HomeMy WebLinkAboutNS-3093 - 2101 & 2109 E. Santa Clara Ave Zoning A1 to C5 ORDINANCE NO. NS-3093
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING AMENDMENT APPLICATION
NO. 2026-02 AMENDING THE ZONING FOR THE
PROPERTIES LOCATED AT 2101 AND 2109 EAST SANTA
CLARA AVENUE (APNS: 396-261-26 AND 396-261-38)
FROM GENERAL AGRICULTURAL (Al) TO ARTERIAL
COMMERCIAL (C5)
THE CITY COUNCIL OF THE CITY OF SANTA ANA HEREBY ORDAINS AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. The Planning and Building Agency (°PBA") is requesting approval of
Amendment Application (AA) No. 2026-02, to change the zoning district
designation of two properties located at 2101 and 2109 East Santa Clara
Avenue (APNs 396-261-26 and 396-261-38) from General Agricultural (A1) to
Arterial Commercial (C5) ("Project").
B. Chapter 41, Article I, Division 1, Section 41-1 of the Santa Ana Municipal Code
establishes that because of the necessity of segregating the location of
residences, businesses, trades and industries; regulating the use of buildings,
structures, and land; and regulating the location, height, bulk and size of
buildings and structures, the size of yards and open spaces, the City is divided
into land-use districts of such number, shape and area as may be considered
best suited to carry out these regulations and provide for their enforcement,
The regulations are considered necessary in order to: encourage the most
appropriate use of land, conserve and stabilize property value, provide
adequate open spaces for light and air and to prevent and fight fires, prevent
undue concentration of population, lessen congestion on streets and highways,
and promote the health, safety and general welfare of the people, all as part of
the general plan of the City. The City of Santa Ana has adopted a zoning map
which has since been amended from time to time.
C. On April 19, 2022, the City adopted the General Plan Update, which went into
effect on May 26, 2022. As a result of the 2022 General Plan Update, the
subject properties were designated General Commercial (GC) under the
General Plan. However, the underlying zoning remained Al, creating an
inconsistency between the General Plan and the Zoning Code.
D. Government Code Section 65860, first enacted in the early 1970s as part of
California's Planning and Zoning Law, requires local zoning ordinances to align
with adopted General Plans, establishing the General Plan as the foundational
Ordinance No. NS-3093
Page 1 of 6
policy document for land use decisions. Cities must amend inconsistent zoning
within a reasonable time after General Plan amendments. In 2023, AB 821
strengthened these requirements effective January 1, 2024, by imposing firm
timelines, such as 180 days to amend zoning for consistent development
applications and clarifying that outdated zoning cannot block General Plan-
compliant projects.
E. The Project is not tied to any development project application and is being
initiated by the City to bring the zoning of the subject properties into consistency
with the City's General Plan, in accordance with Government Code Section
65860, which requires that zoning regulations be consistent with the adopted
General Plan. The zone change is a corrective, policy-implementing action
intended to resolve the existing inconsistency between land use policy and
zoning regulations and does not authorize any specific development project.
No construction, demolition, or change in use is proposed as part of the Project.
F. Based on the entire record before the City Council and all written and oral
evidence presented, the City Council finds that the Project aligns with the City's
General Plan long-term land use vision and development policies and reflects
community goals related to growth, livability, and economic vitality (Goal LU-1;
Policy LU-1.1).
The proposed C5 zoning amendment is consistent with the GC land use
designation and satisfies Government Code Section 65860, which requires
zoning regulations to be compatible with General Plan objectives, policies, and
land use designations, The GC designation is intended to accommodate highly
visible, arterial-oriented commercial uses that support employment, local-
serving retail, and complementary commercial activities near established
residential neighborhoods (Goal LU-2; Policies LU-2.1 and LU-2.2). The
proposed zone change resolves the zoning inconsistency created by the 2022
GPU and supports reinvestment and business development consistent with the
surrounding commercial corridor (Policies LU-2,6 and LU-2.7).
By aligning zoning with adopted land use policy, the amendment promotes
compatibility with adjacent development and preserves neighborhood integrity
through the future application of City design and development standards (Goal
LU-3; Policies LU-3.4 and LU-3.7). Any future development would be subject
to applicable City review processes to ensure compatible scale, massing, and
site design, contributing to a safe, attractive, and economically viable
commercial environment.
The proposed zoning amendment is also consistent with the General Plan's
Economic Prosperity goals related to job creation and retention (Goal EP-1;
Policy EP-1.2), economic diversification and support for high-growth and
complementary businesses (Goal EP-2; Policies EP-2.1 and EP-2.3), and the
promotion of a business-friendly environment that facilitates investment and
balanced land use decisions (Goal EP-3; Policies EP-3.7 and EP-3.8). By
resolving existing zoning inconsistencies and enabling commercial activation
of underutilized land along an arterial corridor, the proposed zone change
Ordinance No. NS-3093
Page 2 of 6
supports long-term economic vitality, employment opportunities, and fiscally
productive land uses consistent with the adopted General Plan.
G. On February 23, 2026, the Planning Commission held a duly noticed public
hearing and voted to recommend that the City Council adopt an ordinance
approving Amendment Application No. 2026-02.
H. On April 7, 2026, the City Council of the City of Santa Ana held a duly noticed
public hearing to consider all testimony, written and oral, related to AA No.
2026-02, at which time all persons wishing to testify were heard, the Project
was fully considered, and all other legal prerequisites to the adoption of this
amendment occurred.
I. For the reasons contained herein, and each of them, Amendment Application
No. 2026-02 is hereby found and determined to be consistent with the intent
and purpose of Chapter 41 of the Santa Ana Municipal Code; thus, changing
the zoning district is found to be consistent with the General Plan of the City of
Santa Ana and is otherwise justified by the public necessity, convenience, and
general welfare.
Section 2. The Amendment Application consists of amendments to the Zoning
Map, as shown in Exhibit A, attached hereto and incorporated herein by reference.
Section 3. The City Council has reviewed and considered the information
contained in the analysis performed pursuant to the California Environmental Quality Act
(CEQA) and the CEQA Guidelines. In accordance with CEQA Section 15162, the Project
is not subject to additional environmental review, as it is within the scope of the 2022
Santa Ana General Plan EIR (SCH No. 2020029087), which was certified in conjunction
with adoption of the General Plan Update. Section 15162 prohibits preparation of a
subsequent or supplemental EIR unless substantial changes are proposed to the project,
substantial changes occur in the circumstances under which the project is undertaken, or
new information of substantial importance becomes available that was not known and
could not have been known at the time the prior EIR was certified.
The proposed zone change is a City-initiated corrective action that aligns zoning
with the GC land use designation adopted through the 2022 General Plan Update and
does not authorize any new development, construction, or change in intensity beyond
what was previously analyzed in the General Plan EIR. The land use designation and
development assumptions associated with the proposed zoning were fully evaluated in
the certified General Plan EIR. In the 2022 General Plan, the parcels were re-designated
General Commercial (GC), which encompasses commercial zoning districts intended for
highly visible and accessible shopping opportunities along arterial corridors, such as C-5,
supporting a range of retail, service, recreational, cultural, business, and educational
uses. No substantial changes to the project, no changes in circumstances, and no new
information requiring major revisions to the EIR have been identified. Accordingly, no
subsequent or supplemental EIR is required pursuant to CEQA Guidelines Section 15162.
In addition, the proposed zoning amendment is exempt from further environmental
review under CEQA Guidelines Section 15061(b)(3) (the "Common Sense Exemption"),
Ordinance No. NS-3093
Page 3 of 6
as it can be seen with certainty that the action will not result in a significant effect on the
environment. The zone change is administrative and policy-implementing in nature,
serves to maintain consistency between the Zoning Code and the General Plan pursuant
to Government Code Section 65860, and does not, by itself, enable or approve physical
development. Any future development would be subject to separate discretionary review
and project-level CEQA analysis, as applicable. Therefore, the environmental effects of
the proposed action have already been adequately analyzed in the 2022 General Plan
EIR, and no further environmental review is required. A Notice of Determination and
Notice of Exemption, Environmental Review No. 2026-05, will be filed for the Project.
Section 4. The City Council of the City of Santa Ana, after conducting the public
hearing, hereby approves Amendment Application No. 2026-02 to change the zoning
designation of the properties located at 2101 and 2109 East Santa Clara Avenue (APN:
396-261-26 and 396-261-38) from Al to C5. This decision is based upon the evidence
submitted at the above said hearing, which includes, but is not limited to: the Request for
Planning Commission Action dated February 23, 2026, the Request for Council Action
dated April 7, 2026, and exhibits attached hereto; and the public testimony, written and
oral, all of which are incorporated herein by this reference.
Section 5. An amended Sectional District Map, showing the above described
changes in use district designation, is hereby approved and attached hereto as Exhibit A,
and incorporated by this reference as though fully set forth herein.
Section 6. If any section, subsection, sentence„ clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this ordinance. The City Council of the City of Santa Ana hereby declares that
it would have adopted this ordinance and each section, subsection, sentence, clause,
phrase or portion thereof irrespective of the fact that any one or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
Section 7. This Ordinance shall become effective thirty (30) days after its
adoption.
Section 8. The City Clerk shall certify the adoption of this ordinance and shall
cause the same to be published as required by law.
ADOPTED this 21 st day of April, 2026.
Va rie Amezcu
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4
Ordinance No. NS-3093
Page 4 of 6
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
e �
B :
Y
Melissa M. Crosthwaite
Senior Assistant City Attorney
AYES: Councilmembers Amezcua, Bacerra, Hernandez, Lopez,
Penaloza, Phan, Vazquez (7)
NOES: Councilmembers None (0)
ABSTAIN: Councilmembers None (0)
ABSENT: Councilmembers None (0)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, JENNIFER L. HALL, City Clerk, do hereby attest to and certify the attached Ordinance
No. NS-3093 to be the original ordinance adopted by the City Council of the City of Santa
Ana on April 21, 2026.
Date:
ennifer L. all
City Cler
a An
Ordinance No. NS-3093
Page 5 of 6
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ZONING DISTRICTS
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CI COMMUNITY COMMERCIAL OC GOVERNMENT CENTER R3 MULTIPLE FAMILY RESIDENCE -OZ OVERLAY ZONE
CI-MD COMMUNITYCOMMERCIAL-MUSEUMDIST_ M1 LIGHTNDUSTRIAL R4 SUBURBAN APARTMENT PLANNED RESIDENTIAL PRD
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CR COMMERCIAL RESiDENTIAL JR1 I SNGLE-FAMLY RESDENCE 1OZ1 METRO EAST OVERLAY ZONE
SECTIONAL DISTRICT MAP: 5-5-9
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Ordinance No. NS-3093
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