HomeMy WebLinkAbout75A - PH - HARBOR CORRIDORREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
OCTOBER 7, 2014
TITLE:
PUBLIC HEARING - 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
{STRATEGIC PLAN NOS. 3,2; 5, 3; 5, 41
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
❑ As Recommended
❑ As Amended
❑ Ordinance on 1'' Reading
❑ Ordinance on 2nd Reading
❑ Implementing Resolution
❑ Set Public Hearing For
CONTINUED TO 10121/2014
Meeting not convened on 10/7/2014
FILE NUMBER due to unforeseen circumstances
1. Adopt a resolution certifying Final Environmental Impact Report No. 201401, 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.
CITY COUNCIL ACTION
On September 16, 2014, the City Council held a public hearing on the proposed Harbor Corridor
Mixed Use Specific Plan. At the conclusion of the hearing the Council continued the item and
directed staff to revise the plan to reflect policy decisions:
• Ensure that more intense development occurred within the Transit Node districts,
particularly the Transit Node near the intersection of Harbor Boulevard and Westminster
Avenue.
• Ensure that the preponderance of development in the Transit Node districts was not
primarily residential, but that the plan reflect an emphasis on commercial, entertainment
and hotel uses.
• Address the design of the street sections to provide options that include adequate
pedestrian sidewalks, buffered bike lanes and on- street parking.
75A -1
EIR No. 2014 -01, GPA No. 2014 -02,
ZOA No. 2014 -01 & AA No. 2014 -01
October 7, 2014
Page 2
Based on this input, the plan is recommended to be revised as follows (Exhibit A):
Revise the description of the goals of development in the Transit Node district to place a
greater emphasis on non - residential development, including commercial, entertainment
and hotels.
Intensify development potential in the Transit Node districts. The Transit Node districts
each contain a Bus Rapid Transit (BRT) stop. Using these BRT stops as identifiers, the
three areas designated as Transit Node zones are recommended to be further classified
as North or South. The recommendations as proposed would not result in any new
significant impacts (Exhibit B). The uses and development standards for the North Transit
Node, at Harbor Boulevard and Westminster Avenue, are recommended to be revised as
follows
• Raise the minimum number of building stories from three to four and increase the
maximum allowed stories from six to 10.
• Remove three -story building types, such as townhouses, as permitted types to
eliminate stand -alone residential development.
• Remove frontage types, such as stoops and porches, as permitted types to ensure a
commercial character at the ground level.
• Require that all ground floor uses be non - residential. Where residential is proposed, it
must be part of a mixed -use project.
o Staff does not recommend making revisions to uses and development standards in the
two remaining South Transit Nodes. Many of the parcels in these two areas are too small
to meet the development standards and lot sizes required by the more intense standards
recommended for the North Transit Node. Restricting development to the standards
contained in the North Transit Node would effectively remove the ability to develop these
properties, potentially creating a taking of the property without compensation. In addition,
the surrounding uses in these areas are predominantly small -scale residential which is
less compatible with 10 -story development. Finally, these properties are not located
adjacent to the fixed - guideway stop that will be constructed at the North Transit Node and,
as such, have more limited potential for the same level of intense development.
The plan currently contains several design scenarios that address the need to make Harbor
Boulevard a more livable, walkable and bikable street, as well as one that will result in reduction
of speeds over time. In the near term, based on the existing right -of -way, a re- striped Harbor
Boulevard can accommodate three lanes of vehicular traffic with narrowed lane widths and a
buffered bike lane for much of the street's length. In areas where the right -of -way is constrained,
lane widths can still be narrowed and a painted shoulder can be added. However, the City
should continue to pursue long -term options that can result in a safer and more robust multi -
modal street. One significant constraint is overall public right -of -way. The potential for
acquisition of right -of -way to accomplish the needs of additional features, is limited and cost
75A -2
EIR No. 2014 -01, GPA No. 2014 -02,
ZOA No. 2014 -01 & AA No. 2014 -01
October 7, 2014
Page 3
prohibitive. Staff recommends that the best option is to begin to explore a reduction in the
number of vehicular travel lanes from three in each direction to two, thereby freeing up additional
width that can be used to improve the street design. This would require the participation of
OCTA due to the fact that Harbor Boulevard is identified as an arterial in the County's Master
Plan of Arterial Highways (MPAH) and, as such, is required to adhere to the design guidelines
contained in the MPAH. In order to receive Measure M funding, which is used for a wide variety
of street improvements, cities must show that they are in compliance with the MPAH, therefore,
any changes to the lane configurations of Harbor Boulevard would need to be done in concert
with OCTA. Staff recommends that the City Council provide staff direction to begin to explore
this option.
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 C).
DISCUSSION
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 Wiilowick 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 certified Housing Element requirement to provide
adequate zoning for affordable housing opportunity.
75A -3
EIR No. 2014 -01, GPA No, 2014 -02,
ZOA No. 2014 -01 & AA No, 2014 -01
October 7, 2014
Page 4
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 business /job 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 Haluza
Interim Executive Director
Planning & Building Agency
MGM:rb
MAREPORTWC W arbcAQh4- 019pa14- 02zoa14,01 aa14 -0 toc.10.07.14
Exhibit: A. Recommended Revisions to the Harbor Mixed Use Transit Corridor Specific Plan
B. PlaceWorks Technical Memo
C. Planning Commission Staff Report
75A -4
1/ 1
(October i'
EXHIBIT A
75A -5
;Q� A .fro ( 11 x A o, Harooi Mixed use Trai,s¢ Corridor Plan
VISION & SUMMARY
Vision: A Place for People
Harbor Boulevard is a place for people. life is abundant and flourishing
Harbor Boulevard is a gateway to Santa Ana, with marquee uses, buildings,
everywhere within the corridor Families, couples, and individuals live here.
and street design that strengthen the community's sense of identity and the
People work at service and professional businesses along the corridor. Many
City's image as a center for arts and culture. Together, new designs, spaces,
residents and visitors stop along Harbor Boulevard to shop for items they need
and improvements make the Harbor Corridor a healthier, more successful, and
and want, eat at great restaurants, learn and enrich themselves in new cultural
more livable place.
spaces, worship in religious buildings, and relax and exercise in new open
spaces.
Guiding Principles
Harbor Boulevard connects people to places. The boulevard is redesigned into
a street where people find it safe and enjoyable to walk, ride their bike, take
1. Expanded development opportunities that respond to transit
a bus, or drive their car. New rapid bus and streetcar service connects people
investments
with local and regional jab centers, downtown Santa Ana', and other shopping
and recreation destinations.
2. A variety of safe and efficient travel choices
3. Economic vitality and new opportunities for businesses and
residents
Conceptual renderings of what Harbor Boulevard could look like in the future.
4. A sense of place
--
5. Community health and wellness
datWesyninster Avenue logkingsoutfi
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WOW
Harbor Boulevard' Rh
September 2014 75A-6
I -1
;Q a dt _1,V 1 N A A a Harkci Mixed Use Transit Condor Plan
LAND USE PLAN AND
DEVELOPMENT STANDARDS
Vision: A Place for People
Harbor Boulevard is a place for people. Life is abundant and flourishing
everywhere within the corridor. Families, couples, and individuals live here.
People work at service and professional businesses along the corridor. Many
residents and visitors stop along Harbor Boulevard to shop for items they need
and want, eat at great restaurants, learn and enrich themselves in new cultural
spaces, worship in religious buildings, and relax and exercise in new open
spaces.
Harbor Boulevard connects people 0 places. The boulevard is redesigned into
a street where people find it safe and enjoyable to walk, ride their bike, take
a bus, or drive their car. New rapid bus and streetcar services connect people
with local and regional job centers, downtown Santa Ana, and other shopping
and recreation destinations,
Harbor Boulevard is a gateway to Sane Ana, with marquee uses, builtlings,
and street resign that strengthen the community's sense of identity and
City's image as a center for arts and culture. Together, new designs, spaces,
and improvements make the Harbor Corridor a healthier, more successful, and
more livable place.
Guiding Principles
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
The overall purpose of this Specific Plan is to generate momentum, expand
options, and provide comprehensive direction for the improvement and
development of the Harbor Corridor, as directed by an overall vision, guiding
principles, a land use plan, and development standards.
Land Use Plan
The land use plan regulates the Specific Plan area through the application of
four land use districts: Transit Notle, Corridor. Neighborhood Transitional, and
Open Space. Each district has its own development standards and preferred
building and frontage types.
Figure 3 -1 displays the land use plan and its relationship to the Bravo! bus
rapid transit (BRT) stops. Table 3 -1 identifies the acreage for each district
alongside the maximum capacity for housing units and nonresidential building
square footage.
The maximum capacity reflects one possible scenario if the project builds out
to its full potential based on allowable development standards. In and of itself,
this plan is not a development project. It is expected that change would occur
incrementally according to the desire and ability of individual property owners
to develop their properties based on the new standards.
Based on trends and existing conditions, residential development is more likely
to build out at levels somewhere between current conditions and maximum
capacity (see Table 3 -1). However, for the purposes ofconducting the required
environmental assessment, the City evaluated the maximum buildout capacity,
of Potential by Land Use Districts
125 507 -2,02
108 1,130 -2,4
Neighborhood 15 89 -178
Transitional
Transit Node (TN)
The Transit Node district is intended to provide standards for high intensity,
transit - supportive mixed -use development with a locus on creating pedestrian
activity at the street level. This district offers the most significant opportunities
to respond to the regional and local transit investments, with direct access to
three existing BRT stations and proximity to one or more future fixed guideway
stations.
The Transit Node districts are further broken down into the North (N) and South
(S) zones. The North Transit Node, comprised of the properties surrounding
the BRT station at Harbor Boulevard and Westminster Avenue, will provide
for the most intense development with buildings allowed up to 10 stories. The
North Transit Node will have an emphasis on mixed -use development with
ground fiber commercial, entertainment, and hotel uses. The South Transit
Node, comprised of the properties surrounding the BRT stations at Harbor
Boulevard and Tat Street, and Harbor Boulevard and McFadden Avenue,
allow for buildings up to six stories with an emphasis on mixed -use residential
development,
Corridor(CDR)
The Corridor district is applied to properties along Harbor Boulevard between
BRT stations and is intended to provide housing options and neighborhood
serving uses within walking distance of a transit node. Building types include
lined block, stacked flats, courtyard housing, live -work, rowhouses, and
tuck -under units. Mixed use and non- residential projects are centered on key
intersections, and residential and public/quasi- public uses infill at mid -black
locations.
Neighborhood Transitional (NT)
The Neighborhood Transitional district provides standards for development that
acts as a transition between the single - family neighborhoods to the north and
south of 1st and 5th Streets and the Corridor and Transit Node districts.
Designated for the lowest scale and the lowest intensity of uses in the Harbor
Corridor Plan, development in this district is limited to residential, live -work, or
neighborhood- serving commercial uses. These uses may combine commercial
on the ground floor with residential above or in freestanding single -use buildings
on the same site at between two and three stories in height.
Open Space (OS)
The Open Space district identifies areas reserved for community parks and
other open spaces. Allowable structures in this district are limited to those
necessary to support the specific open space and recreation purposes, such
as sport -court enclosures, multipurpose buildings, and trails. Additional open
space will be required as new development occurs and will be located within
or close to the Specific Plan area.
September 2014 +�UIC R7W DRAFT 3 -1
Harbor Mixed Use Transit Condor Plan
Figure 3-1: Land Use Plan
T T -F-11 I- Hilo (I:XBdGuldeway
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Harbor Mixed Use Transit
Russell �. Corridor Plan Boundary
Bravo! Bus Rapid
Transit Stop
Potermfial Fixed
Guideway Stop
Land Use District
Transit Node
Corridor
Neighborhood Transitional
Open Si
IN North Transit Stop
3 South Transit Stop
o em
3-2 PUBLIC i 7AA F7 8 City of Santa Ana
7OA-
CHAPTER 3: Land Use Plan and Development Standards
Permitted Uses
Table 3 -2 shall regulate land uses within the Harbor Corridor Plan area. The table provides uses by district, The uses are indicated by abbreviation: permitted
(P), not permitted (N), permitted by Conditional Use Permit (CUP), permitted by Land Use Certificate (LUC), and permitted through Site Plan Review (SPR). The
Transit Node District is divided into two areas basd on their proximity W the transit stops.
Transit Node North: Permitted uses shall apply to properties in the Transit Node District adjacent to the North Transit Stop as depicted in Figure 3-1.
Transit Node South: Permitted uses shall apply b properties in the Transit Norte District adjacent to the South Transit Stops as depicted in Figure 3 -1.
Table 3 -2. Permitted Uses
RESIDENTIAL
e x e • NEIGH TRANSITIONAL
Joint Irving working quarters
P(1)
P P(2)
CUP
N
Care homes
N
N CUP
CUP
N
Single family swilling
N
N P
P
N
Multi - family dwellings
(in building types other than a House or Live -Work)
RECREATION, EDUCATION, AND ASSEMBLY
P(1)
P(1) P
P
N
Community assembly or religious facility
P(1)
P(1) P
CUP
N
Library, museum
P
P P
P
SPR
Park or recreation facility (outdoor)
P
P P
P
P
Commercial recrbofioNhbolttMtness (indoor)
CUP
CUP �` - r �''� � ••
_ N
P
School
P(1)
P(1) P
CUP
N
Studio
P(3)
P P
CUP
N
Theater, cinema or performing ads
P
P P
N
N
RETAIL
General retail
P (3)
P P
P (2)
N
Grocery, face market
P (3)
P P (3)
P (2)
N
Eating establishment
P(3)
P P
P(2)
N
Auto or motor vehicle sales
N
N CUP
N
N
SERVICE: GENERAL
Auto or motor vehicle service
N
N CUP
N
N
Banquet facility catering - subject to 41.199.1 of the SAMC
CUP (1)
CUP (1) CUP (1)
N
N
Child day care- more than 8 and up to 14 children
P(1)
P P
LUC
N
Child day bore center 05 or more children)
P(1)
P P
CUP
N
Hotel, excluding transient residential hotel and long -term stay
P
P P
N,
N
Personal services
P (3)
P P
P (2)
N
Personal services - restricted
SERVICE: BUSNESSTINANCLAUPROFESSIONAL
N
N CUP
CUP
N
Bank, financial services
P (3)
P P
N
N
Clinic, urgent care
,N _
W P
N
N
Doctor, dentist, chiropractor office
P(I)
P P
N
N
PmfessionaVadminjAmtive/ service office
TRANSIT, COMMUNICATION, INFRASTRUCTURE
P(1)
P P
P(2)
N
Parking facility - public or commercial
(standalone parking structures are prohitoted) (4)
SPR
N
N
Transit station or terminal
P
7NN
N
SPR
Public milily structure, excluding wireless communication facilities
N
CUP
SPR
Any structure over them (3) stories in height
SPR
I SPR SPR
SPR
SPR
Businesses operating between 12 am and 7am
CUP
CUP CUP
CUP
N
Alcoholic beverage sales or consumption
CUP
CUP CUP
CUP
N
Adult business
N
N
N
N
N
Light or heavy industrial
N
N
N
N
N
0) Use mminu@tl only on serve or riper AWrs, or Whind retail or service ground Omr ber,
(2) Permitted use as part of a verocal mixed use pmgmm, wit upper floor mammal
(3) Minutes only as it of a mixed use pmpect win a wmmercial or residential component
(4) Parking meti4es must comply wit building frontage standards
P Uae is nominated subject to Morpheme win all aptiiwble provisions of the Santa
Are Municipal Cafe
LUC Use is insuctRd anneet to to approval of a land Use C,Ifcm,
CUP Use is permitte l mentor N to approval of a prudential Use Permit
SPR Use is hermithtl subject W to approval of a site Plan Review
N Use not parr idel in dianct
September 2014 6eRJJC RFyLL / DRAFT 3 -3
70A
Harbor ri Ose Transit Corridor Plan
Development Standards
The development standards translate the Specific Plan vision and principles
into prescriptive evaluation standards, ensuring that new development
projects activate the public realm, exhibit high standards of urban design and
landscaping, and maximize flexibility and development feasibility for public
and private projects.
This Specific Plan emphasizes the role that Wilding form plays when
developing individual parcels and blocks to create diverse and pe lestrian-
oriented development.
Building Type and Form
A wide variety of building types are permitted throughout the corridor, with
more intense building forms found in the Transit Node district, and the least
intense Wilding forms provided in the Neighborhood Transitional district.
In the Corridor and Transit Node districts, future development is required to be
at least two stories tall to reinforce the transit- and pedestrian- oriented vision
for the Specific Plan area. Table 3 -3 identifies the building type and form
standards by land use district. Images of various building types can be found
below.
I
It I w l_ % ,- r-
0
House. Max 51 one s ay
NT 213{4-Plsi Max Stases: a -T
Live Wank Max series. 3 ® NT
R „—se Masstanezj
Table 3 -3. Building Type and Form
-L YWHIIIIII
_"i"'� 1011—OPPMR9,10"i.
®NT Tockrindersal ®Ni iu k tl .M ions,
BUILDING TYPE
House
RA
door
5-12
�® ®" ®" N =19 - -
DEPTH I MIN. MAX.t+ ke
70'min 25's100' 11 h : 2 3 - 2
2d344 -plex
10 -16
100' min
50' -125' IVat Atmwed
Nul „bowca
2
3
-
2
Bungalow Court
10-15
130' min
100' -180' Nor Nro,m d
N 1 vw_
2
3
-
3
Live-Work
12-15
100 -200'
75'125' N't Ilcwwi
3 3 2
3
2
3
Rdwhouse
7-18
100' -200'
75' -150' ¢oi aln;oreu
3 3 T 2
3
2
3
Trick Under
12 -18
75' min
95' -250' iVd gmrvnvl
3 3 2
3
2
3
Courtyard Housing
20 -30
130' -250'
125 -200' elke",
4 5 2
4
2
( 3
Flex Black
30-00
130' min
]5' -200' 4
10
4 6 2
4
fRa 4u,wutl
Stacked Owellings
40 -50
130' min
125'-200 4
]0
4 6 2
4
11 ell, -
Lined Block
Tn. nose 1— n.111.11
45-50
1., mgr mm Nmnma
17U min
a„ na, w,.
125--130' 4
ma m. a i.neono -ab„m
t 10
win w'ab
4 6 2
-, m.amr,v1 or so- also ki 1-.
4
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.ro �,„n.r n„w<,,., ,.n,.i
Col -orates Nan a hulane or bonbon type Permitted in a Jana ' in dr pi M1ldo or Imnrage into is only rebounded in me
NT use aisect in Nis example abuldng bYces Permitted in all disturbs Neignm neednanstonal D,ii
3 -4 PUBUIrj9W&RAFT1 0 City of Santa Ana
nw
* is
The images below and on the preceding page show examples of building types
at various intensity and in a range of architectural styles. While the Specific
Plan does not prescribe a set of specific architectural styles, it does encourage
new projects to employ more contemporary and modern styles.
CHAPTER 3'. Land Use Plan and Development Standards
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September 2014
70 -R I DRA FT
3 -5
-lama: Mixed Use Transl Conldor Plan
Building Frontage Types and Floor Heights
The frontage types and floor heights work in combination with the underlying
land use district to ensure that proposed development is consistent with the
City's goals for building farm, character, and quality. Subject to the requirements
of the applicable land use district, a proposed building shall be designed
with one or more of the following frontage types: arcade, gallery, shopfront,
forecourt, staop, and frontyard /porch.
Traditionally, commercial storefronts are characterized by tall storefront
windows resigned to display merchandise to pedestrian passersby and entice
them inside, while enhancing interior daylighting. New buildings in the Transit
Node and Corridor districts shall construct taller ground floors to maintain an
attractive and consistent space, while also maximizing flexibility for current
and future uses. Table 3 -4 indicates minimum near heights for each district.
Table 3 -4. Frontage Floor Height Minimums and Districts
Arcade (A)
15 fee[
9 feat
TV, C
TN, C
Gallery (B)
15 fear
9 feet
Shop Front (C)
15 feet
9 feet
TN, C
Forecourt (D)
15 feet
9feet
TN,C
Stoop (E)
10 feet
9 feet
TN -S, C, NT
FronlyardrPorch (F)
10 feet
9 feet
TN S. C, NT
Not: Flom height refers to livable space and Perudev space needed W mechanical
equipment and other SVUCWral mquiremene.
iRONIVPPOI eORCH
I
e
Si004
Standards for All Frontage Types
1. Aphysical transition shall beprovided between the glazing of the storefront
and the adjacent sidewalk unless the glazing Itself terminates directly at the
grade. Where a bulkhead is applied to transition between the openings)
and the adjacent grade, the bulkhead shall be between 18 inches and 36
inches tall per frontage type (aluminum storefront or spandrel panel may
not substitute far a bulkhead).
2. All storefronts shall provide clear views of merchandise displays within the
shop space and /or maintained and lighted merchandise display(s) within a
display zone of approximately four feet in depth from the glass.
3. Awnings, signs, balconies, and other architectural projections shall be
located at least 8 feet above the adjacent sidewalk and may project for the
width of the sidewalk to a maximum encroachment within 8 feet of the
curb.
4. Awnings shall only cover storefronts and openings so as to not cover the
entire facade.
5. The term "clear" means that the identified area is free of encroachments
other than signs and light fixtures.
6. Encroachments in the public right -of -way require the approval of the Public
Works Agency.
7. Parking garages are required to employ a frontage type that is the same or
complementary to the attached or adjacent buildings.
Additional photographs, diagrams, and standards for building frontages are
provided in the fallowing pages.
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3 -6 PUBIIIEJWWj1RAF - City of Santa Ana
r
A. F r CHAPTER 3: Land Use Plan and Development Standards
Stoop Frontage Type ®n,
A stoop is an elevated entry pad that corresponds directly to the building entry. The stoop has stairs placed close to the frontage line on a building, and the ground
story is elevated from the sidewalk, securing privacy for the windows and front rooms. This type is suitable for ground -floor residential uses with short setbacks.
This type may be interspersed with the sho alront frontage type. A porch or shed roof may also cover the stoop.
1. Configuration. A great variety of stoop designs are possible, but the following shall apply:
a. A minimum of 4 feet deep clear (at) Stoops without porches or roofs may encroach up to 50% of required building setback depth unless specified
otherwise in the development standards,
b. A minimum 4 feet wide.
c. Stoops shall be raised to transition into the building. Buildings along Harbor Boulevard may have a stoop frontage. The design of such stoops is subject
to review and approval by the Executive Director of the Planning and Building Agency.
J. Stoops shall correspond directly to the building abbots).
2. Elements
e. Fences or walls defining the stoop or front setback shall not exceed 36 inches from the highest adjacent finished grade.
01
a i
Axonommric Diagram. sloop
'rontyard/Porch Frontage Type ®uT
Plan nia &am: Sloop
sectiontfifii slwp
Frontyards area common frontage primarily associated with single - family houses, butcan be used with other building types in cases where the facade is set back
from the right -of -way, provided the context is appropriate. An encroaching porch may also be appended to the facatle. A fence or wall at the property line may he
used to define the private space of the yartl. The front yard may also be raised from the sidewalk, creating a small retaining wall at the property line with entry
steps to the yartl. The building facade that uses a frontyard or porch can be setback a maximum of 15 feet from the R.O.W.
1, Configuration. A great variety of frontyard and porch designs are possible, but the fallowing shall apply:
a. A minimum of 6 feet deep clear between the face of the landing and building facade (at). Porches may encroach up to 24 inches of required building
setback depth unless specified otherwise in the development standards, provided the remaining setback area shall not be less than 5 feet.
It. A minimum of 12 feet wide clear for centered entry; or a minimum of 10 feet clear for asymmetrical entry.
c. A minimum of 10 feet tall clear.
d. Porches shall be at grade or raised to transition into the building. In no case shall porches be raised more than 3 feet from the adjacent grade.
2. Elements
e. Fences or walls shall not exceed 3 feet in height when defining the front yard or (when fronting a public street) the side yard. Retaining walls within the
front yard setback cannot exceed 18 inches in height.
exonomernc Diagram: Rontydrd/Fblch
Plan Diagram: Fmnt arNPorcM1
nOWy!F Wrgl Se, bad Llney.
j
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a
s Rion Diagram. Foi- OwnITInd
September 2014 RtALIC R1 DRAFT 3 -9
Harbor Mired Use Transit Corridor Plan
Building Placemeflt
The placement of buildings plays an important part in creating character and
a sense of place within the Harbor Corridor. The standards reflect an urban,
walkable atmosphere where dense commercial, residential, and mixed -use
buildings are placed close together and create a consistent streetwall that
shapes the experience of pedestrians, bicyclists, and passing motorists. The
setback standards also emphasize minimum setbacks to provide attractive
landscaping and a buffer for pedesMans from street activity. Minimum and
maximum standards are identified in Table 3 -5 and associated figures.
Table 3.5. Building Placement
SETBACK OR SEPAILITION
BUILDING TO STREET AND FARIKING
FIGURE
&.of awnings, and gallery and (
Min .6 it
Adjacent to public street right- of-way
a
Except awning;, and gallery and k min. 12'clear
6 fl
or public easement
I
Awnings, and gallery and arcade I min, lo'clear
within 6'of
[a alley_or internal drive all
0
aft
setak Line
Leman
-Adjacent
Adjacent to parking
c
7h
3'
Clear zone (see oelpw)
a
of
_
251t
Adjacent to Hn and 2nd floor
a
15 ft
-
singlefamily
resicential 3rd floor and above `
f
2Q(30 ft
-
Adjacenttoall All floors
g
5R
-
olheruses
a
Up to 3Nflcor
h
Eft
-
4ih floor and above
i
Nores.
1. salWeka are measured from Me aosest pint of a Wilding bike poked, line or puaie
hinmeet, exttor tar near tunes Bee hebw). II a ironryarNpmch montage is usetl, to
ting loads may Ire seibeck a maximum of 15 feel
2. AdtlaOnal wheal br entry plazas or courtyards, or M meet adjacent strucbres, may
W permiRd subject to addi4onal design review. Forge Iypew may be us d to sabsty
settenkmagiremen6.
3. Building planes above to 3rd floor shall have, at minimum, a50 %vanationioselback
water Me specified sfandame in Table 3 -5.
4. For Wilding, with seven or more stories, to 0iN Poor and above must to set Fzck a
minimum of 30 dust from singe family retitlential uses.
Clear Zones
1. Clear zones are required at driveway, street, or alley intersections to
provide adequate line of sight for drivers, bicyclists, and pedestrians as
May approach intersections. The clear zone shall consist of an isosceles
right triangle with 25 -foot sides along the property line.
2. The clear zone shall not be occupied by a ground floor building facade .Site
and building features that are taller than 30 inches feet in height, including
ufilities, mechanical equipment, fences, and landscaping, are prohibited
in the clear zone.
3. Upper floors may extend over the clear zone. Awnings must maintain a
vertical clearance of at least 15 feet within a clear zone.
4. The clear zone requirement shall also apply to property cornea that front
Harbor Boulevard and abut the property line of a mobile home park.
Encroachments
1. Outdoor dining. Such encroachments per approval of the Santa Ana
Planning & Building Agency (PEA) and Public Works Agency (PWA)
Directors, separate permit, and agreement per SAMC.
2. Encroachments. Awnings, Signage, Balconies, Bay windows and Frontage
Types may encroach into the required setback subject to the standards
idenfified in Table 3 -6 and the associated figure.
3. No encroachments are permitted within 10 feet of a bus stop, intersection,
or driveway
Table 3.6. Encroachments
Note:
1, Feveperminadbtr eekeelstpropedvline.
A
dl
Building to Street Right-of -Way
U
r WMlceasementalong How, Boulevard Alleyr Drive NSk
Building
BNIj
FetlaaiaryFrontge i!mw
25111 c-Iear Zane Stmet ROW Setback Zane
Building to Property Lines
P L. P. L.
Q , Min. 20130 It
Any use stage Family
rapt SFR Q gesidendal
—M N k
Min.5 it Min. l51G
Building to Building
on
i N
&.of awnings, and gallery and (
Min .6 it
m
.made frontage types in. 8' clear
max 18"
Except awning;, and gallery and k min. 12'clear
max 24"
arcade frontage types
I
Awnings, and gallery and arcade I min, lo'clear
within 6'of
frontage types
curb
Side yard - Na
setak Line
Leman
Rear yard to edv¢
S'
Alley yard - to save'
3'
Note:
1, Feveperminadbtr eekeelstpropedvline.
A
dl
Building to Street Right-of -Way
U
r WMlceasementalong How, Boulevard Alleyr Drive NSk
Building
BNIj
FetlaaiaryFrontge i!mw
25111 c-Iear Zane Stmet ROW Setback Zane
Building to Property Lines
P L. P. L.
Q , Min. 20130 It
Any use stage Family
rapt SFR Q gesidendal
—M N k
Min.5 it Min. l51G
Building to Building
on
If
I
3 -10 PUBI7Fj{{kN RA Clry of Santa Ana
i N
Min .6 it
Encroachments
I
Allowable
ROW II
ry LUm it
oachurem
setak Line
Leman
nor Table 3£
0—
0
r0
If
I
3 -10 PUBI7Fj{{kN RA Clry of Santa Ana
Qom. !. _ha 1 It . A w
CHAPTER 7: Administration and Implementation
forced to ride unsafely in the street or on the sidewalk (a g., clearly striped or Commercial recreation facility - Indoor: Establishments providing indoor
protected bike lanes, good signage, bicycle - specific traffic signals, bike racks, amusement and entertainment services for a fee or admission charge,
and lockable bike storage). including:
Block: An area of land within a subdivision which area is entirely bounded
by streets, highways or ways, excepts alley and the exterior boundary of the
subdivision.
Building height: The vertical extent of a building measured in stories to the
eave of the highest story, not including a basement or an attic. Height limits
do not apply to masts, belfries, clock towers, steeples, equipment screening,
chimney flues, and similar structures. Building height shall be measured from
the average grade of the fronting thoroughfare curb level.
Building placemem: The maximum horizontal envelope available for placing
a building an a lot.
Bowling alleys
u Coin - operated amusement arcades
n Electronic game arcades (video games, etc.)
» Pool, billiards
n Skating sports (ice, roller, board)
This use does not include adult businesses. Four or more electronic games
or coin - operated amusements in any establishment, or a premises where
50 percent or more of the floor area is occupied by amusement devices, are
considered an electronic game arcade as described above; three or fewer
machines are not considered a land use separate from the primary use of the
sta.
Building type: A structure defined by the combination of configuration and
Courtyard Housing: See'Building Types
placement. The building types used in this Specific Plan are listed below:
Bungalow Court: A configuration of freestanding single units arranged
Doctor, dentist, chiropractor office: A facility other than a hospital where
around a common, shared courtyard that is wholly open to the street. The
medical, dental, mental health, surgical, and/or other personal health care
individual buildings are arranged next to each other to form the bungalow
services are provided on an outpatient basis, and that accommodates no more
court building type.
than four licensed primary practitioners (for example, chiropractors, medical
doctors, psychiatrists, etc., other than nursing staff) within an individual office
Courtyard Housing: A building type consisting of residences that can be
suite .
arranged in four possible configurations: townhouses, townhouses over
Duplex, Triplexand Quadplex: See'Building Types
flats, flats, and flats over flats. The structures are arranged next to each
other , on one or more courts that are partly or wholly open to the street.
Dwelling unit types:
Duplex, Triplex, and Quadplex (2- /3- /4- plex): Multiple dwelling forms
that are architecturally presented as large single - family houses in their
typical neighborhood setting.
Flex Block: A building generally of a single massing element, designed for
occupancy by retail, service, or once uses on the ground floor, with upper
floors also configured for those uses or for residences.
House: A detached structure occupied by a single household that also
accommodates commercial and office uses as allowed.
Lined Block: A building that conceals a public garage or other faceless
building that is designed for occupancy by retail, service, or once used
on the ground floor, with upper floors also configured for those uses or for
residences.
Live -Work: An integrated residence and working space, occupied and
utilized by a single household in an arrangement of at least 3 such
structures or I multiple structure with a least 3 units arranged side by side
along the primary frontage, that has been designed or structurally modified
to accommodate joint residential occupancy and work activity.
Rowhouse: An individual structure on a parcel with a private rear yard
and individual garage accessed from an alley. Such structure shall be
developed in an arrangement of at least 3 such structures along the
primary frontage. Or, a structure of at least 3 attached townhouse unit
types arranged side by side with a private rear yard and individual garage
accessed from an alley along the primary frontage.
Stacked Dwellings: A building of single -floor or multi -floor residences of
similar configuration either above or below that are stacked.
Tuck - Under: An individual structure on a parcel with no rear yard, where
its garage is tucked under the rear of the house and accessed from an
alley.
Bungalow Court: See 'Building Types'
Care homes: Residential facilities providing nursing and health - related care as
a primary use with in- patient beds. Examples of these uses inclutle: board and
care homes; convalescent and rest homes; and skilled nursing facilities. Long-
term personal care facilities that emphasize medical treatment are considered
"Extended Care" facilities.
Clinic, urgent care: A facility other than a hospital where medical, mental
health, surgical or other personal health services are provided on an outpatient
basis, including incidental metlical laboratories. Examples of these uses
include:
• Apartment: A multi -unit rental version of a Flat, Loft, or Townhouse
• Condominium: An ownership version of a Flat, Loft or Townhouse
a Flat: A single -story unit, often found in a stacked configuration
n House:a single, detached unit
n Loft: A double -story height unit with a mezzanine.
n Townhouse: A two to three -story unit with a common wall
Eating establishment: A commercial establishment whose primary use is
the sale and service of meals onsite to guests and which has suitable kitchen
facilities containing the necessary appliances required for cooking unpackaged
foods, and which complies with all of the requirements of the local Department
of health and the California Department of Alcoholic Beverage Control for a
bona fide public eating place pursuant to the Section 23038 of the California
Business and Professions Code.
Elevation (building): The exterior walls of a building. Also referred to as
'Facade' when the elevation is along a frontage line.
Entrance (main or primary): The principal point of access of pedestrians to
a building. In the support of pedestrian activity, the main or primary entrance
should be oriented to the frontage rather than to the parking.
Facade: The exterior wall of a building that is set along a frontage line. Facades
support the public realm and are subject to frontage requirements additional to
those required of elevations.
Flex Block: See 'Building Types'
Forecourt: See'Frontage Types'
Frontage Line: Those lot lines that coincide with a public street line. One
shall be designated as the Principal Frontage Line. Facades along Frontage
Lines define the public realm and are therefore more highly regulated than the
elevations that coincide with other lot lines. Frontage lines are subject to the
urban standards, architectural standards, signage standards, and subdivision
stantlartls.
Frontage type: The architectural element of a building between the public
right -of -way and the private property associated with the building. Frontage
Types combined with the public realm create the perceptible strestscape. The
following frontage types used in this Specific Plan are listed below:
Arcade: Afacade with as attached colonnade, that is covered by upper
stories. This frontage type is ideal for retail use but only when the sidewalk
is fully absorbed within the arcade so that a pedestrian cannot bypass
it For Building Code considerations, this frontage type cannot cover the
public right -of -way.
n Medical offices with five or more licensed practitioners or medical Forecourt: A semi - public exterior space partially within the shopfront,
specialties out patient care facilities gallery or arcade frontage that is partially surrounded by a building and
Urgent care facilities seen opening to a thoroughfare forming a court. The court is suitable for
n Counseling services by other than medical doctors or psychiatrists are gardens, outdoor dining, vehicular drop -off and utility off - loading.
included under "Offices- Professianal /Administrative'
Frontyard / Parch: A common frontage type associated with single family
Community assembly: Group gatherings conducted indoors such as houses, where the facade is set back from the right of way with a front
synagogues, mosques, temples, churches, community centers, binge halls, yard. A porch may also be appended to the facade. A fence or wall at the
private clubs, fraternal, philanthropic and charitable organizations and lodges, property line may be used to define the private space of the yard, The front
September 2014 5Pt1BLTC R116 DRAFT 7 -3
Harbor Mixed Use Tonst Corridor Plan
yard may also be raised from the sidewalk, creating a small retaining wall
at the property line with entry steps to the yard.
Gallery: A colonnade that is attached to storefronts and projects over the
sidewalk.
Shopfiri A facade placed at or close to the right -of -way line, with the
entrance at sidewalk grade. This frontage type is conventional for retail
frontage and is commonly equipped with cantilevered shed roofs) or
awning(s). Recessed storefronts are also acceptable. The absence of a
raised ground floor precludes residential use on the ground floor facing the
street, although such use is appropriate above.
Stoop: An elevated entry porch that corresponds directly to the building
entry, with stairs placed close to the frontage line on a building with the
ground story elevated from the sidewalk, securing privacy for the windows
and front rooms. This type is suitable for ground -floor residential uses with
short setbacks. This type may be interspersed with the shopfront frontage
type. A porch or shed roof may also cover the stoop.
Frontyard /Porch: See 'Frontage Types'
Gallery: see 'Frontage Types'
,an
» Automobile impound, salvage, or wrecking yards.
» Cement, lime, gypsum, or plaster of paris manufacture
» Crematories
» Food manufacture or processing
Fertilizer manufacture
» Hazardous waste treatment facilities
a Recycling facilities
» Site for the transfer, disposal, or dumping of refuse
» Smelting of tin, copper, zinc, or iron ores
Hotel: A facility offering short -term lodging accommodations to the general
public and which may include additional facilities and services, such as
restaurants, meeting rooms, entertainment, personal services and recreational
facilities. Access to the guest rooms shall be through the main lobby of the
building. A hotel shall contain more than five guest rooms. A hotel that contains
a kitchen as defined by the California Building Code (CBC) in guest rooms shall
be deemed to be a long term stay business hotel as defined by the SAMC. A
hotel that meets the criteria of a transient/residential hotel as defined by the
SAMC, shall be deemed to be a transientlresidenfial hotel.
House: See'Building Types'
General retail: Stares and shops selling many lines of merchandise. Examples Joint living- working quarters: A building or component of a building in
of these stores and lines of merchandise incude; which both residential and commercial uses may occur within the same unit.
Art galleries, retail
» Art supplies, including framing services
Bicycles
» Books, magazines, and newspapers
Cameras and photographic supplies
» Clothing, shoes, and accessories
n Department stores
n Drug stores and pharmacies
Dry goods
n Fabrics and sewing supplies
n Florists and houseplant stores with indoor sales only
» Grocery or food market
» Hobby materials
Jewelry
n Luggage and leather goods
n Music and/or must.] instruments, parts, and accessories
n Orthopedic supplies
• Small wares
• Specialty shops
• Sporting goods and equipment
• Stationery
» Toys and games
» Variety stores
General retell does not include the following:
» Adult business as defined in Section 41- 1701.6 of the SAMC, antique
or collectible stores, furniture, furnishings and appliance stores,
medical marijuana dispensaries or second hand stores.
» Sheet metal shops, body - fender works, automobile paint shops, repair
garages, and any activity which includes the processing, treatment,
manufacturing, assembling or compounding of any product, other
than that which is clearly and traditionally incidental and essential to
a particular retail activity.
n Any use which is more specifically identified as a permitted use or as
a use which may be permitted subject to the issuance of a conditional
use permit or land use certificate in one or more use districts pursuant
to this Specific Plan.
Ground floor/ footprint: The area resulting from the application of building
placement and open space requirements and as further articulated by particular
building design. In calculating the area, only the conditioned floor space shall
be counted for purposes of calculating allowable upper floor area, the area
occupied by zaguans shall be counted as "ground floor /Footprint"
Ground Boor residential: Dwellings with their primary entrance and habitable
space at grade.
Health and fitness: A commercial establishment providing facilities for aerobic
exercises, running and jogging, exercise equipment, game courts, swimming
facilities, saunas, showers, and lockers. Health and fitness facilities may also
provide for instruction programs and classes, such as functional fitness, marital
arts, and yoga; lockers and showers may be provided.
Heavy industrial: The manufacture, extraction, treatment, storage, or
assembly of materials or products that may or may not include the use of
hazardous materials. Examples of heavy industrial include:
Light industrial: The manufacture or assembly of produces from previously
treated material where no impact is created to the adjacent uses and no
hazardous materials are used in the production of such products. The maximum
number of employees shall be 10. Examples of light industrial include:
n Athletic equipment
Bakeries
» Camera, photo equipment
Clothing
» Electronics
» Musical instruments
» Optical goods
woodworking
Lined Block: Sea 'Building Types'
Live -Work: See 'Building Types'
Lot width: The frontage of a parcel which is used to identify the parcel for
street address purposes.
Mined -use building: Typically a structure lawfully containing residential and
non - resitlential uses, although a structure that lawfully contains two types of
non - residential uses can also be considered a mixed -use building.
Multi- temily dwelling: A residential structure lawfully containing two or more
dwelling units.
Multimodal corridor: A street and system of pathways that safely
accommodates numerous transportation options for people to access and
travel through the area. This can include the automobile, transit, pedestrian
systems, and bicycle facilities.
Office: These do not include medical offices (see Clinic, Urgent Care,' and
"Doctor, dentist, chiropractor, office. ").
1. Service. Establishments providing direct services to consumers.
Examples of these uses include employment agencies, insurance agent
offices, real estate offices, travel agencies, utility company offices, elected
official satellite offices, etc. This use does not include "Bank, Financial
Services," which is separately defined.
2. Administrative. Office -type facilities characterized by high employee
densities, and occupied by businesses engaged in information processing,
and other computer - dependent or telecommunications -based activities.
Examples of these uses include:
w Airline, lodging chain, and rental car company reservation confers, not
including retail travel agencies
» Computer software and hardware design and development
» Consumer credit reporting
» Data processing services
» Health management offices where no medical services are provided
» Insurance claim processing
» Mail order and electronic commerce transaction processing
» Telecommunications facility design and management
» Telemarketing
3. Professional. Office -type facilities occupied by businesses that provide
professional services, or are engaged in the production of intellectual
property. Examples of these uses include:
7 -4 PUBLI('„g gW pBAFT1 6 City of Santa Are
1 -KelP.TC ►1[9 ; ► + ►I
DATE
October 1, 2014
TO
City of Santa Ana
ADDRESS
20 Civic Center Plaza
CONTACT
Karen Haluza, AICP, Interim Executive Director
FROM
Nicole Morse, Esq., Associate Principal
SUBJECT
Harbor Blvd. Mixed Use Transit Corridor Plan - Environmental findings re: changes to
project in response to City Council Hearing 9/16/14
PROJECT NUMBER
SNT -11
On September 16, 2014 the Santa Ana City Council considered the approval and certification for the
Harbor Boulevard Mixed Use Transit Corridor Plan (Harbor Corridor Plan or HCP) and associated
Environmental Impact Report. Council directed staff to consider changes to the Harbor Corridor Plan to
increase the flexibility and opportunity for future development in the Transit Node while ensuring that
redevelopment is not limited to residential uses.
FINDING: PlaceWorks analyzed the changes to the project and determined that the revisions would not
result in any new significant impacts requiring recirculation of the EIR pursuant to CECLA Guidelines
Section 15088.5. The analysis is provided below.
SUMMARY OF CHANGES TO THE PROJECT
The HCP has been revised to encourage a balance of new housing and commercial development
opportunities, as well as facilitate hospitality and tourism uses at a higher intensity:
The Harbor Corridor Plan Transit Node district has been broken down into the "North" and "South"
zones. The "North" Transit Node comprises the properties surrounding the BRT station at Harbor
Boulevard and Westminster Avenue, and has been modified to allow an increase in allowable
maximum building height from six stories to ten stories.
Permitted Uses (detailed in Table 3 -2) are revised to clarify that any proposed residential uses are only
permitted on the second floor or upper floors, or behind commercial uses on the ground floor. In
addition, with the exception of uses such as hotels, museum, and theaters; retail and services uses are
required to be part of a mixed use project with commercial or residential components.
The Building Types and Forms (Table 3 -3) are revised to eliminate certain residential building types in
the "North" Transit Node zone, including Live -Work, Rowhouse, Tuck - Under, and Courtyard housing. In
addition, the maximum number of stories allowed for the remaining building types allowed in the
North Transit Node Zone (including Flex Block, Stacked Dwelling and Lined Block) is changed from six
stories to ten stories.
EXHIBIT B
3 \IacAi 0h it Place, :Jite 1100 Santa Ana. C aiiiorni J 1)?IU7 1 714 966.11 - 10 1 Pla(_eWorks.corn
75A -17
AMC=
» The Building Frontage Types (page 3 -9) are revised to eliminate Stoop Frontage Type and Frontyard/
Porch Frontage Type as allowed in the "North" Transit Node zone.
» The Building Placement criteria (Table 3 -5) is revised to require a 30 -foot setback above the second
floor for buildings with 7+ stores that are next to single family residential uses.
» A definition is provided for "Joint Living - Working Quarters ", and reference to the "Extended Care" use
is deleted, as it is the same as "Care Home" use.
CECA GUIDELINES SECTION 15088.5
CEQA Guidelines §15088.5 requires that an EIR which has been made available for public review, but not
yet certified, be recirculated whenever significant new information has been added to the EIR. Significant
new information would be a showing that:
(1) A new significant environmental impact would result from the project or from a new mitigation
measure proposed to be implemented.
(2) A substantial increase in the severity of an environmental impact would result unless mitigation
measures are adopted that reduce the impact to a level of insignificance,
(3) A feasible project alternative or mitigation measure considerably different from others previously
analyzed would clearly lessen the significant environmental impacts of the project, but the project's
proponents decline to adopt it.
(4) The draft EIR was so fundamentally and basically inadequate and conclusory in nature that meaningful
public review and comment were precluded.
ENVIRONMENTAL ANALYSIS
Of the changes identified above, the change that has the potential to affect the environment is the
increase of the minimum building height to 4- stories and the maximum building height from 6- stories to
10- stories in the North Transit Node. The change in building height would not allow for additional
intensity or a change in the development area. Since the development area and buildout projections for
the HCP would not change, the related EIR analysis and findings would not change with regard to air
quality, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials,
hydrology and water quality, land use and planning, noise, population and housing, public services,
recreation, transportation and traffic, and utilities. However, the increase in building height could result in
some changes to the visual character or views in the area.
Aesthetics
The HCP EIR evaluated project impacts with respect to the visual quality and character of the site. The
change in minimum and maximum stories in the North Transit Node would not deteriorate the existing
visual character or conflict with any existing architectural characteristics specific to the area. Figure 5.1 -2,
Conceptual Renderings, has been revised in the HCP and EIR to reflect the potential for a 10 -story building
in the North Transit Node (see view of Harbor Boulevard at Westminster Avenue looking south). As
shown, the changes would add increased scale and height to the area. However, buildings would still be
required to meet the development standards and design guidelines in the HCP. For example, the HCP
requires a 5 -foot setback to property line adjacent to all uses except single family residential, and a 15
foot setback to the property line for the first two stories with a 20 -foot setback above the second story.
October 20141 Paget
75A -18
Changes to the HCP include an added setback of 30 feet to the property line above the send floor for
buildings with seven or more stories adjacent to single family residential uses.
The revisions proposed would continue to allow revitalization of the commercial corridor that would
improve the existing visual quality, pedestrian access and safety, and attract business investment with a
high level of architectural design. The changes are intended to enhance this aspect of the project by
ensuring that new development within the North Transit Node takes full advantage of existing and
planned transit opportunities. The changes are meant to create a true mix of land uses, instead of
encouraging only high density residential uses. Furthermore, proposed buildings in the North Transit
Node would continue to be subject to the design guidelines that specify massing, scale, corner treatment,
roof treatment, building colors, and materials. In addition, frontage types and floor heights are specified
to ensure that the proposed development is consistent with the City's goals for building form, character,
and quality. New buildings in the North Transit Node are required to construct taller ground floors to
maintain an attractive and consistent space, while also maximizing flexibility for current and future uses.
The minimum and maximum setbacks create a consistent street scene, provide attractive landscaping,
and provide a bufferfor pedestrians from street activity.
Although changing the building height in the North Transit Zone from 4 to 10 stories would visually alter
the area, it would not deteriorate the existing visual character or conflict with any existing architectural
characteristics specific to the area. Impacts would remain less than significant.
Public Outreach
This new information did not deprive the public of a meaningful opportunity to comment upon a
substantial adverse environmental effect of the project. The City conducted a significant community
outreach program starting early on in the development of the HCP. A maximum of 10 -story buildings were
discussed in those community meetings. Residents provided meaningful input on the type, size, and
height of buildings proposed within the HCP and North Transit Node. These comments informed many of
the development standards and design guidelines that were incorporated into the HCP. As a result, the
public has had a meaningful opportunity to comment on the HCP as revised.
October 2014 1 Page 3
75A -19
75A -20
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
AUGUST 25, 2014
TITLE:
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
Prepared by Melanie G. McCann
/Ak. &,ti ea--
Interim Executive DirEUtor
RECOMMENDED ACTION
Recommend that the City Council:
PLANNING COMMISSION SECRETARY
APPROVED
❑
As Recommended
❑
As Amended
❑
Set Public Hearing For
DENIED
•
Applicant's Request
•
Staff Recommendation
CONTINUED TO
Acting Planning k4anageF
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.
Request of the Aaplicant
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.
75A -21
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.
75A -22
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).
75A -23
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
75A -24
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
75A -25
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).
75A -26
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).
75A -27
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
75A -28
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.
75A -29
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
MGM:jm
M9REPORTS TMHarborWr14- 01gpa14 -02zoa14 -01 aa14 -01.pc
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
75A -30
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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 /HarborMixedUseCorridorPlan.asp
75A -33
HAZARD AVE LL
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5TH ST
SANTA ANA
W 1 ST ST
o G
w
MCFADDEN AVE
GARDEN GROVE
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Willi s
Golf Course
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Note: Streets not included
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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GC to UN
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Note: Streets not included
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 5
Proposed General Plan Land U765Al136 Design Element Amendments
75A -36
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.
75A -37
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
'" 75A -38
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 75A -39 75
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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
75A -42 79
LAND USE ELEMENT
Exhibit 3 Specific Plans
Harbor Mixed -Use Corridor Specific Plan
® Bristol Street Corridor Specific Plan
® Midtown Specific Plan
0 0.6 1.2 Miles
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CITY OF SANTA ANA GENERAL PLAN 75A-43 21
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.
A 75A -44
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.
�0%\)
CITY OF SANTA ANA GENERAL PLAN 75A-45 A -11
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 75A -46
CITY OF SANTA ANA GENERAL PLAN
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75A -47
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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 75A-49 A -19
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 75A -50 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:
• 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
A_22 75A -51
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
CITY OF SANTA ANA GENERAL PLAN 75A-52 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 2,152.8', 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 -24 75A -53
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
7- Tustin Avenue Corridor
S - Metro East
9 - Transit Village
10 - Harbor Mixed -Use Corridor
— • — City Limits
0 0.6 1.2 Miles
CITY OF SANTA ANA GENERAL PLAN 75A-54 A -25
LAND USE ELEMENT
Exhibit A -6 Specific Plans
Harbor Mixed -Use Corridor Specific Plan
® Bristol Street Corridor Specific Plan
® Midtown Specific Plan
0 0.6 1.2 Miles
CITY OF SANTA ANA GENERAL PLAN 75A -55 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 75A-56 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 75A -57
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 75A-58 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 75A -59
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 75 A-60 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 75 A-60 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).
75A -61
75A -62
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
I )
N
0 0.6 1.2 Miles
r
CITY OF SANTA ANA GENERAL PLAN 75A-63 21
�0%\)
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
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
CITY OF SANTA ANA GENERAL PLAN 75A-64 29
• — City Limits
0 0.6 1.2 Miles
�0%\)
ExhiW18 Focus Intersections
URBAN DESIGN ELEMENT
•. �I]F(iP YY
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75A -65
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.
A 75A -66
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 75A-67 A-1 1
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.
�0%\)
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
7LIiN, -0
- -�_ - -__
GARDEN GROVE - - -
vEs"iN°TE'n PIE
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--
LEGEND:
1
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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
7LIiN, -0
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
75A -69
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
75A -70
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
75A -71
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
75A -72
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75A -76
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
75A-77 Page 1 of
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
75A -78 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
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,
Resolution No. 2014 -xxx
75A-79 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
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
Bv:
Ryan 0. Hodge
Assistant City Attorney
AYES:
NOES:
Councilmembers
Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
2014
Miguel A. Pulido
Mayor
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
75A -80 Page 4 of 6
Exhibit "A"
SEE PLANNING COMMISSION STAFF REPORT - EXHIBIT 10
Resolution No. 2014 -xxx
75A -81 Page 5 of 6
Exhibit "B"
SEE PLANNING COMMISSION STAFF REPORT - EXHIBIT 9
Resolution No. 2014 -xxx
75A -82 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
75A -83 Resolution No. 2014 -xxx
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).
75A -84 Resolution No. 2014 -xxx
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
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:
Ryan 0. Hodge
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
2014
Miguel A. Pulido
Mayor
75A -85
Resolution No. 2014 -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 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
75A -86 Resolution No. 2014 -xxx
Page 4 of 5
Exhibit "A"
SEE PLANNING COMMISSION STAFF REPORT - EXHIBIT 5
75A -87 Resolution No. 2014 -xxx
Page 5 of 5
75A -88
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
75A -89
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.
I. 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
75A -90
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 J2014
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
BV:
Ryan 0. Hodge
Assistant City Attorney
Miguel A. Pulido
Mayor
75A -91
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
75A -92
Exhibit "A"
SEE PLANNING COMMISSION STAFF REPORT - EXHIBIT 3
Ordinance No. NS -xxx
Page 5 of 5
75A -93
75A -94
ROH — 10/07/14
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. At that meeting, the City Council
continued the matter to October 7, 2014, so that the plan could be revised to
reflect the City Council's new policy decisions. On October 7, 2014, the City
Council continued the public hearing, 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.
Ordinance No. NS -xxx
75A -95 Page 1 of 5
D. Approval of Amendment Application 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).
E. The City Council also adopts as findings all facts presented in the Request
for Council Action dated September 16, 2014, and the Request for Council
Action dates October 7, 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 October 7, 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 October 7, 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
Ordinance No. NS -xxx
Page 2 of 5 75A-96
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
By:
Ryan O. Hodge
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
Miguel A. Pulido
Mayor
Ordinance No. NS -xxx
75A-97 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 75A -98
Exhibit "A"
SEE PLANNING COMMISSION STAFF REPORT- EXHIBIT 11
Ordinance No. NS -xxx
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Correspondence received after
10/07/2014 City Council Meeting
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Mitre - Ramirez, Norma
From: Huizar, Maria
Sent: Wednesday, October 08, 2014 10:26 AM
To: Mitre - Ramirez, Norma; Trujillo, Rose Ann
Cc: Orozco, Norma
Subject: FW: Letter from James H. Eggart, City of Garden Grove re: EIR, etc.
Attachments: SAAttorney @santa -ana org_20141007 091624.pdf
Please include in packet with Harbor Plan item. Thanks!
From: Haluza, Karen
Sent: Wednesday, October 08, 2014 6:42 AM
To: Huizar, Maria
Cc: Hodge, Ryan
Subject: FW: Letter from James H. Eggart, City of Garden Grove re: EIR, etc.
Hi Maria,
The City Attorney's Office received this letter from City of Garden Grove re: the Harbor Plan. For distribution to the City
Council. Can go as part of their packet for Oct. 21.
Thanks and let me know if you have any questions.
Karen
Karen Haluza, AICP
Interim Executive Director— Planning and Building Agency
City of Santa Ana
20 Civic Center Plaza — M20
Santa Ana, CA 92702
khaluza2santa- ana.ora
P 714.667.2728
F 714.973.1461
www.santa- ana.org
From: Gallardo, Liduvina
Sent: Tuesday, October 07, 2014 10:14 AM
To: Haluza, Karen
Cc: Hodge, Ryan
Subject: Letter from James H. Eggart, City of Garden Grove re: EIR, etc.
Good morning Karen, sending to you per Ryan's request. Thank you.
Lee
75AA 02
OCT -07 -2014 09:15 WOODRUFF SPRADLIN SMART
kYtAWOODRUFF, SPRAD.LI,N & SMART
A V e o( o Y, I C R, 1 C o r p o e a t I y R
SUITE t200
$55 ANTON BOULEVARD
COSTA MESA, CALIFORNIA 92626.7670
TELEPHONE: (714) 558.7000
FACSIMILE: (714) 835.7787
I)IRECI' FAX: (714)415.1162
E -MAIL: JEGGARTQWSS- LAW.COM
FACSIMILE TRANSMITTAL FORM
DATE: October 7, 2014
FROM: James H. Eggart
7148357787 P.001
❑ CONFIDENTIAL ❑ URGENT
RECIPIENT, FIRMICOMPANY T'ELGPHONE FACSIMLE
Sonia R. Carvalho City of Santa Ana, City Attorney (714) 647.5201 (714) 647.6515
SENDER'S MESSACrE:
❑ Ploasc review and respond
❑ Pursuant to your request
❑ For your review and approval
COMMENTS:
I ORIGINAL WILL 13E SENT VIA:
❑ Service by facsimile
❑ For your information and file
Is Transmittal by facsimilc
0 Mail ❑ Will not be sent
❑ Overnight Mail ❑ Messenger
- -- WARNING TO RECIPIENT-- -
USM QY "IYWY.. I NO) VIUUA4 ex 8MMYTD VMCH r IS ADDRDSSM, AM
You,
Clicnt(MattcrNwne: City of Garden Grove F(IcNo.: 7060-Di
Total Pages (including this form)! 3
Timc Sent:
NOTE: If you do not receive all pages, please call (714) 415 -1062 immediately
RECEIVE: N0.0859 10/070fg =Y6311AM
OCT- 07 -2Oi4 09:16 WOODRUFF SPRADLIN SMART 7148367787 P.002
kyj WOODRUFF, SPRADLIN & SMART
October 6, 2014
VIA FACSIMILE AND E -MAIL
Sonia R. Carvalho
City Attorney
City of Santa Ana
20 Civic Center Plaza
Santa Ana, CA 92701
JAMES N� E00ART
DD= DIAU (7 14) 415.1062
DMOT VAX: (714) 41S4 162
8 -MAIL; JW- OART@W53- LAW.COM
Re: Environmental Impact Report No. 2014.01
General Plan Amendment No. 2014 -02
Zoning Ordinance Amendment No. 2014 -01
Amendment Application No. 2014.02 for the harbor Mixed Use Transit
Corridor Specific Plan
Dear Ms, Carvalhc:
Thank you for your October 3, 2014 response to our September 12, 2014 letter on behalf of
the City of Garden Grove ( "Garden Grove "). We appreciate the additional clarification provided
in your letter. Garden Grove remains concerned, however, that the Open Space (0) District
regulations that would now apply to the Willowick Golf Course (the "Property ") may not be
applied in a manner that permits the full range of commercial recreational uses that are currently
conditionally permitted on the Property, as previously represented to Garden Grove by Santa Ana
officials. This includes, without limitation, a theme park with enclosed components.
It is Garden Grove's understanding that the Santa Ana City Council does not intend to
inadvertently downzone Garden Grove's Property in this way through its adoption of the proposed
Ordinance. Although we continue to believe it would be mutually beneficial to clarify this point in
the Ordinance, Garden Grove appreciates the time and energy Santa Ana has put into the adoption
process for the Harbor Mixed Use Transit Corridor Specific Plan and does not wish to further
delay that process, Garden Grove further recognizes that any future change in land use on the
Property will require collaboration and cooperation between the Cities.
On behalf of Garden Grove, we would like to thank the City of Santa Aria's, Staff and City
Council for considering Garden Grove's concerns and interests, Garden Grove looks forward to
working collaboratively with Santa Ana in planning for the future use and development of the
Willowick Property.
$55 A14T01 1 OVLFVAR4, SUrrC 1200 r COSTA MESA, CA 92626.7670 s (714) S5S -7000 ■ FAX (714) 835.7787
WWW.WSS- LAW.COM
1036263.1
RECEIVE; NO. 0a 59 10 /07It %A%T 10411AM
OCT -07 -2014 09:16 WOODRUFF SPRADLIN SMART 7148367767 P.003
Sonia R. Carvalho
City Attorney
City of Santa Ana
October 6, 2014
Page 2
Please share this letter with City of Santa Ana Staff and City Council Members.
Very truly yours,
WOODRUFF, SPRADLIN & SMART
A Professional Corporation
4"MOAI) (%004 lfw�
JA H, EGGAIt , ssistatitl t Attorney
Ci f Garden Oro
cc; Thomas R Nixon, City Attorney, City of Garden Grove
Matthew J, Fcrtal, City Manager, City of Garden Grove
Susan Emery, Assistant City Manager, City of Garden Grove
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