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Home My WebLink About75A - PH - TINY TIM PLAZA GENERAL PLANREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: 19, 2017 TITLE: PUBLIC HEARING — MITIGATED NEGATIVE DECLARATION/ENVIRONMENTAL REVIEW NO. 2016-165, GENERAL PLAN AMENDMENT NO. 2017-02 AND AMENDMENT APPLICATION NO. 2017-03 FOR THE TINY TIM PLAZA PROJECT LOCATED AT 2223 AND 2237 WEST FIFTH STREET — BRIAN HENDRICKS, APPLICANT (STRATEGIC PLAN NOS. 3, 2; 5, 3) YID CIV MANAGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: r_1»[APL� ❑ As Recommended ❑ As Amended ❑ Ordinance on 1A Reading ❑ Ordinance on 2ntl Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER 1. Adopt a resolution approving Mitigated Negative Declaration/Environmental Review No. 2016- 165 and General Plan Amendment No. 2017-02. 2. Adopt an ordinance approving Amendment Application No. 2017-03. PLANNING COMMISSION ACTION At its regular meeting on November 27, 2017, the Planning Commission by a vote of 3:2 (Nguyen and Verino opposed; Alderete and Bacerra absent) recommended that the City Council adopt a resolution approving Mitigated Negative Declaration/Environmental Review No. 2016-165 and General Plan Amendment No. 2017-02 and adopt an ordinance approving Amendment Application No. 2017-03 to allow the Tiny Tim Plaza project located at 2223 and 2237 West Fifth Street. The Planning Commission made no changes to the recommended actions outlined in the attached staff report (Exhibit A). DISCUSSION The applicant is requesting approval of two entitlements to allow a new, 51 -unit affordable residential development and commercial rehabilitation project at Tiny Tim Plaza located at 2223 and 2237 West Fifth Street. Specifically, the applicant is requesting approval of a General Plan Amendment (GPA) to change the property's General Plan land use designation from Low -Density Residential (LR) and General Commercial (GC) to the Urban Neighborhood (UN) land use designation and approval of an Amendment Application (AA) to change the property's zoning designation from Single -Family Residence (R1) and Two -Family Residence (R2) to Specific 75A-1 ER No. 2016-165, GPA No. 2017-02, AA No. 2017-03 — Tiny Tim Plaza Project at 2223 and 2237 West Fifth Street December 19, 2017 Page 2 Development (SD) No. 92. Staff is recommending approval of the applicant's request due to the site's proximity to transit services and employment centers and because the proposed project has been designed to incorporate significant reinvestment in the entire project site and to minimize impacts on surrounding land uses. A complete analysis is provided in the attached staff report (Exhibit A). Full-sized plans of the development project are available for public viewing in the Clerk of the Council Office. 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); and Goal #5 - Community Health, Livability, Engagement & Sustainability, Objective #3 (facilitate diverse housing opportunities and support efforts to preserve and improve the livability of Santa Ana neighborhoods). FISCAL IMPACT There is no fiscal impact associated with this action. Candida Neal, AICP Acting Executive Director Planning & Building Agency AP: rb S:RFCA\12-19-17\PI3A GPA17-02 AA17-03 Tiny Tim Plaza= Exhibit: A. Planning Commission Staff Report B. Resolution C. Ordinance 75A-2 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: NOVEMBER 27, 2017 TITLE: PUBLIC HEARING — MITIGATED NEGATIVE DECLARATIONIENVIRONMENTAL REVIEW NO. 2016-165, GENERAL PLAN AMENDMENT NO. 2017-02 AND AMENDMENT APPLICATION NO. 2017-03 FOR THE TINY TIM PLAZA PROJECT LOCATED AT 2223 AND 2237 W. FIFTH STREET — BRIAN HENDRICKS, APPLICANT (STRATEGIC PLAN NOS. 3,2; 5, 3) Prepared by Ali Pezeshkpour Kz� Acting Exec ve Dire for RECOMMENDED ON 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 PI ning M nager 1. Adopt a resolution approving Mitigated Negative Declaration/Environmental Review No. 2016- 165 and General Plan Amendment No. 2017-02 2. Adopt an ordinance approving Amendment Application No. 2017-03. Executive Summary Brian Hendricks, representing Community Development Partners, is requesting approval of two entitlements to allow a new affordable residential development and commercial rehabilitation at Tiny Tim Plaza located at 2223 and 2237 West Fifth Street. Specifically, the applicant is requesting approval of a General Plan Amendment (GPA) to change the property's General Plan land use designation from Low -Density Residential (LR) and General Commercial (GC) to the Urban Neighborhood (UN) land use designation and approval of an Amendment Application (AA) to change the property's zoning designation from Single -Family Residence (R1) and Two -Family Residence (R2) to Specific Development (SD) No. 92. Staff is recommending approval of the applicant's request due to the site's proximity to transit services and employment centers and because the proposed project has been designed to incorporate significant reinvestment in the entire project site and to minimize impacts on surrounding land uses. Table 1: Project and Location Information Item ` information _ I Proiect Address 2223 and 2237 West Fifth Street EXHIBIT A 75A-3 ER No. 2016-165, GPA No. 2017-02, AA No. 2017-03 November 27, 2017 Page 2 Item _ m 1lnforimation, 1 Nearest Intersection West Fifth and North Hawley streets General Plan Designation Existing Proposed Low -Density Residential (LR) General Commercial (GC) Urban .Neighborhood (UN), FAR 1.05 Zoning. Designation Single -Family Residence (R1) Specific Development No. 92 Two -Family Residence R2 Surrounding Land Uses North Single -Family Residences East Single -Family Residences South Commercial/Industrial West Commercial/l.ndustrial and Single -Family Residences Site Size (combined) '2.33 acres Existing Site Development The site is currently developed with commercial uses, including: • Two single -story commercial buildings (2223), and One single -story automotive repair facili 2237 Attachments Exhibit 1 (Vicinity Zoning and Aerial View), Exhibit 2 (Site Photo),, Exhibit 3 (Site Plan), Exhibit 4 (Floor Plans), Exhibit 5 (Elevations); Exhibit 6 (Renderings), Exhibit 7 (Landscape Plan), Exhibit '8 (Revised Land Use Element), .Exhibit 9 (Revised Zoning Map), Exhibit '10 (Specific Development No. 92), Exhibit 11 (Link to Draft Negative Declaration), Exhibit 12 (Resolution), and Exhibit 13 Ordinance Project Background Tiny Tim Plaza W6s.developed between 1962 and 1963 as a commercial center consisting of two freestanding, single -story commercial buildings and a separate automotive repair facility. Since its construction in the early 1960s, minor alterations to the site have been constructed, mostly in the form of interior tenant improvements to individual businesses. In 2013, following approval of a conditional use permit to allow the sale of alcoholic beverages for onsite consumption, the site's landscaping, parking lot, and trash enclosure were upgraded to bring the site into closer compliance with current standards in the Santa Ana Municipal Code (SAMC)_ In late 2016 the applicant submitted plans to construct the proposed project. Following input from the community and from the City's Development Review Committee, the plans were revised to lessen the number of residential units, increase the number of onsite parking spaces for the residential component of the project, and to enhance the onsite amenities and architecture. In addition, the applicant eliminated all studio and one -bedroom units and revised the project to satisfy the City's goal of providing family-oriented affordable housing. The applicant is pursuing Affordable Housing and Sustainable Communities program -("Cap -and - Trade") funds that require the units to be affordable at between 30 and 60 percent of area median income (AMI). These funds require that all units in the development (51), except the 75A-4 ER No. 2016-165, GPA No. 2017-02, AA N6.2017-03 November 27, 2017 Page 3 onsite manager's unit, be made available only to those households earning between 30 and 60 percent of AMI, which is currently $31,300 to $62,580 for a household of four. Proiect Description The project consists of four separate but related components: 1. Construction of a new affordable residential community, 2. Rehabilitation of the existing commercial structures at the north and east portions of the project site, 3. New site amenities and landscaping, and 4. Modifications to Fifth and Hawley streets. These components are described in greater detail below. Table 2: Project Summary The first component of the project includes demolition of the existing, vacant automotive repair structure at 2237 West Fifth Street (comer of Fifth and Hawley streets). In its place, the applicant proposes to construct the subject affordable residential community. The community will be built in a single structure containing four levels. The first level will contain the majority of the site's private open spaces, including community rooms and management offices. This level will also contain the onsite residential parking in a structure that is designed to be concealed from view. The structure will contain the residential parking spaces, as well as bicycle parking lockers and two separate trash enclosure rooms: one for the residential component, and one to serve the site's 75A-5 Unit Type Number Proposed Percent of Development Square Footage Two -Bedroom 20 39 800-850 Three -Bedroom 29 57 1,050 Four -Bedroom 2 4 1,200 Parking Type Number Proposed Percent of Parking Allocation- llocationGara e Spaces Garage 94 61 1.84 per unit Commercial Lot 59 39 1 per 285 sq. ft. Total Onsite Spaces 153 100 N/A Common Spaced Common Space Type Area emposed Percent of Common Space Amenities Provided Outdoor Landscape Area 25,670 64 25% of overall site Plaza, stage, urban farm, esplanade, and fitness park Private Open Space 11,070 28 Courtyard, community garden, and private open space per unit Interior Community Space 3,360 8 Lobby, mail room, offices, laundry facility, community and rooms Total Area 40,100 100 N/A The first component of the project includes demolition of the existing, vacant automotive repair structure at 2237 West Fifth Street (comer of Fifth and Hawley streets). In its place, the applicant proposes to construct the subject affordable residential community. The community will be built in a single structure containing four levels. The first level will contain the majority of the site's private open spaces, including community rooms and management offices. This level will also contain the onsite residential parking in a structure that is designed to be concealed from view. The structure will contain the residential parking spaces, as well as bicycle parking lockers and two separate trash enclosure rooms: one for the residential component, and one to serve the site's 75A-5 ER No. 2016-165, GPA No. 2017-02, AA No. 2017-03 November 27, 2017 Page 4 commercial uses. Inside, the applicant is proposing vehicle/car lifts to respond to the community's input requesting additional residential parking and to provide extra height to the .ground floor, enhancing the building's urban design and presence on Fifth Street. Additional levels (courtyard/2"d through 4th.) will contain residential units and onsite open spaces for the residents. The structure has been designed with a contemporary architectural style that uses large facades; repetitive window placement, and areas .for vegetation and murals. The architectural style proposed is currently en vogue in Mexico City and has influenced local projects, most notably the Marketplace shopping center in Tustin and Irvine. Finally, the building has been designed to concentrate the highest level (4th floor) closest to Fifth Street and to reduce in scale to three stories toward the back. The second component of the project is to renovate the commercial center at 2223 West Fifth Street. The applicant proposes adding new board form concrete, wood siding, cement plaster, windows, and aluminum storefronts to the'two existing structures. These improvements will tie the entire project site together and establish a uniform contemporary architectural style among all buildings on the project site. The third component of the project involves extensive upgrades to the site, including new landscape and hardscape, , as well as relocation of the .existing .automotive repair building's canopy to a new stage and "zocalo" between the two commercial buildings. This component also includes a new plaza area in front of the commercial building closest to Fifth Street to maximize the site's presence near the future Fixed Guideway (streetcar) station proposed nearby. Additional site upgrades include construction of an urban farm behind the commercial buildings,, outdoor play equipment, an entry plaza at the new residential structure, and a fitness park. The proposed landscape palette includes drought -tolerant plants, and hardscape materials that will feature horizontal, vertical, and chevron/zig-zag designs to complement the contemporary architectural style of the buildings. The fourth and final component of the project includes modifications to Fifth and Hawley streets to support multi -modal transit in the project vicinity. Both streets will be reconstructed to increase the width of the sidewalk along the project's frontage. Moreover, West Fifth Street will be reconstructed to allow on -street parking and a new bicycle lane. Both driveways at .Fifth and Hawley streets will feature bulb -outs to enhance vehicular and pedestrian safety in the area. Finally, new sidewalks, curbs, street lights„and street trees will be constructed or installed along the project's frontages on both streets. Proiect Analysis Applications for general plan amendments and amendment applications (zone changes) to create. a specific development zone are analyzed using an issues -based approach. For the proposed project, staff has prepared the analysis below that informs the recommendation for approval. 1. Is the proposed project compatible with the surrounding community and development intensity? 75A-6 ER No. 2016-165, GPA No. 2017-02, AA No. 2017-03 November 27, 2017 Page 5 The project has been designed with the community's feedback in mind using site planning approaches that will minimize the project's impact on the surrounding community. The proposed residential building will be located close to Fifth and Hawley streets, away from single-family residences located primarily to the north and east. Moreover, the tallest portion of the new building will be located the farthest away from single -,family residences, minimizing visual intrusion. The new building has also been designed with angles that afford view opportunities into the existing retail site from Fifth Street (eastbound and westbound) and from Hawley Street (northbound). Moreover, the rehabilitation of the existing commercial center does not include any intensification as the applicant proposes to maintain all existing square footages. Finally, the onsite parking will be sufficient for a project designed to meet affordable housing goals, and the amount of parking proposed for the commercial uses exceeds the onsite parking standards required by the City's transit -oriented code areas. 2. Will the proposed project provide dignified housing opportunities and contribute to the surrounding community? The proposed project meets or exceeds many of the City's existing code requirements for similar projects. For example, 25 percent of the project site will feature accessible open space for both residents and the surrounding community, while private residential open spaces in the form of interior amenities, courtyards, and balconies will provide open space to residents of the residential component. All units have been designed to feature spacious kitchen and living/diningareas, reinforcing the family-oriented nature of the development. On-site management will ensure that all resident needs are met and that parking is managed appropriately in a timely manner. The project will also rehabilitate and enhance an existing neighborhood -oriented commercial center that has not undergone any significant reinvestment or upgrades since it was constructed over 50 years ago. The reinvestment will create plaza areas, community gardens, a performance stage, and other gathering areas that will create a sense of place and gathering for the surrounding community: All components of the overall site rehabilitation will be open to the public; only the resident -oriented private open space areas, such as the interior courtyard, laundry rooms, community rooms, and similar spaces, will be secured for resident access only. 3. Is the project compatible with the 2014 Housing Element and the future vision for its setting? The project site was identified in the City's 2014 Housing Element "Available Land for Housing" section. The Fifth Street corridor sub -area was identified as containing 14 acres of underutilized property near the future Fixed Guideway (streetcar) that is ripe for transit - oriented development. Further, the Element identifies the area as an opportunity to 75A-7 ER No. 2016-165, GPA No. 2017-02, AA No. 2017-03 November 27, 2017 Page 6 transition industrial properties to residential redevelopment to gradually eliminate incompatible land uses. The project takes advantage of its proximity to existing and future transit services. Major bus routes are available within a half -mile of the project site, and the location is 0.3 miles from the future Fixed Guideway (streetcar) station planned at Fifth and Raitt streets. 'Moreover, the project is located on a corridor (Fifth Street) that is slated for reduction in width to accommodate on -street parking, bicycle lanes, and wider sidewalks, all common attributes of multi -modal transportation routes. The project site and the immediate vicinity have been preliminarily identified for consideration for future land use designation changes during the citywide General Plan update currently taking place, making the proposed development consistent with the future vision for West Fifth Street near the proposed Fixed Guideway station. Finally, the future station and existing bus service connect the site to. employment centers in the South Harbor Boulevard industrial area, the West Fifth Street iridustdal/commercial area, and the Civic Center. General Plan Amendment Per the General Plan, the UN land use designation applies primarily to residential areas with pedestrian -oriented commercial uses, schools and small parks. The UN allows for a mix of residential uses and housing types, such as low- to mid -rise multiple -family, townhouses and single-family dwellings; with some opportunities for live -work, neighborhood serving retail and service, public spaces and other similar uses. 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 walkability, transit options, and other forms of transportation including• pedestrian and bicycle travel. The intensity standard for the UN land use ranges from a floor area ratio of 0.5 to 3.0 with the residential density based on a combination of floor area ratio and zoning development standards. The project is consistent with the intent, character and intensity standards of the UN land use designation. In addition, the City is in the, process of updating the General .Plan. A key component of the update process includes the identification -of sites and corridors for future' development. The Envisioning Map identifies the project site vicinity, including the project site, as a potential area for mixed-use development. The future land use designation of the West Fifth Street corridor will be studied in greater depth as the update process continues. Amendment Application The subject site is split between the Single -Family and Two -Family Residence (R1/R2) zoning districts. The development standards pertaining to the two zoning districts would render the project unfeasible. Approval of an amendment application to change the zoning district is required for the project. The Specific Development (SD) designation allows flexibility of the uses and development standards that are tailored to a unique and specific project. 75A-8 ER No. 2016-165, GPA No. 2017-02, AA No. 2017-03 November 27, 2017 Page 7 If the zone change is approved, a series of site-specific objectives, policies and development standards will be used to guide the development of the proposed project such as setbacks, parking and height to allow the exclusive entitlement of the permanent supportive housing project. The SD document has been drafted to be consistent with the project and prohibits future modifications to enlarge or reduce the size of the project The zone change needs to be approved in conjunction with the proposed General Plan Amendment in order for the project to be consistent with the General Plan. Table 3: CEQA. Strategic Plan Alignment, and Public Notification & Community Outreach CEQA, Strate ic,Plan Ali nment,.and Public Notification:& Communi `.OutreacR CEQA CEQA Type The proposed project requires preparation of a mitigated negative declaration (MND), which was circulated for 20 days beginning November 14, 2017 until December 5, 2017. The MND evaluated potential impacts to all required environmental factors on the initial study checklist and found that only one potentially significant impact could be generated by the project relating to traffic. As a result, a mitigation measure is required to paint certain portions of the curb face red that are adjacent to and near the project's frontage, to improve visibility for motorists turning near the project site. Public Notification A notice of intent and draft MND was circulated to interested parties on November 15, 2017 and published in the Orange County Register on November 21, 2017. The draft MND was available for public review at the Santa Ana City Hall, City of Santa Ana Main Libra , and on the project web a e on the City's website. Strategic Plan Alig nmerif. Goal(s), Policy or Approval of this item supports the City's efforts to meet Goal #3 — Economic Policies Development, Objective #2 (create new opportunities for businessljob growth and encourage private development through new General Plan and Zoning policies) and Goal #5 — Community Health, Livability, Engagement & Sustainability, Objective #3 (facilitate diverse housing opportunities and support efforts to reserve and improve the livability of Santa Ana neighborhoods). Public flotificatlon & Communi ;Outreach. Required Measures Community Meeting was held on February 9, 2017 at 7:00 p.m. at KidWorks located at 1902 West Chestnut Avenue in accordance with the provisions of the City's Sunshine Ordinance. Approximately 60 members of the public and two Planning Division staff attended. The applicant provided all the required information to the City after the meeting. A public noticed was posted on the project site on November 16, 2017- 017Notification Notificationby mail was mailed to all property owners and occupants within 500 feet of the project site on November 16 2017. Newspaper posting was published in the Orange County Reporter on November 17, 2017. Sunshine Ordinance Community Meeting 75A-9 ER No. 2016-165, GPA No. 2017-02, AA No. 2017-03 November 27, 2017 Page 8 The applicant held a Sunshine Ordinance Community Meeting at KidWorks on February 9, 2017 where the developers and architect presented the project to and received feedback from the community. Approximately 60 residents and business owners attended the meeting. The questions and comments of those in attendance are outlined below, with information on how the project was revised to address concerns. 1. Can the project be redesigned to contain more onsite parking for residents? The applicant revised the plans to include car lifts to maximize the number of residential parking spaces within the parking structure. The applicant is eligible to provide on-site parking at a ratio of 0.5 spaces per unit pursuant to AB 744 because the site is within one- half mile of a major transit stop. However, following extensive community 'input, the, applicant revised the plans to incorporate car lifts, raising the parking ratio to 1.84 parking spaces per unit, which is more than three times what the State requires and above similar, recently -approved affordable housing developments. 2. The project should "step down" in height closer to the existing single-family neighborhood. The original plans. showed a new, four-story residential building with no stepping down. Following input from the community and staff, the applicant eliminated a portion of the fourth level that faces the rear of the project site. This new configuration features four stories along Fifth Street, three stories facing the existing single -story commercial buildings, then the single-family residences to the rear, accomplishing the "step down" architectural effect. The open space amenities on-site, specifically the plazas and "zocalo," will become havens for loitering and gang activity. The plazas and "zocalo"'have been designed to be as open and visible as possible. Moreover, regularly -scheduled programming with live music concerts, as well as seating areas, will allow the areas to be used frequently, thus discouraging any crime or loitering. SAMC standards will require installation of site lighting to ensure that no portions of the project site remain dark. 4. The project will result in displacement of existing tenants in the Tiny Tim Plaza commercial center. No tenant relocation is proposed as part of the commercial center's rehabilitation. The existing corner automotive repair building will be demolished and -replaced with the proposed residential development, although the canopy structure will be preserved and relocated on the project site. As of this writing, the tenant occupying the corner building that is slated for demolition has vacated the premises. Conclusion 75A-10 ER No. 2016-165, GPA No. 2017-02, AA No. 2017-03 November 27, 2017 Page 9 Based on the analysis provided within this report, staff recommends that the Planning Commission approve the recommended actions. .Ali Pezeshkpour, AICP Senior Planner AP: sb SAPlanning Commission120171GPA17-02 AA17-03 Tiny Tim Plaza.pc Exhibits: 1 —Vicinity Zoning and Aerial View 2 — Site Photo 3 — Site Plan 4 — Floor Plans 5 — Elevations 6 — Renderings 7 _ Landscape Plans 8 — Revised Land Use Element 9 — Revised Zoning Map 10 — Specific Development No. 92 11 — Link to Draft Mitigated Negative Declaration 12 — Draft Resolution 13 — Draft Ordinance 75A-11 1112112017 MND/ER 2016 - Print GPA 2017-21 AA 2017-3, Tiny Tim Plaza - a,f -$ f J x � h � '� + ,ggra L ,w aE. ��.e'i iifi 4.Htt�� b63 Y .. 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LU C ¢ ¢ V 2 2 „ „ F / ow LL 0ar7®®r70 A31mnH 75A-18 0 3E u z_i O ruO w 2 m F o- ze w 612 andi - � a m I 1 75A-19 75A-20 75A-21 LO m x W f i 0 tL 23 75A-24 0 N 3= nv _s, lfliLlu.LJu 14ti �.5) ` f IS } - I%- Q a V O 2 6 J N N d y d d a y V zs m ¢ C 3 O J a oy N o y c c d NI � O m — -am m o OI O. V V- 0 N 0m< W sYiKi n?7ns 75A-29 0 a, 9z V¢ J¢ I" N wr S 3a 75A-30 .p y - a l � r S 3a 75A-30 City of Santa Ana General Plan Land Use Element 1998 City of Santa Ana Planning Division Adopted February 2, 1998 (Reformatted January 2010) The fullosving is a chronology of die 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 Febmary 2, 1998 (GPA 1997- 05): GPA GPA GPA 6, 2011) GPA 200M(Aprd 5,2005, as passed try GPA 20W09(May 7,2061) Ole talem of Garda Ana) GPA 2MM(FeOmmy 5,2061) GPA 2W4114(JJy 18,20041 GPA 20D603(DmwbN 4, 2DOq GPA 2004-M (July 6,20041 GPA2W602QbvemmDe+2D,2000) GPA 2003,02(Jme 16,2003) GPA 199M PcIober1%1W% GPA 200301(Fehruaty 16, 2003) GPA1W90t(Augtd Ir, 1999) GPA 2002-01(September3,20q GPA 199M(OcmterS 19M GPA 2W2-03(August 19. 2002) GPA 1998 05 21, 1996) GPA 200I-03(FeWary 19, 20021 GPA 199801(May 4, 199) [N'r LAND USE ELEMENT areas. To encourage a 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 concerning the Land Use Plan and the land use designations is provided in Table I (Land Use Development Intensity Standards), and in the Appendix. Table 1 Land Use Density/intensity Standards Low-Mediumn Density Residential (LMR -11)11 Medum Density Residential (MR -15) r. DtstrfctCentert(DC) 15 du/acre 2/acre Other District Center (Midtown, MacArthur Place, etc.) 90 dulacre and FAR 12-2.0 Heritage District Center FAR 1.7 Downtown District Center FAR 3.0 Metro Fast District Center FAR 3.0 Transit Village District Center FAR 5.0 Harbor Corridor District Center FAR 5.0 Urban Neighborhood Transit Inning Code Area/ RrstFifth & 17" Street FAR 0.5-1.5 Corridor I FAR 3.0 Professional and AdMnistrative Office (PAO) FAR 0.5-1.0 General Commercial (GC) FAR 0.5-1 0 One Broadway Plaza District Center (OBPDQ FAR 2.9 Institutional (INS) I FAR 0.5 ' The intently standards shown refer to the theoretical maximum amount of development permitted foreach land use designation (du -dwelling units; FAR -floor area ratio). Development must also adhere to zoning regulators, and/or specific plan requirements. a The District Center and Urban Neighborhood land use designations permit both residential and non-residential development I Commercial intensities may vary. Baseline FAR Is 0.5. Specific areas allowing greater intensities are indicated in ExhihRA-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. n CITY OF SANTA ANA GENERAL PLAN15 ��//{{J��J Ax2i� nXIM |u _ •�\ |) ` � , / ' /• � � . {§\%2|+2222§� -i §§§§§]KI&§@ nXIM . . . . . . ca d d 6 6 1 Co F. I i j! m E cc Is FL CL -0 < itf-f\§;% t a) 0 dda Mom Co 0) Cc LL 0 Z. ills -H IN P_ �Eg —IsiggAIM 01-4�Hzjffl 0 2 mm MOEN 0 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 Tablc A-1 summarizes the development intensity standard for each ofthe General Plan designations, and provides land use distribution by acreage forthe 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 FARconeept is illustrated in ExhibitA-3. The intensity standards in concert with the zoning and development standards regulate the massing, form and building size_ Table A-1 du - dvielkg urdt, FAH . Hoof area ratio Residential development is not a pemitted use CITY OF SANTA ANA GENERAL PLAN Wl MOM `1V A-11 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 City6( 157.7 6;458:3 -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 I l units per acre. The land area included in this designation is approximately 420.6 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 arc typically characterized by mobile home parts, a mixture of duplexes and single family residences, or small for 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. A total of 370.1 acres is designated as Medium Density Residential. Thedesignation 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 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 582.3 583 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 alongthe 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 includingollice 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 marketdcmand forthese 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. of2.9, 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. CITY OF SANTA ANA GENERAL PLAN A-21 MMI LAND USE ELEMENT The intensity standard for the Urban [Neighborhood ranges from a floor area ration of 0.5 to 3.0; with residential density based on a combination of floor area ratio and zoning development standards. A total of 279.1 2 76.9 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 industrial in character, and includes those industrial districts in thesouthwestem, south central and southeastern sections ofthe City. A total of2,152.8 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 longbeen an industrial center forthe 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 ofapproximately 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 notsubject 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 1,015.8 acres are included in this land use designation. Ofthis total, 358 acres ofpublic park land is included in this land use designation. A-24 CITY OF SANTA ANA GENERAL PLAN LAND USE ELEMENT interagency Development Review Committee (DRC) to ensureconsistentand 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 analysiswill 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 ZoningMap. 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 21.256 21,205 units possible in the areas designated as District Center and Urban Neighborhood 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 of the areas designated as residential were developed according to the permitted Land Use Plan intensities. Since the Land Use Element does not contemplate the elimination ofexisting housing in the City, the effective build -out figure represents a mote 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 FARrange. Typically, parking and landscaping requirements will result in significantly less floor area n �'t CITY OF SANTA ANA GENERAL PLAN A-33 7N"IOT16 LAND USE ELEMENT for commercial and industrial developments than that which is permitted under the General Plan. As indicated in Table A-4, between 55,332 -55 to 95,8-F495,E-36housing 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 arc a reflection of the higher density multiple -family developments constructed in the 1970's and 1980's. However, the purpose ofthe land Use Plan as it applies to the residential areas is to preserve and maintain the stability of existing neighborhoods, regardless ofthe character ofdevelopment.The intentof 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 is the amount of commercial, office, and industrial development in the City. As indicated in Table A-4, up to 33.136,745' ,'T, quare feet ofcommercialand office development, and 42,199,991 square feet of -industrial development are possible under the effective capacity parameters of land Use Plan. A-34 CITY OF SANTA ANA GENERAL PLAN' MYA•� LAND USE ELEMENT Table A-4 Land Use I I Acres 7hearelfcal Low Density Residential LR -7 I645"I 7du/ac I I (_45233 -du Low Medium Density residential LMR -11 420.6 11 du/ac I 4,627 du Medium Density Residential MR -15 370.11 15 du/ac I I 1 1 5,551du 7.248.4 95.844 du 55,3B2 dr Subtotal ne-.ee 1 District Center 011181[2 DC 309.5 90 du /ac 11955 583 sf I 3,017 do 23,764,534 s 3,017 du FAR 1.0.2.0 Heritage DC 18.8 FAR 1.7 54,090 sf 1.221 du 54,090sl 1,221 du Downtown DC 62.5 FAR &0 2,057,824 sf 1,661 da 2,0.5/,824 sf 1,661 do Metro EaSt DC 98.3 FAR &0 3245,185 sf 5,551 du 3245,185 sf 5,551 dr TrattsitVillage DC 51.4 FAR 5.0 402,864 sf 2,761 dl 402,864 sf 2,761 du Harbor Corridor DC 125.0 FAR 5.0 1,836,155 s(l 2,029 do 1,836,155 sl 2,029 du Urban Neighborhood UN 276.9 FAR 0.5.3.0 876.546 sit 5.016 d1[ 876.546 s 5.016 du 236-8 856.076 -sf 4,965 856.0766 4-9654 Subtotal 844.6 20.428.42 sli 21.255 du 21.25fi d uu i _: 2oAB7,850U 29;285-d 32238 2285-d442 Professional & Adnan. Office PAO 614.2 FAR 0.5.1.0 13,376,406 sf 26.-M.M9 sf General Commercial GC 882.3 FAR 0.5.1.0 19.217.147 st 38.434.295 s l 98 32 4n�r,�g,., 38474.4Ms7 One Broadway Pian District CW OBPDC 4.3 FAR 2.9 543,193 s1 543,193 sf Subtotal 1 500.8 33.136.745 sl 65.730.297 sl Industrial IND I 2.152.81 FAR 0.45 I 42,199.991s! I 42,199,991 s1 Lai t` Insblutional' I INS 796.41 FAR 02.0.5 1 6,937,758 st 17,344,394 sf Open Space O6 1,015.8 FAR 0.2 8,699,650 sf 8,849.650 sf Subtotal 1,812.1 15,787,407 d I 26,194,044 sl FAR -Boor area Fadi; du.=dweTng unq si,square feet (at Boor area). Acreage shown N table does not Include mads in i4d-ol-eray. 1 Effective capacity for non4esiderdial development assumes development possible under the laver range of FAR uderaaystanfards wdh the eacep0on of the Metho East District Center, Transh Wage DWcl Center, Downtown District Center, Heritage District Censer, and Urban P1ai¢dtahood comas. The Harm Corwin District Center, Metro East Deilat Ceder, Tnansb Pillage District Center, Dmmtown District Center, and Urban Neighs arws azar a range of intensity for mmdme of residerdial and non-resdendal darebpment based on the zoning development standards. Hesideri al effective capacillfwascalculated by adding the 21 25624;M msls Fossible in 0e OBhid Cerder and Urban Neighborhood vnli the odsfing 74,588 (Cen$us 2gW) has''.ngmas. ' Land use designation pmrsTs both residential and non-residential development BWd-out assumes 90% of land areawll be developed as commercial and 10% will be developed as residential; with the eaeptim of Town and Country Manor project intended forantimum of are and hosing saws. ' Land use designation pends high intensity office development with ancillary retail use. Tris table has been revised to naxrespnnd rvdh the GISland Use Map Nustrated in EMihd2. l CITY OF SANTA ANA GENERAL PLAN A-35 �AB�� y`O zs-10 zs-10 �Q� O 6' tamer P I 1 Rox oBx sWe Rt d r c2 gP N ° R4 R1-0RD R1 ' IR N _ l aM ei q R2 ° Ct RTFRD� •L 9P C1 R2 3 i Rd Ct 1 C1 C1 17TH ST L C2 Ct cj .al._ RQ < 61x BT R1 R1 iRt T t 2 3§ 3 fl1 ,amai y O = R1.PRD R1 i 3 R2 B ram i ra xar mppE,�ROnv [ylx IrEA—r IN Pt IF RI R9 1 F NPtx Ex ! T. vl I Rt I rusxBw �v f SS.� PI ,� ZM a rypy y RA j 4 ♦, lSmaT y0.1 tax Irl4'i ar : a R1 SP A(r m9t45a ,1 r � M l R1 rom ei .i �E 9P1�R e ner IT yy R2- R1 14t R B FR.1� Xw PRO O y� 1'S R2 R ,411y ii R1 LLCOW RWOev iR1M SRI RI IiJ gg• �.RI RR RA SP �"j I w'i 3 fJ RI ggyy IT a L y µ R'P « IMKA^ nx M1. ll Pn.Rte° 2 �¢ — LRF 2 �(I, ` O Rt R1 . 3&, it2 2 R¢li 1 w�{ i 5 L 2 ¢. y som— G z sx F IT gy IT M1 Mr SOB2 a ISP 2 Ra 1 6 3 R1. I I Ra M1 � cmF O � � fYI�yMS lPWla'•+ �P� `( M, R1 C1j RAI C Ct ++��O^,^ 0 �DAPE 4P➢WI 'RA. R9 W Rn� C16 Cf NIS. R1 4 ,Mt "� SCM V 0 m SP1 M1 R R¢ 2 �q R2 2 _aµ Zr vi FAWIW Oei ¢ 9 2 R R] r II ;eT y 8. ti ¢_ Bg �y LDL J �� mT aBai R2 M, orz 2 1p a2 P1i y . RT cl °-1 1ST S Ye e2 c2 Ct T c2 ez eI R2PR0 C2 M1 C2 SDBO SP1 m R2 R1 Vr9i M1 'm M1g1NYTa C1 MNNwWVI C RI R1 R2D SPi_ O Q� 14-5-1° Px�xr O.rc MW 14-5-10�y O ZONING DISTRICTS Al GENE2ALAGRICULTURAL CSM SOUTH MANSTREETCOMNffRCIAL DIST. R2 TWO-FAMLYRESDENCE -B PARKNGMODFICATON C7 COMMUNITYCOMMERCIAL GC GOVERNMENTCENTER R3 MULTIPLE FAMY RESUME -OZ OVERLAYZONE DIME) COMMUNITY COMMERCIAL -MUSEUM DIST. MI LOHTNDUSTRIAL R4 SUBURBANAPARTMENT PLANNEDRESDEIML C2 GB4ERALCOMME2CAL N12 HEAVY NDUSTRAL RE RESDENTIAL ESTATE PRD DEVELOPMENT 04 PLANNEDSHOPPNG CENTER 0 OPENSPACE ED SPEOFIO DEVELOPMENT -HD2 HEIGHTDISTRIOTII C5 ARTE IALCOMMERCIAL P PROFESSIONAL SP SPEffCPLAN CR I COMMERCIAL RESIDENTIAL IRI SNGLE-FAMLYRESDEHCE SECTIONAL DISTRICT MAP: 11-$-10 is CITY OF SANTA ANA, CALIFORNIA Exhibit 9: 75A-42 SPECIFIC DEVELOPMENT PLAN NO. 92 Tiny Tim Plaza Mixed -Use Development SECTION 1— APPLICABILITY OF ORDINANCE The Specific Development zoning district No. 92 (SD -92) for the Tiny Tim Plaza Mixed -Use Redevelopment project site is authorized by Chapter 41, Division 26 Section 41-593 et seq. of the Santa Ana Municipal Code. SD No. 92 contains the specific standards and regulations contained in the residential district, as herein amended, for the purpose of establishing land use regulations and standards. All other applicable chapters, articles, and sections of the Santa Ana Municipal Code are in effect unless expressly superseded by regulations contained in this ordinance. SECTION 2—PURPOSE The Specific Development Plan No. 92 for the Tiny Tim Plaza development project consists of standards and regulations established for the purpose of protecting the health, safety, and general welfare of the people of the City of Santa Ana by promoting and enhancing the value of property and encouraging the orderly development of the property. Obiectives The objectives of the Tiny Tim Plaza development project specific development plan include provision of the following: Development of a 51 -unit, affordable, and family-oriented residential project in an area identified by the 2014-2021 Housing Element as an opportunity area for infill residential projects. 2. Promotion of the City's image as providing high-quality residential projects for individuals and families of all income groups. A clean and safe environment for the City's residents, workers, and visitors. 4. A visually harmonious development as viewed both internally and externally. Flexibility in development in response to market conditions while achieving overall City and community goals. SECTION 3 — Uses permitted in Specific Development No. 92 The following uses are permitted in the SD -92 district: (a) Fifty -51 (51) multiple -family dwelling units for affordable housing, including one (1) onsite manager's unit. SD No. 92 — Page 1 of 5 EXHIBIT 10 75A-43 (b) Ancillary onsite community -serving or social service uses. The lobby will be accessible 24-hour a day to residents and staff. (c) Home occupations, pursuant to Section 41-192.1 of the Santa Ana Municipal Code. (d) Any commercial use permitted by Section 41-377 of the Santa Ana Municipal Code. SECTION 3.5 — Ancillary Uses permitted in Specific Development No. 92 (a) Any ancillary spaces in the residential component intended as community spaces or community rooms shall be made available for short-term uses lasting fewer than one day (24 hours) for use by the residents of the project or the greater Santa Ana community. SECTION 4 — Uses subiect to a conditional use permit in Specific Development No. 92 (a) Childcare facilities caring for more than eight (8), but no more than fourteen (14) children. (b) Any commercial use requiring a conditional use permit permitted by Section 41- 377.5 of the Santa Ana Municipal Code. SECTION 5 — Maximum permitted floor area ratio (FAR) The maximum authorized building intensity for the Tiny Tim Plaza development project is a floor area ratio (FAR) of 1.05, including residential areas, community -serving areas (e.g., laundry room, office, gym and community room), parking garage and interior corridors, as well as commercial portions of the project site. SECTION 6 — Minimum lot area in Specific Development No. 92 The developable lot for the project shall have a minimum lot area of 2.33 acres. SECTION 7 — Minimum street frontage in Specific Development No. 92 Developable lots shall have a minimum street frontage of at least 100 feet. SECTION 8 — Building height in Specific Development No. 92 No structure shall exceed 45 feet in height, as measured from the lowest adjacent grade of a structure to the top of the structure. SECTION 9 — Development standards in Specific Development No. 92 SD No. 92 — Page 2 of 5 75A-44 The Tiny Tim Plaza development project shall be built as shown on the approved project plans included as attachments to the SD. The plans shall govern in the event there is a conflict between the SD with the project plans. In addition, the following standards are applicable to the project: (a) Setbacks. (1) A minimum setback of ten (10) feet shall be provided between the buildings and property line abutting City streets. (2) A minimum setback of five (5) feet shall be provided between any new single -level buildings and the interior property line(s). (3) A minimum setback of ten (10) feet shall be provided between any new buildings greater than one story and interior property line(s). (b) Parking. The minimum off-street parking requirements for the project are as follows: (1) 94 total parking spaces for the affordable residential component. (2) All commercial uses on the entire project site shall be parked at a rate of 1 space per 300 square feet of gross floor area. (3) Prior to occupancy a parking management plan shall be submitted to the Planning Division for review, identifying parking per unit, services provider parking and guest parking. The plan is subject to approval of the Planning Manager. (c) Pedestrian Walkways and Open Space. The project will provide a minimum of 25% open space available to the general public. The 25% shall be measured as a percentage of the gross site area (2223 and 2237 W. Fifth Street). (d) Landscaping Detailed landscaping, hardscape, and site furnishing plans shall be submitted to and be approved by the City of Santa Ana Planning Division prior to issuance of a building permit and installed as required in the approved plans. (1) Project Landscaping: a. Landscaping shall be compliant with the City of Santa Ana's Landscape Water Conservation Ordinance. b. All landscape areas shall have a fully automatic irrigation system (including spray or drip) as required by the City of Santa Landscape Water Conservation Ordinance. (2) All meters shall be appropriately screened from public view with trellis work and vines or hedge -type shrub, or be incorporated into the residential structure. SD No. 92 — Page 3 of 5 75A-45 (3) The residential building wall along the north and east elevations shall be planted with vines where appropriate. (4) Maintenance: All plant material shall be maintained per Section 41-609 of the Santa Ana Municipal Code. (e) Architectural and Project Design Features. (1) Exterior materials. Prior to building plan check the applicant shall submit revised architectural elevations with additional colors, materials, windows, or recessed areas to previously flat facades, subject to the review and approval of the Planning Manager. Exterior materials and finishes for the project shall comply with the approved materials board submitted for the project during building plan check. All trash enclosures and similar ancillary structures shall match the texture, material and color of the building. (2) Lighting standards/fixtures. The light fixtures are to integrate design elements of the building and landscape architecture. Lighting is to be designed to confine the direct rays of the artificial lighting within the boundaries of the development. Specifications of light standards/fixtures and photometrics plan shall be submitted to Planning Division for approval. (3) The project shall comply with all requirements of the Development Review Committee identified for Development Project (DP) No. 2016-47. (f) Mechanical Equipment, Appurtenances. and Conduits All mechanical equipment and all supporting appurtenances and conduits shall be screened from view within designated rooms, inside walls, behind parapets, or through a combination of landscape and hardscape materials. (g) Trash Enclosures Trash bins shall be stored in designated trash rooms. There shall be an onsite designated trash staging areas only be used on service days and the staging area and bins shall not disrupt vehicular use of the driveway. The minimum requirements needed to service the location shall be clearly indicated on the plans and subject to the approval of the Public Works Agency. (h) Easements Prior to the issuance of building permits all easements shall be relocated or quitclaim within the boundary of the project and building footprints. (i) Maintenance The property shall be maintained free for trash, debris and graffiti. Graffiti shall be removed within ten (10) days after its appearance in accordance with Section 10-227 of the Santa Ana Municipal Code. SD No. 92 — Page 4 of 5 75A-46 Q) Parcels and Lots Prior to issuance of building permits any and all lot line adjustments or voluntary lot mergers shall be recorded. SD No. 92 — Page 5 of 5 75A-47 The Draft Mitigated Negative Declaration (MND) and Technical Appendices are available at the following locations: Online: http://santa-ana.orq/pba/`planninglrinyTimPlaza.asp Paper Copies: Planning and Building Agency Planning Counter, First Floor 20 Civic Center Plaza Santa Ana, CA 92701 Santa Ana Public Library 26 Civic Center Plaza Santa Ana, CA 92701 EXHIBIT 11 75A-48 Exhibit 12 Resolution SEE CITY COUNCIL REQUEST FOR COUNCIL ACTION - EXHIBIT B 75A-49 Exhibit 13 Ordinance SEE CITY COUNCIL REQUEST FOR COUNCIL ACTION - EXHIBIT C 75A-50 RESOLUTION NO. 2017 -XX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING MITIGATED NEGATIVE DECLARATION, ENVIRONMENTAL REVIEW NO. 2016-165 AND GENERAL- PLAN AMENDMENT NO. 2017-02 FOR THE PROPERTIES LOCATED AT 2223 AND 2237 WEST FIFTH STREET 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. Community Development Partners (Applicant) is requesting approval of General Plan Amendment No. 2017-02 to amend the General Plan land use designation of the properties located at 2223. and 2237 West Fifth Street from Low -Density Residential (LR) and General Commercial (GC) to Urban Neighborhood (UN) and to update text portions of the City's Land Use Element to reflect this change in order to facilitate the construction of a 51 - unit affordable housing project on the 2.33 -acre properties. B. On August 30, 2017, pursuant to Senate Bill 18, the City mailed consultation letters to all tribes listed on the Native American Heritage Commission (NAHC) Tribal Consultation List. The consultation period has since concluded. C. On November 27, 2017, the Planning Commission of the City of Santa Ana held a duly noticed public hearing and voted to recommend that the City Council adopt a resolution adopting Mitigated Negative Declaration, Environmental Review No. 2016-165 and approving General Plan Amendment No. 2017-02. D. On December 19, 2017, the City Council of the City of Santa Ana held a duly noticed public hearing to consider all testimony, written and oral, related to General Plan Amendment No. 2017-02, at which time all persons wishing to testify were heard, the project was fully considered, and all other legal prerequisites to the adoption of this Resolution occurred. E. General Plan Amendment No. 2017-02 has been filed to amend the General Plan to change the land use designation of the properties at 2223 and 2237 West Fifth Street from Low -Density Residential (LR) and General Commercial (GC) to Urban Neighborhood (UN). Exhibit8 75A-51 1. The existing General Plan land use designations for the project site at 2223 and 2237 West Fifth Street are Low -Density Residential (LR) and General Commercial (GC), which allow single-family homes at a density up to seven (7) units per acre, or business and professional offices; retail and service establishments; recreational, cultural, and entertainment uses and vocational schools with a floor area ratio of 0.5. In order to facilitate the construction of a 51 -unit affordable housing project with a floor area ratio of 1.05, the land use designation needs to be changed to Urban Neighborhood (UN), which allows for a mix of residential uses and housing types, such as low- to mid -rise multiple family, townhouses, single family dwellings; with some opportunities for live -work, neighborhood serving retail and service, public space and use, and other amenities with a floor area ratio of 0.5 to 3.0. 2. The proposed project at 2223 and 2237 West Fifth Street will support several goals and policies of the General Plan. First, the project is consistent with Housing Element Goal 2, to create diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels, and age groups to foster an inclusive community. The project will provide fifty (50) affordable rental housing units and one (1) onsite manager's unit, which supports Housing Element Goal 3: Increased opportunities for low and moderate income individuals and families to find quality housing opportunities and afford a greater choice of rental or homeownership opportunities. The affordable housing project is in line with Housing Element Goal 4, to provide adequate rental and ownership housing opportunities and supportive services for seniors, people with disabilities, families with children, and people needing emergency, transitional, or supportive housing. Further, the project is consistent with several Housing Element policies; Policy HE -2.3 to encourage construction of rental housing for the city's residents and workforce; Policy HE -3.4 to support the provision of employment training, childcare services, rental assistance, youth services, and other community services that enable households to attain the greatest level of self-sufficiency and independence; and Policy HE -4.4 to support the provision of supportive services and service -enriched housing for persons with special needs, such as seniors, disabled people, homeless people, families, veterans and people with medical conditions. F. The City Council has weighed and balanced the General Plan's policies, both new and old, and has determined that based upon this balancing that General Plan Amendment No. 2017-02 is consistent with the purpose of the General Plan. Section 2. The City Council has reviewed and considered the information contained in the initial study and the mitigated negative declaration (MND)/Environmental Review No. 2016-165, prepared with respect to this project. The 75A-52 MND is posted to the City's website at: http:Hsanta ana org/pba/planning/documents/Initia IStudyandMNDandAppendicesfoMnvTimPlaza 11 .15.17.pdf and is also on file with the Planning and Building Agency. The City Council has, as a result of its consideration and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, an MND adequately addresses the expected environmental impacts of this project. On the basis of this review, the City Council finds that there is no evidence from which it can be fairly argued that the project will have a significant adverse effect on the environment. The City Council hereby certifies and approves the MND and directs that the Notice of Determination be prepared and filed with the County Clerk of the County of Orange in the manner required by law. Pursuant to Title XIV, California Code of Regulations (CCR) § 735.5(c)(1), the City Council has determined that, after considering the record as a whole, there is no evidence that the proposed Project will have the potential for any significant adverse effect on wildlife resources or the ecological habitat upon which wildlife resources depend. The proposed Project exists in an urban environment characterized by paved concrete, roadways; surrounding buildings and human activity. However, pursuant to Fish and Game Code § 711.2 and Title XIV, CCR § 735.5, the payment of Fish and Game Department filing fees in conjunction with this project is at the discretion of the State of California Department of Fish and Wildlife. Section 3. The City Council of the City of Santa Ana after conducting the public hearing hereby approves General Plan Amendment No. 2017-02. The amendments to the Land Use Element are attached hereto as Exhibit A and incorporated herein by this reference as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Council Action dated December 19, 2017, and exhibits attached hereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Section 4. This Resolution shall not be effective unless and until Ordinance No. NS- (AA No. 2017-03) becomes effective. If said ordinance is 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, then this resolution shall be null and void and have no further force and effect. Section 5. The Applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. 75A-53 Section 6. This decision rendered by the City Council of the City of Santa Ana is final and is subject to judicial review pursuant to California Code of Civil Procedure section 1094.6. The Planning and Building Agency shall give direct notice to the Applicant of the City Council's decisions and these findings. ADOPTED this 190 day of December 2017. Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney Lisa Storck Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2017 -XXX to be the original resolution adopted by the City Council of the City of Santa Ana on - , 2017: Date: Clerk of the Council City of Santa Ana 75A-54 EXHIBIT A City of Santa Ana General Plan Land Use Element 1998 City of Santa Ana Planning Division Adopted February 2, 1098 (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 (GFA 1997- 05): GPA 201742(pe (peas) GPA2GI001(Jaa T, 2)101 GPA 2004.01(AFW5,2005, aspassed by GPA 200009(may T. 2001) GPA 2017-01(Jure 20, 20M GPA 200842 (July 20.2609) Ne voters of Santa Anal GPA 2000-08(February 5. 2701) GPA 201U3(Febwry 21, 20171 GPA 200703(May 18,2W9) GPA 20" (JWy 19, 2004) GPA 20009 (Oecemeer 4, 2000) GPA 2018-02 (May 17, 2016) GPA 20MIjKtay 5, 2008) GPA 7004-08(JWy 6, 2004) GPA 200002(Navemter 20, 2000) GPA 2GI6-01(spot 19.2010 GPA 2604-09(February 2, 20G9) GPA 200102(Jae 16, 203) GPA 199902(October 18,1999) GPA 2015-03(Febuary2. 2016) GPA 2007�021Jana18, 2007), GPA 200001(Fehmoly 18.2003) GPA 199901.(Augmt 16, 1999) OFA 2014-02(OWaber21, 2014) GPA 2007-01 (March 19,2007) GPA2002-01(Septemter3,2002) GPA 199804(October 5. 1998) GPA2014-GI(Jmre3,20141 GPA 20MI(0clabor 2201%) GPA 2002-03(August19, 2602) GPA 199805(September 21, 19981 GPA 2011-03 (March 19. 2012) GPA 200MI(0ecem0ei 5.2005) GPA200143(Fetway 19. 2921 GPA 19M1 (May 4.1998) GPA 2011-02 (Jame 6. 2011) GPA 29502(October 17, 2005) GPA 2001-02 (January 7, 2002) LAND USE ELEMENT areas. To encourage a dynamic mixture ofresidential, 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, itis the City's policy to not allow upward rounding. The Land Use Plan is illustrated in Exhibit 2. Additional information concerning the Land Use Plan and the land use designations is provided in Table l (Land Use Development Intensity Standards), and in the Appendix. Urban Table 1 Densityltntensity Standards 11 du/acre 15 dulacre Other District Center (Midtown, MacArthur Place, etc.) 90 dWacre and FAR 1.0-2.0 Heritage District Center FAR 1.7 Downtown District Center FAR 3.0 Metra East District Center I FAR 3.0 Harbor Corridor Transit Zoning Cade Area/ First RM 8 FAR 3.0 Professional and Administrative Office (PAO) FAR 0.5-1.0 General Commercial (GC) FAR 0.5-1.0 One Broadwav Plaza District Center (OBPDC)' I FAR 2.9 Industrial FAR 0.5 h 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 regulators, and/or specific plan requirements. z The District Center and Urban Neighborhood land use designations permit both residential and non-residential development. ' Commercial Intensities may vary. Baseline FAR is 0.5. Specific areas agowing greater intensities are indicated in ExhibltA-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., CITY OF SANTA ANA GENERAL PLAN 75A-56 15 75A.57 !| � 9HpmKQ)■■(� @ 75A.57 6 � , 'n c o U) E C�a CL < 0 c co > Cl) SM: J., 92. If -,'"M, T - 75A -58 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 toots, and how they correlate with implementation of the City's land use goals. DEVELOPMENT INTENSITY STANDARDS Table A -I summarizes the development intensity standard for each of the 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 ExhibitA-3. The intensity standards in concert with the zoning and development standards regulate the massing, form and building size. Table A-1 du - dwelling unit, FAR - Roor area ratio Residential developmeta is not a permitted us a. CITY OF SANTA ANA GENERAL PLAN 75A-59 A-11 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 City6(. 57.7 6454 3 -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 I I units per acre. The land area included in this designation is approximately 420.6 acres. The great majority of the land designated as.Low-Medium Density Residential is located in die westerly portion of the City, north and south of First Street. Properties with this designation are typically characterized by mobile home parks, at 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. A total of 370.1 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 -fancily development projects. CITY OF SANTA ANA GENERAL PLAN 75A-60 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 882.3 883.2acres 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 ofthe Mid -town area which has an floor area ratio ofup to 1.0. One Broadway Plaza District Center is a separate land use designation as it has an F.A.R. of2.9, 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. CITY OF SANTA ANA GENERAL PLAN 75A-61 A-21 LAND USE ELEMENT The intensity standard for the Urban Neighborhood ranges from a floor area ration of 0.5 to 3.0; with residential density based on a combination of floor area ratio and coning development standards. A total of 279.1 ?-76.9-acres of land in the City arc 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 industrial in character, and includes those industrial districts in the southwestern, south central anti southeastern sections ofthe City. A total of 2,152.8 acres ofland 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 opportunitics for local residents, and generate municipal revenues for continued economic development As one of the County's oldest cities, Santa Ana has longbeen an industrial center forthe 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 ofapproximately five acres or more are designated as InstitutionaL The maximum applicable floor area ratio standard for this designation is OS. 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 1,015.8 acres are included in this land use designation. Ofthis total, 358 acres of publicpark land is included in this land use designation.. A -2J 75A-62 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 built) -out for residential land uses considered two scenarios. Effective build -out for residential development is calculated by adding the 41y5ti Ri,205—units possible in the areas designated as District Center and Urban Neighborhood to die existing 7{,588 units presently found in the City per Census 2000. Theoretical build -out for residential development considerer) 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 exisdag housing in the City, the effective build -out figure represents a more realistic estimate of future residential development. As indicated in TableA-9, 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 CITY OF SANTA ANA GENERAL PLAN 75A-63 A-33 LAND USE ELEMENT for commercial and industrial developments than that which is permitted under the General Plan. As indicated in Table A-4, between :35,382 oto 9:D,844 4rh6 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 of the character ofdevelopment. 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 inTableA-4,upto33,136.745334-56_ square feet ofcommercial office development, and 42,199,991 square feet of industrial development are possible under the effective capacity parameters ofLand Use Plan. A -3a 75A-64 CITY Of SANTA ANA GENERAL PLAN LAND USE ELEMENT Table A-4 Land Use Plan Buildout Capacities FAR=flourme ratio; d.u.=dwelling unit, s.I.=square feel (pt Boor area). Acreage shown In table does not Include mads In fight-gbway. t Effective capacity for non-residential development assumes development possible under the lower moot of FAA intensity standards with tate exception of the Metro East District Center. Transit \Allege District Center, Downtown District Center. Heritage District Center, and Urban Neighborhood areas. The Harbor Corridor District Center, Metra East District Center, Transit Village District Center, Downtown District Center, and Urban Neighborhood areas allow a range of Intensity for mixmm of residential and non-nesidendal development based co the zoning development standards. Residential effective capacity was calculated by adding the 2121 25624395 units possible in the District Center and Urban Neighborhood with the i ds8ng 74,588 (Cen4us 2000) housing units. a Land use designation pemtim beth residential and non-residential development Build -out assumes 90% of land area will be developed as commercial and 10% will be developed as residential; with the exception of Town and Canby Manor project Intended for continuum of care and housing seniors. I 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. CITY OF SANTA ANA GENERAL PLAN 75A-65 A-35 Inlensityl Effective Buildout' I Theoretical Land Use Buildout Eh=7 Low Density Residential LA -7 6 78-79 7 dulac 45 A^,20 d Low Medium Density Residential LMR -11 420.61 11 dulac 4,627 du Medium Density Residential MR -15 370.1 1 15 dWac 5,551 du Subtotal 72� m 95,844 du 55.382 de 7,246:6. 45;;20 din 55;39Ndu ME MOM Ss District Center t i Other' DCL62.5 11,855,583 s1i 3,017 du 23,764,534 sl! 3,017 du FAR 1.0-2.0 Heritage DC FAR 1.7 54,090 sf' 1,221 du 54,090 5 1,221 cur Downtown DC FAR 3.0 2;057,824 st 1,661tlu 2;057,824 el 1,661 tlu Metro East DC FAR 3.0 3,245,185 sl1 5,551 du 3,245,185sl 5,551 du Transit Village DC FAO 5.0 402,864 sl 2,761 du 402,864 s 2,761 du Harbor Corridor OC FAR 5.0 1,836,155 sft 2,029 du 1,836,155 s 2,029 du Urban Neighborhood UN 276.9 FAR 0.5-3.0 876 .545 s1 I 5 0. I6 du 876546s 5,016 in 9G9 65G.976 a i.965 it y yg6& 4966 -du 944.6 20.428.42 sl 21.2S6 do 32.237.371 s' 21,255 du Subtotal 442:3 20,407,959 61 24.295 of 3 a,. 24.205 Au Professional & Admin. Office PAO 614.2 FAA 0.5.1.0 13,376,406 sl 26,752,809 sf t General Commercial cc 9923 FAN o 19.217.147 sl 38.434.295 sl 963 .5-t.0 49239.6's88.14934 -, One Broadway Plaza District GO OBPDC 4.3 FAR 2.9 543,193 sl 543,193 at Subtotal 15508 33.136.745 s1 65.730297 sl a,so, 33 -65:759,93Fc1 y _ .£ Industrial IND 1 2,152.81 FAR OA5 42,199,991 at 42,199,991 st PAP x Initutionals INS 796.41 FAR 0.2-0.5 6,937,758 at it17,344,394 at Open Space OB 1,015.8 FAR 0.2 8,849,650 sf j 8,849,650 at Subtotal 1,812.1 15,787,407 at ` 26,194,044 sl FAR=flourme ratio; d.u.=dwelling unit, s.I.=square feel (pt Boor area). Acreage shown In table does not Include mads In fight-gbway. t Effective capacity for non-residential development assumes development possible under the lower moot of FAA intensity standards with tate exception of the Metro East District Center. Transit \Allege District Center, Downtown District Center. Heritage District Center, and Urban Neighborhood areas. The Harbor Corridor District Center, Metra East District Center, Transit Village District Center, Downtown District Center, and Urban Neighborhood areas allow a range of Intensity for mixmm of residential and non-nesidendal development based co the zoning development standards. Residential effective capacity was calculated by adding the 2121 25624395 units possible in the District Center and Urban Neighborhood with the i ds8ng 74,588 (Cen4us 2000) housing units. a Land use designation pemtim beth residential and non-residential development Build -out assumes 90% of land area will be developed as commercial and 10% will be developed as residential; with the exception of Town and Canby Manor project Intended for continuum of care and housing seniors. I 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. CITY OF SANTA ANA GENERAL PLAN 75A-65 A-35 75A-66 ORDINANCE NO. NS-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2017-03 REZONING THE PROPERTIES LOCATED AT 2223 AND 2237 WEST FIFTH STREET FROM SINGLE-FAMILY AND TWO-FAMILY RESIDENCE (R1/R2) TO SPECIFIC DEVELOPMENT (SD) NO. 92 (AA NO. 2017-03) AND ADOPTING SPECIFIC DEVELOPMENT NO. 92 (SD -92) FOR SAID PROPERTIES 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. Amendment Application No. 2017-03 has been filed with the City of Santa Ana to change the zoning designation of the parcels located at 2223 and 2237 West Fifth Street from Single -Family and Two -Family Residence (R1/R2) to Specific Development (SD) No. 92 zoning designation. B. The zoning designation of the Specific Development No. 92 (SD -92) would allow the development of a 51 -unit affordable rental residential community project and will bring the rezoned properties into consistency with the General Plan land use designation of Urban Neighborhood (UN). C. On November 27, 2017, the Planning Commission held a duly noticed public hearing and voted to recommend that the City Council adopt an ordinance approving Amendment Application No. 2017-03 which is consistent with the General Plan, as amended by General Plan Amendment No. 2017-02. D. The City Council has reviewed applicable general plan policies and has determined that this proposed rezoning is consistent with the purpose of the General Plan. E. The City Council, prior to taking action on this ordinance, held a duly noticed public hearing on December 19, 2017. F. The City Council also adopts as findings all facts presented in the Request for Council Action dated December 19, 2017 accompanying this matter. G. For these reasons, and each of them, Amendment Application No. 2017- 03 is hereby found and determined to be consistent with the intent and purpose of Chapter 41 of the Santa Ana Municipal Code, thus changing Exhibit Ordinance No. NS-XXXX Page 1 of 4 75A-67 the zoning district is found to be consistent with the General Plan of the City of Santa Ana and otherwise justified by the public necessity, convenience, and general welfare. Section 2. The Planning Commission of the City of Santa Ana recommends that the City Council adopt an ordinance rezoning the real properties located at 2223 and 2237 West Fifth Street from Single -Family and Two -Family Residence (R1/R2) to Specific Development No. 92 (AA No. 2017-03). Amended Sectional District Map number 11-5-10 showing the above described change in use district designation, is hereby attached hereto as Exhibit A and incorporated by this reference as though fully set forth herein. This recommendation is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Council Action dated December 19, 2017, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. Section 3. The City Council has reviewed and considered the information contained in the Mitigated Negative Declaration (Environmental Review No. 2016-165) prepared with respect to this project. The City Council has, as a result of its consideration of the record as a whole and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, Environmental Review No. 2016- 165 meets all the requirements of CEQA. Section 4. The real properties located at 2223 and 2237 West Fifth Street in Santa Ana are hereby reclassified from Single -Family and Two -Family Residence (R1/R2) to Specific Development No. 92 (SD -92). An amended Sectional District Map, showing the above described changes in use district designation, is hereby approved and attached hereto as Exhibit A and incorporated by this reference as though fully set forth herein. Section 5. Specific Development No. 92 (SD -92) attached hereto as Exhibit B and incorporated by this reference as though fully set forth herein is approved and adopted in its entirety. Section B. This ordinance shall not be effective unless and until Resolution No. 2017 -_(Environmental Review No. 2016-165 and General Plan Amendment No. 2017- 02) is adopted and becomes effective. If said resolution is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise does not go into effect for any reason, then this ordinance shall be null and void and have no further force and effect. Section 7. 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 the 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 Ordinance No. NS-XXXX Page 2 of 4 75A-68 sections, subsections, sentences, clauses, phrases or portions be declared invalid or unconstitutional. Section 8. The Applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. ADOPTED this day of 2017. Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho City (Atttoorney By: dG 1e— Lisa Storck Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers Ordinance No. NS-XXXX Page 3 of 4 75A-69 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- to be the original ordinance adopted by the City Council of the City of Santa Ana on 2017 and that said ordinance was published in accordance with the Charter of the City of Santa Ana. 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M1 LIGHTWDUSTRAL R4 SUBURBANAPARTMENT PLANNED RESIDENTIAL C2 GENERALCOMMERCIAL M2 HEAW WOUSTRAL RE RESIDENTIAL ESTATE -PRD DEVELOPMENT C4 PLANNED SHOPPING CENTER 0 OPEN SPACE SO SPECIFICOEVELOPMENT -HD2 HEIGHTDISTRICTI CS ARTER AL COMMERCIAL P PROFESSIONAL SP SPECIFICPLAN CR COMMERICAL RESIDENTIAL RI SINGLE-FAMLYRESIDENCE SECTIONAL DISTRICT MAP: ]1-5-]0 CITY OF SANTA ANA. CALIFORNIA 76"IT R1,A tAHIBI r SPECIFIC DEVELOPMENT PLAN NO. 92 Tiny Tim Plaza Mixed -Use Development SECTION I — APPLICABILITY OF ORDINANCE The Specific Development zoning district No. 92 (SD -92) for the Tiny Tim Plaza Mixed -Use Redevelopment project site is authorized by Chapter 41, Division 26 Section 41-593 et seq. of the Santa Ana Municipal Code. SD No. 92 contains the specific standards and regulations contained in the residential district, as herein amended, for the purpose of establishing land use regulations and standards. All other applicable chapters, articles, and sections of the Santa Ana Municipal Code are in effect unless expressly superseded by regulations contained in this ordinance. SECTION 2 — PURPOSE The Specific Development Plan No. 92 for the Tiny Tim Plaza development project consists of standards and regulations established for the purpose of protecting the health, safety, and general welfare of the people of the City of Santa Ana by promoting and enhancing the value of property and encouraging the orderly development of the property. The objectives of the Tiny Tim Plaza development project specific development plan include provision of the following: Development of a 51 -unit, affordable, and family-oriented residential project in an area identified by the 2014-2021 Housing Element as an opportunity area for infill residential projects. 2. Promotion of the City's image as providing high-quality residential projects for individuals and families of all income groups. 3. A clean and safe environment for the City's residents, workers, and visitors. 4. A visually harmonious development as viewed both internally and externally. 5. Flexibility in development in response to market conditions while achieving overall City and community, goals. SECTION 3 — Uses permitted in Specific Development No. 92 The following uses are permitted in the SD -92 district: (a) Fifty -51 (5 1) multiple -family dwelling units for affordable housing, including one (1) onsite manager's unit. SD No. 92 — Page 1 of 5 E1t (b) Ancillary onsite community -serving or social service uses. The lobby will be accessible 24-hour a day to residents and staff. (c) Home occupations, pursuant to Section 41-192.1 of the Santa Ana Municipal Code. (d) Any commercial use permitted by Section 41-377 of the Santa Ana Municipal Code. SECTION 3.5 — Ancillary Uses permitted in Specific Development No. 92 (a) Any ancillary spaces in the residential component intended as community spaces or community rooms shall be made available for short-term uses lasting fewer than one day (24 hours) for use by the residents of the project or the greater Santa Ana community. SECTION 4— Uses subject to a conditional use permit in Specific Development No 92 (a) Childcare facilities caring for more than eight (8), but no more than fourteen (14) children. (b) Any commercial use requiring a conditional use permit permitted by Section 41- 377.5 of the Santa Ana Municipal Code. SECTION 5 — Maximum permitted floor area ratio (FAR) The maximum authorized building intensity for the Tiny Tim Plaza development project is a floor area ratio (FAR) of 1.05, including residential areas, community -serving areas (e.g., laundry room, office, gym and community room), parking garage and interior corridors, as well as commercial portions of the project site. SECTION 6 — Minimum lot area in Specific Development No. 92 The developable lot for the project shall have a minimum lot area of 2.33 acres. SECTION 7— Minimum street frontage in Specific Development No 92 Developable lots shall have a minimum street frontage of at least 100 feet. SECTION 8 — Building height in Specific Development No. 92 No structure shall exceed 45 feet in height, as measured from the lowest adjacent grade of a structure to the top of the structure. SECTION 9 — Development standards in Specific Development No 92 SD No. 92 — Page 2 of 5 75A-73 The Tiny Tim Plaza development project shall be built as shown on the approved project plans included as attachments to the SD. The plans shall govern in the event there is a conflict between the SD with the project plans. In addition, the following standards are applicable to the project: (a) Setbacks. (l) A minimum setback of ten (10) feet shall be provided between the buildings and property line abutting City streets. (2) A minimum setback of five (5) feet shall be provided between any new single -level buildings and the interior property line(s). (3) A minimum setback of ten (10) feet shall be provided between any new buildings greater than one story and interior property line(s). (b) Parking. The minimum off-street parking requirements for the project are as follows: (l) 94 total parking spaces for the affordable residential component. (2) All commercial uses on the entire project site shall be parked at a rate of 1 space per 300 square feet of gross floor area. (3) Prior to occupancy a parking management plan shall be submitted to the Planning Division for review, identifying parking per unit, services provider parking and guest parking. The plan is subject to approval of the Planning Manager. (c) Pedestrian Walkways and Oven Space. The project will provide a minimum of 25% open space available to the general public. The 25% shall be measured as a percentage of the gross site area (2223 and 2237 W. Fifth Street). (d) Landscaping Detailed landscaping, hardscape, and site furnishing plans shall be submitted to and be approved by the City of Santa Ana Planning Division prior to issuance of a building permit and installed as required in the approved plans. (1) Project Landscaping: a. Landscaping shall be compliant with the City of Santa Ana's Landscape Water Conservation Ordinance. b. All landscape areas shall have a fully automatic irrigation system (including spray or drip) as required by the City of Santa Landscape Water Conservation Ordinance. (2) All meters shall be appropriately screened from public view with trellis work and vines or hedge -type shrub, or be incorporated into the residential structure. SD No. 92 — Page 3 of 5 75A-74 (3) The residential building wall along the north and east elevations shall be planted with vines where appropriate. (4) Maintenance: All plant material shall be maintained per Section 41-609 of the Santa Ana Municipal Code. (e) Architectural and Project Design Features (1) Exterior materials. Prior to building plan check the applicant shall submit revised architectural elevations with additional colors, materials, windows, or recessed areas to previously flat facades, subject to the review and approval of the Planning Manager. Exterior materials and finishes for the project shall comply with the approved materials board submitted for the project during building plan check. All trash enclosures and similar ancillary structures shall match the texture, material and color of the building. (2) Lighting standards/fixtures. The light fixtures are to integrate design elements of the building and landscape architecture. Lighting is to be designed to confine the direct rays of the artificial lighting within the boundaries of the development. Specifications of light standards/fixtures and photometrics plan shall be submitted to Planning Division for approval. (3) The project shall comply with all requirements of the Development Review Committee identified for Development Project (DP) No. 2016-47. (f) Mechanical Equipment. Anourtenances, and Conduits All mechanical equipment and all supporting appurtenances and conduits shall be screened from view within designated rooms, inside walls, behind parapets, or through a combination of landscape and hardscape materials. (g) Trash Enclosures Trash bins shall be stored in designated trash rooms. There shall be an onsite designated trash staging areas only be used on service days and the staging area and bins shall not disrupt vehicular use of the driveway. The minimum requirements needed to service the location shall be clearly indicated on the plans and subject to the approval of the Public Works Agency. (h) Easements Prior to the issuance of building permits all easements shall be relocated or quitclaim within the boundary of the project and building footprints. (i) Maintenance The property shall be maintained free for trash, debris and graffiti. Graffiti shall be removed within ten (10) days after its appearance in accordance with Section 10-227 of the Santa Ana Municipal Code. SD No. 92 — Page 4 of 5 75A-75 Q) Parcels and Lots Prior to issuance of building permits any and all lot line adjustments or voluntary lot mergers shall be recorded. SD No. 92 — Page 5 of 5 75A-76