HomeMy WebLinkAboutItem 25 - Public Hearing - Zoning Ordinance - Bella Terra Residential Community and Temple Project Planning and Building Agency
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Item # 25
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Staff Report
April 21, 2026
Topic: Zoning Ordinance Amendment No. 2026-02, Conditional Use Permit No. 2026-03
and Tentative Tract Map No. 2026-01
AGENDA TITLE
Public Hearing -Zoning Ordinance Amendment No. 2026-02, Conditional Use Permit No.
2026-03, and Tentative Tract Map No. 2026-01 — Bella Terra Residential Community and
Temple Project (4006, 4010, and 4018 West Hazard Avenue)
Legal notice published in the OC Reporter on April 10, 2026 and notices mailed on April
9, 2026.
RECOMMENDED ACTIONS
1. Adopt Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program (SCH No. 2026010220), Environmental Review No. 2023-25;
2. Adopt first reading of an ordinance approving Zoning Ordinance Amendment No.
2026-02 to amend Specific Development No. 53 (SD-53) to revise residential
development standards and allow places of worship as a conditionally permitted
use, enabling construction of the Bella Terra Residential Community and Temple
Project;
ORDINANCE NO. NS-XXXX entitled ZONING ORDINANCE AMENDMENT NO.
2026-02 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA
ANA APPROVING AN AMENDMENT TO SPECIFIC DEVELOPMENT NO. 53
(SD-53) TO UPDATE RESIDENTIAL DEVELOPMENT STANDARDS AND
ALLOW PLACES OF WORSHIP SUBJECT TO APPROVAL OF A CONDITIONAL
USE PERMIT FOR PROPERTY LOCATED AT 4006, 4010, AND 4018 WEST
HAZARD AVENUE (APNS: 100-261-20, 100-261-19 AND 100-261-18); read by
title only and waive further reading.
3. Adopt a resolution approving Conditional Use Permit No. 2026-03, as
conditioned; and
RESOLUTION NO. 2026-XXX entitled A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO.
ZOA No. 2026-02, CUP No. 2026-03, and TTM No. 2026-01 — Bella Terra Residential
Community and Temple at 4006, 4010, and 4018 West Hazard Avenue
April 21, 2026
Page 2
2026-03 AS CONDITIONED TO ALLOW A PLACE OF WORSHIP LOCATED AT
4006, 4010, AND 4018 WEST HAZARD AVENUE (APNS: 100-261-18, 100-261-
19, AND 100-261-20)
4. Adopt a resolution approving Tentative Tract Map No. 2026-01 (County Map No.
19332), as conditioned.
RESOLUTION NO. 2026-XXX entitled A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO.
2026-01 (COUNTY MAP NO. 19332) AS CONDITIONED TO SUBDIVIDE THE
PROJECT SITE INTO 13 DEVELOPABLE LOTS AND ONE COMMON AREA
LOT TO ACCOMMODATE THE PROPOSED BELLA TERRA RESIDENTIAL
COMMUNITY AND PLACE OF WORSHIP DEVELOPMENT AT 4006, 4010,
AND 4018 WEST HAZARD AVENUE (APNS: 100-261-20, 100-261-19 AND 100-
261-18)
GOVERNMENT CODE §84308 APPLIES: Yes
EXECUTIVE SUMMARY
Long Van Huynh ("Applicant" and "Owner") is requesting approval of Zoning Ordinance
Amendment (ZOA) No. 2026-02 to amend Specific Development No. 53 (SD-53),
Conditional Use Permit (CUP) No. 2026-03 to allow the establishment of a place of
worship, and Tentative Tract Map (TTM) No. 2026-01 (County Map No. 19332) to
subdivide property located at 4006, 4010, and 4018 West Hazard Avenue (Assessor's
Parcel Numbers 100-261-20, 100-261-19, and 100-261-18). The development would
require demolition of three existing single-family residences and construction of twelve
(12) single-family homes and a two-story, approximately 3,500-square-foot temple
("Project").
A Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting
Program (MMRP) were prepared to evaluate the potential environmental impacts of the
Project and serve as the primary California Environmental Quality Act (CEQA) document
for all discretionary actions associated with Project implementation.
Planninq Commission Action
On March 9, 2026, the Planning Commission held a public hearing for the Project and
voted 6:0:1 (Commissioner Oliva absent) to recommend that the City Council: (1) adopt
Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (SCH
No. 2026010220); (2) adopt an ordinance approving Zoning Ordinance Amendment No.
2026-02; (3) approve a resolution approving Conditional Use Permit No. 2026-03; and (4)
approve a resolution approving Tentative Tract Map No. 2026-01 (County Map No.
19332).
ZOA No. 2026-02, CUP No. 2026-03, and TTM No. 2026-01 — Bella Terra Residential
Community and Temple at 4006, 4010, and 4018 West Hazard Avenue
April 21, 2026
Page 3
DISCUSSION
Background and Context
The earliest available aerial imagery, dated 1947, indicates that the Project site was first
developed as part of a larger orchard, with no buildings or structures present at that time.
The surrounding area was primarily used for agricultural purposes, with scattered
residences and farm-related buildings in the vicinity. The Project site is currently
comprised of three parcels developed with three single-family residences, constructed
individually between approximately 1949 and 1953. Historic aerial imagery shows that the
residences remained surrounded by orchard trees and agricultural uses throughout the
1950s, after which the area gradually transitioned to residential development.
On August 7, 1989, the Santa Ana City Council adopted Ordinance No. NS-2019,
rezoning the properties at 4006, 4010, and 4018 West Hazard Avenue from the Single-
Family Residence (R1) zoning district to Specific Development District No. 53 (SD-53).
The SD-53 zone was established to allow the development of up to 17 single-family
detached dwelling units served by a private cul-de-sac street, with site-specific land use
standards and regulations. The purpose of SD-53 was to provide flexibility from
conventional lot size requirements to reflect existing residential patterns, promote quality
site design, and respond to housing market conditions at the time, including the limitations
of the 6,000-square-foot minimum lot size adopted in 1960. However, the site was never
developed in accordance with the permitted uses or design standards of the SD-53 zoning
district, and the properties remain unimproved.
The Applicant submitted Development Project Review No. 2023-03 on January 23, 2023,
proposing to modify SD-53 development standards, establish a place of worship, and
subdivide the Project site to construct 12 single-family residences with associated site
improvements. Following multiple project revisions and completion of the Project's
environmental analysis, the Development Project Review application was approved on
December 16, 2025. Applications for Zoning Ordinance Amendment No. 2026-02,
Conditional Use Permit No. 2026-03, and Tentative Tract Map No. 2026-01 were deemed
complete on January 5, 2026.
Proiect Description
The Project site consists of three contiguous parcels totaling approximately 2.5 acres,
located at 4006, 4010, and 4018 West Hazard Avenue, between La Vergn Way to the
east and Morse Drive to the west. Currently, the site contains three approximately 1,500-
square-foot, single-story single-family detached residences, one of which is vacant, with
associated detached garages, accessory structures, and areas of dirt and asphalt
concrete paving. The proposed Project includes demolition of the three existing
residential structures and associated improvements to construct 12 new two-story single-
ZOA No. 2026-02, CUP No. 2026-03, and TTM No. 2026-01 — Bella Terra Residential
Community and Temple at 4006, 4010, and 4018 West Hazard Avenue
April 21, 2026
Page 4
family homes and a two-story, 3,500-square-foot temple for the Cao Dai faith. The
discretionary actions required for implementation of the Project include: (1) a Zoning
Ordinance Amendment to amend Specific Development No. 53 (SD-53) to update
permitted uses and development standards to allow a place of worship as a conditionally
permitted use; (2)a Conditional Use Permit to allow establishment of the place of worship;
and (3) a Tentative Tract Map to subdivide the property into fee-simple lots. The following
sections describe the proposed Project and associated discretionary actions in further
detail.
Table 1: Project and Location Information
Item Information
Project Address and Council Ward 4006, 4010, and 4018 West Hazard Avenue—Ward 1
Nearest Intersection Hazard Avenue and Harbor Boulevard
General Plan Designation Low-Medium Density Residential LMR-11
Zoning Designation Specific Development No. 53 (SD-53)
North Single-Family Residential
Surrounding Land Uses East Single-Family Residential
South Single-Family Residential, Mobile Home Park
West Single-Family Residential
Property Size 4006 West Hazard Avenue—0.97 acres 42,242.53 square feet
4010 West Hazard Avenue—0.97 acres 42,242.98 square feet
4018 West Hazard Avenue—0.52 acres 22,572.01 square feet
Total gross area is 2.46 acres 107,057 square feet
Three single-family residences with associated detached garages
Existing Site Development and several accessory structures
Use Permissions Single-Family Residential
Zoning Code Sections Affected Specific Development (SD-53); SAMC Section 41-593 and
638 a 1 ; and Chapter 34 Subdivisions
Zoning Ordinance Amendment
The proposed amendment updates SD-53 land use regulations by reducing the
residential component from 17 single-family units (two floor plans) to 12 units (four floor
plans), while allowing a place of worship as a conditionally permitted use. It also revises
prior residential development standards, introduces new landscaping standards (which
were not included in the original SD-53), and establishes standards for the religious
facility, accessory features (e.g., entry gate), walls and fences, and parking. Additional
detail regarding the current and proposed text regulations is provided in Exhibit 6.
Site Planning
The site is proposed to be subdivided into 14 lots, consisting of 12 residential lots, one
private street lot, and one lot for the temple. The site layout aligns with the general
configuration of the 1989 site plan approved under Ordinance No. NS-2019, which
features a private cul-de-sac extending to the site's southern property line. Compared to
ZOA No. 2026-02, CUP No. 2026-03, and TTM No. 2026-01 — Bella Terra Residential
Community and Temple at 4006, 4010, and 4018 West Hazard Avenue
April 21, 2026
Page 5
the originally approved 17-unit configuration, the current proposal reduces the number of
residential units to 12 by removing four units along the western portion of the site to
accommodate the temple and its associated parking, and eliminating one additional unit
near the cul-de-sac terminus to provide a common open space area. A shared driveway
serves both the temple and adjacent residences.
Construction of the Project is anticipated to occur in two phases. The western portion of
the site is proposed to be developed first to accommodate the temple. Demolition
activities are expected to begin in late summer 2026. Temple construction, including
phased grading and site improvements, would follow and is anticipated to occur from late
summer 2026 through summer 2027 (approximately 12 months). Construction of the
remaining site improvements and the 12 single-family residences would then occur in a
single phase from summer 2027 through summer 2028, resulting in an overall Project
construction duration of approximately 24 months.
Residential Component and Architecture
The Project includes 12 residential lots ranging in size from approximately 3,461 to 5,158
square feet (5.75 dwelling units per acre (du/acre), consistent with the General Plan
maximum of 11 du/acre). The lots will accommodate 12 two-story single-family
residences designed in a modern Mediterranean architectural style and offered in four
distinct floor plan models. Home sizes range from approximately 1,576 to 2,538 square
feet and include two to four bedrooms and 2.5 to 3.5 bathrooms (see Table 2).
Each residence provides an attached two-car garage and driveway space for two
additional vehicles. Exterior finishes feature a palette of neutral tones complemented by
stucco, brick, wood, and metal accents, with S-tile roofing and varied roof forms to
enhance architectural articulation. Two models incorporate private second-floor
balconies, further contributing to visual interest. Pursuant to SD-53 development
standards, building heights may reach up to 26 feet; the tallest proposed residence is
approximately 24 feet to the ridge line.
Table 2: Total Units by Type
Unit Type and Size Range Quantity Percent of overall project
Two-Bedroom 1,576 s . ft. 1 8%
Three-Bedroom 2,282 s . ft. 5 42%
Four-Bedroom 2,262-2,351 s . ft. 6 50%
Total 12 100%
Temple Component and Temple Architecture
The Project includes a two-story, 3,500-square-foot Cao Dai temple, sited as a corner
property fronting West Hazard Avenue, with vehicular access and parking provided from
ZOA No. 2026-02, CUP No. 2026-03, and TTM No. 2026-01 — Bella Terra Residential
Community and Temple at 4006, 4010, and 4018 West Hazard Avenue
April 21, 2026
Page 6
the adjoining private street. The temple will include a main worship hall, an upper-level
private altar (not open to the public), and a covered perimeter walkway.
The architectural design draws inspiration from traditional Cao Dai temple forms that
blend Eastern and Western religious influences, incorporating Gothic-inspired towers and
nave-like proportions alongside Asian pagoda elements. Exterior materials include clay
roof tiles, stucco walls, decorative exterior insulation and finish systems (EIFS) panels,
and ornamental moldings accented with stone and concrete finishes. Distinctive features
include twin front towers, pointed upturned rooflines clad in red shingles, exterior
columns, and freestanding decorative entry gates approximately 18 feet in height. The
structure will reach a maximum height of approximately 35 feet at its highest architectural
element.
The temple will accommodate religious worship, spiritual practice, and small-scale
community gatherings for educational and cultural activities. Operations will occur at low-
to-moderate intensity, primarily during daytime and early afternoon hours. On-site
caretakers (maximum of two) will oversee activities Monday through Friday from 10:00
a.m. to 2:00 p.m., with Sunday services from 11:00 a.m. to 2:00 p.m. for up to 16
attendees, plus four annual special events (February and September: approximately 30
participants each; August and November: approximately 60 participants each).
Open Space and Landscaping
The Project provides 55,566 square feet of open space (approximately 69% of the total
net buildable site area). Approximately 2,000 square feet of common open space is
provided at the cul-de-sac terminus, accessed via the private street sidewalk and
featuring a decorative trellis, bench, and barbecue grill as amenities.
As part of the Project, six existing ornamental trees will be removed and 40 new 24-inch
box trees will be planted, distributed around the Project site. Landscape materials feature
a hierarchy of trees, shrubs, and groundcover throughout the site, as shown in the
Conceptual Landscape Plan (Exhibit 7). Yoshino cherry and evergreen Japanese black
pine trees will be planted along Hazard Avenue and around the temple; on the east side
of the private street, drought-tolerant shade-producing trees will be in the parkway fronting
residences and a Honey locust in the common open space. Yoshino cherry trees will also
be planted on the west side of the street in landscape islands between parallel parking
space groupings with continuous star jasmine vine pockets screening the exposed block
wall next to the parallel spaces and the temple's proposed trash enclosure located off the
private street. Conditions of approval will require the applicant to work with staff to review
and select alternative shade-producing, drought-tolerant tree species to improve the
project's landscaping.
ZOA No. 2026-02, CUP No. 2026-03, and TTM No. 2026-01 — Bella Terra Residential
Community and Temple at 4006, 4010, and 4018 West Hazard Avenue
April 21, 2026
Page 7
The proposed SD-53 amendment establishes residential landscaping standards mirroring
the City's Single-Family Residence (R1)zoning district requirements for front yard canopy
shade-producing trees and shrubs; each residence includes rear yard private open space
and will be required to comply with these front yard landscaping standards, with SD-53
prescribing timing for landscape plan approval and installation to accommodate individual
owner design preferences post-sale.
Circulation and Parking
Vehicular access to the Project site is currently provided via two driveways along West
Hazard Avenue. These will be replaced by a new two-way private street serving both
temple and residential uses. The private street runs north-south through the site's center,
connecting to West Hazard Avenue and terminating in a cul-de-sac with adequate fire
truck turnaround per applicable fire codes. It measures 47 feet wide from Hazard Avenue
to the end of the temple parking area, then tapers to 28 feet at its narrow end. Sidewalks
will line West Hazard Avenue and the private street to facilitate pedestrian circulation.
Although only the portion of Morse Drive abutting the temple is part of the Project site
(secured via easement for vehicular access), the Applicant has agreed to repave the
entire length of Morse Drive from Hazard Avenue south to the private street end at a 42-
foot width.
The Project provides 72 total vehicle parking spaces (19 for the temple, including four
ADA-compliant and two EV-compliant; 53 for residences, including 24 garage, 24
driveway, and five on-street spaces). Sidewalks will line West Hazard Avenue and the
private street to facilitate pedestrian circulation.
To proactively address any neighborhood parking impacts that could result from the
Project, the conditions of approval for the CUP and TTM include provisions requiring the
following parking management practices to be incorporated into the final, recorded
covenants, conditions, and restrictions (CC&Rs), and applicable throughout the life of the
Project:
• Requiring onsite parking permits (such as stickers or hang-tags) for any parking in
the surface guest parking spaces;
• Policies for maximum time vehicles may be parked in the surface guest spaces;
• Policies for towing unauthorized vehicles; vehicles parked in unauthorized
locations, such as fire lanes; vehicles parking in surface guest parking without a
sticker, hang-tag, or other identifiers; and vehicles parked longer than any
maximum guest parking timeframes allowed; and
• Routine garage inspections to ensure garages are available for vehicle parking.
Site Improvements
The Project includes a covered trash enclosure and recycling storage area located at the
temple's northeastern corner along the proposed private street. The enclosure will serve
ZOA No. 2026-02, CUP No. 2026-03, and TTM No. 2026-01 — Bella Terra Residential
Community and Temple at 4006, 4010, and 4018 West Hazard Avenue
April 21, 2026
Page 8
the temple, while each residential lot will have its own individual bins for refuse, recycling,
and organics collection. A seven-foot concrete masonry unit (CMU) wall will be
constructed along the southern, eastern, and western perimeter property lines abutting
residential properties, consistent with the existing wall. Two new streetlights will be
installed along Hazard Avenue and the private street in compliance with City standards.
Existing overhead utility lines and power poles along the Hazard Avenue frontage will be
undergrounded. Heating, ventilation, and air conditioning (HVAC) equipment for the
residences will be located within side yards, while the temple's HVAC units will be
screened on the roof of the structure.
Project Analysis
Zoning Ordinance Amendment (ZOA)
The Project site is zoned Specific Development No. 53 (SD-53), adopted in 1989 and
currently permitting only residential uses. The proposed amendment modernizes SD-53
by updating residential development standards and allowing places of worship as a
conditionally permitted use, subject to approval of a Conditional Use Permit (CUP). The
amendment reduces the previously approved 17-unit subdivision to 12 single-family
homes and establishes objective standards for height, setbacks, parking, and
landscaping applicable to both residential and religious uses. These development
standards ensure that future construction remains compatible with the scale and
character of the surrounding residential neighborhood while providing clear regulatory
parameters for site design.
Allowing a place of worship through the CUP process provides an additional mechanism
to allow discretionary review to evaluate site-specific operational characteristics and
neighborhood compatibility, ensuring the use will not be detrimental to nearby properties.
The proposed amendment is consistent with the Low-Medium Density Residential (LMR-
11) General Plan land use designation, which supports low-scale residential development
and community-serving institutional uses. By facilitating context-sensitive infill
development on an underutilized site, the amendment promotes efficient land use
patterns while maintaining neighborhood character. Accordingly, the proposed Zoning
Ordinance Amendment represents orderly and compatible growth within an established
residential area.
Conditional Use Permit
The Conditional Use Permit request is to allow the establishment of a place of worship
within the Specific Development No. 53 (SD-53) zoning district. The proposed temple is
compatible with surrounding residential uses based on its scale, operational
characteristics, and site design. Building height, setbacks, perimeter masonry walls, and
landscaping provide appropriate buffering from adjacent properties and help maintain the
neighborhood's established character. Allowing the temple through the Conditional Use
ZOA No. 2026-02, CUP No. 2026-03, and TTM No. 2026-01 — Bella Terra Residential
Community and Temple at 4006, 4010, and 4018 West Hazard Avenue
April 21, 2026
Page 9
Permit process provides continued regulatory oversight of operational characteristics,
ensuring the use remains compatible with the surrounding residential neighborhood over
time.
The proposed temple is not expected to be detrimental to the health, safety, or general
welfare of those residing or working in the vicinity. The site design incorporates seven-
foot CMU walls around the Project perimeter to buffer adjacent residences, and the
building height is compatible with the neighborhood's one- to two-story scale. Adequate
on-site parking is provided, supplemented by parking management measures
incorporated into the project's CC&Rs as a condition of approval, while repaving of
adjacent private Morse Drive and proximity to transit along Harbor Boulevard support safe
and efficient access without overburdening local streets. Operational characteristics,
including limited hours, modest assembly sizes, and infrequent special events, are
intended to minimize potential impacts related to parking, traffic, noise, and neighborhood
activity levels.
The Project contributes to economic prosperity and stability by redeveloping underutilized
1940s-era homes into 12 market-rate, family-oriented residences and a community-
serving temple, consistent with the site's residential General Plan land use designation.
Construction and long-term operation of the Project will generate property tax revenues,
support construction employment, and provide ongoing private street and common-area
maintenance through the homeowner's association. The Project will not adversely affect
the area's economic stability because it reinvests in existing neighborhood fabric,
maintains compatible residential character, and adds a local religious facility that supports
neighborhood vitality. These improvements indirectly benefit the City's economic stability
while complementing surrounding land uses and reinforcing the long-term desirability of
the community. Therefore, the proposed use will not detract from the economic stability
or development potential of the area.
The Project conforms to all applicable requirements of the Santa Ana Municipal Code
(SAMC) and has been designed to meet the proposed modifications to SD-53
development standards, including those for the temple's height, setbacks, parking,
landscaping, and gates. It also complies with all subdivision codes and other relevant City
ordinances. As a mixed-use development, the Project is well-designed to integrate with
the existing neighborhood, and its access and egress have been reviewed by the Public
Works Agency for full regulatory compliance.
Tentative Tract Map
The Project site is physically suitable for the type and density of the proposed
development. The approximately 2.5-acre site is proposed to be subdivided to
accommodate a new religious temple, associated parking, a private street, and fee-simple
residential lots with access from Hazard Avenue. The General Plan land use designation
ZOA No. 2026-02, CUP No. 2026-03, and TTM No. 2026-01 — Bella Terra Residential
Community and Temple at 4006, 4010, and 4018 West Hazard Avenue
April 21, 2026
Page 10
is LMR-11, which permits up to 11 dwelling units per acre and a maximum building height
of three stories. The proposed residential density does not exceed this limit. The place of
worship component, proposed through a concurrent Conditional Use Permit (CUP) and
Zoning Ordinance Amendment (ZOA No. 2026-02), is compatible with residential land
use designations, as religious facilities are permitted subject to discretionary review in
Santa Ana residential zoning districts.
The design and improvements of the proposed Project will not cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
Since the Project is located in an urbanized area, there are no known fish or wildlife
populations existing on the Project site. Therefore, the proposed subdivision will not
cause any substantial environmental damage or substantially and avoidably injure fish
and wildlife or their habitat. The design or improvements of the proposed project will not
cause serious public health problems.
The design or improvements of the proposed Project will not cause serious health
problems, with the proposed subdivision not having any detrimental effects upon the
general public. The property will include necessary utilities and infrastructure
improvements as required under Development Project Review No. 2023-03.
The design and improvements of the Project will not conflict with easements necessary
for public access or use of the property within the Project. Easements for emergency
vehicle access, public right-of-way dedication, and public utilities will be recorded with the
subdivision. In addition, the CC&Rs will establish reciprocal access rights and
maintenance responsibilities between properties. The installation of all utilities will
conform with the requirements stated in Section 41-626 of the Santa Ana Municipal Code.
The conceptual design of all proposed construction for the property will not affect the
right-of-way for road purposes.
General Plan Consistency
The Project and its design and improvements are consistent with the LMR-11 land use
designation and supports several other goals and policies of the General Plan, advancing
the City's goals for responsible growth, diverse land use balance, neighborhood
compatibility, and complete sustainable communities.
The proposed residential and temple components foster compatible uses that enhance
livability and homeownership opportunities while supporting mixed-use infill near transit
along Harbor Boulevard (Goal LU-1; Policies LU-1.1, LU-1.2, LU-1.6). The integrated
design provides supportive spaces for community gatherings through the temple and
common open space (Goal LU-2; Policy LU-2.3), preserves neighborhood character with
compatible and harmonious scale (Goal LU-3; Policies LU-3.1, LU-3.4), promotes a clean,
ZOA No. 2026-02, CUP No. 2026-03, and TTM No. 2026-01 — Bella Terra Residential
Community and Temple at 4006, 4010, and 4018 West Hazard Avenue
April 21, 2026
Page 11
safe, and creative environment (Policy LU-3.7), and creates complete neighborhoods with
complementary uses and housing types (Goal LU-4; Policies LU-4.1 , LU-4.7).
Located in an area primarily consisting of low-scale single-family and multi-family
residential uses, the Project is designed to be context-sensitive with the immediate
surroundings. This compatibility with surrounding residential scale advances Housing
Element Goal HE-2 (Housing Supply and Diversity) and Policy HE-2.5 (Diverse Housing
Types) by facilitating single-family homes alongside community facilities. This context-
sensitive approach further aligns with Urban Design Element Goal UD-1 (Physical
Character) and Policies UD-1.1 (Design Quality) and UD-2.2 (Compatibility with Setting)
through high-quality materials, finishes, construction, buffers, and landscaping strategies.
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 2,000-foot notification radius map,
and the site posting are provided in Exhibit 10 and consistent with all requirements. In
addition, staff contacted the provided contacts for the Riverview West and Santa Anita
Neighborhood Associations to ensure they were aware of the project and public hearing.
No issues or concerns were identified during this outreach effort.
Four verbal and written comments were received prior to and during the Planning
Commission meeting, expressing concerns about increased traffic generated by the
temple and potential overflow parking on Morse Drive, with one commenter stating
opposition to the Project based on traffic-related impacts. In addition to the above
noticing, the Project was subject to the City's Sunshine Ordinance (Ordinance No. NS-
3040) requiring two meetings to facilitate early public participation. The first community
meeting was held June 15, 2023. Eighteen members of the community attended and
posed questions relating to stormwater, parking, traffic circulation, and temple operations.
The second community meeting was held August 21, 2023, during which approximately
the same number of participants as the first meeting attended and inquired about
stormwater impacts, parking, improvements to Morse Drive, and clarification on the
residential component. Materials from the two required community meetings and all
materials were published to the project's webpage on the City's website at: santa-
ana.org/belia-terra-residential-community-and-temple-4006-4018-west-hazard-avenue/
ENVIRONMENTAL IMPACT
A Mitigated Negative Declaration (MND) was prepared for the Project. No areas of
significance or unavoidable impacts were determined to occur from the construction or
operation of the proposed Project with the implementation of mitigation measures (Exhibit
8). The MND was available for public review and comment for 30 days as required by
CEQA between January 12 and February 13, 2026. One comment was received from the
Department of Toxic Substances Control concerning potential hazardous materials,
ZOA No. 2026-02, CUP No. 2026-03, and TTM No. 2026-01 — Bella Terra Residential
Community and Temple at 4006, 4010, and 4018 West Hazard Avenue
April 21, 2026
Page 12
building demolition, and imported soil management. A written response to the comment
was prepared and incorporated into the environmental document.
The Project requires adoption of a Mitigation Monitoring and Reporting Program (MMRP),
which will reduce all identified impacts to less than significant with implementation of the
MMRP. Based on the environmental checklist form completed for the proposed project
and supporting environmental analysis, the Project would have no impact or a less than
significant impact on the following environmental issue areas: Aesthetics, Agriculture and
Forestry Resources, Air Quality, Biological Resources, Energy, Greenhouse Gas
Emissions, Hydrology and Water Quality, Land Use and Planning, Mineral Resources,
Hazards and Hazardous Materials, Population and Housing, Public Services, Recreation,
Transportation, Utilities and Service Systems, and Wildfire. The proposed project's
impacts on the following issue areas would be less than significant with the
implementation of mitigation: Cultural Resources, Geology and Soils, Noise, Tribal
Cultural Resources, and Mandatory Findings of Significance. All impacts would be less
than significant after mitigation. Based on this analysis, a Notice of Determination,
Environmental Review No. 2023-40 will be filed for this project.
FISCAL IMPACT
There is no fiscal impact associated with this action.
EXHIBITS
1. Ordinance approving Zoning Ordinance Amendment No. 2026-02
2. Resolution Approving CUP No. 2026-03 as conditioned
3. Resolution Approving TTM No. 2026-01 as conditioned
4. Vicinity Zoning and Aerial View
5. Site Photos
6. Current and Proposed Text Regulations
7. Architectural, Landscape, and Civil Plans
8. Draft Initial Study and Mitigated Negative Declaration; Response to Comments
and Mitigation Monitoring and Reporting Program
9. March 9, 2026 Planning Commission Staff Report and Exhibits (hyperlink)
10.Copy of Public Hearing Notice
Submitted By: Ali Pezeshkpour, AICP, Executive Director, Planning and Building
Agency
Approved By: Alvaro Nunez, City Manager