to construct a competitively modern office building that aligns with industry norms, tenant expectations, and allowable land uses within the Professional zoning district. Furthermore, the proposed height increase will not result in adverse effects to the public or surrounding properties. The proposed project is consistent with the zoning district and land use context, which is characterized by low- to mid-rise office development. The project will maintain compliance with all other development standards, including setbacks, landscaping, and screening. In addition, the building has been placed adjacent to Tustin Avenue and Wellington Avenue, away from the residential community to the northwest corner of the property, in order to mitigate any aesthetics and shade/shadow issues. Lastly, the subject site, located on the westside of Tustin Avenue, is identified to be just outside of the height exempt area boundary. Properties on the eastside of Tustin Avenue are allowed unlimited building heights. If the subject property were located within the height exemption area, the proposed building height of 43-feet and nine-inches would be permitted by right. Approval of ME No. 2025-01 is also consistent with other building height increases recently approved by the Zoning Administrator (e.g., ME No. 2024-01 approved by the Zoning Administrator on August 20, 2024 allowed a building height Minor Exception Nos. 2025-01 and 2025-02 OCERS Headquarters (1200 N. Tustin Avenue) June 18, 2025 Page 6 5 0 9 4 increase from 35 feet to 43 feet and nine-inches at a new industrial building located at 300 and East Dyer Road). Minor Exception No. 2025-02 for Off-Street Parking Reduction Pursuant to Section 41-632(a)(3)(g) of the SAMC, the Planning Manager may grant a minor exception to reduce the number of required off-street parking stalls by no more than twenty percent of the required number of parking stalls. However, since the applicant is also requesting a minor exception for an increase in building height, this matter has been forwarded to the Zoning Administrator to review the project comprehensively and make a determination. In accordance with Section 41-638.1 of the SAMC, minor exceptions from the off-street parking regulations shall be subject to grant or denial based upon the standards set forth in Section 41-638.1 of the SAMC and not upon the standards set forth in section 41-638 of the SAMC. A minor exception for parking may be granted when two or more uses share required parking stalls, provided no conflict will arise between parking for either use due to differences in time of primary utilization of parking. Staff has reviewed the applicant’s request for a reduction in required off-street parking at the subject site and the following analysis warrants staff’s recommendation of approval. The new building will serve as OCERS headquarters for approximately 121 employees but will also provide a board room for OCERS’ board members to host their board meetings. The primary use has been determined by staff to be office and, therefore, parking is set forth by Section 41-1342 of the SAMC, which requires three parking spaces for each 1,000 square feet of gross floor area. Based on this parking ratio, the project requires a total 197 parking spaces. However, this ratio does not consider differences in time of primary uses and secondary uses for which the applicant is seeking approval of ME No. 2025-02. The proposed building features multiple secondary or ancillary uses that will not be in operation simultaneously. This includes the 3,128-square-foot board room with a closed session office and breakroom; interview rooms on the ground floor; multiple training rooms and workshop/collaboration spaces on the second floor; a 1,303- square-foot café; a 2,178-square foot wellness center; and multiple meeting rooms on the third floor. These amenities are also required to accommodate employees needs and involving workplaces. The project proposes 160 parking spaces which is more than sufficient for OCERS’ needs. Of the 160 parking spaces, 107 parking spaces will be allocated to its 121 employees, which include full-time and part-time employees with varying working hours, and 46 parking spaces will be allocated to visitors with varying visiting hours. The project will also provide eight bicycle parking spaces. In addition, the project site is located in a mode-shift friendly environment with transit, bicycling, and walking amenities that facilitate and encourage alternative modes of transportation, further contributing to reduction in parking demand. Two Orange County Transit Authority (OCTA) routes (Route 60 Long Beach – Tustin and Route 71 Yorba Linda – Newport Beach) are within 0.5 miles of the project site. No parking deficiencies or traffic congestion is anticipated from the proposed facility. As part of the development process, the Public Works Agency reviewed the Minor Exception Nos. 2025-01 and 2025-02 OCERS Headquarters (1200 N. Tustin Avenue) June 18, 2025 Page 7 5 0 9 4 project and did not identify the need for any traffic mitigations. As a condition of approval, staff is recommending that the applicant prepare a parking management plan in the event that on-site parking becomes a concern. Approval of ME No. 2025-02 is also consistent with other parking reductions recently approved by the Planning Manager. Table 4 provides a summary of recently approved parking minor exceptions. (e.g., ME Nos. 2020- 01, 2022-01, 2022-02, and 2023-03). Table 4: Recently Approved Minor Exceptions for Off-Street Parking Reductions Minor Exception Number Date Approved Address Off-Street Parking Reduction Allowed 1) ME No. 2020-01 February 2, 2020 1126 E. Washington Avenue 14-percent parking reduction for a housing development. 2) ME No. 2022-01 June 1, 2022 200 E. First American Way 20-percent parking reduction for a housing development. 3) ME No. 2022-02 May 12, 2022 1327 N. Main Street 13-percent parking reduction for a restaurant. 4) ME No. 2023-03 July 20, 2023 3009 S. Daimler Street 20-percent parking reduction for an office building. General Plan Consistency Approval of these minor exceptions is consistent and supported by several goals and policies of the General Plan. The Professional and Administrative Office - Medium (PAO- 1) land use designation of the General Plan supports the permitting of a variety of office and office-related uses, including professional and administrative office parks, up to three stories in height. Goal 1 of the Land Use Element (LU) encourages a balance of land uses that meet Santa Ana’s diverse needs. Specifically, the project is consistent with Policy LU-2.1 that encourages a broad spectrum of land uses and development that offer employment opportunities for current and future Santa Ana residents. Policy LU-2.6 promotes rehabilitation/redevelopment of properties that encourage increased levels of capital investments to create a safe and attractive environment. The proposed project will redevelop an existing lot with a new office that has not been rehabilitated since the 1970s and will provide on-site and off-site improvements that will contribute to creating a safe and attractive environment for the neighborhood. Policy LU-2.7 also supports land use decisions that encourage the retention of businesses in the City. Approval of these minor exceptions will allow OCERS to remain in Santa Ana in a new building that meets their needs. The project is also consistent with the Economic Prosperity Element (EP) Policy EP-3.4 which encourages the development of “complete communities” that provide a range of housing, services, amenities, and transportation options that support the retention and attraction of skilled workforce and employment. Policy EP-3.6 encourages flexible and up-to-date land use regulations that are responsive to changing business trends, best Minor Exception Nos. 2025-01 and 2025-02 OCERS Headquarters (1200 N. Tustin Avenue) June 18, 2025 Page 8 5 0 9 4 practices, technological advancements, and community needs. Approval of the requested minor exceptions are consistent with these two policies because the project will support the retention of employment and it is meeting the needs of OCERS’ and its employees, as they adapt to workplace changes. The project is consistent with Policy UD-1.1 of the Urban Design Element (UD) which requires that all developments feature high quality design, materials, finishes, and construction. The project will provide a high-end office environment with amenities and will include building finish materials such as bronze metal panels, perforated metal panels, glass guardrails, and metal building canopies. Lastly, the project is consistent with Policy UD-2.2 which encourages buffers and other urban design strategies to encourage computability of new development with the scale, bulk, and pattern of existing development. The project has been designed to be compatible with nearby buildings and it is setback from the adjacent residential development to the northwest of the project site. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 9. The project is not located within the area of a neighborhood association; however, staff contacted the leaders of the Meredith Parkwood, Portola Park, and Marbury Park neighborhood associations to ensure they were aware of the project and public hearing and to identify any concerns. At the time this report was printed, no issues of concern were raised. ENVIRONMENTAL IMPACT Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review, pursuant to Section 15302 (Class 2) of the CEQA Guidelines (Replacement or Reconstruction), because the project is consistent with the applicable general plan designation and applicable general plan policies, as well as with applicable zoning designation and regulations. Moreover, the project meets the criteria for categorically exempt development projects listed in CEQA Guidelines Section 15302 and it would not have a significant effect on the environment. The above- mentioned analysis and use of a Class 2 Categorical Exemption is supplemented by the analysis provided as Exhibit 9 of this report. Based on this analysis, a Notice of Exemption, Environmental Review No. 2024-116, will be filed for this project. FISCAL IMPACT There is no fiscal impact associated with this action. Minor Exception Nos. 2025-01 and 2025-02 OCERS Headquarters (1200 N. Tustin Avenue) June 18, 2025 Page 9 5 0 9 4 EXHIBITS 1. Resolution for ME No. 2025-01 (Building Height Increase) 2. Resolution for ME No. 2025-02 (Off-Street Reduction) 3. Vicinity Zoning & Aerial View Map 4. Site Photos 5. Conceptual Site & Landscape Plan 6. Floor Plans 7. Elevations & Renderings 8. Class 2 Categorical Exemption Analysis 9. Copy of Public Notices Submitted By: Jerry C. Guevara, AICP, Senior Planner Approved By: Ricardo Soto, AICP, Acting Planning Manager, Planning and Building Agency RESOLUTION NO. 2025-XX A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA APPROVING MINOR EXCEPTION NO. 2025-01, AS CONDITIONED, TO EXCEED THE MAXIMUM ALLOWABLE BUILDING HEIGHT OF 35 FEET, BY NO MORE THAN TWENTY-FIVE PERCENT, FOR A TOTAL HEIGHT OF 43 FEET AND 9 INCHES, FOR THE DEVELOPMENT OF A NEW OFFICE BUILDING AT 1200 N. TUSTIN AVENUE (APN: 400-152-02) BE IT RESOLVED BY THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Zoning Administrator of the City of Santa Ana hereby finds, determines and declares as follows: A. Selena Kelaher with EPD Solutions, Inc., representing Orange County Employees Retirement System (OCERS) (“Applicant”) and 2223 Wellington Place Corporation (“Property Owner”), is requesting approval of Minor Exception (ME) No. 2025-01 to exceed the maximum allowable building height of 35 feet, by no more than twenty-five percent, for a total height of 43 feet and 9 inches, to facilitate the construction of a new three-story 65,768-square-foot office building to serve as the headquarters for OCERS at 1200 N. Tustin Avenue (“Project”). B. Pursuant to Section 41-315 of the Santa Ana Municipal Code (“SAMC”), buildings in the Professional (“P”) zoning district are limited to a maximum height of 35 feet. C. Pursuant to Section 41-632(a)(3)(d) of the SAMC, applications may be made to obtain a waiver or modification to the maximum allowable building height, not to exceed more than twenty-five percent of the maximum height permitted. D. Pursuant Section 41-638 of the SAMC, the Zoning Administrator is authorized to review and approve minor exceptions from the development standards set forth by the SAMC. E. On June 18, 2025, the Zoning Administrator held a duly noticed public hearing on ME No. 2025-01. F. The Zoning Administrator of the City of Santa Ana determines that the following findings, which must be established in order to grant a Minor Exception pursuant to Section 41-638 of the SAMC, have been established for ME No. 2025-01 to exceed the maximum allowable height of 35 feet, by no more than twenty-five percent, for a total allowable height of 43 feet and 9 inches: Resolution No. 2025-XXX Page 2 of 9 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this Chapter. The Project’s site has special circumstances related to its location and surroundings. The Project is within an established office corridor and strict application of the 35-foot maximum height would prevent development of a modern, efficient office building with appropriate clear height (i.e., the height from finished floor to the lowest hanging structural or mechanical element) needed to accommodate evolving workplace needs and essential mechanical equipment. This restriction would deprive the property of a development privilege commonly afforded to similarly situated parcels within the Professional zoning district and the surrounding urban context. Additionally, there are surrounding p roperties that are developed with buildings that exceed the maximum building height of 35 feet. The property immediately to the west of the project site, 2223 E. Wellington Avenue, is developed with a three-story 44-foot high office building, the property to the southeast, 1001 N. Tustin Avenue, is developed with a seven-story medical office building, and the properties to the northeast, 1401 and 1403 N. Tustin Avenue, are developed three-story office buildings. 2. That the granting of a minor exception is necessary for the preservation and enjoyment of one or more substantial property rights. The granting of this minor exception is necessary for the preservation and enjoyment of substantial property rights. Approval of ME No. 2025-01 is necessary to preserve the property owner’s right to develop and utilize the site for a viable office use consistent with surrounding development. The immediate area includes office and medical uses that exceed 35 feet in height. Without the minor exception, the Applicant would be deprived of the ability to construct a competitively modern office building that aligns with industry norms, tenant expectations, and allowable land uses within the Professional zoning district. Furthermore, the proposed height increase will not result in adverse effects to the public or surrounding properties. The proposed Project is consistent with the zoning district and land use context, which is characterized by low- to mid-rise office development. The Project will maintain compliance with all other development standards, including setbacks, landscaping, and screening. In Resolution No. 2025-XXX Page 3 of 9 addition, the building has been placed adjacent to Tustin Avenue and Wellington Avenue, away from the residential community to the northwest corner of the property, in order to mitigate any aesthetics and shade/shadow issues. Lastly, the subject site is identified to be just outside of the height exempt area boundary by being on the westside of Tustin Avenue. Properties on the eastside of Tustin Avenue are allowed unlimited building heights. If the subject property were located within the height exemption area, the proposed building height of 43-feet and nine-inches would be permitted by right. Approval of ME No. 2025-01 is also consistent with other building height increases recently approved by the Zoning Administrator (e.g., ME No. 2024-01 approved by the Zoning Administrator on August 20, 2024 allowed a building height increase from 35 feet to 43 feet and nine -inches at a new industrial building located at 300 and East Dyer Road). 3. That the granting of a minor exception will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of this minor exception will not be detrimental to the public or surrounding properties. The height increase authorized by the exception will only allow the Applicant to develop the property with an office use, which is a typical use for this area. Further, the request will not be materially detrimental to the public welfare or injurious to surrounding property in that surrounding uses are office in nature and several such uses also exceed the 35-foot height limit. In addition, approval of the minor exception will not affect the type or intensity of the use on the property and the property will be required to comply all other development standards, in order to ensure that the development of the property does not injure or detrimentally affect surrounding properties. Lastly, the subject site is identified to be just outside of the height exempt boundary by being on the westside of Tustin Avenue. The properties located on the eastside of Tustin Avenue, are located inside the height exempt area, which allows unlimited building height. If the subject property were located within the height exemption area, the proposed building height of 43-feet and nine-inches would be permitted by right. 4. That the granting of a minor exception will not adversely affect the General Plan of the city. Approval of ME No. 2025-01 is consistent and supported by several goals and policies of the General Plan. The Resolution No. 2025-XXX Page 4 of 9 Professional and Administrative Office - Medium (PAO-1) land use designation of the General Plan supports the permitting of a variety of office and office-related uses, including professional and administrative office parks, up to three stories in height. Goal 1 of the Land Use Element (LU) encourages a balance of land uses that meet Santa Ana ’s diverse needs. Specifically, the Project is consistent with Policy LU-2.1 that encourages a broad spectrum of land uses and development that offer employment opportunities for current and future Santa Ana residents. Policy LU-2.6 promotes rehabilitation/redevelopment of properties that encourage increased levels of capital investments to create a safe and attractive environment. The proposed Project will redevelop an existing lot with a new office that has not been rehabilitated since the 1970s and will provide on-site and off- site improvements that will contribute to creating a safe and attractive environment for the neighborhood. Policy LU-2.7 also supports land use decisions that encourage the retention of businesses in the City. Approval of these minor exceptions will allow OCERS to remain in Santa Ana in a new building that meets their needs. The Project is also consistent with the Economic Prosperity Element (EP) Policy EP-3.4 which encourages the development of “complete communities” that provide a range of housing, services, amenities, and transportation options that support the retention and attraction of skilled workforce and employment. Policy EP-3.6 encourages flexible and up- to-date land use regulations that are responsive to changing business trends, best practices, technological advancements, and community needs. Approval of the requested minor exceptions are consistent with these two policies because the Project will support the retention of employment and it is meeting the needs of OCERS’ and its employees as they adapt to workplace changes. The Project is consistent with Policy UD-1.1 of the Urban Design Element (UD) which requires that all developments feature high quality design, materials, finishes, and construction. The Project will provide a high-end office environment with amenities and will include building finish materials such as bronze metal panels, perforated metal panels, glass guardrails, and metal building canopies. Lastly, the Project is consistent with Policy UD-2.2 which encourages buffers and other urban design strategies to encourage computability of new development with the scale, bulk, and pattern of existing development. The Project has been Resolution No. 2025-XXX Page 5 of 9 designed to be compatible with nearby buildings and it is setback from the adjacent residential development to the northwest of the project site. Section 2. Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review, pursuant to Section 153 02 (Class 2) of the CEQA Guidelines (Replacement or Reconstruction), because the Project is consistent with the applicable general plan designation and applicable general plan policies, as well as with applicable zoning designation and regulations. Moreover, the Project meets the criteria for categorically exempt development projects listed in CEQA Guidelines Section 15302 and it would not have a significant effect on the environment. The above-mentioned analysis and use of a Class 2 Categorical Exemption is supplemented by the analysis provided for this Project. Based on this analysis, a Notice of Exemption, Environmental Review No. 2024-116, will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its off icials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of it s officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the Project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a cou rt of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Zoning Administrator of the City of Santa Ana, after conducting the public hearing, hereby approves Minor Exception No. 2025-01 as conditioned in “Exhibit A” attached hereto and incorporated as though fully set forth herein for the Project located at 1200 N. Tustin Avenue. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Zoning Administrator Action dated June 18, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Resolution No. 2025-XXX Page 6 of 9 ADOPTED this 18th day of June 2025 by the Zoning Administrator. _______________________ Siri Champion, AICP Zoning Administrator APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Melissa M. Crosthwaite Senior Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, GEMA ZAPIEN, Acting Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XXX to be the original resolution adopted by the Zoning Administrator of the City of Santa Ana on June 18, 2025. Date: ________________ ____________________________________ Acting Recording Secretary Resolution No. 2025-XXX Page 7 of 9 EXHIBIT A Conditions of Approval for Minor Exception No. 2025-01 Minor Exception No. 2025-01 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, they shall meet the following conditions of approval: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this minor exception. The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. Failure to comply with each and every condition may result in the revocation of the minor exception. A. Planning Division Conditions: 1. All proposed site improvements must conform to Development Project Review (DP No. 2024-25) and the staff report exhibit. 2. Any amendment to this Minor Exception, including modifications to approved materials, finishes, architecture, site plan, landscaping, parking, and square footages must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the Minor Exception must be amended. 3. Prior to submittal into building plan check, a full landscape and irrigation plan is to be submitted to the Planning Division for review and approval. The landscape plan shall conform to the commercial landscape standards, Citywide Design Guidelines, and the City’s Water Efficient Landscape Ordinance. 4. Prior to issuance of a building permit for any onsite grading activities, the Applicant shall provide the Planning Division a proposed construction plan with details on truck routes used for construction traffic and an overall construction schedule. The truck routes shall avoid passage through neighborhoods with sensitive land uses such as school, parks, and residential land uses. 5. The idling of trucks and passenger vehicles on and in the vicinity of the property, including on adjacent streets, is prohibited. Resolution No. 2025-XXX Page 8 of 9 6. Contact information for an onsite manager or other individual responsible for the daily operations during construction shall be posted in a prominent location at the front entry in the event that noise, traffic, and/or parking complaints need reporting. 7. Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney, to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Property Management Agreement. The Agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed agreement must be submitted to the Planning Division by the Applicant within 90 days of the approval of this Resolution. The Agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses; c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e. If Developer and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or a ny portion thereof), both the Applicant and the owner of the property shall be Resolution No. 2025-XXX Page 9 of 9 signatories to the Agreement and both shall be jointly and severally liable for compliance with its terms; f. The Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the Property Maintenance Agreement; and g. The Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. RESOLUTION NO. 2025-XX A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA APPROVING MINOR EXCEPTION NO. 2025-02, AS CONDITIONED, TO ALLOW A REDUCTION IN THE NUMBER OF REQUIRED OFF- STREET PARKING, BY NO MORE THAN TWENTY PERCENT, FOR THE DEVELOPMENT OF A NEW OFFICE BUILDING AT 1200 N. TUSTIN AVENUE (APN: 400-152-02) BE IT RESOLVED BY THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Zoning Administrator of the City of Santa Ana hereby finds, determines and declares as follows: A. Selena Kelaher with EPD Solutions, Inc., representing Orange County Employees Retirement System (OCERS) (“Applicant”) and 2223 Wellington Place Corporation (“Property Owner”), is requesting approval of Minor Exception (“ME”) No. 2025-05 to allow a reduction of required off-street parking, by no more than twenty percent, to facilitate the construction of a new three-story 65,768-square foot office building to serve as the headquarters for OCERS at 1200 N. Tustin Avenue (“Project”). B. Pursuant to Section 41-1342 of the Santa Ana Municipal Code (“SAMC”), offices require three parking spaces for each 1,000 square feet of gross floor area. Based on this parking ratio, the Project is required to provide a total 197 parking spaces. C. Pursuant to Section 41-632(a)(3)(g) of the SAMC, applications may be made to obtain a waiver or modification to the m inimum required off-street parking, not to exceed more than twenty percent of the required number of off-street parking spaces. D. Pursuant Section 41-638 SAMC, the Zoning Administrator is authorized to review and approve minor exceptions from the development standards set forth by the SAMC. E. On June 18, 2025, the Zoning Administrator held a duly noticed public hearing on ME No. 2025-02. F. Pursuant to Section 41-632(a)(3)(g) of the SAMC, the Planning Manager may grant a minor exception to reduce the number of required off -street parking stalls by no more than twenty percent of the required number of parking stalls. However, since the Applicant is also requesting a minor exception for an increase in building height (ME No. 2025-01), this matter has been forwarded to the Zoning Administrator to review the Project comprehensively and make a determination. Resolution No. 2025-XXX Page 2 of 8 G. The Zoning Administrator of the City of Santa Ana determines that the following findings, which must be established in order to grant a minor exception pursuant to Section 41-638.1 of the SAMC, have been established for ME No. 2025-02 to allow a reduction of the required number of off-street parking spaced by no more than twenty percent: 1. That because two or more uses share required parking stalls provided no conflict will arise between parking for one use and parking for another due to differences in time of primary utilization of parking as between such uses. The new building will serve as OCERS headquarters for approximately 121 employees but will also provide a board room for OCERS’ board members to host their board meetings. The primary use has been determined by staff to be office and, therefore, parking is set forth by Section 41- 1342 of the SAMC, which requires three parking spaces for each 1,000 square feet of gross floor area. Based on this parking ratio, the Project requires a total 197 parking spaces. However, this ratio does not consider differences in time of primary uses and secondary uses for which the Applicant is seeking approval of ME No. 2025-02. The proposed building features multiple secondary or ancillary uses that will not be in operation simultaneously. This includes the 3,128-square- foot board room with a closed session office and breakroom; interview rooms on the ground floor; multiple training rooms and workshop/collaboration spaces on the seco nd floor; a 1,303-square-foot café; a 2,178-square foot wellness center; and multiple meeting rooms on the third floor. These amenities are also required to accommodate employees needs and involving workplaces. The Project proposes 160 parking spaces which is more than sufficient for OCERS’ needs. Of the 160 parking spaces, 107 parking spaces will be allocated to its 121 employees, which include full-time and part-time employees with varying working hours, and 46 parking spaces will be allocated to visitors with varying visiting hours. The Project will also provide eight bicycle parking spaces. In addition, the Project site is located in a mode-shift friendly environment with transit, bicycling, and walking amenities that facilitate and encourage alternative modes of transportation, further contributing to reduction in parking demand. Two Orange County Transit Authority (OCTA) routes (Route 60 Long Beach – Tustin and Route 71 Yorba Linda – Newport Beach) are within 0.5 miles of the Project site. No parking deficiencies or traffic congestion is anticipated from the proposed facility. As part of the development process, the Public Works Agency reviewed the Resolution No. 2025-XXX Page 3 of 8 Project and did not identify the need for any traffic mitigations. As a condition of approval, staff is recommending that the Applicant prepare a parking management plan in the event that on-site parking becomes a concern. Approval of ME No. 2025-02 is also consistent with other parking reductions recently approved by the Planning Manager (e.g. ME Nos. 2020-01, 2022-01, 2022-02, and 2023-03). H. Approval of Minor Exception No. 2025 -02 is consistent and supported by several goals and policies of the General Plan. The Professional and Administrative Office - Medium (PAO-1) land use designation of the General Plan supports the permitting of a variety of office and office-related uses, including professional and administrative office parks, up to three stories in height. Goal 1 of the Land Use Element (LU) encourages a balance of land uses that meet Santa Ana’s diverse needs. Specifically, the Project is consistent with Policy LU-2.1 that encourages a broad spectrum of land uses and development that offer employment opportunities for current and future Santa Ana residents. Policy LU-2.6 promotes rehabilitation/redevelopment of properties that encourage increased levels of capital investments to create a safe and attractive environment. The proposed Project will redevelop an existing lot with a new office that has not been rehabilitated since the 1970s and will provide on-site and off-site improvements that will contribute to creating a safe and attractive environment for the neighborhood. Policy LU-2.7 also supports land use decisions that encourage the retention of businesses in the City. Approval of these minor exceptions will allow OCERS to remain in Santa Ana in a new building that meets their needs. The Project is also consistent with the Economic Prosperity Element (EP) Policy EP-3.4 which encourages the development of “complete communities” that provide a range of housing, services, amenities, and transportation options that support the retention and attraction of skilled workforce and employment. Policy EP-3.6 encourages flexible and up-to- date land use regulations that are responsive to changing business trends, best practices, technological advancements, and community needs. Approval of the requested minor exceptions are consistent with these two policies because the Project will support the retention of employment and it is meeting the needs of OCERS’ and its employees, as they adapt to workplace changes. The Project is consistent with Policy UD-1.1 of the Urban Design Element (UD) which requires that all developments feature high quality design, materials, finishes, and construction. The Project will provide a high-end office environment with amenities and will include building finish materials such as bronze metal panels, perforated metal panels, glass guardrails, and metal building canopies. Lastly, the Project is consistent with Policy UD-2.2 which encourages buffers and other urban design strategies to encourage computability of new development with the scale, bulk, and pattern of Resolution No. 2025-XXX Page 4 of 8 existing development. The Project has been designed to be compatible with nearby buildings and it is setback from the adjacent residential development to the northwest of the Project site. Section 2. Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review, pursuant to Section 153 02 (Class 2) of the CEQA Guidelines (Replacement or Reconstruction), because the Project is consistent with the applicable general plan designation and applicable general plan policies, as well as with applicable zoning designation and regulations. Moreover, the Project meets the criteria for categorically exempt development projects listed in CEQA Guidelines Section 15302 and it would not have a significant effect on the environment. The above-mentioned analysis and use of a Class 2 Categorical Exemption is supplemented by the analysis provided for this Project. Based on this analysis, a Notice of Exemption, Environmental Review No. 2024-116, will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the Project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses dire ctly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Zoning Administrator of the City of Santa Ana, after conducting the public hearing, hereby approves Minor Exception No. 2025-02 as conditioned in “Exhibit A” attached hereto and incorporated as though fully set forth herein for the Project located at 1200 N. Tustin Avenue. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Zoning Administrator Action dated June 18, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Resolution No. 2025-XXX Page 5 of 8 ADOPTED this 18th day of June 2025 by the Zoning Administrator. _______________________ Siri Champion, AICP Zoning Administrator APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Melissa M. Crosthwaite Senior Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, GEMA ZAPIEN, Acting Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XXX to be the original resolution adopted by the Zoning Administrator of the City of Santa Ana on June 18, 2025. Date: ________________ ____________________________________ Acting Recording Secretary Resolution No. 2025-XXX Page 6 of 8 EXHIBIT A Conditions of Approval for Minor Exception No. 2025-02 Minor Exception No. 2025-02 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, they shall meet the following conditions of approval: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this minor exception. The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. Failure to comply with each and every condition may result in the revocation of the minor exception. A. Planning Division Conditions: 1. All proposed site improvements must conform to Development Project Review (DP No. 2024-25) and the staff report exhibit. 2. Any amendment to this Minor Exception, including modifications to approved materials, finishes, architecture, site plan, landscaping, parking, and square footages must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the Minor Exception must be amended. 3. Prior to submittal into building plan check, a full landscape and irrigation plan is to be submitted to the Planning Division for review and approval. The landscape plan shall conform to the commercial landscape standards, Citywide Design Guidelines, and the City’s Water Efficient Landscape Ordinance. 4. Prior to issuance of a building permit for any onsite grading activities, the Applicant shall provide the Planning Division a proposed construction plan with details on truck routes used for construction traffic and an overall construction schedule. The truck routes shall avoid passage through neighborhoods with sensitive land uses such as school, parks, and residential land uses. 5. The idling of trucks and passenger vehicles on and in the vicinity of the property, including on adjacent streets, is prohibited. 6. Contact information for an onsite manager or other individual responsible for the daily operations during construction shall be posted in a prominent Resolution No. 2025-XXX Page 7 of 8 location at the front entry in the event that noise, traffic, and/or parking complaints need reporting. 7. Prior to building permit issuance, a Parking Management Plan (PMP) must be submitted to the Planning Division for review and approval. The PMP shall address measure on how to address parking deficiencies and impacts to the neighborhood should any arise. 8. Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney, to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Property Management Agreement. The Agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed agreement must be submitted to the Planning Division by the Applicant within 90 days of the approval of this Resolution. The Agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses; c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); Resolution No. 2025-XXX Page 8 of 8 e. If Developer and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the Agreement and both shall be jointly and severally liable for compliance with its terms; f. The Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the Property Maintenance Agreement; and g. The Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. ME Nos. 2025-01 & 2025-02 for OCERS1200 N. Tustin Avenue Exhibit 3 - Vicinity Zoning & Aerial View Map Zoning 400 feet . A B C D E F G H 3 4 5 6 2 1 40' - 0"28' - 0"32' - 0"24' - 0"32' - 0"32' - 0"28' - 0"28' - 0"28' - 0"28' - 0"28' - 0"32' - 0"156' - 0"204' - 0" MAIN ELECTRICAL MDF ELEC BOARD CHAMBERS MPOE RISER ROOM ELEVATOR CONTROL INTERVIEWOFFICEOFFICE OFFICE INTERVIEW OFFICE OFFICE OFFICE OFFICE OFFICE OFFICEOFFICEOFFICEOFFICEOFFICEOFFICEOFFICE VEST. OFFICE OFFICE OFFICE MENS WOMENS OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICEOFFICE OFFICE OFFICE MOTHERS TOILET JANITOR COPY OFFICE OFFICE OFFICE INTERVIEW INTERVIEW STAIR 1 INTERVIEW RECEPTION WOMENS MENS AV TOILET TOILET SERVERY CLOSED SESSION CONF. MAIL / LOADING STAIR 2 PANTRY LOBBY OPEN OFFICE OFFICE OFFICE COPY BUILDING ENGINEER STORAGE OPEN OFFICE OFFICE OFFICE OPEN OFFICE OPEN OFFICE SCALE:1/8" = 1'-0" CONSTRUCTION PLAN - LEVEL 01 DPR01 A B C D E F G H 3 4 5 6 2 1 32' - 0"28' - 0"28' - 0"28' - 0"28' - 0"28' - 0"32' - 0"40' - 0"28' - 0"32' - 0"24' - 0"32' - 0"156' - 0"204' - 0" MENS OFFICE TELECOMM OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW TRAINING ROOM OFFICE MOTHERS RM JANITOR TOILET TRAINING STOR. MEETING HUDDLE OFFICE OFFICE OFFICE OFFICE OFFICEOFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE ELEC OFFICEOFFICE OFFICE OFFICE OFFICE OFFICE IT WORKSHOP/ STOCK MEETING WOMENS OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICEOFFICE OFFICE TERRACE COPY/ PANTRY OFFICE OPEN OFFICE OPEN COLLABORATION OPEN COLLABORATION OPEN OFFICE STAIR 2 OPEN OFFICE (TRADING) OPEN OFFICE SCALE:1/8" = 1'-0" CONSTRUCTION PLAN - LEVEL 02 DPR01 A B C D E F G H 3 4 5 6 2 1 40' - 0"28' - 0"32' - 0"24' - 0"32' - 0"32' - 0"28' - 0"28' - 0"28' - 0"28' - 0"28' - 0"32' - 0"156' - 0"204' - 0" OPEN TO BELOW OPEN TO BELOW TELECOM OFFICEOFFICE MOTHERS RM OFFICE OFFICE OFFICE MEETING OFFICEOFFICE COMMS/ VID STUDIO JANITOR TOILET MPR/GENERAL STOR. OFFICE OFFICE OFFICEOFFICE OFFICE MPR HUDDLE OFFICE OFFICE OFFICE OFFICEOFFICE WELLNESS CENTER WOMENS MENS MEETING COMMS STORAGE OFFICE OFFICEOFFICE OFFICE LIBRARY/ MEETING OFFICE HUDDLE TERRACE ELEC PANTRY/ COPY OPEN OFFICE CAFE OPEN SEATING CEO MTG CEOOPEN OFFICEOFFICEOFFICEOFFICE OFFICEOFFICEOFFICE STAIR 2 CHANGE RM 02 CHANGE RM 01 SHOWER RM SHOWER RM TERRACE STAIR 1 SCALE:1/8" = 1'-0" CONSTRUCTION PLAN - LEVEL 03 DPR01 LEVEL 1 0' - 0" ROOF 43' - 9" LEVEL 3 29' - 0" LEVEL 2 14' - 6" 3456 2 1 14' - 9"14' - 6"14' - 6"MP-01 43' - 9"TYPE G /01 A5.209 SB-01 ML-01 MP-03 MP-02 GL-02 ML-02 MP-01SB-02GL-02 ML-02 MP-04 MP-02 GL-02 GL-01 SB-01 GL-01 SB-01 ML-01 SB-01 ML-02 LEVEL 1 0' - 0" ROOF 43' - 9" LEVEL 3 29' - 0" LEVEL 2 14' - 6" 3 4 5 621 14' - 9"14' - 6"14' - 6"MP-01 MP-02 GL-02 ML-02 MP-04 MP-03 MP-02 GL-02 ML-02 GL-03 ML-02 MP-02 GL-02 SB-01 GL-01 SB-01 ML-01 GL-01 MP-01 SB-01PT-E2 PT-E2 OCERS WHITE METAL PANEL GL-02 BRONZE MULLION WHITE MULLION GLASS TYPE 2 MP-01 DARK BRONZE METAL PANEL MP-02 GL-01 GLASS TYPE 1 ML-02 ML-01 METAL LOUVER MP-04 PERFORATED METAL PANEL MP-03 PT-E2 METAL BUILDING CANOPY PAINT TO MATCH BRONZE METAL PANEL GL-03 GLASS GUARDRAIL SB-01 SHADOW BOXEXTERIOR SIDE: GLASS TYPE 1 WHITE METAL BEHIND THE GLASS SB-02 SHADOW BOXEXTERIOR SIDE: GLASS TYPE 2 DARK BRONZE METALBEHIND THE GLASS GUARDIAN GLASSSNX 70 UltraClear GUARDIAN GLASSSNX 70 UltraClear W/BRONZE TINT LEVEL 1 0' - 0" ROOF 43' - 9" LEVEL 3 29' - 0" LEVEL 2 14' - 6" A B C D E F G H 14' - 9"14' - 6"MP-04 14' - 6"MP-01 GL-02 ML-02 43' - 9"MP-02 SB-01 SB-01 GL-01 GL-01 SB-01 SB-01 GL-01 GL-01 SB-01 ML-01 LEVEL 1 0' - 0" ROOF 43' - 9" LEVEL 3 29' - 0" LEVEL 2 14' - 6" ABCDEFGH 14' - 6"14' - 9"14' - 6"GL-01 ML-01 SB-01 43' - 9"MP-02 GL-02 ML-02 SB-01 ML-01 GL-01 MP-02 GL-02GL-03MP-01 MP-03 GL-02 ML-02 PT-E2PT-E2PT-E2 MP-04 SB-01 MP-02 SB-01 GL-01 SB-01 SB-01 WHITE METAL PANEL GL-02 BRONZE MULLION WHITE MULLION GLASS TYPE 2 MP-01 DARK BRONZE METAL PANEL MP-02 GL-01 GLASS TYPE 1 ML-02 ML-01 METAL LOUVER MP-04 PERFORATED METAL PANEL MP-03 PT-E2 METAL BUILDING CANOPY PAINT TO MATCH BRONZE METAL PANEL GL-03 GLASS GUARDRAIL SB-01 SHADOW BOXEXTERIOR SIDE: GLASS TYPE 1 WHITE METAL BEHIND THE GLASS SB-02 SHADOW BOXEXTERIOR SIDE: GLASS TYPE 2 DARK BRONZE METALBEHIND THE GLASS GUARDIAN GLASSSNX 70 UltraClear GUARDIAN GLASSSNX 70 UltraClearW/BRONZE TINT Lead Agency: City of Santa Ana 20 Civic Center Plaza Santa Ana, CA 92701 Project Applicant: Orange County Employees Retirement System 2223 E Wellington Avenue Santa Ana, CA 92701 CEQA Consultant: 3333 Michelson Drive, Suite 500 Irvine, CA 92612 April 2025 Orange County Employees Retirement System HQ Class 2 Exemption Orange County Employees Retirement System HQ City of Santa Ana Class 2 Exemption This page intentionally left blank. Orange County Employees Retirement System HQ City of Santa Ana Class 2 Exemption i Table of Contents 1. INTRODUCTION ............................................................................................................................. 1 1.1. PURPOSE OF THE EXEMPTION .................................................................................................................... 1 1.2. DOCUMENT ORGANIZATION ..................................................................................................................... 2 2. ENVIRONMENTAL SETTING ........................................................................................................... 3 2.1. PROJECT LOCATION ..................................................................................................................................... 3 2.2. EXISTING LAND USE ...................................................................................................................................... 3 2.3. EXISTING GENERAL PLAN LAND USE AND ZONING DESIGNATIONS .............................................. 3 2.4. SURROUNDING LAND USES ........................................................................................................................ 3 3. PROJECT DESCRIPTION ............................................................................................................... 21 3.1. PROJECT OVERVIEW .................................................................................................................................. 21 3.2. PROJECT FEATURES .................................................................................................................................... 21 3.3. CONSTRUCTION ......................................................................................................................................... 22 3.4. OPERATION .................................................................................................................................................. 23 3.5. DISCRETIONARY ACTION CHECKLIST ..................................................................................................... 23 4. CLASS 2 EXEMPTION FINDINGS .................................................................................................. 35 4.1. PROJECT CONSISTENCY WITH CLASS 2 ............................................................................................... 35 4.2. EXEMPTION EXCEPTIONS .......................................................................................................................... 40 5. REFERENCES ................................................................................................................................ 42 Figures FIGURE 2-1: REGIONAL LOCATION........................................................................................................................................ 5 FIGURE 2-2: LOCAL VICINITY ................................................................................................................................................. 7 FIGURE 2-3: AERIAL VIEW...................................................................................................................................................... 9 FIGURE 2-4A: EXISTING SITE PHOTOS ................................................................................................................................ 11 FIGURE 2-4B: EXISTING SITE PHOTOS................................................................................................................................. 13 FIGURE 2-4C: EXISTING SITE PHOTOS ................................................................................................................................ 15 FIGURE 2-5: EXISTING LAND USE ........................................................................................................................................ 17 FIGURE 2-6: EXISTING ZONING .......................................................................................................................................... 19 FIGURE 3-1: CONCEPTUAL SITE PLAN ................................................................................................................................. 25 FIGURE 3-2A: ELEVATIONS .................................................................................................................................................. 27 FIGURE 3-2B: ELEVATIONS .................................................................................................................................................. 29 FIGURE 3-3: CONCEPTUAL RENDERINGS ............................................................................................................................ 31 FIGURE 3-4: LANDSCAPE PLAN ........................................................................................................................................... 33 Orange County Employees Retirement System HQ City of Santa Ana Class 2 Exemption ii Tables TABLE 2-1: GENERAL PLAN LAND USE AND ZONING OF SURROUNDING USES .................................................................... 3 TABLE 3-1: PROPOSED PARKING ........................................................................................................................................ 21 TABLE 4-1: COMPARATIVE TRIP GENERATION .................................................................................................................... 36 TABLE 4-2: REGIONAL CONSTRUCTION EMISSIONS ........................................................................................................... 37 TABLE 4-3: REGIONAL OPERATIONAL EMISSIONS .............................................................................................................. 38 TABLE 4-4: PROJECT CONSTRUCTION GHG EMISSIONS ................................................................................................... 38 TABLE 4-5: PROJECT TOTAL GHG EMISSIONS ................................................................................................................... 39 Appendices APPENDIX A TRIP GENERATION, VMT, AND LOS SCREENING ANALYSIS APPENDIX B AIR QUALITY, ENERGY, AND GREENHOUSE GAS IMPACT ANALYSIS Orange County Employees Retirement System HQ City of Santa Ana Class 2 Exemption 1 1. INTRODUCTION The Project Applicant is requesting approval from the City of Santa Ana for a Minor Exception and a Development Site Review to demolish an existing two-story 30,299 square feet (SF) professional service building and construct a three-story, approximately 65,768 SF professional office building with parking, landscaping, and access improvements (proposed Project). The City of Santa Ana is the Lead Agency for the proposed Project and will utilize this document as evidence that the proposed Project qualifies for the Class 2 Replacement or Reconstruction Project Exemption, which is further described below. 1.1. PURPOSE OF THE EXEMPTION Article 19 of the California Environmental Quality Act (CEQA) Guidelines includes, as required by Public Resources Code Section 21084, a list of classes of projects which have been determined not to have a significant effect on the environment. This document demonstrates that the proposed Project qualifies for a CEQA Exemption as a Replacement or Reconstruction Project (Class 2), consistent with the provisions of CEQA Guidelines Sections 15302 and 15300.2 and provides information for City decision-makers to find that the proposed Project is exempt under CEQA. Pursuant to CEQA Guidelines Section 15302 (Cal. Code Regs. tit. 14 § 15302), Class 2 consists of replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced, including but not limited to: a. Replacement or reconstruction of existing schools and hospitals to provide earthquake resistant structures which do not increase capacity more than 50 percent; b. Replacement of a commercial structure with a new structure of substantially the same size, purpose, and capacity. c. Replacement or reconstruction of existing utility systems and/or facilities involving negligible or no expansion of capacity. d. Conversion of overhead electric utility distribution system facilities to underground including connection to existing overhead electric utility distribution lines where the surface is restored to the condition existing prior to the undergrounding. In addition to meeting the requirements stated above, CEQA Guidelines Section 15300.2 provides specific instances where exceptions apply to a project that would otherwise meet the requirements for an exemption. These exceptions are: a. Location: Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, State, or local agencies. b. Cumulative Impact: All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. c. Significant Effects: A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. d. Scenic Highways: A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar Orange County Employees Retirement System HQ City of Santa Ana Class 2 Exemption 2 resources, within a highway officially designated as a State scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR. e. Hazardous Waste Sites: A categorical exemption shall not be used for a project located on a site which is included on any list complied pursuant to Section 65962.5 of the Government Code. f. Historical Resources: A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of historical resources. This document demonstrates that the proposed Project and its circumstances would be consistent with the requirements under CEQA Guidelines Section 15302 and would not result in any exceptions identified in Section 15300.2. 1.2. DOCUMENT ORGANIZATION This Class 2 Exemption includes the following sections: Section 1. Introduction Provides information about CEQA, its requirements for environmental review, and explains the Exemption Checklist that evaluates the potential impacts of the proposed Project to the physical environment. Section 2. Environmental Setting Provides information about the proposed Project’s location. Section 3. Project Description Includes a description of the proposed Project’s physical features and characteristics. Section 4. Class 2 Exemption Findings Includes the Exemption Checklist and evaluates the proposed Project’s potential to result in significant adverse effects to the physical environment, as well as whether exceptions to the Exemption apply. Section 5. References Includes a list of references cited and used to support the information in this document.