Planning and Building Agency
www.santa-ana.org/planning-division/
Item # 26
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Staff Report
January 16, 2024
TOPIC: Vista Heritage Charter School (601 North Fairview Street)
AGENDA TITLE
Amendment Application No. 2023-04 and Zoning Ordinance Amendment No. 2023-03 for the expansion of Vista Heritage Charter School located at 601 North Fairview Street Published in the Orange County Reporter on January 5, 2024 and notices mailed on January 4, 2023.
RECOMMENDED ACTION
1. Approve first reading of an ordinance approving Amendment Application (Zone Change) No. 2023-04.
ORDINANCE NO. NS-XXXX entitled AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2023-04 AMENDING THE ZONING FOR THE PROPERTY LOCATED AT 601 NORTH FAIRVIEW STREET (APN: 405-241-04) FROM LIGHT INDUSTRIAL (M1) TO SPECIFIC DEVELOPMENT NO. 82 (SD-82)
2. Adopt first reading of an ordinance approving Zoning Ordinance Amendment (ZOA) No. 2023-03 as conditioned.
ORDINANCE NO. NS-XXXX entitled ZONING ORDINANCE AMENDMENT NO. 2023-03 – AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING SPECIFIC DEVELOPMENT NO. 82 (SD-82) TO EXPAND THE BOUNDARIES OF THE SD-82 AND TO AMEND VARIOUS SECTIONS OF THE SD-82 TO ALLOW FOR THE CREATION OF THREE (3) LAND USE
ZONES, NEW PERMITTED USES AND ANCILLARY USES, AND
ADMINISTRATIVE REQUIREMENTS FOR PROPERTY MAINTENANCE,
COVENANTS, CONDITIONS AND RESTRICTIONS (CC&RS) AND
RECIPROCAL PARKING AND ACCESS AGREEMENTS
3. Determine that, pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review per Section 15301 Existing Facilities (Class 1 – Existing Facilities) of the CEQA Guidelines
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and per Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the CEQA Guidelines.
EXECUTIVE SUMMARY
Collin Felch, representing Vista Heritage Charter Schools, is requesting approval of Amendment Application (Zone Change) No. 2023-04 and Zoning Ordinance Amendment (ZOA) No. 2023-03 to rezone 601 North Fairview Street (APN: 405-241-04) and expand the boundaries of Specific Development No. 82 (SD-82) to accommodate the conversion of an existing 5,837-square-foot industrial building into an administrative office building for Vista Charter School. Approval of the amendment application will allow the change for the zoning of the subject property from Light Industrial (M1) to SD-
82. Furthermore, the zoning ordinance amendment will expand the boundaries of SD-82, and allow Administrative Offices as a permitted use on Parcel 4, and Outdoor Play Areas as a permitted use ancillary to schools on Parcel 2. Staff is recommending approval of the requests subject to conditions of approval that will address any potential negative impacts on the neighboring land uses.
Moreover, staff is supporting the applicant’s request because the project complies with the General Plan goals and policies and with the applicable zoning district’s development standards. The proposed project seeks to preserve and improve the character and integrity of existing neighborhoods and districts through the promotion of a clean, safe, and creative environment.
Planning Commission Action and Background
At its regular meeting on December 11, 2023, the Planning Commission voted 6:0 (Commissioner Ramos absent) following a public hearing to recommend that the City Council adopt an ordinance approving Amendment Application No. 2023-04 and an ordinance approving Zoning Ordinance Amendment No. 2023-03.
GOVERNMENT CODE §84308 APPLIES: Yes
DISCUSSION
Project Description
The amendment application will allow the rezoning of the subject property from M1 to SD-82 and help facilitate the conversion of a 5,837-square-foot industrial building into an administrative office that will serve Vista Heritage Charter School. Furthermore, the proposed administrative office will serve as headquarters for Vista Heritage Charter School that will oversee a total of six charter schools and it will employ a total of ten individuals that are currently employed at different Vista Heritage Charter Schools. The SD-82 boundaries would be expanded to include the subject property (601 N. Fairview Street or Parcel 4 as illustrated on Exhibit 9), which is approximately 39,437 square feet and located north of the existing SD-82 zoning district, and adjacent to Fairview Street and the Pacific Electric right-of-way (ROW).
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As part of the overall scope of work, the applicant also proposes various site improvements at the subject site on Parcel 4, including improved landscape in the parking lot; a façade remodel to the existing 5,837-square-foot industrial building that is proposed to be converted into an office; construction of a new 2,297-square-foot garden; and new gates to enclose the garden. The new proposed garden will be located in the rear of the existing industrial building to be converted into an administrative office within a gated area and it will serve the Vista Heritage Charter School administrative office employees. Additionally, the building improvements for the converted office building will include façade modifications to create new glass windows and doors; removal of the garage doors; and the creation of new offices, conference rooms, reception area, storage rooms, and an employee breakroom. Furthermore, the scope of work includes improvements at the Vista Heritage Charter School location (2501 W.
Fifth Street or Parcel 2 as illustrated on Exhibit 9) for a new outdoor play area that totals 12,012 square feet and gates to enclose the play area. The existing indoor gym and office spaces will remain for indoor recreation and physical education for the students and administrative purposes, without any proposed changes. The outdoor play area will be located directly adjacent to Vista Heritage Charter School on the north side of the building and will serve as a play area for the school’s students during the school’s regular business hours. Lastly, the site improvements include a metal wire fence that will be installed by Orange County Transportation Authority (OCTA) along the north property line adjacent to the OC Street Car tracks.
At this time, there is no additional square footage being proposed. All the proposed improvements will fall within the existing building. The current student enrollment is 840 students and there is no expansion of student enrollment or school capacity proposed as part of the project.
Table 1: Project and Location Information
Item Information
Project Address and Council Ward 601 North Fairview Street – Ward 5 Nearest Intersection Fairview Street and Fifth Street
General Plan Designation Industrial/Flex-Medium (Flex-1.5) Existing Zoning Designation Light Industrial (M1)
Proposed Zoning Designation Specific Development No. 82 (SD-82) North Pacific Electric Right-of-Way (ROW)/OCTA
Streetcar and School District Offices
East Pacific Electric Right-of-Way (ROW)/OCTA
Streetcar
South Vista Heritage Charter School and Industrial
Businesses
Surrounding Land Uses
West Lydia Romero-Cruz Academy
Property Size 0.905 Acres (39,437 square feet)
Existing Site Development
The subject site contains a one-story, 5,837-square-foot building.
Existing Site Uses Auto repair uses to be converted into administrative uses.
Tenant Size 5,837 square feet
Use Permissions Amendment to allow Administrative Offices as a permitted use on Parcel 4, and Outdoor Play Areas as a permitted use
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ancillary to schools on Parcel 2, within the SD-82 and subject to operational standards.
Uses SAMC Section 41-593 and SD-82Zoning Code Sections Affected Operational Standards SAMC Section 41-593 and SD-82
Table 2: Development Standards
Standard Required by SAMC and SD-82 Provided
Permitted Uses Administrative Offices on Parcel
4; and Outdoor Play Areas as a
permitted use ancillary to
schools on Parcel 2
Complies: The administrative office
building is 5,837 square feet is
located on Parcel 4, and the Outdoor
Play Area is located on Parcel 2.
Walls and Screening Roof equipment shall be
screened.
Complies: New roof mounted
mechanical equipment will be
screened with a parapet wall.
Additionally, the line-of-sight
illustrates that the equipment will not
be visible to pedestrians in the new
vicinity.
Landscaping 10-foot wide landscape area is
required along north property
line and landscaped planter shall
meet the commercial landscape
standards
Complies: the site plan illustrates a
10-foot wide landscape area along
the north property line and landscape
planters that comply with commercial
landscape standards.
Parking Per previous entitlements, the
site must contain a minimum of
287 parking spaces.
Complies: The site plan illustrates 293
parking spaces.
Floor Area Ratio (FAR) 1.5 maximum Complies: 0.14 FAR
Project Background
On October 6, 2008, the City Council approved several entitlements for the Civic Center Business Park located at the northeast corner of Fifth Street and Fairview Street, including Amendment Application No. 2008-06 (Ordinance No. NS-2777). The amendment application allowed for a zone change of the business park site from M1 to SD-82. The request was initiated by the Templo Calvario Assembly of God Church, which at the time was proposing to expand their worship facilities by constructing a larger sanctuary at 2501 West Fifth Street. However, the specific development still allowed for the retention of the existing office, retail, and industrial uses operating in the business park, by allowing all uses within the Light Industrial (M1) zoning district.
Subsequently, on January 21, 2020, the City Council approved additional entitlements affecting the business park, including ZOA No. 2019-01 (Ordinance No. NS-2983), to allow school uses by right.
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Prior to the approval of ZOA No. 2019-01, school uses had been in operation at the business park. Specifically, Templo Calvario operated a preschool and kindergarten at 2609 West Fifth Street since the 1990s. In 2003, the Edward B. Cole Senior Academy occupied the site until it relocated to another Santa Ana location in 2010. From 2011 to 2015, Templo Calvario once again operated a school at this location. In 2015, Vista Heritage Charter School took over operations at the site. In 2019, Vista Heritage Charter School expanded their 6-8th grade operation located at 2609 W. Fifth Street to include kindergarten through 5th grades within two adjacent suites, pursuant to approval of ZOA No. 2019-01, which also allowed an increase in student enrollment and school operations. Currently, Vista Heritage Charter School occupies approximately 66,000 square feet of building space and accommodates a maximum of 870 students, at 2601 through 2617 West Fifth Street.
Project Analysis
The proposed project aims to achieve two primary objectives. First, the zoning ordinance amendment is seeking to expand the boundaries of SD-82 and allow an Administrative Office use on Parcel 4, and an Outdoor Play Areas on Parcel 2, as an ancillary use to the Vista Heritage Charter School. Second, the amendment application intends to amend the zoning map by rezoning the subject property from M1 to SD-82.
The following sections of this report provides analysis for the proposed action item and the basis for staff’s recommendation of approval for the project.
Zoning Ordinance Amendment
Pursuant to SAMC Section 41-593.1, the purpose and intent of a specific development (SD) designation is to provide a tailored and flexible zoning approach to address specific and exceptional circumstances associated with certain parcels, while protecting and promoting the public health, safety, and general welfare of the City and its residents. These circumstances may include unique characteristics, historical significance, or specific community needs that deviate from the standard zoning regulations. Moreover, SD designations protect and enhance the value of properties by encouraging the use of good design principles and concepts; encouraging, securing, and maintaining the orderly and harmonious appearance, attractiveness, and aesthetic development; providing a method whereby specific development plans are based on the general plan; and by recognizing the interdependence of land values and aesthetics and providing a method to implement interdependence.
For this specific proposal, the applicant is proposing to amend the SD-82 document to allow Administrative Offices as a permitted use on Parcel 4 and Outdoor Play Areas on Parcel 2, ancillary to the existing school. In response to this application, staff is proposing that SD-82 be revised pursuant to Table 3 below:
Table 3: Permitted Uses and Operational Standards for SD-82
REQUIREMENT ISSUE AND PROPOSED AMENDMENT
STANDARDS: Issue:
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Circulation and Parking
Management Plan
School traffic may conflict with local traffic patterns and adjacent uses. In primarily industrial districts, like SD-82, the impacts could be particularly severe.
Proposed Amendment:
The school prepared a Circulation and Parking Management Plan (“Plan”) that was reviewed as part of the Development Project Review (DP) that was submitted in February of 2023. The Plan takes into account the parking, onsite circulation, drop off, and pick up. The Plan identifies how the school buses will pick-up and drop-off students within the front parking lot. The Plan is designed to accommodate the existing school population and to ensure that there is no vehicle queuing off-site or conflicts with the adjacent industrial buildings to the north and west of the site. Future modifications to the Plan may require a traffic analysis to demonstrate compliance. Lastly, at this time, the project does not propose an increase in student enrollment or additional square footage.
Physical Education
Activity Area Standards
Issue:
Noise resulting from physical education or after-school sports activities can impact adjacent residents or tenants.
Proposed Amendment:
Physical education activity areas shall be designed so that their use does not disturb the commercial or industrial uses during regular business hours and residential uses between the hours of 8 p.m. and 7 a.m. As proposed, the physical education activities will be relocated to a designated gated area located directly adjacent to the existing school. In addition, the school’s regular hours are Monday through Friday from 8:30 a.m. to 3:00 p.m. Outdoor activities will not take place outside of the school’s regular hours. Furthermore, the noise sources are typically intermittent and short in duration. Additionally, the impact of noise diminishes significantly with distance from its origin. The sensitive receptors (residential zones and land uses) are situated approximately 200 feet away. Therefore, the proposed Outdoor Play Area’s generated noise would not adversely affect these sensitive receptors.
Administrative Offices Issue:
The administrative office may increase parking demand and traffic generation of the entire site.
Proposed Amendment:
The proposed change of use is not expected to impact the parking demand on-site due to specific parking requirements. The administrative office requires three (3) parking spaces per 1,000 square feet; whereas, the auto-repair businesses required five (5) parking spaces per 1,000 square feet. Additionally, the administrative office will only be employing a total of ten (10) individuals and the total increase in trip generation during peak hours is not significant enough to trigger concerns.
Maximum Student
Enrollment
Issue:
Number of students can dictate the level of impact on adjacent uses. More students mean more cars or buses picking up or dropping off students, more children on the playground, and more noise.
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Proposed Amendment:
The proposed number of students will not increase. The number of student enrollment will remain at a maximum of 870 students. This enrollment cap will remain in the SD document.
Industrial Uses Issue:
The current list of permitted uses in SD-82 contains various industrial uses, which are no longer consistent with the General Plan land use designation and the designated focus area. The Flex-1.5 land use designation encourages industrial uses that do not produce significant air pollutants including office-industrial flex spaces, small-scale clean manufacturing, research and development, among other uses. Moreover, the focus area is intended to transition a group of auto-oriented neighborhoods and institutions into a series of transit-oriented neighborhoods that support and benefit from future streetcar stops.
Proposed Amendment:
The proposed amendment will update the list of permissible uses per zone to establish consistency with the Flex-1.5 General Plan land use designation and the focus area.
Amendment Application
Currently, the site to the south of 601 N. Fairview Street is zoned SD-82, and the proposed rezoning intends to align the subject site with the existing development to the south.
Within the SD-82 regulations, permissible uses encompass industrial, school, and church uses. Expanding the SD-82 boundaries will accommodate additional administrative office use at 601 N. Fairview Street. This zoning adjustment aims to repurpose the existing industrial building, historically serving as an auto-repair business, into an administrative office space.
Under the current M1 zoning, only up to 30% of the gross floor area can be allocated for administrative office use. The proposed rezoning, coupled with amendments to the SD- 82 regulations, seeks to enable the existing building's operation as an administrative office without constraint, limited to Parcel 4. More importantly, the rezoning is not anticipated to exacerbate traffic flow, parking demands, or noise impacts. As detailed in Table 3, the proposed rezoning is projected to address and mitigate any potential adverse effects on the surrounding community.
General Plan Consistency
The proposed zoning amendment advances the vision for the subject site’s General Plan Focus Area and will bring the site into alignment and compliance with the General Plan through reducing and eliminating traditional heavy industrial and noxious uses currently allowable on the properties. The property is located in the West Santa Ana Boulevard Focus Area and is designated as Industrial/Flex-Low (Flex-1.5). This Focus Area envisions a mixed-use corridor with a goal of transitioning out existing auto- Vista Heritage Charter School (601 North Fairview Street) January 16, 2024
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oriented and traditional industrial uses to clean manufacturing and research and development uses, and live-work maker spaces that are compatible and can coexist with residential and other sensitive land uses such as schools, churches, and recreation facilities.
In addition, the approval of the subject project will be consistent with the General Plan land use designation and the designated focus area. The Flex-1.5 land use designation encourages a myriad of industrial uses that do not produce significant air pollutants including office-industrial flex spaces, small-scale clean manufacturing, research and development, among other uses. Furthermore, the West Santa Ana Boulevard Focus Area is intended to transition a group of auto-oriented neighborhoods and institutions into a series of transit-oriented neighborhoods that support and benefit from future streetcar stops. In order to accomplish the goals of the General Plan, the focus area promotes infill development while respecting established neighborhoods and providing buffers from industrial to residential neighborhoods. The proposed project will create a buffer from industrial uses to residential by changing the use of an auto-repair building into an office space. Additionally, the proposed project proposes landscape improvements and a community garden that will further act as buffers and accomplish the goals of the General Plan.
Moreover, the approval of the proposed applications will be consistent with the goals and policies of the General Plan, specifically Goals 1, 2, and 3 of the Land Use Element (LU). Goal 1 of the LU provides a land use plan that improves the quality of life and respects the existing community. Policy 1-8 encourages new development to provide a new community benefit. The change of use from auto-repair to office will provide a benefit to the community by reducing the noise, fumes, and waste that stem from auto- repair-like businesses. Additionally, the outdoor play area for the school will allow the school to offer their students a space for recreational purposed within their business hours. Goal 2 of the LU seeks a balance of land uses to meet Santa Ana’s diverse needs. Policy 2-6 promotes rehabilitation of properties and encourages increased levels of capital investment to create a safe and attractive environment. Approval of the amendment application and the zoning ordinance amendment will promote the rehabilitation of the existing building with a new façade and site improvements. Goal 3 of the LU seeks to preserve and improve the character and integrity of existing neighborhoods and districts. Policy 3-7 promotes a clean, safe, and creative environment for Santa Ana’s residential, workers, and visitors. Approval of the project will promote a clean, safe, and creative environment for Santa Ana’s residents by reducing hazardous waste produced by auto repair businesses, enhancing the architecture of the existing building, and enhancing the site by introducing new landscape.
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Covenants, Conditions, and Restrictions
During the development review phase of the project, the City obtained information concerning the Covenants, Conditions, and Restrictions (CC&Rs) governing both Parcel 2 and Parcel 4 illustrated in Exhibit 9. These CC&Rs outline potential use restrictions that could impact these parcels. However, these stipulations do not hinder the City's authority to proceed with the intended rezoning and revising of the SD-82 text.
Furthermore, the text of SD-82 requires the update and clarification of these CC&Rs, mandating their refinement and subsequent submission to the City before permit issuance.
Public Notification and Community Outreach
Project notifications were posted, published, and mailed in accordance with City and State regulations for both the Planning Commission and the City Council public hearing.
At the time this report was printed, no issues of concern were raised regarding the proposed development.
In addition to the above noticing, the project was subject to the City’s Sunshine Ordinance (Ordinance No. NS-3040) requiring two meetings to facilitate early public participation. The first community meeting was held March 6, 2023. Eleven members of the community attended and posted questions relating to on-site traffic circulation, the outdoor play area, the location of the proposed fences, and parking concerns. The second community meeting was held May 15, 2023, during which 10 members of the community attended and expressed that the site plan did not address the traffic circulation concerns raised previously. Materials from the two required community meetings are included with this report as Exhibit 8, and all materials were published to the project’s webpage on the City’s website at santa-ana.org/vista-charter-school/.
Additional Outreach
The applicant organized an additional meeting on May 23, 2023, with stakeholders, City staff, and Orange County Transportation Authority (OCTA) staff to discuss the parking requirements of Parcel 2 and Parcel 4 listed in the CC&Rs and optional overflow parking not listed in the CC&Rs for Templo Calvario. Moreover, on November 3 and November 15, the applicant met with various stakeholders to discuss the proposed site plan, parking requirements, and clarification on the CC&Rs limitations. The purpose of the meetings was to ensure ongoing communication about the steps and substance needed in order to revise the CC&Rs to reflect the current project, should the requested entitlements be approved.
ENVIRONMENTAL IMPACT
Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review per Section 15301 Existing Facilities (Class 1 – Existing Facilities) of the CEQA Guidelines and per Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the CEQA Guidelines.
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Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use as determined by the lead agency. The subject project is proposing the change of use of an existing industrial building that was previously used for an auto repair business to be used for administrative office purposes.
Additionally, the project is exempt from further review per Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the CEQA Guidelines.
The environmental review contained in Exhibit 7 has been prepared, and peer reviewed by a qualified CEQA consultant hired by the City, to assess the potential for the proposed project to result in environmental effects and whether the proposed project qualified for an exemption under Section 15183 of the CEQA Guidelines. Moreover, the analysis evaluated whether the potential environmental impacts are addressed in the City of Santa Ana General Plan Update Final Recirculated Program Environmental Impact Report (GPU EIR). Specifically, the analysis evaluates the change of use of the existing 5,837-square-foot building from auto-repair to administrative office and site improvements that include new landscaping, façade remodel, and new outdoor areas for the office and the school.
CEQA Guidelines Section 15183 allows a streamlined environmental review process for projects that are consistent with the densities established by existing zoning, community plan, or general plan policies for which an EIR was certified and does not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.
Moreover, projects that are consistent with the densities and use characteristics considered by the GPU EIR may qualify for the CEQA Guidelines Section 15183 Exemption process. This exemption process may be used when a project meets the following conditions:
a) The project is consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified. b) There are no project specific effects which are peculiar to the project or its site. c) There are no project specific impacts which the prior EIR failed to analyze as significant effects.
d) There are no potentially significant off-site and/or cumulative impacts which the prior EIR failed to evaluate.
e) There is no substantial new information which results in more severe impacts than anticipated by the prior EIR.
The GPU was adopted, and the GPU EIR certified, in April 2022 (State Clearinghouse Number 2020029087); the GPU went into effect on May 26, 2022. Any decision by the City affecting land use and development must be consistent with the GPU. The GPU EIR evaluates the potential environmental effects associated with implementation of the GPU and addresses appropriate and feasible mitigation measures that would minimize Vista Heritage Charter School (601 North Fairview Street) January 16, 2024
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or eliminate these impacts. Pursuant to Section 15183(i)(2) of the CEQA Guidelines, a project is consistent with the GPU if the development density does not exceed what was contemplated and analyzed for the parcel(s) in the certified GPU EIR and complies with the associated standards applicable to that development density. Development density standards can include the number of dwelling units per acre, the number of people in a given area, floor area ratio (FAR), and other measures of building intensity, building height, size limitations, and use restrictions.
The GPU identifies that the Interim Development Standard for the FLEX-1.5 area are those development standards outlined for the M1 zoning designation. The M1 zone provides for a variety of light industrial uses, including warehousing, manufacture, assembly, machine shops, wholesale businesses, and ancillary uses such as office uses that do not exceed thirty (30) percent of the gross floor area. The Project would result in a FAR of 0.14, which is within the projections of the GPU EIR, which evaluated a density of 1.5 FAR on the site. The GPU EIR adequately anticipated and analyzed the impacts of this Project, identified applicable mitigation measures necessary to reduce impacts of the Project, and the Project implements the applicable mitigation measures.
The Project, therefore, qualifies for an exemption from additional environmental review as set forth in State CEQA Guidelines Section 15183. The full exemption analysis is provided as Exhibit 7 of this report. Based on this analysis, a Notice of Exemption, Environmental Review No. 2023-40 will be filed for this project.
ECONOMIC AND FISCAL IMPACTS
To date, the proposed project has generated a total of 156 temporary employment opportunities, including environmental engineers, environmental remediation technicians, demolition crew, architects, engineers, development consultants, and an attorney. Additionally, the new administrative office will create ten permanent employment positions. Moreover, the applicant will pay approximately $46,235 in entitlement, plan check, and permit fees.
There is no fiscal impact associated with this action.
EXHIBIT(S)
1. Amendment Application Ordinance
2. Zoning Ordinance Amendment Ordinance
3. Vicinity Zoning and Aerial Map
4. Site Photo
5. Full Project Plans
6. Renderings
7. Environmental Analysis and Exemption
8. Community Meetings Documents
9. Parcel Map in Recording No. 86-284222
10.Planning Commission Agenda Packet with Public Comments Vista Heritage Charter School (601 North Fairview Street) January 16, 2024
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Submitted By: Minh Thai, Executive Director of the Planning and Building Agency Approved By: Tom Hatch, Interim City Manager