HomeMy WebLinkAbout75A - PH - REZONE 1400-1441 S VILLAGE WAY AND 2100 E WILSHIRE AVEREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
JULY 1, 2013
TITLE:
PUBLIC HEARING - AMENDMENT
APPLICATION NO. 2013-02 TO REZONE
MCFADDEN PLACE FROM LIGHT INDUSTRIAL
(M-1) TO SPECIFIC DEVELOPMENT NO. 85 AT
1400-1441 SOUTH VILLAGE WAY AND 2100
EAST WILSHIRE AVENUE - MAKENA
PROPERTIES, AP LICANT
Y MANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
? As Recommended
? As Amended
? Ordinance on 1st Reading
? Ordinance on 2nd Reading
? Implementing Resolution
? Set Public Hearing For_
CONTINUED TO
FILE NUMBER
Adopt an ordinance approving Amendment Application No. 2013-02.
PLANNING COMMISSION ACTION
On June 10, 2013, the Planning Commission recommended that the City Council adopt an
ordinance approving Amendment Application No. 2013-02 by a vote of 7:0 to change the zoning
of the property from Light Industrial (M-1) to a specific development designation [Specific
Development No. 85 (SD-85)], and to create development standards for the McFadden Place
Center at 1400-1441 South Village Way and 2100 East Wilshire Avenue. The Planning
Commission made no changes to the attached staff report (Exhibit A).
FISCAL IMPACT
There is no fiscal impact associated with this action.
M. Trevino
Executive Director
Planning & Building Agency
VF: rb
Vflrep0rts1AA13-02 1400 Village Way.cc
Exhibit: A. Planning Commission Staff Report
75A-1
75A-2
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
JUNE 10, 2013
TITLE:
PUBLIC HEARING - AMENDMENT APPLICATION
NO. 2013-02 TO REZONE MCFADDEN PLACE
FROM LIGHT INDUSTRIAL (M-1) TO SPECIFIC
DEVELOPMENT NO. 85 AT 1400-1441 SOUTH VILLAGE
WAY AND 2100 EAST WILSHIRE AVENUE
Prepared by Vince Freg
pso
Executive Director
RECOMMENDED ACTION
PLANNING COMMISSION SECRETARY
- -- ------ ----- ---------------------
APPROVED
El As Recommended
C] As Amended
Ll Set Public Hearing For
DENIED
L7 Applicant's Request
C] Staff Recommendation
CONTINUED TO
f 7(W)4't tc
Planning anager
Recommend that the City Council adopt an ordinance approving Amendment Application No.
2013-02.
DISCUSSION
Request of the Applicant
Paula Halverson, representing Makena Properties, is requesting approval of an amendment
application in order to rezone the McFadden Place development to a specific development (SD)
designation. Specifically, the applicant is requesting approval to redesignate the property from Light
Industrial (M-1) to Specific Development No. 85.
Proiect Location and Site Description
The subject property is a 17 acre, irregularly shaped parcel of land located on Village Way south of
McFadden Avenue and just south of the southbound entrance to the Newport-Costa Mesa (SR-55)
Freeway (Exhibits 1 and 2). Nine buildings, consisting of approximately 275,536 square feet, are
located on the site. The buildings are occupied by a combination of retail, indoor sport and
industrial-uses (Exhibit 3).
A total of 807 parking spaces are currently located on the site. The site is bordered by industrial
uses to the north and west, the Santa Ana Auto Mall to the south and the Newport-Costa Mesa
(SR-55) Freeway to the east.
Project Description
The project involves the rezoning of the existing 17-acre site from Light Industrial (M-1) to a specific
development (SD) designation (Exhibit 4). Included within the specific development document will be
development standards for the site that meet or exceed what is currently found on the premises.
Additionally, new standards will be created to regulate parking and signage within McFadden Place.
EXHIBIT A
75A-3
Amendment Application No. 2013-02
June 10, 2013
Page 2
Proiect Backaround
The McFadden Place development was constructed in 1970 as an industrial park. Upon its
completion, the site was primarily used by warehouse, distribution and wholesale related uses.
Additionally, an occasional industrial serving retail use was found on the premises between the early
1970's through the mid 1980's.
In October 1987, the City adopted an ordinance that allowed retail uses in the industrial zones subject
to the issuance of a conditional use permit. In 1988, Conditional Use Permit No. 1988-08 was
approved for the site to allow a maximum of 125,000 square feet of retail space, with the remainder
consisting of industrial related uses. In 1995, the City adopted a new ordinance that eliminated
commercial uses as a conditionally permitted use in the industrial zones. However, since McFadden
Place had received a conditional use permit for retail uses, the property became a legal
nonconforming site.
Since the approval of the conditional use permit, the site has historically been occupied by retail uses
such as a Rip Curl Outlet and The Wine Club. Further, sports themed uses such as Roger Dunn Golf
Superstore and Monkey Sports have operated within McFadden Place. Over the past two years,
indoor sports facilities such as the Sender One Rock Climbing facility and the Australian Swim School
have been approved within McFadden Place. Industrial uses still occupy the site but to a lesser
degree.
General Plan and Zonina Analvsis
The General Plan land use designation for the site is Industrial (IND), which allows for a variety of
industrial and industrial serving commercial uses. The proposed project is consistent with the
General Plan land use designation.
The subject site is located in the Light Industrial (M-1) zoning district. The proposed application will
create a new zoning designation for the site that will allow manufacturing, warehouse and
wholesale uses as well as commercial uses that are consistent with and support the surrounding
industrial tenants. These uses include retail, restaurants and indoor sports facilities. The project
site is consistent with this zoning designation.
Project Analysis
Section 41-593 of the Santa Ana Municipal Code establishes regulations for the creation of specific
development (SD) zoning districts. The purpose of the SD districts is to protect the health, safety and
general welfare of the City by encouraging the use of innovative planning concepts, promoting and
enhancing the values of property, and encouraging orderly development for a planned residential
project. The applicant is proposing to rezone the McFadden Place project site from Light Industrial
(M-1) to a specific development (SD) designation to better represent the various uses permitted on
the premises.
75A-4
Amendment Application No. 2013-02
June 10, 2013
Page 3
The M-1 zoning of the property was intended to facilitate the construction of industrial related uses on
the site. In fact, when the project was first leased, the predominant use of the site was by industrial
users. However, it was also not uncommon to find stand-alone office uses or mixed office/warehouse
types of projects in the industrial zones, including McFadden Place, as these uses were determined
to be compatible with industrial development. Since its opening in 1970, the site has always been
occupied by various commercial and retail uses. The demand for retail in the City's industrial zones
increased in the mid to late 1980's due to the availability and price of industrial land. This led to the
City requiring a conditional use permit for retail in the industrial zones, which McFadden Place
received in 1988 by Conditional Use Permit No. 1988-8. This allowed over 125,000 square feet, or 45
percent of the site, to be used by retail uses.
Since 1988, the project has continued to operate as a hybrid commercial/industrial development, with
the site occupied by a mixture of retail and industrial uses. In an effort to adopt a zoning designation
that better reflects the property, the applicant is proposing a zone change to a specific development
(SD) plan designation (Exhibit 5). The SD is a tool that may be applied to allow for unique and
innovative projects that are otherwise consistent with the General Plan, but which do not conform to
the adopted zoning standards for that area. The SD will contain the development standards for the
existing project as well as any future development of the site.
The specific development has been created as a hybrid industrial/commercial zone and will allow
uses that are compatible with the existing center. As such, many of the heavy industrial uses that can
adversely affect the existing tenants and adjacent properties will not be permitted in this zoning
district. For instance, uses currently allowed in the M-1 zone such as impound yards, truck and heavy
equipment sales and service, contractor's yards, automotive repair and service, lumberyards and
recycling facilities will no longer be permitted at McFadden Place. Retail and service uses will
continue to be allowed, with the conditional use permit (CUP No. 1988-8) no longer applicable.
The Specific Development No. 85 document will be a comprehensive zoning tool for McFadden
Place. In addition to establishing the permitted and conditionally permitted uses, development
standards pertaining to setbacks, landscaping and parking will be incorporated into the SD. For the
most part, these standards will reflect the actual development pattern of the development. The
applicant is seeking to install additional identification signage on the freeway facing buildings and
reduce the amount of required parking. Instead of processing variances for each request, these
modifications will be incorporated into the development standards of the SD. For signage, due to the
location and topography of the site, six freeway oriented blade signs, not exceeding 112 square feet
each, will be permitted on the two northernmost buildings that face the Newport-Costa Mesa (SR-55)
Freeway (Exhibit 6). In addition, a shared parking analysis was prepared that depicts a surplus of
parking spaces at the center. The study recommends that the parking requirement for retail uses at
McFadden Place be reduced from one space per 200 square feet of floor area to one space per 350
square feet in order to accurately reflect the parking demand at the center. This revised parking
demand will give the property owner the flexibility to attract additional retail tenants that are
compatible with the existing uses.
75A-5
Amendment Application No. 2013-02
June 10, 2013
Page 4
Approval of the SD will be consistent with the General Plan Land Use Designation of Industrial since
the development will continue to provide employment opportunities for local residents, generate
municipal revenues for continued economic development, and encourage commercial uses which are
ancillary to industrial uses in the district.
Public Notification
The project site is not located within or near any neighborhood association. However, staff has
been in contact with the property owner, who has informed the existing tenants of the proposed
use. The project site itself was posted with a notice advertising this public hearing, a notice was
published in the Orange County Reporter and mailed notices were sent to property owners and
tenants within 500 feet of the project site, as well as concerned citizens listed on the Permanent
Notification List. At the time of this printing, no correspondence had been received.
CEQA Analysis
In accordance with the California Environmental Quality Act, the proposed project is exempt from
further review pursuant to Section 15061(b)(3), which is a general rule exemption applying to projects
that have no possibility of having a significant effect on the environment. Categorical Exemption
Environmental Review No. 2009-187 will be filed for this project.
Conclusion
Based on the analysis provided within this report, staff recommends that the Planning Commission
recommend that the City Council approve Amendment Application No. 2013-02.
Vince Fregoso, (1CP
Principal Plar VF:jm
vflreports\AA13-02 1400 Village Way.061013.pc
Attachments:
Exhibit 1 - Vicinity Map
Exhibit 2 - Land Use Map
Exhibit 3 - Site Plan
Exhibit 4 - Zoning Map
Exhibit 5 - Specific Development document
Exhibit 6 - Signage Plan
75A-6
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PREPARED BY THE PLANNING DIVISION CITY OF SANTA ANA. CALIFORNIA
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SPECIFIC DEVELOPMENT PLAN NO. 85
McFadden Place
SECTION 1- APPLICABILITY OF ORDINANCE
The Specific Development zoning district No. 85 for McFadden Place is authorized by
Chapter 41, Division 26 Section 41-593 et seq. of the Santa Ana Municipal Code. SD No. 85
contains the specific standards and regulations contained in the Cl and/or M1 districts, as
herein amended, for the purpose of establishing land use regulations and standards. All other
applicable chapters, articles, and sections of the Santa Ana Municipal Code are in effect
unless superseded by regulations contained in this ordinance.
SECTION 2 -- PURPOSE
The Specific Development Plan No. 85 for McFadden Place consists of standards and
regulations established for the purpose of protecting the health, safety, and general welfare of
the people of the City of Santa Ana by promoting and enhancing the value of property and
encouraging the orderly development of the property.
SECTION 3 - Uses Permitted in Specific Development No. 85
The following uses are permitted in the SD-85 district:
(a) Retail and service uses
(b) Professional, administrative and business offices
(c) Gymnasiums
(d) Restaurants, cafes and eating establishments, except drive through window service
(c) The manufacture of products from raw or previously treated materials, excluding those
uses specified in Section 41-489.5 of the SAMC
(f) The assembly of products from raw or previously treated materials, excluding those uses
specified in Section 41-489.5 of the SAMC
(g) The packaging or distribution of previously prepared products or materials, excluding
those uses specified in Section 41-489.5 of the SAMC
(h) Wholesale establishments where the primary trade is business to business sale of
products, supplies and equipment
EXHIBIT 5
Page 1 of 4
75A-11
(i) Storage of previously prepared goods, products or materials for eventual distribution or
sales where the goods, products or materials are the property of the owner or operator of
the building or structure
0) Sale of industrial products, supplies and equipment used for final product manufacture
(k) Warehousing
(1) Movie, photography, musical or video production studios
SECTION 4 - Uses subiect to a conditional use permit in Specific Development No. 85
(a) Outdoor and indoor recreation or entertainment uses other than those set forth in Section
41-365 of the SAMC
(b) Indoor sports facilities
(c) Wireless communication facilities
(d) Eating establishments with drive through window service
SECTION 5 - Minimum lot area in Specific Development No. 85
Lots shall have an area of at least 13 acres.
SECTION 6 - Minimum street frontage in Specific Development No. 85
Lots shall have street frontage of at least 200 feet.
SECTION 7 - Building height in Specific Development No. 85
No structure shall exceed 50 feet in height, as measured from the lowest adjacent grade of
the structure to the top of the structure.
SECTION 8 - Lot coverage in Specific Development No. 85
No more than 40 percent of the lot shall be covered by structures.
SECTION 9 - Front -yards in Specific Development No. 85
There shall be a front yard of not less than 20 feet from the street.
SECTION 10 - Side yards in Specific Development No. 85
There are no side yard requirements, except that on corner lots the side yard adjacent to the
street shall have a side yard of not less than 20 feet.
75Af 412
SECTION 11 - Rear yards in Specific Development No. 85
There are no side yard requirements, except that on corner lots the side yard adjacent to the
street shall have a side yard of not less than 20 feet.
SECTION 12 - Development standards in Specific Development No. 85
Lots in the SD No. 85 district shall comply with the following standards:
(a) Front and street oriented side yards shall be landscaped with the exception of approved
driveways and sidewalks.
(b) A landscaped planter not less than 10 feet in width is required along any property line
that abuts any property which is neither zoned or has a general plan land use designation.
(c) All storage, compounding, processing, packaging or assembly of products shall be
conducted within a completely enclosed building.
SECTION 13 - Parkine standards in Specific Development No. 85
(a) Off-street parking shall comply with the standards set forth in sections 41-1300 through
41-1310 of the SAMC, with the exception of the uses identified below.
(b) Parking for commercial uses shall be parked at a rate of one space per 350 square feet
of gross floor area
(c) Parking for industrial uses shall be parked at a rate of two spaces per 1,000 square feet
of gross floor area
SECTION 14 - SiQnase standards in Specific Development No. 85
Lots in the SD No. 85 district shall comply with the following standards:
(a) Signage shall comply with the standards set forth in sections 41-850 through 41-1000 of
the SAMC, with the exception of the standards identified below.
(b) Six freeway oriented blade signs are permitted on the buildings located at 1411 Village
Way (two on the building) and 1421-1427 Village Way. These blade signs shall not
exceed seven feet in width and 16 feet in length.
Page 3 of 4
75A-13
SECTION 15 - Landscape standards for Snecific Development No. 85
In the SD No. 85 district, all yards shall be landscaped. The site shall comply with the
following minimum requirements:
(a) Front/side yard facing a sheet:
(1) Two 24-inch box canopy trees.
(2) All trees shall be double-staked.
(3) Six five-gallon size shrubs and 10 one-gallon size herbaceous perennials/shrubs
as a foundation planting.
(4) Turf or acceptable dry climate ground cover:
i. Turf shall be drought tolerant variety and planted as sod or hydroseed.
ii. Ground cover shall be well-rooted cuttings from flats and planted at
appropriate spacing for that particular plant material.
(b) Irrigation systems:
(1) A pop-up sprinkler type irrigation system shall be provided for all yards
(2) The use of "xeriphytic" or dry climate type plant materials is encouraged.
Irrigation systems may require special fittings to properly water dry climate
plantings.
(c) Screening:
(1) All meters shall be appropriately screened from public view with trellis work and
vines or a hedge type shrub or they shall be incorporated into the structure.
(2) Any enclosed structure for utilities must not encroach into any required setback.
(d) Maintenance:
(1) All plant material shall be maintained per section 41-609 of the Santa Ana
Municipal Code.
WSpecife DevelopinenWSD No,85 McFadden Place-052913
Page 4 of 4
75A-14
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EXHIBIT 6
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75A-15
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ORDINANCE NO. NS-
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA ANA REZONING THE PROPERTY
LOCATED AT 1400-1441 SOUTH VILLAGE WAY AND
2100 EAST WILSHIRE AVENUE FROM LIGHT
INDUSTRIAL (M1) TO SPECIFIC DEVELOPMENT
NO. 85 (SD-85) (AA NO. 2013-02) AND ADOPTING
SPECIFIC DEVELOPMENT NO. 85 (SD-85) FOR
SAID PROPERTY
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana does hereby find,
determine and declare as follows:
A. Amendment Application No. 2013-02 has been filed with the City of
Santa Ana to change the zoning district designation of certain real
property located at 1400-1441 South Village Way and 2100 East
Wilshire Avenue from Light Industrial (M1) to Specific Development
No. 85 (SD-85). The Specific Development No. 85 zoning district
(SD-85) would allow manufacturing, warehouse and wholesale uses
as well as commercial uses that are consistent with and support the
surrounding industrial tenants. These uses include retail, restaurants
and indoor sports facilities.
B. The Planning Commission of the City of Santa Ana held a duly
noticed public hearing on June 10, 2013, on Amendment Application
No. 2013-02 and decided to recommend that the City Council adopt
an ordinance approving Amendment Application No. 2013-02, which
is consistent with the General Plan.
C. This Council, prior to taking action on this ordinance, held a duly
noticed public hearing on July 1, 2013.
D. The City Council also adopts as findings all facts presented in the
Request for Council Action dated July 1, 2013 accompanying this
matter.
E. For these reasons, and each of them, Amendment Application No.
2013-02 is hereby found and determined to be consistent with the
General Plan of the City of Santa Ana and otherwise justified by the
public necessity, convenience, and general welfare.
75A-17
Section 2. In accordance with the California Environmental Quality Act,
the proposed project is exempt from further review pursuant to Section 15061(b)(3),
which is a general rule exemption applying to projects that have no possibility of
having a significant effect on the environment. Categorical Exemption
Environmental Review No. 2009-187 will be filed for this project.
Pursuant to Title XIV, California Code of Regulations ("CCR")
§735.5(c)(1), the City Council has determined that, after considering the record
as a whole, there is no evidence that the proposed project will have the potential
for any adverse effect on wildlife resources or the ecological habitat upon which
wildlife resources depend. The proposed project exists in an urban environment
characterized by paved concrete, roadways, surrounding buildings and human
activity. Therefore, pursuant to Fish and Game Code §711.2 and Title XIV, CCR
§735.5(a)(3), the payment of Fish and Game Department filing fees is not
required in conjunction with this project.
Section 3. The real property located at 1400-1441 South Village Way and
2100 East Wilshire Avenue in Santa Ana is hereby reclassified from Light Industrial
(M1) to Specific Development No. 85 (SD-85). An amended Sectional District
Map, showing the above described change 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 4. Specific Development No. 85 (SD-85), attached hereto as
Exhibit "B" and incorporated by this reference as though fully set forth herein, is
approved and adopted in its entirety.
Section 5. 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.
ADOPTED this day of , 2013.
Miguel A. Pulido
Mayor
75A-18
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
By:
Ryan O. Hodge
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS- to be the original ordinance adopted by the
City Council of the City of Santa Ana on , and that said
ordinance was published in accordance with the Charter of the City of Santa Ana.
Date:
Clerk of the Council
City of Santa Ana
75A-19
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ADOPTED BY THE SANTAANA CITY COUNCIL, MARCH 2, 1959 BY ORDINANCE NS-363
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RESOLUTION NO.74-163. DATED11-I8-741
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eenatace Date May 9, 2007
RES. IAA. IANX. NO.
ORD. I RES. N0.
ADOPTED DATE
RES./AA. IANX.NO. 5267 5483 5779 -- 5922 7031 5926 6044 AA1037 AA 1065 AA99-4 AA03-3 A.A.13-2
ORD./RES. NO. NS-420 NS-500 NS-839 NS844 NS-1022 --------- NS-1043 NS-1193 90036 NS-2214 NS-2400 NS-2650 TED
ADOPTEDDATE 12-7-59 2-2061 4-484 4-18-66 7-6-70 4-6-70 10-5-70 12-17-73 4-2-90 1-18-94 8-16-99 5-3-04 7-1-13
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PREPARED BY THE PLANNING DIVISION CITY OF SANTAANA, CALIFORNIA
IVA T2"Cu REVISED 1125108
SPECIFIC DEVELOPMENT PLAN NO. 85
McFadden Place
SECTION 1 - APPLICABILITY OF ORDINANCE
The Specific Development zoning district No. 85 for McFadden Place is authorized by
Chapter 41, Division 26 Section 41-593 et seq. of the Santa Ana Municipal Code. SD No. 85
contains the specific standards and regulations contained in the Cl and/or Ml districts, as
herein amended, for the purpose of establishing land use regulations and standards. All other
applicable chapters, articles, and sections of the Santa Ana Municipal Code are in effect
unless superseded by regulations contained in this ordinance.
SECTION 2 - PURPOSE
The Specific Development Plan No. 85 for McFadden Place consists of standards and
regulations established for the purpose of protecting the health, safety, and general welfare of
the people of the City of Santa Ana by promoting and enhancing the value of property and
encouraging the orderly development of the property.
SECTION 3 - Uses permitted in Specific Development No. 85
The following uses are permitted in the SD-85 district:
(a) Retail and service uses
(b) Professional, administrative and business offices
(c) Gymnasiums
(d) Restaurants, cafes and eating establishments, except drive through window service
(e) The manufacture of products from raw or previously treated materials, excluding those
uses specified in Section 41-489.5 of the SAMC
(f) The assembly of products from raw or previously treated materials, excluding those uses
specified in Section 41-489.5 of the SAMC
(g) The packaging or distribution of previously prepared products or materials, excluding
those uses specified in Section 41-489.5 of the SAMC
(h) Wholesale establishments where the primary trade is business to business sale of
products, supplies and equipment
EXHIBIT B
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(i) Storage of previously prepared goods, products or materials for eventual distribution or
sales where the goods, products or materials are the property of the owner or operator of
the building or structure
0) Sale of industrial products, supplies and equipment used for final product manufacture
(k) Warehousing
(1) Movie, photography, musical or video production studios
SECTION 4 - Uses subject to a conditional use permit in Specific Development No. 85
(a) Outdoor and indoor recreation or entertainment uses other than those set forth in Section
41-365 of the SAMC
(b) Indoor sports facilities
(c) Wireless communication facilities
(d) Eating establishments with drive through window service
SECTION 5 - Minimum lot area in Specific Development No. 85
Lots shall have an area of at least 13 acres.
SECTION 6 - Minimum street frontage in Specific Development No. 85
Lots shall have street frontage of at least 200 feet.
SECTION 7 - Building height in Specific Development No. 85
No structure shall exceed 50 feet in height, as measured from the lowest adjacent grade of
the structure to the top of the structure.
SECTION 8 - Lot coverage in Specific Development No. 85
No more than 40 percent of the lot shall be covered by structures.
SECTION 9 - Front yards in Specific Development No. 85
There shall be a front yard of not less than 20 feet from the street.
SECTION 10 - Side yards in Specific Development No. 85
There are no side yard requirements, except that on corner lots the side yard adjacent to the
street shall have a side yard of not less than 20 feet.
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SECTION 11- Rear yards in Specific Development No. 85
There are no side yard requirements, except that on corner lots the side yard adjacent to the
street shall have a side yard of not less than 20 feet.
SECTION 12 - Development standards in Specific Development No. 85
Lots in the SD No. 85 district shall comply with the following standards:
(a) Front and street oriented side yards shall be landscaped with the exception of approved
driveways and sidewalks.
(b) A landscaped planter not less than 10 feet in width is required along any property line
that abuts any property which is neither zoned or has a general plan land use designation.
(c) All storage, compounding, processing, packaging or assembly of products shall be
conducted within a completely enclosed building.
SECTION 13 - Parking standards in Specific Development No. 85
(a) Off-street parking shall comply with the standards set forth in sections 41-1300 through
41-1310 of the SAMC, with the exception of the uses identified below.
(b) Parking for commercial uses shall be parked at a rate of one space per 350 square feet
of gross floor area
(c) Parking for industrial uses shall be parked at a rate of two spaces per 1,000 square feet
of gross floor area
SECTION 14 - Signage standards in Specific Development No. 85
Lots in the SD No. 85 district shall comply with the following standards:
(a) Signage shall comply with the standards set forth in sections 41-850 through 41-1000 of
the SAMC, with the exception of the standards identified below.
(b) Six freeway oriented blade signs are permitted on the buildings located at 1411 Village
Way (two on the building) and 1421-1427 Village Way. These blade signs shall not
exceed seven feet in width and 16 feet in length.
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SECTION 15 - Landscape standards for Specific Development No. 85
In the SD No. 85 district, all yards shall be landscaped. The site shall comply with the
following minimum requirements:
(a) Front/side yard facing a street:
(1) Two 24-inch box canopy trees.
(2) All trees shall be double-staked.
(3) Six five-gallon size shrubs and 10 one-gallon size herbaceous perennials/shrubs
as a foundation planting.
(4) Turf or acceptable dry climate ground cover:
i. Turf shall be drought tolerant variety and planted as sod or hydroseed.
ii. Ground cover shall be well-rooted cuttings from flats and planted at
appropriate spacing for that particular plant material.
(b) Irrigation systems:
(1) A pop-up sprinkler type irrigation system shall be provided for all yards
(2) The use of "xeriphytic" or dry climate type plant materials is encouraged.
Irrigation systems may require special fittings to properly water dry climate
plantings.
(c) Screening:
(1) All meters shall be appropriately screened from public view with trellis work and
vines or a hedge type shrub or they shall be incorporated into the structure.
(2) Any enclosed structure for utilities must not encroach into any required setback.
(d) Maintenance:
(1) All plant material shall be maintained per section 41-609 of the Santa Ana
Municipal Code.
WSpecific Developments\SD No.85 McFadden Place.052913
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