Planning and Building Agency
www.santa-ana.org/pb
Item # 26
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Staff Report
May 5, 2026
TOPIC: Zoning Ordinance Amendment No. 2026-02 – Second Reading
AGENDA TITLE
Second Reading and Adoption of Zoning Ordinance Amendment (ZOA) No. 2026-02 – Bella Terra Residential Community and Temple Project (4006, 4010, and 4018 West Hazard Avenue)
First reading April 21, 2026, City Council Meeting and approved by a vote of 7-0.
RECOMMENDED ACTION
Conduct a second reading and adopt an ordinance approving Zoning Ordinance Amendment No. 2026-02.
ORDINANCE NO. NS-3094 entitled ZONING ORDINANCE AMENDMENT NO. 2026-01 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AN AMENDMENT TO SPECIFIC DEVELOPMENT NO. 53 (SD-53) TO UPDATE
RESIDENTIAL DEVELOPMENT STANDARDS AND ALLOW PLACES OF WORSHIP
SUBJECT TO APPROVAL OF A CONDITIONAL USE PERMIT FOR PROPERTY LOCATED AT 4006, 4010, AND 4018 WEST HAZARD AVENUE (APNS: 100-261-20, 100-261-19 AND 100-261-18)
GOVERNMENT CODE §84308 APPLIES: Yes
DISCUSSION
On April 21, 2026, the City Council adopted a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (SCH No. 2026010220) and approved, by resolution, Conditional Use Permit No. 2026-03 and Tentative Tract Map No. 2026-01 (County Map No. 19332), each subject to conditions. At the same meeting the Council also conducted a first reading of an ordinance, Zoning Ordinance Amendment No. 2026- 02, to amend Specific Development No. 53 (SD-53) for properties located at 4006, 4010, and 4018 West Hazard Avenue. The ordinance was approved unanimously and requires a second reading and adoption to become effective June 4, 2026.
A copy of the ordinance for second reading is attached to this Report as Exhibit 1.
ZOA No. 2026-02 Bella Terra Residential Community and Temple – Second Reading May 5, 2026
5 7
3 5
ENVIRONMENTAL IMPACT
A Mitigated Negative Declaration (MND) was prepared for the Project. No areas of significance or unavoidable impacts were determined to occur from the construction or operation of the proposed Project with the implementation of mitigation measures. The MND was available for public review and comment for 30 days as required by CEQA between January 12 and February 13, 2026. One comment was received from the Department of Toxic Substances Control concerning potential hazardous materials, building demolition, and imported soil management. A written response to the comment was prepared and incorporated into the environmental document.
The Project requires adoption of a Mitigation Monitoring and Reporting Program (MMRP), which will reduce all identified impacts to less than significant with implementation of the MMRP. Based on the environmental checklist form completed for the proposed project and supporting environmental analysis, the Project would have no impact or a less than significant impact on the following environmental issue areas: Aesthetics, Agriculture and Forestry Resources, Air Quality, Biological Resources, Energy, Greenhouse Gas Emissions, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Hazards and Hazardous Materials, Population and Housing, Public Services, Recreation, Transportation, Utilities and Service Systems, and Wildfire. The proposed project’s impacts on the following issue areas would be less than significant with the implementation of mitigation: Cultural Resources, Geology and Soils, Noise, Tribal Cultural Resources, and Mandatory Findings of Significance. All impacts would be less than significant after mitigation. The City’s final response to comment and MMRP document is provided in Exhibit 3. As of this printing, no additional comments or communications from the public have been received on the IS/MND. Based on this analysis, a Notice of Determination, Environmental Review No. 2023-40 will be filed for this project.
FISCAL IMPACT
There is no fiscal impact associated with this action.
EXHIBITS
1. Ordinance Approving AA No. 2026-02 for Second Reading
2. April 21, 2026 City Council Meeting Link
3. Final Initial Study and Mitigated Negative Declaration ( hyperlink) Submitted By: Ali Pezeshkpour, AICP, Executive Director, Planning and Building Agency
Approved By: Alvaro Nuñez, City Manager