HomeMy WebLinkAbout75B - PH - EIR HARBOR CORRIDORREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
SEPTEMBER 16, 2014
TITLE:
PUBLIC HEARING - ENVIRONMENTAL IMPACT
REPORT NO. 2014-01, GENERAL PLAN
AMENDMENT NO. 2014-02, ZONING ORDINANCE
AMENDMENT 1`40.2014-01 AND AMENDMENT
APPLICATION NO. 2014-02 FOR THE HARBOR
MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN /
f:22 CITY MA GER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
❑ As Recommended
❑ As Amended
❑ Ordinance on 1" Reeding
❑ Ordinance on 2ntl Reading
❑ Implementing Resolution
❑ Set Public Hearing For
CONTINUED TO
FILE NUMBER
1. Adopt a resolution certifying Final Environmental Impact Report No. 2014 -01, to approve the
mitigation monitoring program, findings of fact, and statement of overriding considerations for the
Harbor Mixed Use Transit Corridor Specific Plan,
2. Adopt a resolution approving General Plan Amendment No. 2014 -02,
3. Adopt an ordinance approving Zoning Ordinance Amendment No. 2014 -01.
4. Adopt an ordinance approving Amendment Application No. 2014 -01.
PLANNING COMMISSION ACTION
On August 25, 2014, the Planning Commission recommended that the City Council adopt a
resolution certifying Final Environmental Impact Report No. 2014 -01, to approve the mitigation
monitoring program, findings of fact, and statement of overriding considerations for the Harbor
Mixed Use Transit Corridor Specific Plan; adopt a resolution approving General Plan Amendment
No. 2014 -02; adopt an ordinance approving Zoning Ordinance Amendment No. 2014 -01; and
adopt an ordinance approving Amendment Application No. 2014 -01 by a vote of 7:0 for the
Harbor Boulevard Mixed Use Transit Corridor Specific Plan ( "Harbor Corridor Plan "). The
Planning Commission recommended that the design of bicycle and pedestrian travelways be
given additional consideration. Thus; the street cross - section designs have been removed and
replaced with illustrative conceptual images, and text added that final design of the street cross -
section will be determined during the process of the Public Realm Improvement Implementation
Program. Other minor modifications to the Plan included the clarification of definitions for
housing types, required bike parking, and the enhanced design of parking structure facing Harbor
Boulevard (Exhibit A).
75B -1
EIR No. 2014 -01, GPA No. 2014 -02,
ZOA No. 2014 -01 & AA No. 2014 -01
September 16, 2014
Page 2
The Harbor Corridor Plan proposes a new land use and development vision along Harbor
Boulevard, and would replace the existing 425 -acre North Harbor Specific Plan (NHSP) with a
reduced plan area of 305 -acres generally along Harbor Boulevard. The previously- adopted NHSP
also included 120 acres of property that was comprised primarily of the Willowick Golf Course and
existing residential neighborhoods near Harbor Boulevard. These areas are recommended to be
removed from the plan and to have their zoning reflect the existing land uses of open space and
single - family and two- family development. The proposed Harbor Corridor Plan creates a more
sustainble vision, introducing housing and higher intensity mixed use development opportunities
near the existing Bus Rapid Transit (BRT) on Harbor Boulevard and future fixed guideway routes
The proposed Harbor Corridor Plan allows for a minimum of 10 acres to be designated for
residential use, as required to maintain a State certifed Housing Element requirement to provide
adequate zoning for affordable housing opportunity
STRATEGIC PLAN ALIGNMENT
Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development,
Objective No. 2 (create new opportunities for businessfjob growth and encourage private
development through new General Plan and Zoning Ordinance policies), Goal No. 5 Community
Health, Livability, Engagement and Sustainability, Objective No. 3 (facilitate diverse housing
opportunities and support efforts to preserve and improve the livability of Santa Ana
neighborhoods) and Objective No. 4 (support neighborhood vitality and livability).
FISCAL IMPACT
There is no fiscal impact associated with this action.
Karen Hal aluza o
Interim Executive Director
Planning & Building Agency
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Exhibit: A. Planning Commission Staff Report
75B -2
REQUES I FOR
Yl" nnlun CornmTmissiuion Action
PLA"JINING COIA o ;~„1lnumu MEEflING umAU u:
AUGUST 25, 2014
PUBLIC HEARING — FILED BY THE CITY OF SANTA
ANA FOR ENVIRONMENTAL IMPACT REPORT
NO. 2014 -01, GENERAL PLAN AMENDMENT
NO. 2014 -02, ZONING ORDINANCE AMENDMENT
NO. 2014 -01 AND AMENDMENT APPLICATION
NO. 2014 -02 FOR THE HARBOR MIXED USE TRANSIT
CORRIDOR SPECIFIC PLAN
Prejxared by Melanie G. McCann
Irrtrrirn E aa.<,uifve D or
RECm" MWE':''' ND ,lD ACTION
Recommend that the City Council:
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1. Adopt a resolution certifying Final Environmental Impact Report No. 2014 -01, to approve the
mitigation monitoring program, findings of fact, and statement of overriding considerations for the
Harbor Mixed Use Transit Corridor Specific Plan.
2. Adopt a resolution approving General Plan Amendment No. 2014 -02.
3. Adopt an ordinance approving Zoning Ordinance Amendment No. 2014 -01.
4. Adopt an ordinance approving Amendment Application No. 2014 -01.
DISCUSSION
Request of the Applicant
The City of Santa Ana is requesting several actions to enact the new Harbor Mixed Use Transit
Corridor Specific Plan. Specifically, the City is requesting certification of an Environmental Impact
Report, amendments to the General Plan Land Use Element and Urban Design Element to change
land use and urban form designations, and amendments to the Santa Ana Municipal Code (S.A.M.C.)
to approve new design and development standards for the Harbor Corridor Mixed Use Specific Plan
area. In addition, an amendment application is proposed to remove 120 acres from the existing
Harbor Specific Plan boundaries and retain the underlying zoning designation for these properties of
open space and residential land uses.
EXHIBITA
75B -3
EIR No. 2014 -01, GPA No. 2014 -02
ZOA No. 2014 -01 & AA No. 2014 -01
August 25, 2010
Page 2
Proiect Backaround
The California Global Warming Solutions Act of 2006 (AB 32) mandated that the State adopt a
plan to reduce greenhouse gas emissions (GHG). As an implementation component of AB 32 the
State adopted the Sustainable Communities and Climate Protection Act of 2008 (SB 375) which
targeted reductions of greenhouse gas emissions from passenger vehicles — the largest source of
GHGs. This legislation required that each metropolitan planning organization adopt a Sustainable
Communities Strategy (SCS) that integrates transportation, land -use, and housing policies to plan
for the achievement of emissions targets for each region.
The Southern California Association of Governments (SCAG) was the metropolitan planning
organization charged with preparing the SCS for the region that includes Santa Ana. One of the
goals of this effort is to ensure that regional transportation improvements are integrated with land
use planning to ensure that new housing development, in particular, is located near transit in order
to provide alternatives to private automobile transportation and, thereby, reduce greenhouse gas
emissions. To that end SCAG adopted the 2012 -2035 Regional Transportation Plan /Sustainable
Communities Strategy (RTP /SCS).
This document identified areas throughout the region that are High Quality Transit Areas (HQTA).
An HQTA is generally a walkable transit village or corridor that is within a half mile of a well -
serviced transit stop or a transit corridor with 15- minute or less service frequency during peak
commute hours, with the Harbor Corridor meeting this criteria. The Harbor Corridor currently offers
OCTA's bus rapid transit Bravo system and the intersection of Harbor and Westminster will link to
the Santa Ana /Garden Grove fixed guideway. In acknowledgement of this, the City of Santa Ana
was awarded a SCAG Demonstration Project grant in order to fund innovative planning work that
will result in reductions in vehicle miles traveled and resulting greenhouse gas emissions while
providing the "co- benefits" of community livability, mobility, prosperity and sustainability.
Finally, the State requires that cities, through their Housing Elements, identify land that can be
zoned for housing development in order to meet projected population growth. These figures are
provided to each city through the Regional Housing Needs Assessment (RHNA). The City's 2014-
2021 Housing Element identified the Harbor Corridor as a location suitable for future housing
development and committed, through the Housing Element Implementation Plan, to re -zone this
area no later than October 2014 in order to be in compliance with the State Department of Housing
and Community Development. Although not yet adopted, the Harbor Corridor Plan also will further
the goals of "Complete Streets" and active transportation that will be contained in the City's
updated Circulation Element.
75B -4
EIR No. 2014 -01, GPA No. 2014 -02
ZOA No. 2014 -01 & AA No. 2014 -01
August 25, 2010
Page 3
Proiect Descriotion
The Harbor Mixed Use Transit Corridor Specific Plan ( "Harbor Corridor Plan ") proposes a new land
use and development vision along Harbor Boulevard, and would replace the existing 425 -acre North
Harbor Specific Plan (NHSP) with a reduced plan area of 305 -acres generally along Harbor
Boulevard. The previously- adopted NHSP also included 120 acres of property that was comprised
of the Willowick Golf Course and single - family residential neighborhoods to the east of Harbor.
These two areas are recommended to be removed from the plan and to have their zoning reflect the
existing land uses of open space and R1 — single - family development. The adoption of the Harbor
Corridor Plan will not affect these properties in any way.
The guiding principles of this planning effort are to provide:
1. Expanded development opportunities that respond to transit investments.
2. A variety of safe and efficient travel choices.
3. Economic vitality and new opportunities for businesses and residents.
4. A sense of place.
5. Community health and wellness.
Another important aspect of the plan is its emphasis on providing new street design to promote multi -
modal transportation. The plan contains new design standards and cross - sections that will create
wider sidewalks, reintroduce on- street parking in select locations, add bicycle lanes, improve
crosswalk design, and reduce automobile travel lanes. One potential outcome of these efforts, and a
stated goal of the plan, is to reduce traffic speeds along the street to improve the pedestrian and
bicycle environment.
The proposed project area is generally west of the Santa Ana River, with the Harbor Corridor Plan's
northern and southern boundaries adjacent to the city boundaries of Garden Grove and Fountain
Valley. Specifically, the project area is between Westminster Avenue and Gloxinia Avenue and
parcels along Westminster Avenue, First Street and Fifth Street, one -half mile east of Harbor
Boulevard (Exhibit 1).
The majority of the proposed Harbor Corridor Plan project area is currently developed with a variety
of commercial uses including auto sales, retail centers and religious institutions. Sixteen percent of
the project area is residential in nature, 14 percent industrial, and five percent vacant land. Adjacent
land is characterized by a mix of single family residences, mobile homes, multiple family residences,
elementary schools, and the Santa Ana River to the east (Exhibit 2).
75B -5
EIR No. 2014 -01, GPA No. 2014 -02
ZOA No. 2014 -01 & AA No. 2014 -01
August 25, 2010
Page 4
To accommodate the Harbor Corridor Plan objectives, the City will amend the current Land Use
Element and Urban Design Element of the General Plan to allow mixed land uses and changes in
urban form, and amend the Zoning Code, Chapter 41 of the Santa Ana Municipal Zoning Code
(SAMC).
The existing general plan land use designations for the proposed project area is primarily
commercial, as well as residential, open space and industrial (GC, LR -7, MR -15, IND, and OS). The
existing zoning for the proposed project is primarily SP -2 (North Harbor Specific Plan), but also
include other residential and open space zoning districts (R -1, R -2, and O) (Exhibits 3 and 4).
Analvsis of the Issues
Zonina Ordinance Amendment
In order to accommodate the Harbor Corridor Plan, amendments to Specific Plan No. 2 of the
Santa Ana Municipal Code will need to be processed. Per SAMC Section 41 -592, the Santa Ana
Municipal Code establishes regulations for the creation of specific plans. The purpose of the
specific plan is to protect the health, safety and general welfare of the City by encouraging the use
of innovative planning concepts and principles, promoting and enhancing the value of properties,
and encouraging orderly and attractive development within the project area.
In 1994, the City adopted the North Harbor Specific Plan (NHSP or SP 2) to create a strong
and viable commericial district along Harbor Boulevard, intending to capitalize on the area's
proximity to Disneyland to the north. While the vision established in 1994 was to revitalize
Harbor Boulevard, progress has been limited and commerical and entertainment land uses did
not transition as planned. The proposed Harbor Corridor Plan creates a new vision for the
area, introducing housing and higher intensity mixed use development opportunities near the
existing Bus Rapid Transit (BRT) on Harbor Boulevard and future fixed guideway routes The
proposed Harbor Corridor Plan allows for a minimum of 10 acres to be designated for
residential use, as required to maintain a State certifed Housing Element requirement to
provide adequate zoning for affordable housing opportunity sites.
The land use and mobility components of the Harbor Corridor Plan provide a transit - supportive,
pedestrian- oriented development framework, which thereby reduces vehicle trips and
greenhouse gas emissions, supports the addition of new transit infrastructure and provides an
economic development stimulus to the area. The proposed amendment to the existing North
Harbor Boulevard Specific Plan (SP No. 2) (Exhibit 3), includes a revision to the existing
Specific Plan boundaries, and includes a Land Use Plan, Development Standards, a Mobility
Plan and Design Guidelines. The Harbor Corridor Plan divides the area within its boundaries
75B -6
EIR No. 2014 -01, GPA No. 2014 -02
ZOA No. 2014 -01 & AA No. 2014 -01
August 25, 2010
Page 5
into separate zones that are based on intensity that range from the most intense development
and land use types to the least intense, with most zones providing for a significant mixture of
land uses within them. Like the Transit Zoning Code, the Harbor Corridor Plan zones are
based on development intensity (instead of land use zones and density) as the basis for
regulating development. The Harbor Corridor Plan would allow for mixed -use development
with an emphasis on residential and commercial uses that would allow development to occur
per the following zone designations:
■ Transit Node (TN) District — This district is intended to provide standards for compact, transit -
supportive, mixed -use and residential development with a focus on creating pedestrian activity on
the street. With direct access to three BRT stations and proximity to a future fixed guideway
station, this district allows for a wide range of building types including mixed use flex block, stacked
flats, court yard housing, and live -work units. This district accommodates shops, restaurants and
active commercial uses at the street level, with office and residential on the upper floors. The
district allows for a variety of non - residential uses and a mix of housing types at medium to high
intensities and densities, ranging in height from a minimum of three stories to six stories.
■ Corridor (CDR) District — This district is proposed for properties along Harbor Boulevard
between BRT stations and intended to provide housing options and neighborhood serving uses
within walking distance of a transit node. Mixed —use and non - residential projects are centered on
key intersections, with residential and public /quasi - public uses as infill at mid -block locations.
Building types include lined block, stacked flats, courtyard housing, row houses, and tuck -under
units. Allowable building height would be between two to four stories.
a Neighborhood Transitional (NT) District — This district provides standards for development
that acts as a transition between single family residential neighborhoods to the north and south of
First and Fifth Streets and the Corridor and Transit Node districts. Intended for the lowest scale of
uses in the Harbor Corridor Plan, development is limited to residential, live -work or neighborhood
serving commercial uses. Typical building height would be two to three stories.
■ Open Space (OS) District — This district identifies areas reserved for community parks and
other open spaces. Allowable structures in this zone are limited to those necessary to support the
specific purposes of the particular open space area such as sport -court enclosures and multi-
purpose buildings in active parks, and trails.
Other highlights of the Harbor Corridor Plan standards include the concept of reduced onsite
parking requirement near transit hubs, and design features that promote pedestrian and bicycle
friendly environments. Finally, the code establishes detailed development standards for building
and parking location, building massing and open space, and regulates other architectural
75B -7
EIR No. 2014 -01, GPA No. 2014 -02
ZOA No. 2014 -01 & AA No. 2014 -01
August 25, 2010
Page 6
standards, such as a building's connectivity to the street that translate into increased quality of life
for the building occupants and the community. By describing the standards in terms of what is
allowed instead of what is prohibited, the standards provide more certainty to the potential
developers resulting in less discretionary actions and a streamlined approval process.
General Plan Amendment
The City's Land Use Element of the General Plan serves as a long -range guide for land use and
development in the City and facilitates growth reflecting the community's vision. The Harbor
Corridor Plan provides for the introduction of new housing and mixed use infill development at a
higher intensity than the existing commerical corridor. To accomplish this, General Plan
Amendment No. 2014 -02 is proposed to change the land use designations in the Harbor Corridor
Plan project area to District Center (DC) or Urban Neighborhood (UN) (Exhibit 4). Each of these
two land use designations allow and encourage mixed use development to create a vibrant, active
living environment.
The District Center land use designation is proposed to align with the transit nodes, where higher
intensity and density is encouraged in close proximity to transit stations. The intensity standard for the
District Center ranges from a floor area ratio of 0.5 to 5.0, to reflect intensity of development
allowed by the standards established in the Harbor Corridor Plan. Either vertical or horizontal
integration of uses are permitted, based on consistency with the zoning district standards. Street
connectivity is desirable, allowing for a high degree of walkability, transit options and other forms of
transportation, including pedestrian and bicycle travel.
The Urban Neighborhood land use designation will apply primarily to residential and mixed use areas,
with pedestrian oriented commercial uses, schools and small parks. Urban Neighborhood will allow for
a mix of residential uses and housing types, such as multi - family, townhouses and single family
dwellings, with some opportunities for live -work, neighborhood serving retail and services, public spaces
and uses, and other community amenities. Either vertical or horizontal integration of uses are permitted
based on the zoning standards, with an emphasis on tying together the uses with pedestrian linkages
and street frontages. The intensity standard for the Urban Neighborhoods ranges from a floor area
ratio of 0.5 to 1.5. A total of 125 acres of land in the Harbor Corridor Plan is proposed to be
designated as Urban Neighborhood. In addition, General Plan land use designations are proposed
in conjunction with the areas reverting back to convention zoning, creating additional Medium
Density Residential (MR -15) in keeping with the existing land uses and lot characteristics.
In addition to the amendment to the General Plan Land Use Plan maps, various text and maps in
the General Plan, the Land Use Element and Urban Design Element are proposed to be updated
to reflect the buildout and urban form detailed in the Harbor Corridor Mixed Use Specific Plan, and
maintain consistency with the City's General Plan vision (Exhibit 5).
75B -8
EIR No. 2014 -01, GPA No. 2014 -02
ZOA No. 2014 -01 & AA No. 2014 -01
August 25, 2010
Page 7
Amendment Application
The majority of the 425 acre Harbor Corridor project area is currently within Specific Plan No. 2
(SP 2), and was included in the orginal North Harbor Specific Plan boundaries created in 1994.
The proposed zoning amendment would remove 120 acres from the SP -2 zoning designation,
primarily near the Willowick Golf Course, and change the zoning district for those properties to Single
Family Residential (R1), Two - Family Residential (R2), or Open Space (0). These proposed zone
changes are generally in keeping with the existing land uses and subdivision lot patterns. In
addition, a few properties along Fifth Street currently zoned Community Commercial (C2) are
proposed to be added to SP -2 boundaries (Exhibit 6).
Environmental Impact Report
The California Environmental Quality Act (CEQA) requires that, where there is the potential for
environmental impacts as the result of a proposed project, an Environmental Impact Report (EIR) be
prepared in order to study and analyze any potential environmental impacts, disclose such potential
impacts to the public, and mitigate such impacts to the greatest extent feasible (Exhibit 7). As
such, an EIR was prepared for the Harbor Mixed Use Transit Corridor Specific Plan. The
environmental issues analyzed in the EIR include aesthetics, air quality, biological resources, cultural
resources, hazards and hazardous materials, hydrology and water quality, land use, noise,
population and housing, public services, transportation and traffic, utilities and service systems
and global climate change, as well as the cumulative impacts associated with each of these
resource areas. CEQA also requires that when a Draft EIR is submitted to the State
Clearinghouse for review by state agencies, the public be given an opportunity to review and
comment on the Draft EIR for a period of not less than 45 days. In accordance with this requirement
the Draft EIR began its 45 -day public review and comment period on April 18, 2014, with the review
period ending on June 2, 2014. In response to written comments received, the City provided formal
Response to Comments and EIR clarification or revision. In addition to fulfilling CEQA's
requirement for public review, the City conducted a public meeting on May 12, 2014 in order to
allow the public to provide oral testimony on the Draft EIR.
The City received a total of 11 written comment letters; and evaluated all comments received from
the persons or agencies that reviewed the Draft EIR and has provided written responses to these
comments in the Final EIR. In accordance with CEQA, each public agency that commented on the
Draft EIR will be provided with a response to its comments at least 10 days prior to the final action
by the City Council to consider certification of the EIR. The Draft EIR, comments and
recommendations received on the Draft EIR, Responses to Comments, and revisions made to
the Draft EIR in response to those comments constitute the Final EIR (Exhibit 8).
75B -9
EIR No. 2014 -01, GPA No. 2014 -02
ZOA No. 2014 -01 & AA No. 2014 -01
August 25, 2010
Page 8
While the Draft EIR determined that most potential impacts could be mitigated to a less than
significant level, it did find that, under a long -term, full build -out scenario, implementation of the
Harbor Corridor Plan would result in significant and unavoidable impacts to air quality (Exhibit 9).
Findings of Fact
Under CEQA, no public agency may approve or carry out a project for which an EIR has been
certified which identifies one or more significant environmental effects of the project unless the
public agency makes one or more written findings for each of those significant effects,
accompanied by a brief explanation of the rationale for each findings. The CEQA Findings of Fact
prepared for this project (Exhibit 10) identify the written findings and rationale that staff
recommends for adoption by City Council in accordance with the requirements of Public
Resources Code Sections 21081 and 21085 and Sections 15091 of the State Guidelines for the
Implementation of CEQA (CEQA Guidelines).
Statement of Overriding Considerations
CEQA requires the decision- making agency to balance, as applicable, the economic, legal, social,
technological, or other benefits, including region -wide or statewide environmental benefits, of a
proposed project against its unavoidable environmental risks when determining whether to
approve the project (CEQA Guidelines section 15093). r the specific economic, legal, social,
technological, or other benefits, including region -wide or statewide environmental benefits, of a
proposed project outweigh the unavoidable adverse environmental effects, the adverse
environmental effects may be considered "acceptable." When the lead agency approves a project
which will result in the occurrence of significant effects which are identified in the Final EIR but are
not avoided or substantially lessened, the agency shall state in writing the specific reasons to
support its action based on the final EIR and /or other information in the record. The statement of
overriding considerations shall be supported by substantial evidence in the record. Because the
proposed Harbor Mixed Use Transit Corridor Specific Plan would result in significant and
unavoidable effects, a Statement of Overriding Considerations must be adopted. The Statement
of Overriding Considerations prepared for this project explains the reasons that the substantial
benefits of the adoption of the Harbor Corridor Plan outweigh the unmitigable environmental effects.
Public Outreach
An extensive public outreach campaign was conducted throughout the project to provide
opportunities for all stakeholders to play a meaningful role in the development of the plan.
Beginning in December of 2010 with an informational open house held at the Plumbers &
Steamfitters Union Building there have been a total of 25 community meetings and public
hearings. These meetings have ranged from large events, such as the Harbor Corridor and Idea
Fair to small meetings with neighborhood associations. Outreach efforts were conducted in
English, Spanish and Vietnamese with major mailings provided in all three languages and EIR
75B -10
No. 2014 -01, GPA No. 2014 -02
ZOA No. 2014 -01 & AA No. 2014 -01
August 25, 2010
Page 9
translators provided at all major events. Unique public engagement tools, such as; a bus guided
tour; youth- oriented tools, such as the hands -on "City as Play" model; visual preference surveys
that allow participants to choose pictures that best represent their vision; advertisements on bus
benches along the corridor; and the use of the internet and social media were all employed to
engage the community. In addition, staff had many personal one -on -one meetings and phone
calls with all interested parties in order to better understand their concerns and incorporate their
ideas.
In addition to the above outreach efforts, over 3,800 notices were mailed to announce public
hearings and availability of the draft Harbor Corridor documents, including notification of
this meeting. This list is comprised of property owners, occupants and businesses in the
project area, as well as within 500 feet of the project site. An electronic community message was
also sent to a wide distribution of community organizations, neighborhood leaders and business
interests one week before the public hearing. While there have been phone calls received
throughout the course of this project, at the time of this printing, no correspondence, either
written or electronic, had been received from any members of the public. Staff did receive a
phone call from one resident regarding the existing crime and loitering in the area, and that
additional housing would attract more related issues.
Strategic Plan Alignment
Approval of this item supports the City's efforts to meet Goal #3 Economic Development, Objective
#2 (Create new opportunities for business /job growth and encourage private development through
new General Plan and Zoning Ordinance policies), Goal #5 Community Health, Livability,
Engagement and Sustainability, Objective #3 (Facilitate diverse housing opportunities and support
efforts to preserve and improve the livability of Santa Ana neighborhoods) and Objective #4
(Support neighborhood vitality and livability).
Conclusion
Approval of this project will allow the City to remain in compliance with State requirements for
Housing Element implementation and will further the implementation of state and regional
mandates to improve transportation and land use planning, improve the jobs /housing balance and
reduce greenhouse gas emissions. Adoption of the plan also will provide new opportunities for
property owners in the plan area to re -use underutilized properties by providing a regulatory
framework for new development. In addition, the adoption of the plan will allow for new transit
opportunities for the City, as it will support the Fixed Guideway project by increasing ridership
projections and providing a stronger linkage between transportation and land use. Finally, the
adoption of the proposed discretionary actions will promote a strong active transportation
environment, which will result in significant reduction of greenhouse gas emissions, improved
public health as people walk and cycle more and the air quality improves, and a thriving business
environment as people live, work, dine and shop in the same area.
75B -11
EIR No. 2014 -01, GPA No. 2014 -02
ZOA No. 2014 -01 & AA No. 2014 -01
August 25, 2010
Page 10
Based on the project analyses, staff recommends that the Planning Commission recommend that
City Council approve and adopt the Environmental Impact Report No. 2014 -01 with corresponding
Mitigation Monitoring and Reporting Program; and the CEQA Facts, Finding and Statement of
Overriding Considerations; as well as General Plan Amendment No. 2014 -02, Zoning Ordinance
Amendment No. 2014 -01, and Amendment Application No. 2014 -01 to enact the Harbor Mixed
Use Transit Corridor Specific Plan.
Melanie G. McCann, AICP
Associate Planner
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Attachments:
Exhibit 1 — Harbor Corridor Plan Vicinity Map
Exhibit 2 — Existing Land Use Map
Exhibit 3 — Proposed Harbor Mixed Use Corridor Specific Plan
Exhibit 4 — Proposed General Plan Land Use Designations
Exhibit 5 — Proposed General Plan Land Use and Urban Design Element Amendments
Exhibit 6 — Proposed Zoning District Amendments
Exhibit 7 — Final Environmental Impact Report
Exhibit 8 — Response to Comments /EIR Revisions
Exhibit 9 — Mitigation, Monitoring and Reporting Program
Exhibit 10 — Finding of Fact and Statement of Overriding Considerations
Exhibit 11 — Amendments to the Sectional District Maps
75B -12
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EXHIBIT 3
Proposed Harbor Mixed Use Corridor Specific Plan
The exhibit referenced above can be viewed at the following locations:
Santa Ana Public Library
26 Civic Center Plaza
Santa Ana, CA 92701
City Hall - Planning Counter
20 Civic Center Plaza
Santa Ana, CA 92701
• http:// www. santa- ana. org/ harborplan /HarborMixedUseCorridorPIan.asp
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G PA 2014 -02 �
PROPOSED GENERAL PLAN LAND USE DESIGNATIONS �c�^
HARBOR CORRIDOR PLAN
P L A N N I N G A N D B U I L D I N G A G E N C Y
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G PA 2014 -02 �
PROPOSED GENERAL PLAN LAND USE DESIGNATIONS �c�^
HARBOR CORRIDOR PLAN
P L A N N I N G A N D B U I L D I N G A G E N C Y
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City of Santa Ana General Plan
Land Use Element
1998
City of Santa Ana
Planning Division
Adopted
February 2, 1998
(Reformatted January 2010)
The following is a chronology of the approved general plan amendments that have been incorporated into this document since the
comprehensive update of the General Plan Land Use Element adopted by the Santa Ana City Council February 2, 1998 (GPA 1997 -05):
GPA 2014 02 upending)
GPA 2007 -02 (June 18, 2007)
GPA 2004 -06 (July 6, 2004)
GPA 200008 (February 5, 2001)
GPA 201401 (June 3, 2014)
GPA 2007 -01 (March 19, 2007)
GPA 2003 -02 (June 16, 2003)
GPA 200003 (December 4, 2000)
GPA 2011 -03 (March 19, 2012)
GPA 200fi -01 (October 2, 2006)
GPA 200301 (February 18, 2003)
GPA 200002 (November 20, 2000)
GPA 2011-02 (June 6, 2011)
GPA 2005-01(December 5, 2005)
GPA 2002-01 (September 3, 2002)
GPA 1999 02 (October 18, 1999)
GPA 201001 (June 7, 2010)
GPA 2005 -02 (October 17, 2005)
GPA 2002 -03 (August 19, 2002)
GPA 1999 01 (August 16, 1999)
GPA 2OW02 (July 20, 2009
GPA 2004 -01 (April 5, 2005, as passed by
GPA 2001 -03 (February 19, 2002)
GPA 199804 (October 5,1998)
GPA 2007-03(May 18, 2009)
the voters of Sarta Ana)
GPA 200102 (January 7, 2002)
GPA 1998 05 (September 21, 1998)
GPA 200403 (February 2, 200�
GPA 2004 -04 (July 19, 2004)
GPA 2000-09 (May 7, 2001)
GPA 199&01 (May 4, 1998)
GPA M01 (May 5, 2008) EXHIBIT
Proposed General Plan Land U7600W125 Iii Design Element Amendments
75B -18
LAND USE ELEMENT
and employment center, are likely to result in continued development
pressure.
The City is the fifth largest Orange County city in terms of land area,
consisting of 27.3 square miles. Of this total, 58 percent is devoted to
residential development, 15 percent to commercial uses, 14 percent to
industrial, 11 percent to public and institutional uses, and two percent to
public parkland and open space. The City's overall distribution of land use
and development reflects its maturity as a commercial, employment, and
governmental center.
—Historically ,000 acres of land in Santa Ana was is eurrenfly included
in one Merged Redevelopment Project Area. Further, a 11,790 -acre area has
been designated as a California Enterprise Zone and that desi ng ationwill
----- — effe ` --fi' expired on December 13, 2013 . The
Enterprise Zone is designatien provideds businesses with tax incentives
intended to promote business development and growth, in addition to
creating jobs. The City has been permitted to continue to process Enterprise
Zone vouchers for existing companies until December 31, 2014. Baf affhese
°--`- "--
The City of Santa Ana has adopted a number of specific plans to provide
greater direction, and consistently high quality development standards for
projects in these areas. These specific plans were established for those areas of
the City which would benefit from a comprehensive development scheme not
otherwise possible under existing land use regulations.
Santa Ana is served by five freeways: the Santa Ana Freeway (I -5), the
Garden Grove Freeway (SR -22), the Costa Mesa Freeway (SR -55), the San
Diego Freeway (I -405), and the Orange Freeway (SR -57). Planned freeway
enhancements and other regional transit improvements will further enhance
accessibility to the City. The City's central location in relation to the regional
transportation network contribute to its continued growth and economic
vitality.
DEMOGRAPHIC CHARACTERISTICS
To fully understand the City's land use and development trends, the demographic
and socioeconomic characteristics of the community must be considered. Key
demographic trends likely to affect future land use and development include the
following:
The City experienced a dramatic increase in population growth from 1970 to
1990 in spite of its "built -out" character. During this time period, the City's
population nearly doubled while the County's population increased by only
25 percent.
75B -19
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
Reduce residential overcrowding to promote public health and safety.
Policy 6.1 Support legislative and regulatory changes to laws and codes
concerning safe occupancy standards.
Policy 6.2 Support reducing the number of units in multiple - family
developments by allowing the property owner to combine two or
more units into a larger unit.
Policy 6.3 Prohibit new development and building alterations which can readily
be converted to improper occupancy.
Policy 6.4 Target educational programs concerning overcrowding to tenants,
owners, and property managers.
Policy 6.5 Promote health and safety programs which address the occupancy of
housing units and overcrowding.
LAND USE PLAN
The Land Use Plan is comprised of three components that direct and regulate
land use in Santa Ana. These include a Land Use Map, development intensity
standards, and adopted Specific Plans. These key components establish a
framework for land use and development in the City. The Land Use Plan
indicates the location, types, and extent of development and land uses throughout
Santa Ana. It consists of a map which designates land use categories and their
relative location, as well as development intensity standards for each category. The
Land Use Plan is further supported by Specific Plans which correlate to the Land
Use Plan.
DEVELOPMENT INTENSITY STANDARDS
As required by State law, the Land Use Element also establishes standards for
development intensity. These standards ensure that the types of development
permitted under each land use designation are well understood by the property
owner, decision - makers, developer, and the general public. Development intensity
refers to the size or degree of development possible within a particular land use
category.
The development intensity standard used for nonresidential development is floor
area ratio, which is the ratio of the building's floor area to the total area of the lot
on which the building is located. The development intensity standard for
residential developments is "units per acre" which is a measure of the number of
units allowed for each acre of land - with the exception of Metro East District
Center, Transit Village District Center, Downtown District Center, Harbor
Corridor District Center and Urban Neighborhood areas. To encourage a
'" 75B -20
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
dynamic mixture of residential, office and commercial uses, within these areas
both building intensity and residential density is based on floor area ratio and
zoning development standards. In calculating either the allowable floor area or
the allowable residential density, it is the City's policy to not allow upward
rounding. The Land Use Plan is illustrated in Exhibit 2. Additional information
concerningthe Land Use Plan and the land use designations is provided in Table
1 (Land Use Development Intensity Standards), and in the Appendix.
Table 1
Development Intensity Standards
Land Use Designation
Residential Land Use Designations
Density/Intensity Standards
(dulacre - FAR)'
Low Density Residential (LR -7)
7 dulacre
Low - Medium Density Residential (LMR -11)
11 du /acre
Medium Density Residential (MR -15)
Mixed Use Land Use Designations
District Center'(DC)
15 du/acre
90 du /acre and FAR 1.0
Other District Center (Midtown, MacArthur Place, etc.)
FAR 1.0 -2.0
Downtown District Center
FAR 3.0
Metro East District Center
FAR 3.0
Transit Village District Center
FAR 5.0
Harbor Corridor District Center
FAR 5.0
Urban Neighborhood
Transit Zoning Code Area
FAR 0.5 -1.5
Harbor Corridor
Commercial Land Use Designations
Professional and Administrative Office (PAO)
FAR 3 0
FAR 0.5 -1.0
General Commercial (GC)
FAR 0.5 -1.0
One Broadway Plaza District Center (OBPDC) ^
Industrial Land Use Designations
Industrial (IND)
FAR 2.9
FAR OA5
Other Designations
Institutional (INS)
FAR 0.5
Open Space (0)
FAR 0.2
Notes:
The intensity standards shown refer to the theoretical maximum amount of development permitted
for each land use designation (du- dwelling units; FAR -floor area ratio). Development must also
adhere to zoning regulations, and /or specific plan requirements.
The District Center and Urban Neighborhood land use designations permit both residential and
non - residential development.
3 Commercial intensities may vary. Baseline FAR is 0.5. Specific areas allowing greater intensities
are indicated in Exhibit A -3.
One Broadway Plaza District Center land use designation permits office, restaurant and ancillary
retail for a master planned development.
*Refer to Appendix for description of Land Use designations.
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CITY OF SANTA ANA GENERAL PLAN 75B-21 15
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LAND USE ELEMENT
SPECIFIC PLANS
The City of Santa Ana has also adopted three specific plan areas, shown in
Exhibit 3, to provide greater direction in the development of these areas. As
required by State law, these specific plans, indicated below, are consistent with the
Land Use Plan.
North - Harbor Mixed Use Transit CorridorBeuievard Specific Plan which
promotes quality mixed use /residential eotntnereiftl development, and land
use compatibility along Harbor Boulevard within a 3054 -5 acre planning
area.
Bristol Corridor Specific Plan which applies to a 3.9 -mile section of Bristol
Street in the central portion of the City.
Midtown Specific Plan which regulates development in the areas north of
downtown and east of the Civic Center in order to create a thriving and
integrated district for civic, cultural, and commercial activities.
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CITY OF SANTA ANA GENERAL PLAN 75B -24 19
LAND USE ELEMENT
Exhibit 3 Specific Plans
Harbor Mixed -Use Corridor Specific Plan
® Bristol Street Corridor Specific Plan
® Midtown Specific Plan
CITY OF SANTA ANA GENERAL PLAN
0 0.6 1.2 Miles
75B -25 21
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LAND USE ELEMENT
guidance for the purpose of ensuring navigable airspace is not impacted by
future development in the City.
REDEVELOPMENT PLANS
Prior to the elimination of Redeveloping Agencies in California in 2011, aiAn
estimated 5,185 acres (8.1 square miles) of land in Santa Ana is-earreatly-was
included in one Merged Project Area. Prior to August 2004, this Project Area was
divided into six separate redevelopment project areas as described below. Of this
total, 9 percent (464 acres) is in residential use, 32 percent (1,678 acres)
commercial, 40 percent (2,075 acres) industrial, with other uses accounting for the
remaining 19 percent (968 acres). The following six redevelopment plans have
been adopted:
Santa Ana Redevelopment Plan. This plan which encompasseda 694 acres,
was adopted in 1973 to revitalize the downtown area, improve traffic
circulation, reestablish businesses, and stimulate private investment;
North Harbor Boulevard Redevelopment Plan. Adopted in 1982, the Plan
covereds 470 acres along Harbor Boulevard. The Plan for this area was
adopted to define future development, and create design standards for new
development in the area.
Inter -City Commuter Station Redevelopment Plan. This plan, also adopted
in 1982, focuseds on approximately 525 acres designed to provide for the
development of a commuter rail station and to promote supporting uses.
South Main Street Redevelopment Plan. Adopted in 1982, the plan applieds
to 1,500 acres in one of the primary commercial and industrial districts of the
City;
South Harbor Boulevard/Fairview Street Redevelopment Plan. Adopted in
1982, this 1,085 acre plan covereds a key industrial area in the vicinity of
Harbor Boulevard and Fairview Street; and
Bristol Corridor Redevelopment Plan. Adopted in 1989, the plan promoteds
the redevelopment of a 781 acres area along the Bristol Street corridor of the
City.
The location of the previously existing redevelopment project areas are shown in
Exhibit A -1.
75B -26
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
LAND USE PLAN IMPLEMENTATION
To effectively achieve the broad range of goals outlined for the City's future
growth and development, a variety of plans, programs, and regulations must be
relied upon. This section of the Element discusses these tools, and how they
correlate with implementation of the City's land use goals.
DEVELOPMENT INTENSITY STANDARDS
Table A -1 summarizes the development intensity standard for each ofthe General
Plan designations, and provides land use distribution by acreage for the land use.
The intensity standards for the categories permitting residential development are
expressed in density, measured in "units per acre," or floor area ratio and zoning
development standards in the case of certain Mixed Use land use designations.
The intensity standards for non - residential development are expressed as "floor
area ratio" or FAR. The FAR concept is illustrated in Exhibit A -3. The intensity
standards in concert with the zoning and development standards regulate the
massing, form and building size.
Table A -1
Development Intensity Standards
Land Use
Residential Land Use Designations
Density/Intensity Standards
Low Density
t du /acre
Low - Medium Density
11 du/acre
Medium Density
Mixed Use Land Use Designations
District Center
15 du/acre
Other District Centers Midtown, etc.
90 du /acre and FAR 1.0 -2.0
Downtown District Center
FAR 3.0
Metro East District Center
FAR 3.0
Transit Village District Center
FAR 5.0
Harbor Corridor District Center
FAR 5.0
Urban Neighborhood
TranaLZonirtg Code Area
FAR 0.5 -1.5
Harbor Corridor
Commercial Land Use Designations
FAR 3.0
Professional /Admin. Office
FAR 0.5 -1.0
General Commercial
FAR 0.5 -1.0
One Broadway Plaza District Center*
Industrial Land Use Designations
FAR 2.9
Industrial
Other Designations
FAR 0.45
Institutional
FAR 0.5
Open Space
FAR 0.2
Notes:
du - dwelling unit, FAR - floor area ratio
* Residential development is not a permitted use.
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CITY OF SANTA ANA GENERAL PLAN 75B_27 A -11
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LAND USE ELEMENT
The City established development intensity standards in 1988, for nonresidential
land use designations. The standards measure intensity through the use of floor
area ratios. The floor area ratios proposed for the City's major commercial
corridors are expected to remain in place over the life of the Land Use Element.
during - that time.
Those areas of the City proposed for the most intensive levels of development
include district centers, professional and administrative office districts, and several
other commercial centers with a unique character, or special development
concerns. Some of these areas correspond to those for which Specific Plans have
been prepared.
The proposed floor area ratio(s) for most of the City's commercial corridors
allows structures of two to three stories with surface parking. The major
development areas -the District Centers and Professional/Administrative Office
Districts along Tustin Avenue and East First Street -allow mid -rise and high -rise
buildings with structured parking. These areas are expected to generate the
highest level of development activity in the City as centers of commerce. These
areas are listed in Table A -2 and are shown in Exhibit A -4. The floor area ratios
indicated in Table A -2 are the maximum building intensity allowed for
development.
Table A -2 Key Area- Floor Area Ratios
Area
Project /Area
FAR
1
MainPlace
2.1
2
City Place
2.54
3
North Main Street
1.5
4
North Broadway
1.0
5
Museum Distrid
1.5
6
Hutton Development
1.0
7
Civic Center Specific Development Plan
1.0
8
Midtown Specific Plan
0.5 -1.0
9
Civic Center
1.0
10
Downtown
3.0
11
Orange County Register
1.15
12
Xerox Center Development
3.29
13
First StreeVTustin Avenue
1.0
14
Bentall Center Development
1.5
15
2720 Hotel Terrace Drive
1.0
16
1951 East Camegie Avenue
0.55
17
4040 West Carriage Avenue
0.47
18
Lake Center Development
0.72
19
South Coast Metro
1.0
20
MacArthur Place North
2.0
21
MacArthur Place South
1.0
22
Pac Tel Office
1.5
23
Metro East
3.0
24
Transit Village
5.0
25
Town & Country Manor
1.27
26
Harbor Mixed Use Transit Corridor
A -72 75B -28
CITY OF SANTA ANA GENERAL PLAN
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LAND USE ELEMENT
Residential
The Land Use Plan provides for three distinct residential land use designations.
Residential development is also permitted in two other designations: District
Center and Urban Neighborhood. The Santa Ana Land Use Plan includes the
following residential land use designations:
The Low Density Residential (LR -7) designation applies to those areas of
the City which are developed with lower density residential land uses. The
allowable maximum development intensity is 7 units per acre. Development
in this category is characterized primarily by single - family homes. This
designation applies to a large proportion of the City 6 459.46,9660 acres)
representing 47 percent of the City's total land area.
The Low- Medium Density Residential (LMR -11) designation applies to
those sections of the City which are developed with residential uses at
permitted densities of up to 11 units per acre. The land area included in this
designation is approximately 420.64334 acres. The great majority of the land
designated as Low - Medium Density Residential is located in the westerly
portion of the City, north and south of First Street. Properties with this
designation are typically characterized by mobile home parks, a mixture of
duplexes and single family residences, or small lot subdivisions.
The Medium Density Residential (MR -15) designation applies to those
sections of the City which are developed with residential uses at densities of
up to 15 units per acre. Development in this designation is characterized by
duplexes, apartments, or a combination of both. Atotal of 370.8377.0 acres is
designated as Medium Density Residential. The designation applies to areas
located in the vicinity of downtown, areas north and south of MacArthur
Boulevard, and in other areas where there are established multiple - family
development projects.
CITY OF SANTA ANA GENERAL PLAN
75B -31 A
LAND USE ELEMENT
The General Commercial (GC) district applies to commercial corridors in
Santa Ana including those located along Main Street, Seventeenth Street,
Harbor Boulevard, and other major arterial roadways in the City. The
intensity standard applicable to this designation is a floor area ratio of 0.5 -
1.0, though most General Commercial districts have a FAR of 0.5. A total of
888.36 acres of land is included in this designation.
General Commercial districts are key components in the economic
development of the City. They provide highly visible and accessible
commercial development along the City's arterial transportation corridors. In
addition, General Commercial land uses provide important neighborhood
facilities and services, including shopping, recreation, cultural and
entertainment activities, employment, and education. The districts also
provide support facilities and services for industrial areas including office and
retail, restaurants and various other services.
The General Commercial development standards are based upon the
character and intensity of development, as well as the degree of access and
market demand for these properties. The relationships to adjacent land uses,
are also considered. Uses typically located in this district are:
• Business and professional offices;
• Retail and service establishments;
• Recreational, cultural, and entertainment uses; and
• Vocational schools.
General Commercial Districts have a floor area ratio of0.5 with the exception
of the Mid -town area which has an floor area ratio of up to 1.0.
One Broadway Plaza District Center is a separate land use designation as it
has an F.A.R. of 2.9, which exceeds the typical District Center intensity limit.
Additionally, it does not include a residential component. One Broadway
Plaza is envisioned as a landmark professional office complex that will be a
focal point in the Downtown Redevelopment area serving the Civic Center
complex, Downtown, and Midtown urban areas. The City's District Centers
and major development areas are shown in Exhibit A -5.
Mixed Use
The Land Use Plan provides for two distinct mixed use land use
designations. These designations allow for both vertical and horizontal
CITY OF SANTA ANA GENERAL PLAN
75B -32 A -21
LAND USE ELEMENT
mixed use developments, with an emphasis on linkages to a range of
transportation options:
The District Center (DC) land use designation includes the major activity
areas in the City. Seven areas of the City, totaling 646.7 524-.-;�-acres, are
designated as District Center. The intensity standard for the District Center
designation ranges from a floor ratio of 1.0 to 5.0.
District Centers are designed to serve as anchors to the City's commercial
corridors, and to accommodate major development activity. District Centers
are to be developed with an urban character that includes a mixture of high -
rise office, commercial, and residential uses which provide shopping,
business, cultural, education, recreation, entertainment, and housing
opportunities. Residential developments within some District Centers are
allowed at a density of up to 90 units per acre when developed as an integral
component of master planned mixed use project. In Harbor Corridor, Metro
East, Downtown, and Transit Village District Centers residential
development intensity is based on a combination of floor area ratio and
zoning overlay and /or development standards. Some District Centers serve as
major retail and employment centers locally and regionally, and should
include development which promotes the City as a regional activity center
while creating an environment conducive to business on a regional scale.
District Centers in Santa Ana include the following:
JA& 0
The Main Place /City Place District Center includes a regional
shopping center and office complex, as well as high intensity housing
and mixed -use development.
The Museum District located between the Downtown and
MainPlace /City Place District Centers is proposed as a major
office/cultural center which will be developed over the next 15 to 20
years. The area will focus upon the expanded Bowers Museum, the
Discovery Science Center and the construction of additional
museums and cultural centers.
The Downtown District serves as one of the County's major
employment and governmental operations centers complemented
with a mix of residential, commercial, and services uses to enhance
its urban vibrancy. Emphasis on streets that accommodate all modes
of transportation, including mass transit, pedestrian and bicyclist is
key in this urban setting.
The South Coast Metro District serves as a regional retail shopping
area which includes a range of commercial services and office
projects.
The MacArthur Place District Center contains an existing
office/hotel complex and a proposed major mixed use project which
75B -33
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
will include professional offices, supporting commercial, and mid
and high -rise residential components.
The Metro East District is envisioned as a vibrant urban village with
a balance of office, residential, and service uses. Pedestrian and
transportation linkages are key in this urban setting.
The Transit Village District is envisioned as a vibrant intense urban
village with a balance of employment centers, residential and service
uses. Pedestrian and transit linkages to the Santa Ana Regional
Transportation Center is key in this district.
The Harbor Corridor Mixed Use Transit Corridor creates a vision
for a more livable, sustainable setting through higher intensity
housing and mixed use development, convenient access to transit,
complete streets, and amenities that promotes active lifestyles.
District Centers are considered to be the City's "major development areas."
The most intense development in the City is targeted to these areas. The
Tustin Avenue corridor is a major development area even though it is not a
designated District Center. This area has developed over the years as a prime
office corridor and employment area. The PAO designation facilitates the
continued development of this area with high intensity, high quality regional
office projects.
The Urban Neighborhood (UN) land use designation applies to
primarily residential areas with pedestrian oriented commercial uses,
schools and small parks. The Urban Neighborhood allows for a mix
of residential uses and housing types, such as mid to low rise
multiple family, townhouses and single family dwellings; with some
opportunities for live -work, neighborhood serving retail and service,
public spaces and use, and other amenities. Either vertical or
horizontal integration of uses is permitted based on zoning
standards, with an emphasis on tying together the uses with
pedestrian linkages and street frontages. Street connectivity is
desirable, allowing for a high degree of walkablity, transit options,
and other forms of transportation including pedestrian and bicycle
travel.
The intensity standard for the Urban Neighborhood ranges from a
floor area ration of 0.5 to 3.(H4; with residential density based on a
combination of floor area ratio and zoning development standards.
A total of 271.1 1 q 8.1 acres of land in the City are designated Urban
Neighborhood.
Industrial
The Industrial designation applies to those areas developed with manufacturing
and industrial uses. The designation applies to areas which are predominantly Ax�,
CITY OF SANTA ANA GENERAL PLAN
75B -34 A -23
LAND USE ELEMENT
industrial in character, and includes those industrial districts in the southwestern,
south central and southeastern sections of the City. A total of 2,152.82 188,4 acres
of land in the City is designated as Industrial. The maximum floor area ratio for
this designation is 0.45.
The Industrial districts of the City are vital to its economic health. These areas
provide employment opportunities for local residents, and generate municipal
revenues for continued economic development. As one of the County's oldest
cities, Santa Ana has long been an industrial center for the region. The City's goal
is to maintain this strong industrial base by setting land use policies which
preclude the intrusion of less intensive commercial or residential uses. Typical
uses found in this district include the following:
Light and heavy product manufacturing and assembly.
Commercial uses which are ancillary to industrial uses in the district.
Institutional
The Institutional designation includes the Civic Center, other governmental
facilities, City facilities and public institutions such as schools, etc. Only public
properties of approximately five acres or more are designated as Institutional. The
maximum applicable floor area ratio standard for this designation is 0.5. The 0.5
FAR is used as a guideline since most development in this designation are State,
federal, and local governmental facilities that are not subject to local development
regulations. A total of 796.3 acres of land is included in this designation.
Open Space
The Open Space designation is applied to parks, water channels, cemeteries and
other open space uses. A total of 1,014.7 4-.944-8_ acres are included in this land
use designation. Ofthis total, 358 acres of public park land is included in this land
use designation.
A %
A -24
75B -35
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
Exhibit A-5 Major Development Areas
1 - MainPlace
2 - Museum District
3 - Downtown
4 - One Broadyway Plaza
5 - Southcoast Metro
6 - MacArthur Place
CITY OF SANTA ANA GENERAL PLAN
7- Tustin Avenue Corridor
S - Metro East
9 - Transit Village
10 - Harbor Mixed -Use Corridor
- -- City Limits
0 0.6 1.2 Miles
75B -36 A -25
LAND USE ELEMENT
Exhibit A -6 Specific Plans
Harbor Mixed -Use Corridor Specific Plan
® Bristol Street Corridor Specific Plan
® Midtown Specific Plan
CITY OF SANTA ANA GENERAL PLAN
0 0.6 1.2 Miles
75B -37 A -27
LAND USE ELEMENT
SPECIFIC PLANS
The City of Santa Ana has established Specific Plan areas to provide greater
flexibility in the development standards contained in the City's General Plan and
Zoning Ordinance. The Specific Plans were established for planning areas which
would benefit from a comprehensive development scheme otherwise not be
possible under existing land use regulations. These specific plans include:
1�FertlrHarbor Mixed Use Transit CorridorBon4ev"d Specific Plan applies
to an approximately 30542 -5 -acre area
Bottlevafd Redevelopment Plait, as well as a numbef of adjaeettf residential
pareels. First aAdopted in 1992 and updated in 2014, the Specific Plan
outlines the planned land uses and development standards for this area, as
well as public improvements needed to support the anticipated uses. The
Plan promotes vibrant residential and mixed use development
along Harbor Boulevard, -and connections between activity areas and local
transit opportunities, while striving to minimize incompatibility with
adjacent residential uses.
Bristol Corridor Specific Plan applies to the 3.9 -mile section of Bristol Street
in the central portion of the City. This corridor includes a portion of the
project area for the Bristol Street Corridor Redevelopment Plan. The Specific
Plan utilizes the potential redevelopment of the corridor as an opportunity to
upgrade the development character ofthe area, and to enhance the viability of
commercial businesses. The process is being undertaken in coordination with
the widening of Bristol Street.
Midtown Specific Plan regulates development within the northern section of
Santa Ana's downtown area in order to create a thriving and integrated
district for civic, business, cultural and retail activities. The Specific Plan
emphasizes the area's role as the urban center of the City through standards
for development and urban design that promote pedestrian activity.
The location ofthe three specific plan areas are noted in ExhibitA -6 in the Policy
Plan.
CITY OF SANTA ANA GENERAL PLAN
75B -38 A -29
LAND USE ELEMENT
ZONING CODE
The City's Zoning Code outlines development standards for buildings, site size,
height, setbacks, lot coverage, minimum unit sizes, landscaping, parking, signs,
fences, and other features. Table A -3 compares the zoning categories with the
land use designations in the Land Use Plan.
Table A -3
Correlation of Land Use Designations and Zoning Districts
General Pian Land Use Designation
Corresponding Zoning Districts
Al
— General Agriculture
Low Density Residential
RE
— Residential Estate
Rl
— Single - Family Residential
R1
— Single - Family Residential
Low — Medium Density Residential
R 1—
4000 — Small Lot Single Family Residential
SO
— Specific Development
Rl
— 4000 — Small Lot Single Family Residential
Medium Density Residential
R2
— Limited Multiple Family Residential
SO
— Specific Development
P —
Professional
Professional /Admin. Office
SO
— Specific Development
OZ
— Overlay Zone
P —
Professional
C1
— Community Commercial
C1
— MD — Community Commercial /Museum Dist.
C2
— General Commercial
General Commercial District
C4
— Planned Shopping Center
C5
— Arterial Commercial
CR
— Commercial Residential
SO
— Specific Development
SP
— Specific Plan
OZ
— Overlay Zone
P —
Professional
C2
— General Commercial
C4
— Planned Shopping Center
District Center
C5
— Arterial Commercial
CR
— Commercial Residential
SO
— Specific Development
OZ
— Overlay Zone
SP
-- Specific Plan
SO
— Specific Development
Urban Neighborhood
OZ
— Overlay Zone
SP
— Specific Plan
M1
— Light Industrial
Industrial
M2
— Heavy Industrial
SO
— Specific Development
Institutional
0 —
Open Space
GC
— Government Center
Open Space
0 —
Open Space
Source: Santa Ana Zoning Ordinance, as amended.
A -30
75B -39
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
interagency Development Review Committee (DRC) to ensure consistent and
comprehensive application of City regulations and policies for all projects.
Redevelopment Plans. The City will apply redevelopment tools associated
with the implementation of the adopted redevelopment plans, as appropriate.
The City will encourage the further development of industrial, commercial,
and residential projects in suitable locations to strengthen the City's tax and
employment base.
Special Studies. In certain instances, a special study may be required to
address a particular issue. In these cases, a specific effort to identify staff
resources needed to conduct the appropriate investigation and analysis will be
identified.
Zoning Code Review. The zoning code serves as a primary tool used by the
City to regulate development. The City will develop a program to revise the
Zoning Ordinance to ensure that development regulations and standards are
consistent with community needs and high quality development. The City
will initiate appropriate changes to the ordinance to ensure, where
appropriate, conformity between the Land Use Element and Zoning Map.
LAND USE PLAN BUILDOUT
As indicated previously, the City of Santa Ana has been almost completely
developed for many years. As a result, any new development will necessarily
consist of redevelopment and infill development on the remaining vacant and
underutilized parcels. Many parcels with nonresidential land use designations
will never be developed to the maximum intensity permitted under the General
Plan.
Table A -4 indicates the development possible under the build -out of the Land
Use Plan. The build -out for residential land uses considered two scenarios.
Effective build -out for residential development is calculated by adding the ly
+_%-68-units possible in the areas designated as District Center to the existing
74,588 units presently found in the City per Census 2000. Theoretical build -out
for residential development considered the development possible if all ofthe areas
designated as residential were developed according to the permitted Land Use
Plan intensities. Since the Land Use Element does not contemplate the
elimination of existing housing in the City, the effective build -out figure
represents a more realistic estimate of future residential development.
As indicated in Table A -4, three of the non - residential land use designations have
a range in FAR intensities. For the non - residential land use designations, effective
build -out considered the development possible under the lower range of FAR
intensities while theoretical build -out considered the upper FAR range. Typically,
parking and landscaping requirements will result in significantly less floor area
for commercial and industrial developments than that which is permitted under
the General Plan.
CITY OF SANTA ANA GENERAL PLAN
75B -40 A -33
LAND USE ELEMENT
As indicated in Table A -4, between 72,255 q4,4�56 to 91,481 4,44§housing units
are allowed by the Land Use Plan. The additional units which presently exist in
the City beyond the maximum number permitted under the theoretical buildout
scenario are a reflection of the higher density multiple - family developments
constructed in the 1970's and 1980's. However, the purpose of the Land Use Plan
as it applies to the residential areas is to preserve and maintain the stability of
existing neighborhoods, regardless ofthe character of development. The intent of
the Plan is not to create any displacement, nor decrease existing development
densities. Rather, it is to ensure a safe, healthy, and livable environment for City
residents. Existing residential development entitlements are protected through
this Land Use Element, applicable Zoning regulations, and sections of the City
code pertaining to legal nonconforming uses.
The Land Use Element's implementation may result in an increase in the
amount of commercial, office, and industrial development in the City. As
indicated in Table A-4 up to 33,678,013 47-,6-7 0 i square feet of commercial and
office development, and 42,199,991 4,—square feet of industrial
development are possible under the effective capacity parameters of Land Use
Plan.
A -34 75B -41
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
Table A -4
Land Use Plan Build -out Capacities
FAR—floor area ratio; d.u.= dwelling unit; s.f.= square feet (of floor ama). Acreage shown in table does not include roads in right -of -way.
t Effective capacity for non - residential development assumes development possible under the lower range of FAR intensity standards with the exception of the
Metro East District Center, Transit Village District Center, Downtown District Center, and Urban Neighborhood areas. The Harbor Corridor District Center Metro East
District Center, Transit Village District Center, Downtown Distri ct Center, and Urban Neighborhood areas allow a range of intensity for mixture of residential and non-
residential development based on the zoning development standards. Residential effective capacity was calculated by adding the 15,168 0 units possible in the
District Center and Urban Neighborhood with the existing 74,588 (Census 2000) housing units.
P Land use designation permits both residential and non - residential development. Build -out assumes 90% of land ama will be developed as commercial and 10%
will be developed as residential; with the exception of Town and Country Manor project intended for continuum of care and housing seniors.
' Land use designation permits high intensity office development with ancillary retail use.
This table has been revised to correspond with the GIS land Use Map illustrated in Exhibit 2.
� %1_Lj
CITY OF SANTA ANA GENERAL PLAN 75B-42 A -35
Intensity/
Effective Buildout'
Theoretical
Land Use
Residential
Acres I Dansftf
Buildout
Low Density Residential
LR -7
7 du /ac
221
6 4
44546 du
Low Medium Density Residential
LMR -11
43&-7
du /ac
4-,7-74
420.6
4 627 du
Medium Density Residential
MR -15
8
du /ac
367 15
5 du
Subtotal
7,276.7•
7 248.3
Non Res.
89,755
91 481 or
Non-Res.
55,699
55 362 du
Mixed Use
District Center
Res.
Res.
Downtown
DC
62.5
FAR 3.0
2,057,824 sf
1,661 du
2,057,824 sf
1,661 du
Metro East
DC
98.3
FAR 3.0
3,245,185 sf
5,551 du
3,245,185 sf
5,551 du
Transit Village
DC
51.4
FAR 5.0
402,864 sf
2,761 du
402,864 si
2,761 du
Harbor Corridor
DC
125.0
FAR 1.0
1.836.155 sf
2,029 du
1,836,155 s
2,029 du
Other'
DC
309.5
90 du Me
11,955,583 sf
3,017 du
23,764,534 s
3,017 du
FAR 1.0 -2.0
Urban Neighborhood
UN
4'�
FAR 0.5 -1.5
�8
4,47E
;24,249
4477
271.1
856.076 sf
4 771 du
856.076 s
4 271 du
Subtotal
666:7
48,385,785
15 68
38;4 - 94;656
45 69
Commercial
91y8
18.710.393 sf
19790 du
32.162.638 -s
19790 du
Professional & Admin. Office
PAO
633.0
FAR 0.5 -1.0
13,787,219 sf
27,574,438 sf
General Commercial
GC
8, 6
FAR 0.5 -1.0
19.347.607 sf
38.695.202 sf
One Broadway Plaza District Ctrs
OBPDC
4.3
FAR 2.9
543,193 sf
543,193 sf
Subtotal
4,78619
1 525.6
33,660`0?
33.678.013 sf
,""°"'
67.356.026 sf
Industrial
IND
215H
FAR 0.45
42,199.991 sf
42.199.991 sf
r
Institutional'
INS
796.3
FAR 0.2 -0.5
6,937,758 sf
17,344,394 sf
Open Space
OS
1,017.8
FAR 0.2
8,867,509 sf
8,867,509 sf
Subtotal
1,814.2
1 15,805,267 sf
26,211,903 sf
FAR—floor area ratio; d.u.= dwelling unit; s.f.= square feet (of floor ama). Acreage shown in table does not include roads in right -of -way.
t Effective capacity for non - residential development assumes development possible under the lower range of FAR intensity standards with the exception of the
Metro East District Center, Transit Village District Center, Downtown District Center, and Urban Neighborhood areas. The Harbor Corridor District Center Metro East
District Center, Transit Village District Center, Downtown Distri ct Center, and Urban Neighborhood areas allow a range of intensity for mixture of residential and non-
residential development based on the zoning development standards. Residential effective capacity was calculated by adding the 15,168 0 units possible in the
District Center and Urban Neighborhood with the existing 74,588 (Census 2000) housing units.
P Land use designation permits both residential and non - residential development. Build -out assumes 90% of land ama will be developed as commercial and 10%
will be developed as residential; with the exception of Town and Country Manor project intended for continuum of care and housing seniors.
' Land use designation permits high intensity office development with ancillary retail use.
This table has been revised to correspond with the GIS land Use Map illustrated in Exhibit 2.
� %1_Lj
CITY OF SANTA ANA GENERAL PLAN 75B-42 A -35
City of Santa Ana General Plan
Urban Design Element
1998
City of Santa Ana
Planning Division
Adopted
My 6, 1998
(Reformatted January 2010)
This document includes revisions to the Urban Design Element adopted by City Council Date Pending (GPA2014 -02), March 19, 2007
(GPA 2007 -01) and as passed by the voters of Santa Ana April 5, 2005 (GPA 2004 -01).
75B -43
75B -44
URBAN DESIGN ELEMENT
Exhibit 4 City Form Map
District Neighborhoods
Paths: Traveling Routes
® Nodes: Destination Points
Focus Intersections: Local Apex
® Landmarks: Focal Points
® Gateways: Arrival Points
City Limits
CITY OF SANTA ANA GENERAL PLAN
I )
N
0 0.6 1.2 Miles
r
75B -45 21
URBAN DESIGN ELEMENT
Exhibit 7 Nodes
Main Place Mall
Main St. Concourse
MacArthur Place
Hutton Center
South Coast Bristol
Civic Center
Downtown /4th St./Artist Village
One Broadway Plaza
Bowers Museum
CITY OF SANTA ANA GENERAL PLAN
10. Tustin Ave., South of 17th St.
11. Santa Ana Zoo
12. Centennial Park
13. Willowlck Golf Course
14. Bristol Marketplace
15. Rancho Santiago College
16. Regional Transportation Center
17, Metro East
18. Habor Corridor Plan
75B -46
• — Cily Limits
0 0.6 1.2 Miles
ExhiW18 Focus Intersections
URBAN DESIGN ELEMENT
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75B -47
URBAN DESIGN ELEMENT
SPECIFIC PLANS AND OVERLAY ZONES
Certain areas of the City are unique and these areas lend themselves to the
development of a specific plan. Currently, specific plans have been prepared for
three areas of the City and include the Bristol Specific Plan, the North Harbor
Mixed Use Transit Corridor Specific Plan, and the Midtown Specific Plan. These
Specific Plans advance General Plan policies to a higher level of detail not
typically found in a general plan element. These Specific Plans, as well as the
Metro East Mixed Use Overlay Zone, help to implement the Urban Design
Element's objectives by applying urban design principles in future development
these documents govern.
Ni "kv'�4L
75B -48
CITY OF SANTA ANA GENERAL PLAN
URBAN DESIGN ELEMENT
Seventeenth Street
The Seventeenth Street corridor has been incrementally developed over the years
and includes strip development and outdoor malls scattered along the length of
the roadway In fact, these uses are so prevalent that they create segments of
inconsistency. The entire length of this heavily traveled corridor has a tremendous
potential to convey strong community images. The mixture of new and old,
adjacent to one another, may provide an opportunity to define the public
streetscape for the enjoyment of pedestrians and people traveling vehicles along
the roadway.
The segment of Seventeenth Street, between Grand Avenue and the Costa Mesa
Freeway, provides a strong sense of place. The streetscape is strengthened by the
consistency of one and two story structures flanked by a wide landscaped setback.
The visual appearance of this has been seriously compromised, by the removal of
street trees along the roadway. This corridor offers opportunities for several
gateway elements intended to distinctly define and project the community's
image at the regional level.
Harbor Boulevard
Harbor Boulevard, like Main Street, is a linear path composed of both
commercial and industrial segments along its length. The commercial
development is located between Seventeenth Street and Edinger Avenue and is
characterized by an eclectic mix development, building styles and public
improvements. There are no public spaces located along the corridor to create a
positive visual impression. The industrial component, on the other hand, projects
a better visual experience. The consistent building massing and streetscape
features together create a park -like environment with good potential for an
attractive path image. The vision created by the Harbor Mixed Use Transit
Corridor Specific plan will promote a mix of land uses and streetscape
improvement to transform this major path.
Bristol Street
Bristol Street is also a linear roadway and its character is similar to Seventeenth
Street except for a narrower right -of -way. Bristol Street lacks sites with well
defined character and buildings with interesting design features. The variety of
building sizes, setbacks, and construction types along this corridor has been a
challenge to creating a definitive character. The poor affinity between the various
activities along this path also hinders opportunities to develop supporting
pedestrian linkages because these activities do not complement each other. The
Bristol Street Widening Project and Specific Plan promote the creation of
continuous linkages between individual developments. The proposed
characteristics of the new Bristol Street are such that it will become part of the
adjacent districts rather than a district in itself. The rationale for this widening is
CITY OF SANTA ANA GENERAL PLAN
The challenge is to provide the
goods and services demanded by
people and to do it in such a way
that enhances their living
environment.
Vst--/ �Llk�
75B -49 A -"
AA 2014 -01
PROPOSED ZONING DISTRICT AMENDMENTS
HARBOR CORRIDOR PLAN - - -500 FEET
7-1000 FEET
P L A N N I N G A N D B U I L D I N G A G E N C Y
7v3 --vu
- -�_ - -__
GARDEN GROVE - - -
vEs"iN°TE'n PIE
- w 17TH ST
--
LEGEND:
1
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o e
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_
AA 2014 -01
PROPOSED ZONING DISTRICT AMENDMENTS
HARBOR CORRIDOR PLAN - - -500 FEET
7-1000 FEET
P L A N N I N G A N D B U I L D I N G A G E N C Y
7v3 --vu
EXHIBIT 7
Final Environmental Impact Report
The exhibit referenced above can be viewed at the following locations:
• Santa Ana Public Library
26 Civic Center Plaza
Santa Ana. CA 92701
City Hall - Planning Counter
20 Civic Center Plaza
Santa Ana, CA 92701
• http:// www. santa- ana. org/ harbori)lan/ HarborPlanEnvironmentalDocs.asp
75B -51
EXHIBIT 8
Response to Comments /EIR Revisions
The exhibit referenced above can be viewed at the following locations:
• Santa Ana Public Library
26 Civic Center Plaza
Santa Ana, CA 92701
City Hall - Planning Counter
20 Civic Center Plaza
Santa Ana, CA 92701
• http:// www. santa-ana.org/ harborplan/ HarborPlanEnvironmentalDocs.asp
75B -52
EXHIBIT 9
Mitigation, Monitoring and Reporting Program
The exhibit referenced above can be viewed at the following locations:
• Santa Ana Public Library
26 Civic Center Plaza
Santa Ana, CA 92701
• City Hall - Planning Counter
20 Civic Center Plaza
Santa Ana, CA 92701
• http: / /www.santa- ana.org/ harborplan/ HarborPlanEnvironmentalDocs.asp
75B -53
EXHIBIT 10
Finding of Fact and Statement of Overriding Considerations
The exhibit referenced above can be viewed at the following locations:
• Santa Ana Public Library
26 Civic Center Plaza
Santa Ana, CA 92701
• City Hall - Planning Counter
20 Civic Center Plaza
Santa Ana, CA 92701
http: / /www.santa- ana.org/ harborplan/ HarborP[anEnvironmentalDocs.asp
75B -54
9W3155 REVISE059ro7
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75B -58
ROH — 09/16/14
RESOLUTION NO. 2014 -xxx
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA CERTIFYING FINAL ENVIRONMENTAL
IMPACT REPORT NO. 2014 -01, AND APPROVING
MITIGATION MONITORING AND REPORTING PROGRAM,
CEQA FINDINGS OF FACT, AND STATEMENT OF
OVERRIDING CONSIDERATIONS PREPARED FOR THE
PROPOSED HARBOR MIXED USE TRANSIT CORRIDOR
SPECIFIC PLAN (SP -2)
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. In compliance with the California Environmental Quality Act (CEQA)
(Public Resources Code § 21000 et seq.) and Title XIV, California Code of
Regulations, Section 15000 et. seq. (CEQA Guidelines), the City of Santa
Ana has prepared an Environmental Impact Report (EIR) to analyze the
environmental impacts of the Harbor Mixed Use Transit Corridor Specific
Plan (SP -2).
B. An extensive public outreach campaign was conducted throughout the
project to provide opportunities for all stakeholders to play a meaningful
role in the development of the plan. Beginning in December of 2010 with
an informational open house held at the Plumbers & Steamfitters Union
Building there have been a total of 25 community meetings and public
hearings.
C. CEQA also requires that when a Draft EIR is submitted to the State
Clearinghouse for review by state agencies, the public be given an
opportunity to review and comment on the Draft EIR for a period of not
less than 45 days. In accordance with this requirement the Draft EIR
began its 45 -day public review and comment period on April 18, 2014,
with the review period ending on June 2, 2014.
D. In response to written comments received, the City provided formal
Response to Comments and EIR clarification or revision. In addition to
fulfilling CEQA's requirement for public review, the City conducted a public
meeting on May 12, 2014 in order to allow the public to provide oral
testimony on the Draft EIR.
E. The City received a total of 11 written comment letters and evaluated all
comments received from the persons or agencies that reviewed the Draft
EIR. The City provided written responses to all agencies and members of
Resolution No. 2014 -xxx
75B-59 Page 1 of 6
the public commenting on the Draft EIR at least ten days prior to
certification of the EIR.
F. The Draft EIR, comments and recommendations received on the Draft EIR,
Responses to Comments, and revisions made to the Draft EIR in response
to those comments constitute the Final EIR.
G. On August 25, 2014, the Planning Commission held a duly noticed public
hearing and voted to recommend that the City Council:
1. Adopt a resolution certifying the Final Environmental Impact Report
No. 2014 -01, to approve the mitigation monitoring program, findings
of fact, and statement of overriding considerations for the Harbor
Mixed Use Transit Corridor Specific Plan.
2. Adopt a resolution approving General Plan Amendment No. 2014 -02.
3. Adopt an ordinance approving Zoning Ordinance Amendment No.
2014 -01.
4. Adopt an ordinance approving Amendment Application No. 2014 -01.
H. The City Council of the City of Santa Ana held a duly noticed public hearing
on the above said actions for the Harbor Mixed Use Transit Corridor Specific
Plan (SP -2) on September 16, 2014, and at that time considered all
testimony, written and oral.
I. The City Council also adopts as findings all facts presented in the Request
for Council Action dated September 16, 2014 accompanying this matter.
J. The City has prepared Findings of Fact in compliance with Public
Resources Code Sections 21081 and 21081.5 and CEQA Guidelines
Section 15091 for every significant impact of the Harbor Mixed Use Transit
Corridor Specific Plan (SP -2), including an explanation of the rationale for
each finding.
K. While the Draft EIR determined that most potential impacts could be
mitigated to a less than significant level, it did find that, under a long -term,
full build -out scenario, implementation of the Harbor Corridor Plan would
result in significant and unavoidable impacts to air quality.
L. The City has prepared a Statement of Overriding Considerations in
compliance with Public Resources Code Sections 21081 and CEQA
Guidelines Section 15093, which finds that specific economic, legal,
social, technological or other benefits of the Harbor Mixed Use Transit
Corridor Specific Plan (SP -2) outweigh the significant and unavoidable
impacts identified in the EIR.
M. The City has prepared a Mitigation Monitoring and Reporting Program in
compliance with Public Resources Code Sections 21081.6 and CEQA
Guidelines Section 15097 to ensure compliance with the mitigation
measures identified in the EIR during project implementation and
operation.
Resolution No. 2014 -xxx
75B_60 Page 2 of 6
Section 2. The City Council of the City of Santa Ana further finds, determines
and declares as follows:
A. The City Council certifies that:
1) The Final EIR has been completed in compliance with CEQA.
2) The Final EIR was presented to the City Council of the City of Santa
Ana, which reviewed and considered the information contained in the
Final EIR prior to approving the project, and is incorporated herein by
this reference as though set forth in full herein.
3) The Final EIR reflects the City of Santa Ana's independent judgment
and analysis.
B. The City Council adopts the Findings of Fact and Statement of Overriding
Considerations, attached to this Resolution as "Exhibit A" and incorporated
herein by this reference as though set forth in full herein.
C. The City Council adopts the Mitigation Monitoring and Reporting Program,
attached to this Resolution as "Exhibit B" and incorporated herein by this
reference as though set forth in full herein.
D. All attached documents, including the Mitigation Monitoring and Reporting
Program, the CEQA Findings of Fact and the Statement of Overriding
Considerations, are hereby incorporated by reference as though set forth in
full.
Section 3. Pursuant to Title XIV, California Code of Regulations (CCR), Section
753.5(c)(1), the City Council has determined that, after considering the record as a whole,
there is no evidence that the Harbor Mixed Use Transit Corridor Specific Plan (SP -2) will
have the potential for any adverse effect on wildlife resources or the ecological habitat
upon which wildlife resources depend. The Harbor Mixed Use Transit Corridor Specific
Plan (SP -2) exists in an urban environment characterized by paved concrete, roadways,
surrounding buildings and human activity. Therefore, pursuant to Fish and Game Code
§ 711.4(c)(2) and Title XIV, CCR § 753.5, the payment of Fish and Game Department
filing fees is not required in conjunction with this project.
Section 4. This Resolution shall not be effective unless and until Resolution
No. 2014 -xxx, Ordinance No. 2014 -xxx, and Ordinance No. 2014 -xxx become effective.
If said Resolutions and Ordinance are for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, or otherwise do
not go into effect for any reason, this is Ordinance shall be null and void and have no
furtherforce and effect.
Section 4. 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,
Resolution No. 2014 -xxx
75B-61 Page 3 of 6
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
Section 6. This Resolution shall take effect immediately after its adoption by the
City Council, and the Clerk of the Council shall attest to and certify the vote adopting
this Resolution.
ADOPTED this day of 2014
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
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 that the
attached Resolution No. NS -XXX to be the original resolution adopted by the City
Council of the City of Santa Ana on
Date:
Clerk of the Council
City of Santa Ana
Resolution No. 2014 -xxx
75B -62 Page 4 of 6
Exhibit "A"
SEE PLANNING COMMISSION STAFF REPORT - EXHIBIT 10
Resolution No. 2014 -xxx
75B -63 Page 5 of 6
Exhibit "B"
SEE PLANNING COMMISSION STAFF REPORT - EXHIBIT 9
Resolution No. 2014 -xxx
75B-64 Page 6 of 6
ROH — 09/16/14
RESOLUTION NO. 2014 -XXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA AMENDING THE LAND USE ELEMENT AND
URBAN DESIGN ELEMENT OF THE GENERAL PLAN OF
THE CITY OF SANTA ANA TO CHANGE THE LAND USE
DESIGNATIONS IN THE HARBOR MIXED USE TRANSIT
CORRIDOR SPECIFIC PLAN (SP -2) TO DISTRICT
CENTER (DC) OR URBAN NEIGHBORHOOD (UN) (GPA
NO. 2014 -02)
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. On August 25, 2014, the Planning Commission held a duly noticed public
hearing and voted to recommend that the City Council:
1. Adopt a resolution certifying the Final Environmental Impact Report
No. 2014 -01, to approve the mitigation monitoring program, findings
of fact, and statement of overriding considerations for the Harbor
Mixed Use Transit Corridor Specific Plan.
2. Adopt a resolution approving General Plan Amendment No. 2014-
02.
3. Adopt an ordinance approving Zoning Ordinance Amendment No.
2014 -01.
4. Adopt an ordinance approving Amendment Application No. 2014-
01.
B. The City Council of the City of Santa Ana held a duly noticed public hearing
on the above said actions for the Harbor Mixed Use Transit Corridor Specific
Plan (SP -2) on September 16, 2014, and at that time considered all
testimony, written and oral.
C. General Plan Amendment No. 2014 -02 has been filed with the City of
Santa Ana to change the land use designations in the Harbor Corridor
Plan project area to District Center (DC) or Urban Neighborhood (UN).
Each of these two land use designations allow and encourage mixed use
development to create a vibrant, active living environment. The District
Center land use designation is proposed to align with the transit nodes,
where higher intensity and density is encouraged in close proximity to
transit stations. The Urban Neighborhood land use designation will apply
to primarily to residential and mixed use areas, with pedestrian oriented
commercial uses, schools and small parks. In addition, General Plan land
75B—Resolution No. 2014 -xxx
V Page 1 of 5
use designations are proposed in conjunction with the areas reverting
back to convention zoning, creating additional Medium Density Residential
(MR -15) in keeping with the existing land uses and lot characteristics.
D. Approval of General Plan Amendment No. 2014 -02 supports the City's
efforts to meet Goal #3 Economic Development, Objective #2 Create new
opportunities for business /job growth and encourage private development
through new General Plan and Zoning Ordinance policies), Goal #5
Community Health, Livability, Engagement and Sustainability, Objective #3
(Facilitate diverse housing opportunities and support efforts to preserve and
improve the livability of Santa Ana neighborhoods) and Objective #4
(Support neighborhood vitality and livability).
E. The City Council also adopts as findings all facts presented in the Request
for Council Action dated September 16, 2014 accompanying this matter.
F. For these reasons, and each of them, General Plan Amendment No. 2014-
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.
G. At the duly noticed public hearing held on September 16, 2014, the City
Council, by resolution, certified that Final Environmental Impact Report No.
2014 -01, prepared for the proposed Harbor Mixed Use Transit Corridor
Specific Plan (SP -2), was completed in compliance with the California
Environmental Quality Act (CEQA) (Public Resources Code § 21000 et
seq.), was presented to the City Council for review and consideration, and
reflects the City of Santa Ana's independent judgment and analysis; and,
approved the Mitigation Monitoring Program, CEQA Findings of Fact and
Statement of Overriding Considerations. At the September 16, 2014,
meeting, the City Council also adopted an ordinance approving
amendments to various zoning designations (AA No. 2014 -01), and adopted
an ordinance approving amendments to various zoning provisions of Santa
Ana Municipal Code Chapter 41 (ZOA No. 2014 -01). This resolution
incorporates by reference, as though fully set forth herein, the ordinances,
resolution and the Final Environmental Impact Report, Mitigation Monitoring
Program, CEQA Findings of Fact and Statement of Overriding
Considerations, and all of their respective findings and conclusions in
support of this resolution.
Section 2. The City Council hereby approves General Plan Amendment No.
2014 -02. In addition to the amendment to the General Plan Land Use Plan maps, various
text and maps in the General Plan Land Use Element and Urban Design Element are
updated to reflect the buildout and urban form detailed in the Harbor Corridor Mixed Use
Specific Plan, and maintain consistency with the City's General Plan vision. The General
Plan Land Use Designations and General Plan Land Use and Urban Design Element
Amendments are hereby approved and attached hereto as Exhibit "A" and incorporated by
this reference as though fully set forth herein. (GPA No. 2014 -02).
75B—Resolution No. 2014 -xxx
V V Page 2 of 5
Section 3. This Resolution shall not be effective unless and until Resolution
No. 2014 -xxx, Ordinance No. 2014 -xxx, and Ordinance No. 2014 -xxx become effective.
If said Resolutions and Ordinance are for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, or otherwise do
not go into effect for any reason, this is Ordinance shall be null and void and have no
further force and effect.
Section 4. 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 5. This Resolution shall take effect immediately after its adoption by the
City Council, and the Clerk of the Council shall attest to and certify the vote adopting
this Resolution.
ADOPTED this day of J2014
Miguel A. Pulido
Mayor
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
75B—Resolution No. 2014 -xxx
V Page 3 of 5
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify that the
attached Resolution No. NS -XXX to be the original resolution adopted by the City
Council of the City of Santa Ana on
Date:
Clerk of the Council
City of Santa Ana
75B—Resolution No. 2014 -xxx
V v Page 4 of 5
Exhibit "A"
SEE PLANNING COMMISSION STAFF REPORT - EXHIBIT 5
75B—Resolution No. 2014 -xxx
V7 Page 5of5
75B -70
ROH - 09/16/14
ORDINANCE NO. NS -XXX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA AMENDING SPECIFIC PLAN NO. 2 OF THE
SANTA ANA MUNICIPAL CODE (SP -2) AND ADOPTING
THE HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC
PLAN (ZOA 2014 -01)
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. The changes to the zoning code are to facilitate the implementation of the
Harbor Mixed Use Transit Corridor Specific Plan through the amendment
of the existing North Harbor Boulevard Specific Plan (SP -2). The changes
include a revision to the existing SP -2 boundaries, and includes a Land
Use Plan, Development Standards, a Mobility Plan and Design
Guidelines.
B. On August 25, 2014, the Planning Commission held a duly noticed public
hearing and voted to recommend that the City Council:
1. Adopt a resolution certifying the Final Environmental Impact Report
No. 2014 -01, to approve the mitigation monitoring program, findings
of fact, and statement of overriding considerations for the Harbor
Mixed Use Transit Corridor Specific Plan.
2. Adopt a resolution approving General Plan Amendment No. 2014-
02.
3. Adopt an ordinance approving Zoning Ordinance Amendment No.
2014 -01.
4. Adopt an ordinance approving Amendment Application No. 2014-
01.
C. The Planning Commission also recommended that the design of bicycle and
pedestrian travelways be given additional consideration. Thus, the street
cross - section designs were removed from the Plan and replaced with
illustrative conceptual images, and text added that final design of the street
cross - section will be determined during the process of the Public Realm
Improvement Implementation Program. Other minor modifications to the
Plan included the clarification of definitions for housing types, required bike
parking, and the enhanced design of parking structures facing Harbor
Boulevard.
Ordinance No. NS -xxx
Page 1 of 5
75B -71
D. The City Council of the City of Santa Ana held a duly noticed public hearing
on the above said actions for the Harbor Mixed Use Transit Corridor Specific
Plan (SP -2) on September 16, 2014, and at that time considered all
testimony, written and oral.
E. Zoning Ordinance Amendment No. 2014 -01 has been filed with the City of
Santa Ana to adopt the Harbor Mixed Use Transit Corridor Specific Plan,
which allows for mixed -use development with an emphasis on residential
and commercial use that would allow development to occur per the following
zone designations: Transit Node (TN) District; Corridor (CDR) District;
Neighborhood Transitional (NT) District; and, Open Space (OS) District.
Other highlights of the Harbor Corridor Plan standards include the concept
of reduced onsite parking requirement near transit hubs, and design features
that promote pedestrian and bicycle friendly environments. Finally, the code
establishes detailed development standards for building and parking
location, building massing and open space, and regulates other architectural
standards, such as a building's connectivity to the street, that translate into
increased quality of life for the building occupants and the community.
F. Approval of Zoning Ordinance Amendment No. 2014 -01 supports the City's
efforts to meet Goal #3 Economic Development, Objective #2 Create new
opportunities for business /job growth and encourage private development
through new General Plan and Zoning Ordinance policies), Goal #5
Community Health, Livability, Engagement and Sustainability, Objective #3
(Facilitate diverse housing opportunities and support efforts to preserve and
improve the livability of Santa Ana neighborhoods) and Objective #4
(Support neighborhood vitality and livability).
G. The City Council also adopts as findings all facts presented in the Request
for Council Action dated September 16, 2014 accompanying this matter.
H. For these reasons, and each of them, Zoning Ordinance Amendment No.
2014 -01 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.
At the duly noticed public hearing held on September 16, 2014, the City
Council, by resolution, certified that Final Environmental Impact Report No.
2014 -01, prepared for the proposed Harbor Mixed Use Transit Corridor
Specific Plan (SP -2), was completed in compliance with the California
Environmental Quality Act (CEQA) (Public Resources Code § 21000 et
seq.), was presented to the City Council for review and consideration, and
reflects the City of Santa Ana's independent judgment and analysis; and,
approved the Mitigation Monitoring Program, CEQA Findings of Fact and
Statement of Overriding Considerations. At the September 16, 2014,
meeting, the City Council also adopted a resolution amending the City's
general plan (GPA No. 2014 -02), and adopted an ordinance approving
amendments to various zoning designations (AA No. 2014 -01). This
Ordinance No. NS -xxx
Page 2 of 5
75B -72
ordinance incorporates by reference, as though fully set forth herein, the
ordinance, resolutions and the Final Environmental Impact Report, Mitigation
Monitoring Program, CEQA Findings of Fact and Statement of Overriding
Considerations, and all of their respective findings and conclusions in
support of this ordinance.
Section 2. Specific Plan No. 2 (SP -2) is hereby amended as set for in Exhibit "A"
attached hereto and incorporated as though fully set forth herein (ZOA 2014 -01).
Section 3. This Ordinance shall not be effective unless and until Resolution
No. 2014 -xxx, Resolution No. 2014 -xxx, and Ordinance No. 2014 -xxx become effective.
If said Resolutions and Ordinance are for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, or otherwise do
not go into effect for any reason, this is Ordinance shall be null and void and have no
further force and effect.
Section 4. 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 2014
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
Bv:
Ryan O. Hodge
Assistant City Attorney
Miguel A. Pulido
Mayor
75B -73
Ordinance No. NS -xxx
Page 3 of 5
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 that the
attached Ordinance No. NS -XXX 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:
Ordinance No. NS -xxx
Page 4 of 5
Clerk of the Council
City of Santa Ana
75B -74
Exhibit "A"
SEE PLANNING COMMISSION STAFF REPORT - EXHIBIT 3
Ordinance No. NS -xxx
Page 5 of 5
75B -75
75B -76
ROH - 09/16/14
ORDINANCE NO. NS -XXX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA ADDING CERTAIN PROPERTIES TO THE
HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC
PLAN (SP -2) BOUNDARIES; AND, REMOVING CERTAIN
PROPERTIES FROM THE SP -2 ZONING DESIGNATION
AND CHANGING THE ZONING FOR THOSE REMOVED
PROPERTIES (AA NO. 2014 -01)
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. On August 25, 2014, the Planning Commission held a duly noticed public
hearing and voted to recommend that the City Council:
1. Adopt a resolution certifying the Final Environmental Impact Report
No. 2014 -01, to approve the mitigation monitoring program, findings
of fact, and statement of overriding considerations for the Harbor
Mixed Use Transit Corridor Specific Plan.
2. Adopt a resolution approving General Plan Amendment No. 2014-
02.
3. Adopt an ordinance approving Zoning Ordinance Amendment No.
2014 -01.
4. Adopt an ordinance approving Amendment Application No. 2014-
01.
B. The City Council of the City of Santa Ana held a duly noticed public hearing
on the above said actions for the Harbor Mixed Use Transit Corridor Specific
Plan (SP -2) on September 16, 2014, and at that time considered all
testimony, written and oral.
C. Amendment Application No. 2014 -01 has been filed with the City of Santa
Ana to remove 120 acres from the SP -2 zoning designation, primarily in and
around the Willowick Golf Course, and change the zoning district for those
properties to Single Family Residential (R1), Two - Family Residential (R2), or
Open Space (0). These proposed zone changes are generally in keeping
with the existing land uses and subdivision lot patterns. In addition, a few
properties along Fifth Street currently zoned Community Commercial (C2)
are proposed to be added to SP -2 boundaries.
D. Approval of Amendment Application No. 2014 -01 supports the City's efforts
to meet Goal #3 Economic Development, Objective #2 Create new
Ordinance No. NS -xxx
75B -77 Page 1 of 5
opportunities for business /job growth and encourage private development
through new General Plan and Zoning Ordinance policies), Goal #5
Community Health, Livability, Engagement and Sustainability, Objective #3
(Facilitate diverse housing opportunities and support efforts to preserve and
improve the livability of Santa Ana neighborhoods) and Objective #4
(Support neighborhood vitality and livability).
E. The City Council also adopts as findings all facts presented in the Request
for Council Action dated September 16, 2014 accompanying this matter.
F. For these reasons, and each of them, Amendment Application No. 2014 -01
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.
G. At the duly noticed public hearing held on September 16, 2014, the City
Council, by resolution, certified that Final Environmental Impact Report No.
2014 -01, prepared for the proposed Harbor Mixed Use Transit Corridor
Specific Plan (SP -2), was completed in compliance with the California
Environmental Quality Act (CEQA) (Public Resources Code § 21000 et
seq.), was presented to the City Council for review and consideration, and
reflects the City of Santa Ana's independent judgment and analysis; and,
approved the Mitigation Monitoring Program, CEQA Findings of Fact and
Statement of Overriding Considerations. At the September 16, 2014,
meeting, the City Council also adopted a resolution amending the City's
general plan (GPA No. 2014 -02), and adopted an ordinance approving
amendments to various zoning provisions of Santa Ana Municipal Code
Chapter 41 (ZOA No. 2014 -01). This ordinance incorporates by reference,
as though fully set forth herein, the ordinance, resolutions and the Final
Environmental Impact Report, Mitigation Monitoring Program, CEQA
Findings of Fact and Statement of Overriding Considerations, and all of their
respective findings and conclusions in support of this ordinance.
Section 2. Pursuant to the adoption of the Harbor Mixed Use Transit Corridor
Specific Plan, 120 acres from the SP -2 zoning designation, primarily in and around the
Willowick Golf Course, is hereby reclassified from SP -2 to Single Family Residential (R1),
Two - Family Residential (R2), or Open Space (0). In addition, a few properties along Fifth
Street currently zoned Community Commercial (C2) are hereby reclassified to be added to
the SP -2 boundaries. Amended Sectional District Map numbers 9 -5 -10, 10 -5 -10, and 15-
5-10 showing the above described changes in use district designation, are hereby
approved and attached hereto as Exhibit "A" and incorporated by this reference as though
fully set forth herein. (AA No. 2014 -01).
Section 3. This Ordinance shall not be effective unless and until Resolution
No. 2014 -xxx, Resolution No. 2014 -xxx, and Ordinance No. 2014 -xxx become effective.
If said Resolutions and Ordinance are for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, or otherwise do
not go into effect for any reason, this is Ordinance shall be null and void and have no
further force and effect.
Ordinance No. NS -xxx
Page 2 of 5 75B -78
Section 4. 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
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
2014
Miguel A. Pulido
Mayor
75B -79
Ordinance No. NS -xxx
Page 3 of 5
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify that the
attached Ordinance No. NS -XXX 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
Ordinance No. NS -xxx
Page 4 of 5 75B -80
Exhibit "A"
SEE PLANNING COMMISSION STAFF REPORT - EXHIBIT 11
Ordinance No. NS -xxx
75B -81 Page 5 of 5
75B -82
Item 75B
Correspondence
75B -83
Barela, Rosa
Subject: FW: City Council Hearing
From: Retlek rmai Ito: rvw@retlek.coml
Sent: Monday, September 08, 2014 10:41 AM
To: McCann, Melanie
Subject: City Council Hearing
Dear Melanie: Please forward my email to all City Council members asking that they approve the Harbor Corridor Mixed
use Transit Corridor Specific Plan at the September 16 hearing. This plan is good for all of Harbor Blvd. My company
owns the Riverview West Shopping Center with Walmart, which is located at the Harbor Blvd /McFadden cross streets.
We look forward to the approval of this plan so we can upgrade our property which will improve the area tremendously.
If any council members have any questions, please have them call me at (714) 654 -4658. Sincerely, Richard P. Kelter.
Owner
Rio Vista West, LLC
Retlek Management Services, LLC
3303 Harbor Blvd., Suite D -1
Costa Mesa, CA 92626
Telephone: 714- 557.0456
Fax: 714 - 557.0442
This e -mail is covered by the Electronic Communications Privacy Act, 18 U.S.C. 2510 -2521 and is legally privileged. This information is confidendentlal
information and is intended only for the use of the individual or entity named above. If the reader of this message is not the intended recipient, or the employee or
agent responsible for deliving this electronic message to the interneded recipient, you are noticited that any dissemination, distribution or copying of this
communication is strictly prohibited. If you have received this transmission in error, please notify us immediately by reply e-mail or by telephone at (714)557 -0456,
and destroy the original transmission and its attachments without reading them or saving them to disk or otherwise.
75B -84