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HomeMy WebLinkAbout05-13-19_AGENDA PACKETPLANNING COMMISSION AGENDA May 13, 2019 Minh Thai Executive Director CITY OF SANTA ANA PLANNING COMMISSION REGULAR MEETING AGENDA MAY 13, 2019 5:30 P.M. COUNCIL CHAMBER 22 Civic Center Plaza Santa Ana, California MARK McLOUGHLIN Chair, Citywide Representative CYNTHIA CONTRERAS-LEO Vice Chair, Ward 5 Representative ERIC ALDERETE Ward 1 Representative FELIX RIVERA Ward 2 Representative KENNETH NGUYEN Ward 3 Representative DAVID BENAVIDES Ward 4 Representative ANGIE CANO Ward 6 Representative The Planning Commission Agenda can be found online at https://www.santa-ana.org/cc/city-meetings Si tiene preguntas en español, favor de llamar a Narcee Perez al (714) 667-2260. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Tony Lai số (714) 565-2627. Prior to the meeting: If you wish to submit a comment on any item on the Agenda, please submit to eComments@santa-ana.org by 1:00 p.m. the day of the meeting; emails received after said time will not be distributed to the Commission but will be on file for public viewing the day after the meeting. During the meeting: If you wish to comment on any item on the Agenda, please complete and submit a Request to Speak form to the Commission Secretary before the agenda item is considered. Request to Speak forms will be available at the meeting. Members of the public will be allotted 3 minutes to speak, unless additional time is granted by the Chairperson. Request to Speak shall not be accepted after the public comment session begins without permission of the Chairperson. If you need special assistance to participate in this Planning Commission meeting, please contact Michael Ortiz, ADA Program Coordinator, at (714) 647-5624. Please call prior to the meeting date, to allow the City time to make reasonable arrangements for accessibility to this meeting [Americans with Disabilities Act, Title II, 28 CFR 35.102]. Lisa E. Storck Legal Counsel Candida Neal, AICP Planning Manager Sarah Bernal Recording Secretary PLANNING COMMISSION AGENDA May 13, 2019 Basic Planning Commission Meeting Information Five-Year Strategic Plan (2014-2019): Vision, Mission and Guiding Principles - The City of Santa Ana is committed to achieving a shared vision for the organization and its community. The vision, mission and guiding principles (values) are the result of a thoughtful and inclusive process designed to set the City and organization on a course that meets the challenges of today and tomorrow. Vision - The dynamic center of Orange County which is acclaimed for our: •Investment in youth •Safe and healthy community •Neighborhood pride •Thriving economic climate •Enriched and diverse culture •Quality government services Mission – “To deliver efficient public services in partnership with our community which ensures public safety, a prosperous economic environment, opportunities for our youth, and a high quality of life for residents.” Guiding Principles - •Collaboration •Efficiency •Equity •Excellence •Fiscal Responsibility •Innovation •Transparency Strategic Plan Goals/Objectives/Strategies: Goal 1 - Community Safety Goal 2 - Youth, Education, Recreation Goal 3 - Economic Development Goal 4 - City Financial Stability Goal 5 - Community Health, Livability, Engagement & Sustainability Goal 6 - Community Facilities & Infrastructure Goal 7 - Team Santa Ana Planning Commission: The Santa Ana Planning Commission consists of seven residents of the city who are appointed by Santa Ana City Councilmembers. The Commission meets regularly on the second and fourth Monday of each month in the Council Chamber located at 22 Civic Center Plaza, Santa Ana, CA 92701. Meetings begin at 5:30 p.m., unless otherwise noted. The Planning Commission is responsible for providing input to the City Council on long-range planning. Santa Ana’s long-range planning goals are embodied in the General Plan. The General Plan and the amendments to it are reviewed by the Planning Commission and adopted by the City Council. The General Plan is implemented through the City’s development regulations. The Planning Commission has the authority to approve or deny applications concerning development within the City. The category of applications includes Tentative Tract Maps, Conditional Use Permits, Minor Exceptions, and Variances. The Planning Commission also makes recommendations to the City Council on all applications for amendments to Zoning and the General Plan. Agenda An agenda is provided for each Planning Commission meeting. The Planning Commission agenda is posted on the posting boards outside the Civic Center entrance and Council Chamber. Meeting agendas and approved minutes are kept current on the City website at www.santa- ana.org/cc/city-meetings. The items on the agenda are arranged in four categories: Consent Calendar: These are relatively minor in nature, do not have any outstanding issues or concerns, and do not require a public hearing. All consent calendar items are considered by the Commission as one item and a single vote is taken for their approval, unless an item is pulled from the consent calendar for individual discussion. There is no public discussion of consent calendar items unless requested by the Commission. Public Hearings: This category is for case applications that require, by law, a hearing open to public comment because of the discretionary nature of the request. Public hearings are formally conducted and public input/testimony is requested at a specific time. This is your opportunity to speak on the item(s) that concern you. Public Hearing Procedure: The Planning Commission will follow the following procedure for all items listed as public hearing items: 1. The Chairman will ask for presentation of the staff report; 2. The Commission will have the opportunity to question staff in order to clarify any specific points; 3. The applicant and the project representative will be allowed to make a presentation; 4. The public hearing will be opened; 5. Members of the audience will be allowed to speak, for a maximum of 3 minutes per speaker; 6. The applicant will be given an opportunity to respond to comments made by the audience; 7. The public hearing will be closed; and 8. Discussion of the proposal will return to the Commission with formal action taken to approve, conditionally approve, deny, or continue review of the application. Business Items: Items in this category are general in nature and may require Commission action. Public input may be received at the request of the Commission. See information for Speaker’s Card/Request to Speak on the first page. Work Study Session: Items in this category are generally items requiring discussion. No action will be taken. Persons wishing to speak regarding Work Study Session matters should file a "Request to Speak" form with the Recording Secretary. Staff Reports: Staff reports can be downloaded from the City’s website at https://www.santa-ana.org/cc/city-meetings If you have any questions regarding any item of business on the agenda for this meeting, or any of the staff reports or other documentation relating to any agenda item, please contact the Planning and Building Agency at 714-667-2732. Appeals: The formal action by the Planning Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-644 or 41-645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission’s action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. Submittal of information for dissemination or presentation Written Materials/Handouts: Any member of the public who desires to submit documentation in hard copy form may do so prior to the meeting or at the time he/she addresses the Planning Commission. Please provide 15 copies of the information to be submitted and file with the Recording Secretary at the time of arrival to the meeting. This information will be disseminated to the Planning Commission at the time testimony is given. Large Displays/Maps/Renderings: Any member of the public who desires to display freestanding large displays or renderings in conjunction with their public testimony is asked to notify the Planning and Building Agency at 714- 667-2732 no later than noon on the day of the scheduled meeting. Electronic Documents/Audio-Visuals: Any member of the public who desires to display information electronically in conjunction with their public testimony is asked to submit the information to the Planning and Building Agency at 714-667-2732 no later than noon on the day of the scheduled meeting. Code of Ethics and Conduct: The people of the City of Santa Ana, at an election held on February 5, 2008, approved an amendment to the City Charter which established the Code of Ethics and Conduct for elected officials and members of appointed boards, commissions, and committees to assure public confidence. A copy of the City’s Code can be found on the Clerk of the Council’s webpage. The following are the core values expressed: Integrity · Honesty · Responsibility · Fairness · Accountability · Respect · Efficiency Senate Bill 343: As required by Senate Bill 343, any non-confidential writings or documents provided to a majority of the Planning Commission members regarding any item on this agenda will be made available for public inspection in the Planning & Building Agency during normal business hours. Planning Commission Agenda 1 May 13, 2019 CITY OF SANTA ANA PLANNING COMMISSION MEETING AGENDA CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS - At this time the members of the public may address the Planning Commission regarding any non-agenda items within the subject matter jurisdiction of the Commission. Members of the public will be allotted 3 minutes to speak, unless additional time is granted by the Chairperson. Request to Speak shall not be accepted after the public comment session begins without permission of the Chairperson. No action may be taken on non-agenda items unless authorized by law. RECOMMENDED ACTION: Approve staff recommendation on the following Consent Calendar Item: A-B. ADMINISTRATIVE MATTERS A. MINUTES FROM THE REGULAR MEETING OF APRIL 22, 2019 {STRATEGIC PLAN NO. 5, 1} RECOMMENDED ACTION: Approve Minutes. B. EXCUSED ABSENCES RECOMMENDED ACTION: Excuse absent commission members. * * * END OF CONSENT CALENDAR * ** CONSENT CALENDAR All matters listed under the Consent Calendar are considered routine by the Planning Commission. These items will be enacted by one motion without discussion unless otherwise directed by the Chairperson. Persons wishing to speak reg arding Consent Calendar matters should file a "Request to Speak" form with the Recording Secretary. Members of the public will be allotted 3 minutes to speak, unless additional time is granted by the Chairperson. Request to Speak shall not be accepted afte r the public comment session begins without permission of the Chairperson. Planning Commission Agenda 2 May 13, 2019 BUSINESS CALENDAR All matters listed under the Business Calendar are generally items requiring discussion and action. Persons wishing to speak regarding Business Calendar matters should file a "Request to Speak" form with the Recording Secretary. Members of the public will be allotted 3 minutes to speak, unless additional time is granted by the Chairperson. Request to Speak shall not be accepted after the public comment session begins without permission of the Chairperson. PUBLIC HEARINGS 1. CONDITIONAL USE PERMIT NO. 2019-13 TO ALLOW DRIVE-THROUGH WINDOW SERVICE, CONDITIONAL USE PERMIT NO. 2019-14 TO ALLOW AFTER-HOURS OPERATIONS, AND 2019-17 TO ALLOW WALK-UP WINDOW SERVICE FOR A NEW RESTAURANT (IN-N-OUT BURGERS) LOCATED AT 815 NORTH BRISTOL STREET IN THE BRISTOL STREET CORRIDOR SPECIFIC PLAN (SP-1) ZONE – IN-N-OUT BURGER, APPLICANT {STRATEGIC PLAN NO 5,4}. Ivan Orozco, Case Planner. In accordance with the California Quality Environmental Act (CEQA), the proposed project is exempt from further review pursuant CEQA Guidelines Section 15302, Class 2, Replacement or Reconstruction. This exemption applies if the new structure will be located on the same site as the structured replaced and will have substantially the same purpose and capacity as the structured replaced. Categorical Exemption ER No. 2018-43 will be filed for this project. Legal notice published in the Orange County Reporter on May 3, 2019 and notices mailed on May 2, 2019. Staff has requested the matter be continued. RECOMMENDED ACTIONS: Continue the matter until May 28, 2019 2. REGIONAL PLANNED SIGN PROGRAM NO. 2018-01 AS CONDITIONED TO ALLOW THE CONSTRUCTION OF A VARIETY OF TEMPORARY AND PERMANENT SIGNS AT THE EXISTING DISCOVERY CUBE OF ORANGE COUNTY LOCATED AT 2500 NORTH MAIN STREET IN THE SPECIFIC DEVELOPMENT NO. 65 (SD-65) ZONE – DISCOVERY CUBE OF ORANGE COUNTY, APPLICANT {STRATEGIC PLAN NO. 3, 2}. Vince Fregoso, Case Planner. In accordance with the California Environmental Quality Act (CEQA), the proposed project is exempt from further review pursuant to Section 15311 of the CEQA Guidelines because the proposed project does not have potential to cause a significant effect on the environment. Categorical Exemption ER No. 2019-33 will be filed for this project. Legal notice published in the Orange County Reporter on March 29, 2019 and notices mailed on March 29, 2019. Due to cancellation of the April 8 meeting, matter was carried forward to April 22. On April 22, matter was continued to May 13 by a vote of (5:0, Alderete & Nguyen absent). Note: Decision on this matter is final unless appealed within 10 days of the decision by any interested party or group. RECOMMENDED ACTION: Adopt the following resolution of approval. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING REGIONAL PLANNED SIGN PROGRAM NO. 2018-01 AS CONDITIONED FOR Planning Commission Agenda 3 May 13, 2019 THE DISCOVERY CUBE OF ORANGE COUNTY DEVELOPMENT LOCATED AT 2500 NORTH MAIN STREET. 3. GENERAL PLAN AMENDMENT NO. 2019-01 TO AMEND THE GENERAL PLAN LAND USE DESIGNATION FROM LOW -DENSITY RESIDENTIAL (LR) TO URBAN NEIGHBORHOOD (UN) AND TO UPDATE TEXT PORTIONS OF THE CITY’S LAND USE ELEMENT TO REFLECT THIS CHANGE, AND AMENDMENT APPLICATION NO. 2019-01 TO REZONE FROM SINGLE-FAMILY RESIDENTIAL (R-1) TO SPECIFIC DEVELOPMENT NO. 94 (SD-94) IN ORDER TO FACILITATE THE CONSTRUCTION OF A 226-UNIT MULTIPLE FAMILY RESIDENTIAL COMMUNITY LOCATED AT 651 WEST SUNFLOWER AVENUE– LEGACY PARTNERS, APPLICANT {STRATEGIC PLAN NO. 3, 2}. Ivan Orozco and Ali Pezeshkpour, Case Planners. In accordance with the California Quality Environmental Act (CEQA), a Mitigated Negative Declaration (MND), Environmental Review No. 2018-75 was prepared for the project to analyze the potential impacts of the project and identify measures to mitigate the environmental effects. No areas of significant impact were determined from the construction or operation of the proposed project with the implementation of mitigation measures for transportation, construction, vibrations, noise, and tribal resources. Legal notice published in the Orange County Register on April 12, 2019 and notices mailed on April 12, 2019. On April 22, matter was continued to May 13 by a vote of (5:0, Alderete & Nguyen absent). Note: Decision on this matter will be forwarded to City Council for final determination. RECOMMENDED ACTIONS: Adopt the following resolution. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA RECOMMENDING TO THE CITY COUNCIL APPROVAL/ADOPTION OF THE FOLLOWING: (1) MITIGATED NEGATIVE DECLARATION (ENVIRONMENTAL REVIEW NO. 2018-75) AND A MITIGATION MONITORING AND REPORTING PROGRAM; (2) GENERAL PLAN AMENDMENT NO. 2019-01 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM LOW -DENSITY RESIDENTIAL TO URBAN NEIGHBORHOOD; AND (3) AMENDMENT APPLICATION NO. 2019-01 TO REDESIGNATE THE ZONING DISTRICT FROM SINGLE- FAMILY RESIDENCE TO SPECIFIC DEVELOPMENT NO. 94 FOR THE PROJECT LOCATED AT 651 WEST SUNFLOWER AVENUE 4. MITIGATED NEGATIVE DECLARATION NO. 2015-14, GENERAL PLAN AMENDMENT NO. 2017-03, TENTATIVE TRACT MAP NO. 2017-04, AND VARIANCE NO. 2017-10 TO ALLOW THE CONSTRUCTION OF 17 RESIDENTIAL TOWNHOMES LOCATED AT 3025 AND 3109 WEST EDINGER AVENUE IN THE TWO-FAMILY RESIDENTIAL (R-2) ZONING DISTRICT – HAPHAN GROUP INC., APPLICANT {STRATEGIC PLAN NO. 3, 2}. Selena Kelaher, Case Planner. In accordance with the California Quality Environmental Act (CEQA), a Mitigated Negative Declaration (MND), Environmental Review No. 2015-14 was prepared for the project to analyze the potential impacts of the project and identify measures to mitigate the environmental effects. No areas of significant impact were determined from the construction or operation of the proposed project with the implementation of a mitigation measure for noise. Legal noticed published in the Orange County Reporter on March 15, 2019 and notices mailed on March 15, 2019. Matter continued from March 25 to April 8 by a vote of 7:0; matter carried Planning Commission Agenda 4 May 13, 2019 forward to April 22 due to the cancellation of the April 8 meeting. On April 22, matter was continued to May 13 by a vote of (5:0, Alderete & Nguyen absent). Note: Recommendation will be forwarded to the City Council for final determination. RECOMMENDED ACTIONS: Adopt the following resolution. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA RECOMMENDING TO THE CITY COUNCIL APPROVAL/ADOPTION OF THE FOLLOWING: (1) MITIGATED NEGATIVE DECLARATION (ENVIRONMENTAL REVIEW NO. 2015-14) AND A MITIGATION MONITORING AND REPORTING PROGRAM; (2) GENERAL PLAN AMENDMENT NO. 2017-03; (3) TENTATIVE TRACT MAP NO. 2017-04; AND (4) VARIANCE NO. 2017-10 FOR THE TOWNHOME PROJECT LOCATED AT 3025 AND 3109 WEST EDINGER AVENUE RECOMMENDING THAT CITY COUNCIL 5. APPEAL NO. 2019-01 OF MINOR EXCEPTION NO. 2019-02 TO ALLOW AN INCREASE IN THE HEIGHT OF THE FRONT YARD FENCE FROM THREE FEET TO FOUR FEET FOR THE PROPERTY LOCATED AT 1105 S. FLINTRIDGE DRIVE IN THE SINGLE-FAMILY RESIDENTIAL (R-1) ZONE – JIMMY LY, APPELLANT {STRATEGIC PLAN NO 5,4}. Vince Fregoso, Case Planner. In accordance with the California Environmental Quality Act (CEQA), the proposed project is exempt from further review pursuant to Section 15061 (b)(3) of the CEQA Guidelines because the proposed project does not have potential to cause a significant effect on the environment. Categorical Exemption ER No. 2019-26 will be filed for this project. Legal notice published in the Orange County Reporter on May 3, 2019 and notices mailed on May 2, 2019. Note: Decision on this matter is final unless appeal within 10 days. RECOMMENDED ACTIONS: Review and select one of the following options. Option 1: Adopt the following resolution UPHOLDING DENIAL OF THE 4-FOOT FENCE. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA DENYING APPEAL NO. 2019-01 AND AFFIRMING THE DECISION OF THE ZONING ADMINISTRATOR TO DENY MINOR EXCEPTION 2019-02 FOR A FOUR-FOOT-HIGH FRONT YARD FENCE AT THE PROPERTY LOCATED AT 1105 SOUTH FLINTRIDGE DRIVE; OR Option 2: Adopt the following resolution APPROVING OF THE 4-FOOT FENCE. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING APPEAL NO. 2019-01 OVERTURNING THE DECISION OF THE ZONING ADMINISTRATOR AND GRANTING MINOR EXCEPTION NO. 2019-02 AS CONDITIONED TO ALLOW A FOUR-FOOT-HIGH FRONT YARD FENCE AT THE PROPERTY LOCATED AT 1105 SOUTH FLINTRIDGE DRIVE 6. AMENDMENT APPLICATION NO. 2019-02 TO CHANGE THE ZONING DESIGNATION FROM LIGHT MANUFACTURING (M-1) TO GENERAL COMMERCIAL (C-2), CONDITIONAL USE PERMIT NO. 2019-12 TO ALLOW AFTER-HOUR OPERATIONS, AND VARIANCE NO. Planning Commission Agenda 5 May 13, 2019 2019-01 TO ALLOW AN ADDITIONAL MONUMENT SIGN FOR THE PROPERTY LOCATED AT 1904 W. FIRST STREET (7-ELEVEN) IN THE LIGHT INDUSTRIAL (M-1) ZONE – FIEDLER GROUP, REPRESENTING 7-ELEVEN, INC., APPLICANT {STRATEGIC PLAN NO 5,4}. Jerry Guevara Case Planner. In accordance with the California Quality Environmental Act (CEQA), a Mitigated Negative Declaration (MND), Environmental Review No. 2017-140 was prepared for the project. The MND concluded that the project would have a less than significant environmental impact with implementation of mitigation measures. Mitigation measures are included to address biological resources, geology and soils, noise, transportation, hazards, and hazardous materials. Legal notice published in the Orange County Reporter on May 3, 2019 and notices mailed on May 2, 2019. Note: Recommendation will be forwarded to the City Council for final determination. RECOMMENDED ACTIONS: Adopt the following resolution. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA RECOMMENDING TO THE CITY COUNCIL APPROVAL/ADOPTION OF THE FOLLOWING: (1) MITIGATED NEGATIVE DECLARATION (ENVIRONMENTAL REVIEW NO. 2017-140) AND A MITIGATION MONITORING AND REPORTING PROGRAM; (2) AMENDMENT APPLICATION NO. 2019-2019-02; (3) CONDITIONAL USE PERMIT NO. 2019-12; AND (4) VARIANCE NO. 2019-02 FOR THE PROJECT LOCATED AT 1904 WEST FIRST STREET 7. ADDENDUM TO THE ENVIRONMENT IMPACT REPORT FOR THE FASHION SQUARE COMMERCIAL CENTER PROJECT (SCH NO. 1983021103) AND RE-ADOPTION OF A MITIGATION MONITORING AND REPORTING PROGRAM, AMENDMENT APPLICATION NO. 2018-04 TO CHANGE THE ZONING DESIGNATION FROM GENERAL COMMERCIAL (C-2) TO SPECIFIC PLAN NO. 4 (SP-4), TENTATIVE PARCEL MAP NO. 2018-01 TO SUBDIVIDE THE SITE INTO 10 PARCELS; AND DEVELOPMENT AGREEMENT NO. 2018- 02 TO ALLOW MIXED-USE DEVELOPMENT AT MAINPLACE MALL WITH COMMERCIAL, OFFICE, HOTEL, AND RESIDENTIAL USES LOCATED AT 2800 N. MAIN STREET IN THE GENERAL COMMERCIAL (C-2) ZONE – MAINPLACE SHOPPINGTOWN, LLC., APPLICANT {STRATEGIC PLAN NO 5,4}. Ali Pezeshkpour, Case Planner. In accordance with the California Quality Environmental Act (CEQA) Guidelines Section 15162, the City has determined that an Addendum to the previously certified 1983 Environmental Impact Report (EIR) for the Fashion Square Project is the appropriate form of review for this project. Legal notice published in the Orange County Reporter on May 3, 2019 and notices mailed on May 2, 2019. Note: Recommendation will be forwarded to the City Council for final determination. RECOMMENDED ACTIONS: Adopt the following resolution. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AND RECOMMENDING TO THE CITY COUNCIL APPROVAL/ADOPTION OF THE FOLLOWING: (1) ADOPTING AN ADDENDUM TO THE ENVIRONMENTAL IMPACT REPORT FOR THE FASHION SQUARE COMMERCIAL CENTER PROJECT (SCH NO. 1983021103) AND RE- Planning Commission Agenda 6 May 13, 2019 ADOPTION OF A MITIGATION MONITORING AND REPORTING PROGRAM, (2) AMENDMENT APPLICATION NO. 2018-04; (3) DEVELOPMENT AGREEMENT NO. 2018- 02; AND (4) TENTATIVE PARCEL MAP NO. 2019-01 FOR THE PROJECT LOCATED AT 2800 N. MAIN STREET 8. ZONING ORDINANCE AMENDMENT NO. 2019-03 TO AMEND SEVERAL SECTIONS OF THE TRANSIT ZONING CODE (SD NO. 84) INCLUDING MODIFICATION TO HEIGHT, MASSING, OPEN SPACE LOCATION, DRIVEWAY STANDARDS, LOT DIMENSIONS AND AMENDING VARIOUS OPTIONS TO SATISFY REQUIRED PARKING – CITY OF SANTA ANA., APPLICANT {STRATEGIC PLAN NO 5,4}. Ali Pezeshkpour, Selena Kelaher and Pedro Gomez, Case Planners. In accordance with California Quality Environmental Act (CEQA), the proposed project is exempt from further review pursuant to Section 15061(b)(3) of the CEQA Guidelines as it can be seen with certainty that there is no impact on the environment. Legal notice published in the Orange County Reporter on May 3, 2019 and notices mailed on May 2, 2019. Note: Recommendation will be forwarded to the City Council for final determination. RECOMMENDED ACTIONS: Adopt the following resolution. A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF SANTA ANA ADOPT AN ORDINANCE AMENDING SECTIONS 41-2010, 41-2011, 41-2012, 41-2013, 41-2014, 41-2015, 41-2022, 41-2023, AND 41-2024 OF THE SANTA ANA MUNICIPAL CODE IN THE TRANSIT ZONING CODE/SPECIFIC DEVELOPMENT (SD) NO. 84 ZONING DISTRICT TO MODIFY HEIGHT, MASSING, OPEN SPACE LOCATION, DRIVEWAY STANDARDS, LOT DIMENSIONS AND AMENDING VARIOUS OPTIONS TO SATISFY REQUIRED PARKING IN THE URBAN CENTER DISTRICT * * * END OF BUSINESS CALENDAR * * * COMMENTS 9. STAFF COMMENTS 10. COMMISSION MEMBER COMMENTS ADJOURNMENT – In observance of Memorial Day no meeting will be held on May 27. The next regular meeting will be held on Tuesday, May 28, 2019 at 5:30 p.m. in Council Chamber, 22 Civic Center Plaza, Santa Ana, California. Planning Commission Agenda 7 May 13, 2019 FUTURE AGENDA ITEMS  815 N. Bristol (In n Out)_ CUP  Adoption of Local CEQA Guidelines  Group Home Ordinance  General Plan Update (Maps)  Legislative Updates This page left blank intentionally. ACTION MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA, CALIFORNIA April 22, 2019 CALLED TO ORDER COUNCIL CHAMBER 22 CIVIC CENTER PLAZA SANTA ANA, CALIFORNIA 5:44 P.M. ATTENDANCE COMMISSIONERS Present: DAVID BENAVIDES (arrived at 6:30 p.m.) ANGIE CANO CYNTHIA CONTRERAS-LEO, Vice Chair MARK MCLOUGHLIN, Chair FELIX RIVERA COMMISSIONERS Absent: ERIC ALDERETE KENNETH NGUYEN PLANNING & BUILDING AGENCY STAFF Present: MINH THAI, Executive Director CANDIDA NEAL, Planning Manager VINCE FREGOSO, Principal Planner LISA STORCK, Assistant City Attorney LAURA ANDRIL, Acting Recording Secretary PLEDGE OF ALLEGIANCE PUBLIC COMMENTS (on non-agenda items): None. CONSENT CALENDAR A. MINUTES FROM THE REGULAR MEETING OF MARCH 25, 2019 MOTION: Approve Minutes. MOTION: Leo SECOND: Rivera VOTE: AYES: Cano, Contreras-Leo, McLoughlin, Rivera (4) NOES: None (0) ABSTAIN: None (0) ABSENT: Alderete, Benavides and Nguyen (3) B. EXCUSED ABSENCES A-1 MOTION: Excuse absent Commissioners: Alderete, Benavides, Nguyen (3) MOTION: Leo SECOND: Cano VOTE: AYES: Cano, Contreras-Leo, McLoughlin, Rivera (4) NOES: None (0) ABSTAIN: None (0) ABSENT: Alderete, Benavides and Nguyen (3) * * * END OF CONSENT CALENDAR * ** BUSINESS CALENDAR ITEMS RESOLUTIONS 1. FISCAL YEAR 2018-2019 CAPITAL IMPROVEMENT PROGRAM Kenny Nguyen, Public Works Agency, provided a staff presentation. The following individual submitted a written comment. • Lisandro Orozco MOTION: Adopt a resolution. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA FINDING THE FISCAL YEAR 2019-2020 CAPITAL IMPROVEMENT PROGRAM CONSISTENT WITH THE SANTA ANA GENERAL PLAN MOTION: Cano SECOND: Contreras-Leo VOTE: AYES: Cano, Contreras-Leo, McLoughlin, Rivera (4) NOES: None (0) ABSTAIN: None (0) ABSENT: Alderete, Benavides and Nguyen (3) A-2 PUBLIC HEARINGS *Item No. 6 considered out of order. 6. GENERAL PLAN AMENDMENT NO. 2019-01 TO AMEND THE GENERAL PLAN LAND USE DESIGNATION FROM LOW -DENSITY RESIDENTIAL (LR) TO URBAN NEIGHBORHOOD (UN) AND TO UPDATE TEXT PORTIONS OF THE CITY’S LAND USE ELEMENT TO REFLECT THIS CHANGE, AND AMENDMENT APPLICATION NO. 2019-01 TO REZONE FROM SINGLE-FAMILY RESIDENTIAL (R-1) TO SPECIFIC DEVELOPMENT NO. 94 (SD-94) IN ORDER TO FACILITATE THE CONSTRUCTION OF A 226-UNIT MULTIPLE FAMILY RESIDENTIAL COMMUNITY LOCATED AT 651 WEST SUNFLOWER AVENUE– LEGACY PARTNERS, APPLICANT Vice Chair Contreras-Leo and Commissioners Cano and Rivera disclosed that they met with the applicant to review the project. Chair McLoughlin disclosed that he was contacted via text by the applicant. Staff requested the matter be continued; a letter received from legal firm regarding the project that requires further review. Chair McLouhglin opened the Public Hearing The following individuals submitted written comments. • Diane Pritchett, South Coast Metro Alliance • Shawn Lawrence • Emily Benedick, Lakes Costa Mesa Association • Paul Julian • Orin Williams, Santa Ana Unified School District • Richard Drury, Supporters’ Alliance for Environmental Responsibility The following individuals spoke in support. • Tammy Frias • Alex Vallejo • Terry Miller • Laura Miller • Carissa Ortega • Fred Balarezo • Zoe Miller • Jen Aguini • Victor Rodriguez • Tim O’Brian, representing Legacy Partners. Also provided letters of support from Santa Ana Unified School District. • Brandon Johnson The following individuals spoke in opposition. A-3 • Judy Edge The following individual made a general comment. • Boris Gresely, representing the Carpenters/Contractors Cooperation Committee. There were no other comments and the Public Hearing was continued. MOTION: Continue the matter until May 13, 2019 MOTION: Rivera SECOND: Contreras-Leo VOTE: AYES: Cano, Contreras-Leo, McLoughlin, Rivera (4) NOES: None (0) ABSTAIN: None (0) ABSENT: Alderete, Benavides, Nguyen (3) 2. ZONING ORDINANCE AMENDMENT NO. 2019-02 TO AMEND SEVERAL SECTIONS OF CHAPTER 41 OF THE SANTA ANA MUNICIPAL CODE TO DEFINE AND ESTABLISH REGULATIONS TO ADDRESS GROUP LIVING FACILITIES CITYWIDE – CITY OF SANTA ANA, APPLICANT Staff requested the matter be continued to a date uncertain. MOTION: Continue the matter to a date uncertain. MOTION: Leo SECOND: Rivera VOTE: AYES: Benavides, Cano, Contreras-Leo, McLoughlin, Rivera (5) NOES: None (0) ABSTAIN: None (0) ABSENT: Alderete , Nguyen (2) 3. MITIGATED NEGATIVE DECLARATION NO. 2015-14, GENERAL PLAN AMENDMENT NO. 2017-03, TRACT MAP NO. 2017-04, AND VARIANCE NO. 2017- 10 TO ALLOW THE CONSTRUCTION OF 18 RESIDENTIAL TOWNHOMES LOCATED AT 3025 WEST EDINGER AVENUE IN THE LOW DENSITY RESIDENTIAL (LR-7) ZONING DISTRICT – HAPHAN GROUP INC. AND THE CITY OF SANTA ANA, APPLICANTS Staff requested the matter be continued to a later date. MOTION: Continue the matter until May 13, 2019 A-4 MOTION: Rivera SECOND: Benavides VOTE: AYES: Benavides, Cano, Contreras-Leo, McLoughlin, Rivera (5) NOES: None (0) ABSTAIN: None (0) ABSENT: Alderete, Nguyen (2) 4. REGIONAL PLANNED SIGN PROGRAM NO. 2018-01 AS CONDITIONED TO ALLOW THE CONSTRUCTION OF A VARIETY OF TEMPORARY AND PERMANENT SIGNS AT THE EXISTING DISCOVERY CUBE OF ORANGE COUNTY DEVELOPMENT LOCATED AT 2500 NORTH MAIN STREET IN THE SPECIFIC DEVELOPMENT NO. 65 (SD-65) ZONE – DISCOVERY CUBE OF ORANGE COUNTY, APPLICANT Applicant requested the matter be continued. MOTION: Continue the matter until May 13, 2019. MOTION: Benavides SECOND: Leo VOTE: AYES: Benavides, Cano, Contreras-Leo, McLoughlin, Rivera (5) NOES: None (0) ABSTAIN: None (0) ABSENT: Alderete, Nguyen (2) 5. CONDITIONAL USE PERMIT NO. 2019-10 AS CONDITIONED TO ALLOW THE SALE OF DISTILLED SPIRTS FOR ON PREMISE CONSUMPTION, AND CONDITIONAL USE PERMIT NO. 2019-11 TO ALLOW AFTER-HOURS OPERATION UNTIL 2:00 A.M. FOR AN EXISTING RESTAURANT (MARISCOS HECTOR #1) LOCATED AT 1801 SOUTH MAIN STREET, UNITS D AND E IN THE SOUTH MAIN COMMERCIAL DISTRICT (C-SM) ZONE – MARISICOS HECTOR #1 RESTAURANT, APPLICANT Case Planner Fregoso presented the staff report. Commission discussion ensued. The applicant spoke in support of the matter. Chair McLoughlin opened the Public Hearing. The following individuals spoke support. • Jose Perez A-5 • Jose Bacerra • Bernie Emmerich • Juan Tariffa • Jose Tariffa • Javier Espinoza • Jose Gonzalez • Juan Acevedo • Joaquin Mejia • Arthur Newton • Blaz Perez • Mark (last name not provided) The following individuals spoke in opposition. • Angie Gomez • Ramona Sevilla • Richard Santana • Irma Jauregui There were no other speakers and the Public Hearing was closed. Commissioner Cano and Rivera requested the matter be continued for two weeks. Discussion ensued regarding a City organized meeting between the applicant and the neighborhood association. MOTIONS: Continue Conditional Use Permit No. 2019-11 until October 28, 2019 and Continue Conditional Use Permit No. 2019-10 to a date uncertain to allow staff, the applicant, and the neighborhood an opportunity to meet. MOTION: Contreras- Leo SECOND: Benavides VOTE: AYES: Benavides, Cano, Contreras-Leo, McLoughlin, Rivera (5) NOES: None (0) ABSTAIN: None (0) ABSENT: Alderete, Nguyen (2) ***END OF BUSINESS CALENDAR*** COMMENTS 7. STAFF COMMENTS: None. A-6 8. COMMISSION MEMBER COMMENTS: • Chair McLoughlin requested notification of Sunshine meetings; also requested printed copy of staff’s presentation. 7:45 P.M. ADJOURNMENT – The next meeting will be held on May 13, 2019 at 5:30 p.m. in the Council Chamber, 22 Civic Center Plaza, Santa Ana, California. Minutes prepared by Sarah Bernal, Recording Secretary A-7 This page left blank intentionally. A-8 2-1 2-2 2-3 2-4 2-5 2-6 2-7 This page left blank intentionally. 2-8 2-9 2-10 2-11 2-12 2-13 2-14 2-15 This page left blank intentionally. 2-16 2-17 2-18 2-19 2-20 2-21 2-22 2-23 2-24 2-25 2-26 2-27 2-28 3-1 3-2 3-3 3-4 3-5 3-6 3-7 3-8 3-9 3-10 3-11 3-12 3-13 3-14 3-15 This page left blank intentionally. 3-16 3-17 3-18 3-19 3-20 3-21 3-22 3-23 This page left blank intentionally. 3-24 3-25 3-26 3-27 3-28 3-29 3-30 3-31 This page left blank intentionally. 3-32 3-33 3-34 3-35 3-36 3-37 3-38 3-39 3-40 3-41 3-42 3-43 3-44 3-45 3-46 3-47 3-48 3-49 This page left blank intentionally. 3-50 3-51 3-52 3-53 3-54 3-55 3-56 3-57 3-58 3-59 3-60 3-61 3-62 3-63 3-64 3-65 3-66 3-67 3-68 3-69 3-70 4-1 4-2 4-3 4-4 4-5 4-6 4-7 4-8 4-9 This page left blank intentionally. 4-10 4-11 4-12 4-13 4-14 4-15 This page left blank intentionally. 4-16 4-17 4-18 4-19 4-20 4-21 4-22 4-23 This page left blank intentionally. 4-24 4-25 4-26 4-27 4-28 4-29 4-30 4-31 4-32 4-33 4-34 4-35 4-36 4-37 4-38 4-39 4-40 4-41 4-42 4-43 4-44 4-45 4-46 4-47 4-48 4-49 4-50 4-51 4-52 4-53 4-54 4-55 4-56 4-57 4-58 4-59 4-60 5-1 5-2 5-3 5-4 5-5 5-6 5-7 5-8 5-9 5-10 5-11 5-12 5-13 5-14 5-15 5-16 5-17 5-18 5-19 5-20 5-21 5-22 5-23 5-24 6-1 6-2 6-3 6-4 6-5 6-6 6-7 6-8 6-9 6-10 6-11 6-12 6-13 6-14 6-15 6-16 6-17 6-18 6-19 6-20 6-21 6-22 6-23 6-24 6-25 6-26 6-27 6-28 6-29 6-30 6-31 6-32 6-33 6-34 6-35 6-36 6-37 6-38 6-39 6-40 EXHIBIT 1 6-41 LS 5.13.19 RESOLUTION NO. 2019-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF SANTA ANA: (1) ADOPT A RESOLUTION ADOPTING AND APPROVING MITIGATED NEGATIVE DECLARATION AND MONITORING AND REPORTING PROGRAM (ENVIRONMENTAL REVIEW NO. 2017-140); (2) ADOPT AN ORDINANCE APPROVING AMENDMENT APPLICATION NO. 2019-02; (3) ADOPT A RESOLUTION APPROVING CONDITIONAL USE PERMIT NO. 2019-12 AS CONDITIONED; AND (4) ADOPT A RESOLUTION APPROVING VARIANCE NO. 2019-01 AS CONDITIONED FOR THE PROJECT LOCATED AT 1904 W. FIRST STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Ben Steckler with Fiedler Group, representing 7-Eleven, Inc. (“Applicant”), has filed an Amendment Application (AA) to change the zoning of the property from Light Industrial (M-1) to General Commercial (C-2) to facilitate the construction of a new 2,480-square-foot convenience store (7-Eleven) with an 810-square-foot gas station canopy with two fuels pumps that would accommodate up to four vehicles at a time at 1904 West First Street. Additionally, the request includes approval of a conditional use permit (CUP) to allow the convenience store to operate 24-hours and a variance (VA) to allow one additional monument sign on-site. B. In addition, the City of Santa Ana is proposing to amend the zoning designation of 1910 West First Street, 1916 West First Street, and 1901 West Walnut Street from Light Industrial (M1) to General Commercial (C2) and 2002 West First Street from Community Commercial (C1) to General Commercial (C2). C. On May 13, 2019, the Planning Commission of the City of Santa Ana held a duly noticed public hearing. During its deliberations, all interested persons were given full opportunity to be heard and present evidence, and the Planning Commission considered the environmental analysis and mitigation measures described in the draft Mitigation Negative Declaration, Environmental Review No. 2017-140. 6-42 D. The Planning Commission has reviewed the information presented in the Request for Planning Commission Action staff report dated May 13, 2019, including any and all attachments therein. E. As part of the recommended action, the City Council will take actions on the following: (1) Resolution adopting and approving Mitigated Negative Declaration and Monitoring and Reporting Program, Environmental Review No. 2017-140, attached and included herein as Exhibit A; (2) Ordinance approving Amendment Application No. 2019-02, attached and include herein as Exhibit B; (3) Resolution approving Conditional Use Permit No. 2019-12 as conditioned, attached and included herein as Exhibit C; and (4) Resolution approving Variance No. 2019-01 as conditioned, attached and included herein as Exhibit D. Section 2. The Planning Commission has independently reviewed and analyzed the draft Mitigation Negative Declaration. The draft Mitigated Negative Declaration is included as Attachment 10 to the Request for Planning Commission Action for the project dated May 13, 2019. Pursuant to CEQA Guidelines Section 15074(a), the Planning Commission considered the analysis and conclusion of the MND as well as the mitigations outlined in the Mitigation Monitoring and Reporting Program. The Planning Commission recommends, as a result of its consideration and the evidence presented at the hearings on this matter, that the City Council determine that, as required pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, the Mitigated Negative Declaration adequately addresses the expected environmental impacts of this project. On the basis of this review, the Planning Commission finds that there is no substantial evidence from which it can be fairly argued that the project will have a significant adverse effect on the environment and the Mitigate Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed 6-43 that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. ADOPTED this 13th day of May, 2019. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Commission Secretary, do hereby attest to and certify the attached Resolution No. 2019-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on May 13, 2019. Date: ________________ ____________________________________ Commission Secretary City of Santa Ana 6-44 EXHIBIT 2 6-45 ER No. 2017-140, AA No. 2019-02, CUP No. 2019-12 & VA No. 2019-011904 West First Street © 2019 Digital Map Products. All rights reserved. Zoning 250 feet 6-46 EXHIBIT 3 6-47 ER No. 2017-140, AA No. 2019-02, CUP No. 2019-12 & VA No. 2019-01 1904 West First Street 6-48 EXHIBIT 4 6-49 AIR/WATER /LOADING ONLY312DPUNOPARKING RIGHT TURNONLYSSSSSSSSS S S S S S S S W WW W W W W WWWWEEEEEEEEEEGASGASGASGASGASGASGASGASGGGGGGGGGGGGGEEEEEEEEEWWWWWWWWWWTHPOFTHJB--SITE PLANC1.0SITE NOTESWSNESITE PLAN#0GRAPHIC SCALE: 1" =010'10'20'30'10'SITE INFORMATIONGENERAL:PROJECT AREA: 17,336 SQ. FT. (BEFORE STREET DEDICATION)17,155 SQ. FT. (AFTER STREET DEDICATION)AREA OF DISTURBANCE: 17,155 SQ. FT.ASSESSORS PARCEL #(S): 007-332-07PROPERTY ADDRESS: 1904 WEST 1ST STREETZONING (EXISTING): M1 (LIGHT INDUSTRIAL)ZONING (PROPOSED): T.B.D.LANDSCAPE:PROVIDED 2,795 S.F (19% SITE NET OF C-STORE)BUILDINGS:NEW C-STORE:2,480 S.F.CANOPY:810 S.F.PARKING:USE:COMMERCIAL USEREQUIRED(1 SPACE PER 200 S.F.) 12 PARKING SPACESPROVIDED:12 PARKING SPACES (INCLUDING 2 DISPENSER PARKING SPACESBUILDING SETBACKS:FRONT (1ST)REARSIDE (DAISY) SIDEREQUIRED: 15'-0" 0'-0" 10'-0" 0'-0"PROVIDED: >15' 0'-0" >10'>0"30.00'MODIFIED DRWY30.00'30.00' MODIFIED DRWY 4.00'18.00'29.0 7 ' 1 0 . 0 0 ' 2 0 . 0 0 ' 15.00'CONFIDENTIALITY STATEMENT:THIS DOCUMENT AND THE INFORMATION HEREIN RELATINGTO FIEDLER GROUP AND ITS CLIENT HAS BEEN FURNISHED INCONFIDENCE FOR THE PRIVATE USE OF AUTHORIZEDPERSONNEL. NO PART HEREOF SHALL BE COPIED,DUPLICATED, DISTRIBUTED, DISCLOSED OR MADE AVAILABLETO OTHERS OR USED TO ANY EXTENT EXCEPT ASEXPRESSLY AUTHORIZED IN WRITING BY FIEDLER GROUP.ANY PERSON, FIRM OR CORPORATION RECEIVING THISDOCUMENT, SHALL BE HELD TO THE FOREGOINGRESTRICTIONS.DEVELOPMENT INFORMATION:SITE ADDRESS:DESIGNED BY:FG PM:CHECKED BY:MEP PM:DRAWN BY:CONSULTANT PM:DATE:PROJECT NO.:DRAWING TITLE:SHEET NO.:DATENO.REVISION DESCRIPTIONI:\projects\16062\Design\200 Entitlement Documents\Civil Design\16062-C1.0.dwg - PLOTTED: Feb 14, 2019 - 1:12pm 7-ELEVENNEW C-STORE &NEW 2 M.P.D. CANOPY1904 W. 1ST STREET@ S. DAISY AVENUESANTA ANA, CA 92703#1040693/3827804/18/2018 16062-107/24/2018PLAN CHECK COMMENTS209/17/2018ENTITLEMENT RESUBMITTAL310/17/2018WQMP PLAN CHECK COMMENTS41/25/2019ADDRESS CITY COMMENTS502/6/2019ADDRESS CITY COMMENTS602/14/2019CITY SUBMITTALKnow what's below.Call before you dig.CALL AT LEAST TWO DAYSBEFORE YOU DIGwww.call811.com40.50'8.50'35.48'(N) CORNER CUT OFF0.210.210.150.151.241.251.201.41.81.401.401.401.391.391.341.391.391.391.01.11.2117.00'1.311.111.13S. DAISY STREET W. 1ST STREET15.00' 2.00' 1 0 . 0 0 ' 2 0 . 0 0 '15.00'12.00'1.30(TYP. OF 9)1.41.4225.00'10.00'5.00'5.5' ±TO P/L55.8' ±5.00'1.16(2)5.00'3EASEMENT NOTESAN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES IN THEDOCUMENT RECORDED AS BOOK 3405, PAGE 42 OF OFFICIAL RECORDS.EASEMENT AFFECTS SUBJECT PROPERTY AND IS PLOTTED HEREON.EASEMENTS, COVENANTS AND CONDITIONS CONTAINED IN THE DEED FROMBANK OF AMERICA, N.A., A NATIONAL BANKING ASSOCIATION, AS GRANTOR,TO INDY CAR, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY, AS GRANTEE,RECORDED MAY 21, 2013 AS INSTRUMENT NO, 2013000307551 OF OFFICIALRECORDS. EASEMENT AFFECTS SUBJECT PROPERTY IS UNPLOTTABLE OFRECORD DESCRIPTION.351.411.16(2)1.36(WALK)15.33'5.50'3.6' ±12.00'7.33'0.57(TO BERELOCATED)TRAFFIC ENGINEERING NOTESTHIS PROJECT SHALL COMPLY WITH THE MITIGATION MEASURES IDENTIFIED INTHE TRAFFIC IMPACT STUDY (TIA). THE FOLLOWING MEASURES SHALL BEIMPLEMENTED PER "1904 WEST FIRST STREET 7-ELEVEN CONVENIENCE MARKETAND GAS STATION TRAFFIC SITE ANALYSIS CITY OF SANTA ANA, CALIFORNIA"PREPARED BY RK ENGINEERING GROUP, INC. ON JULY 6, 2018:1. APPROPRIATE SIGNAGE AND PAVEMENT MARKINGS SHALL BE PROVIDED ATTHE ACCESS DRIVEWAYS, INCLUDING STOP BARS AND STOP SIGNS, TORESTRICT ACCESS.2. "NO LEFT TURN" SIGNAGE SHALL BE INSTALLED AT THE NORTHERN ACCESSDRIVEWAY ON DAISY AVENUE TO RESTRICT LEFT-TURN MOVEMENTS OUT OFTHE SITE AT THE LOCATION. IN ADDITION, "RIGHT TURN ONLY" LEGEND SHALLBE PROVIDED ON PAVEMENT.First Unit WidthTrailer WidthFirst Unit TrackTrailer Track::::Steering AngleLock to Lock Time::feetLWA-A430.06.08.208.208.208.2015.759.843.9416.405.587.5523.6229.53Articulating Angle90.0:1.271.102 2 . 9 9 ' 16.00'2.00'1.3925’ X 25’ CORNER CUT-OFF STREETEASEMENT TO BE DEDICATED TO THECITY OF SANTA ANAREMOVE (E) CURB RAMP & REPLACEWITH (N) CURB RAMP WITH A 25’ CURBRETURN RADIUS, PER CITY STANDARDSREMOVE SIDEWALK, CURB & GUTTER,AND BUS PAD PANEL, ANDCONSTRUCT COMMERCIAL DRIVEWAYAPPROACH PER CITY STANDARDSREMOVE (E) ASPHALT PAVEMENT, ANDCONSTRUCT FULL-DEPTH ASPHALTPAVEMENT, PER CITY STANDARDS, ALONGTHE PROJECT FRONTAGE FROM GUTTER LIPTO STREET CROWN2-INCH GRIND AND OVERLAY OF THEPAVEMENT ALONG THE PROJECTFRONTAGE ON FIRST STREET, PERCITY STANDARDSREMOVE DAMAGED SIDEWALK,CURB & GUTTER, ANDCONSTRUCT NEW SIDEWALKAND CURB & GUTTER, PERCITY STANDARDSINSTALL 24-INCH BOX STREETTREES PER THE CITYSTANDARDS AND APPROVED PLAN,AS NEEDED PER THE CITYSTANDARDS AND THE APPROVEDSTREET IMPROVEMENT PLANS55.16'55.66' 1 2 . 2 3 ' 11.88'78.37'1.431.441.441.6Lock to Lock TimeWidthTrack:::feetComposite Passenger Vehicle6.06.336.339.423.0016.75Steering Angle26.4:16.8' ±20.7' ±1.8(E) SEWER(E) SEWERLATERAL(E) WATERMETER.RELOCATE ASNECESSARYCONTINUE TO(N) BUILDING5.04.01.44(TYP.)0.57(RELOCATED)DRIVEWAY SIGHTTRIANGLE, TYP.WQMP NOTES1. THE BMPS, SHOWN ON THE APPROVED SITE PLAN ARE ONLY PRELIMINARYAND WILL BE REVISED OR MODIFIED AS NECESSARY UPON COMPLETION OFTHE WQMP.2. THIS SITE WILL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH THECALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD SANTA ANA REGIONORDER NO. R8-2009-0030 DISCHARGE REQUIREMENTS (MS4 PERMIT)(N) STREETLIGHT(N) STREETLIGHT(N) AREALIGHT, TYP.1.451.46RELOCATED(E) TREE WELLOFFLOAD TRUCK PATHMEETING THE REQUIREDTURNING RADIUS1.39(N) ELECTRICPRIMARYPOINT OFCONNECTION(N) SEWERPOINT OFCONNECTION(N) GAS POINTOF CONNECTION6-50 EXHIBIT 5 6-51 LAYOUT INFORMATION GENERAL ·ROLLER GRILLS 2 ·SANDWICH CASE WALL ·VAULT DOORS 11 ·LOW TEMP DOORS 1 ·ICE MERCH DOORS 1 ·NOVELTY CASE Y ·BAKERY CASE Y ·SLURPEE BARRELS 6 ·FUELING N ·BEER N ·WINE N ·LIQUOR N MERCHANDISE ·GONDOLA UNITS 26 ·END CAPS 06 ·HIGHWALLS 01 ·LOWWALLS 05 ··TOTAL 38 BACKROOM ·OVERHEAD SHELVING 14' ·FLOOR SHELVING 32' BUILDING ·TOTAL SQ FT 2,480 ·SALES FLOOR SQ FT 1,520 ·BACKROOM SQ FT 303 ·OCCUPANCY LOAD 52 ·TRAVEL DISTANCE 60'-2" ·RESTROOMS REQ'D 02 ·EXITS REQ'D 02 DEVIATIONS ·XXXXX DISCLAIMER THIS FLOOR PLAN HAS BEEN PREPARED WITH THE ASSUMPTION THAT ALL REFRIGERATED EQUIPMENT IS REMOTE-COOLED PER 7-ELEVEN PROTO. THE AOR "ARCHITECT OF RECORD" / EOR "ENGINEER OF RECORD" IS RESPONSIBLE FOR NOTIFYING THE CONCEPT PLAN COMPANY (CORE STATES GROUP) IF REFRIGERATION DESIGN WILL BE NON-PROTYPICAL SO THAT FLOOR PLAN MAY BE REVISED ACCORDINGLY. WALL LEGEND NEW STUD WALL NEW SIPS WALL NEW CMU WALL EXISTING WALL NEW COOLER WALL OTPSANDWICH55'-2"5 5 ' - 8 "40'-4"4' - 2 "9'12'-3"11'-11"78'-4" MERCHANDISE 101 SALES 102 OFFICE 103 BACKROOM 104WOMEN'S MEN'S 105 ELECTRICAL 107 COOLER VAULT 110 CDC TOTEFRITO END CAP VENDOR SUPPLIEDPMUPMU ROLLER GRILLPOS POS MOM CO2 106 109 FREEZER 108 B I BBIB FEM - CHIPSCHIP RACK 3'CHIP RACK 4'5' - 2 " CO F F E E I S L A N D BEVERAGE BAR3' - 2 " 4' - 7 "3'-2"NACHOSONM/WCHILI/ CHEESE4'-8"4'-6"3'-9"5'-1"3'-9"4'-2"5'-3"3'-9"5'-3" NO V E L T Y ATM 3'-3"3' -7" 4' - 8 "4'-3"4'-7"4'-6"3'-5"ICE 4'-8"INTERIOR ROOF ACCESS LADDER CO2 SWITCHGEAR CONFIDENTIALITY STATEMENT:THIS DOCUMENT AND THE INFORMATIONHEREIN RELATING TO FIEDLER GROUP ITSCLIENT HAS BEEN FURNISHED IN CONFIDENCEFOR THE PRIVATE USE OF AUTHORIZEDPERSONNEL. NO PART HEREOF SHALL BECOPIED, DUPLICATED, DISTRIBUTED,DISCLOSED OR MADE AVAILABLE TO OTHERSOR USED TO ANY EXTENT WHATSOEVEREXCEPT AS EXPRESSLY AUTHORIZED INWRITING BY FIEDLER GROUP. ANY PERSON,FIRM OR CORPORATION RECEIVING THISDOCUMENT, HOWEVER, SHALL BY VIRTUEHEREOF BE DEEMED TO HAVE AGREED TOTHE FOREGOING RESTRICTIONS.SHEET:DATE: 09/17/2018SCALE: AS NOTEDJOB: 16062DRAWN BY:CHECKED BY:7-11 #1040693 / 382781904 W. 1ST STREET @ DAISYSANTA ANA, CA7-ELEVEN, INC.3200 HACKBERRY ROAD, IRVING, TEXAS 75063Rev. #Date Description4/16/18 DRC LETTER REVISIONS09/17/18 ENTITLEMENT RESUBMITTAL A1 PROPOSED FLOOR PLANJBJB6-52 EXHIBIT 6 6-53 T.O.PARAPET 20' - 4" T.O. FINISH FLOOR 0" T.O.ROOF 26' - 4" 20 GA. PREFINISHED METAL PARAPET CAP - DARK BRONZE EM SHUT-OFF FOR FUEL DISPS MTD @ 48" AFF EMERGENCY EGRESS LIGHT STONE P-1 TILE ACM-1 P-1 S-1 WALL PACK (TYP.) LINEAR LED FIXTURE UNDER CANOPY STUCCO STUCCO P-2 PRE-FINISHED METAL CANOPY IN DARK BRONZE BY MAPES CANOPY METAL TRELLIS (TYP.) SPANDREL STOREFRONT PANELS T.O. PARAPET 18' - 4" T.O.PARAPET 20' - 4" WALL PACK TYP. EMERGENCY EGRESS LIGHT T.O. PARAPET 18' - 4" T.O.PARAPET 20' - 4" WALL PACK TYP. PREFINISHED METAL DARK BRONZE SHERWIN WILLIAMS URBAN PUTTY - SW 7532 STONE ACM - 1 COLOR AND MATERIAL SAMPLE BOARD P-3 EXTERIOR HM DOORS, FRAMES, GRAVEL GUARDS, AND LIGHT POLES CONONADO STONE WEATHERED EDGE - FOXHILL BLEND P-1 ACM-1 P-3 SHERWIN WILLIAMS SEAL SKIN SW 7675 EXTERIOR MATERIALS SCHEDULE STONE US TILE - CLAYLITE TERRACOTTA TILE P-2 P-1 SHERWIN WILLIAMS EGGWHITE 63664 P-2 MEMBRANE ROOFING WEATHERED EDGE STONE DARK BRONZE MANUF.-COLORMATERIAL PAINTED STUCCO SHERWIN WILLIAMS - SEALSKIN SW7675 PRE-FINISHED METAL MR - 1 DUROLAST - WHITE PAINTED STUCCO CORONADO STONE - FOXHILL BLEND SHERWIN WILLIAMS - URBAN PUTTY SW 7532 SHERWIN WILLIAMS - EGGWHITE SW6364 TILE US TILE - TERRACOTTACLAYLITE ROOF TILE S-1 KAWNEER - 451T VGALUMINUM STOREFRONT GLAZING SOUTH ELEVATION WEST ELEVATION NORTHWEST ELEVATION CONFIDENTIALITY STATEMENT:THIS DOCUMENT AND THE INFORMATIONHEREIN RELATING TO FIEDLER GROUP ITSCLIENT HAS BEEN FURNISHED IN CONFIDENCEFOR THE PRIVATE USE OF AUTHORIZEDPERSONNEL. NO PART HEREOF SHALL BECOPIED, DUPLICATED, DISTRIBUTED,DISCLOSED OR MADE AVAILABLE TO OTHERSOR USED TO ANY EXTENT WHATSOEVEREXCEPT AS EXPRESSLY AUTHORIZED INWRITING BY FIEDLER GROUP. ANY PERSON,FIRM OR CORPORATION RECEIVING THISDOCUMENT, HOWEVER, SHALL BY VIRTUEHEREOF BE DEEMED TO HAVE AGREED TOTHE FOREGOING RESTRICTIONS.SHEET:DATE: 09/17/2018SCALE: AS NOTEDJOB: 16062DRAWN BY:CHECKED BY:7-11 #1040693 / 382781904 W. 1ST STREET @ DAISYSANTA ANA, CA7-ELEVEN, INC.3200 HACKBERRY ROAD, IRVING, TEXAS 75063Rev. #Date Description4/16/18 DRC LETTER REVISIONS09/17/18 ENTITLEMENT RESUBMITTAL A2 PROPOSED EXTERIOR ELEVATIONSJBJB6-54 17'-6"3'-0"20'-0"RSCALE:3-SOUTHEAST ELEVATION1/4" = 1-0'SCALE:2-NORTHWEST ELEVATION1/4" = 1-0'2'-0"2'-0"2'-0"TILE2'-0"17'-6"3'-0"20'-0"TILE40'-6"17'-6"3'-0"SCALE:4-NORTHEAST ELEVATION1/4" = 1-0'SCALE:1-SOUTHWEST ELEVATION1/4" = 1-0'TILE2'-0"2'-0"2'-0"40'-6"2'-0"17'-6"3'-0"R87UNLEADED89MID-GRADE93PREMIDIESELR87UNLEADED89MID-GRADE93PREMIDIESELR87UNLEADED89MID-GRADE93PREMIDIESELR87UNLEADED89MID-GRADE93PREMIDIESELRTILERFINISH SCHEDULE :A TRI-STIPE GRAPHICS - ORANGE (3M 3630-44), RED (3M 3630-33) & GREEN(3M 3630-26)B ILLUMINATED LOGO SIGN - W9 (03130855) S/F INTERNALLY ILLUMINATED WALL SIGN CABINETC CANOPY FASCIA - SHERWIN WILLIAMS DECK WHITE (SW7006)D CANOPY COLUMN - SHERWIN WILLIAMS SEAL SKIN (SW7675)E STUCCO - SHALE BROWNF FUEL ISLAND CURB - SHERWIN WILLIAMS SEAL SKIN (SW7675)G BOLLARD - SHERWIN WILLIAMS SEAL SKIN (SW7675)CONFIDENTIALITY STATEMENT:THIS DOCUMENT AND THE INFORMATIONHEREIN RELATING TO FIEDLER GROUP ITSCLIENT HAS BEEN FURNISHED IN CONFIDENCEFOR THE PRIVATE USE OF AUTHORIZEDPERSONNEL. NO PART HEREOF SHALL BECOPIED, DUPLICATED, DISTRIBUTED,DISCLOSED OR MADE AVAILABLE TO OTHERSOR USED TO ANY EXTENT WHATSOEVEREXCEPT AS EXPRESSLY AUTHORIZED INWRITING BY FIEDLER GROUP. ANY PERSON,FIRM OR CORPORATION RECEIVING THISDOCUMENT, HOWEVER, SHALL BY VIRTUEHEREOF BE DEEMED TO HAVE AGREED TOTHE FOREGOING RESTRICTIONS.SHEET:DATE: 09/17/2018SCALE: AS NOTEDJOB: 16062DRAWN BY:CHECKED BY:7-11 #1040693 / 382781904 W. 1ST STREET @ DAISYSANTA ANA, CA7-ELEVEN, INC.3200 HACKBERRY ROAD, IRVING, TEXAS 75063Rev. #Date Description4/16/18 DRC LETTER REVISIONS09/17/18 ENTITLEMENT RESUBMITTALA3PROPOSED FUEL CANOPY ELEVATIONSJBJB6-55 This page left blank intentionally. 6-56 EXHIBIT 7 6-57 6-58 EXHIBIT 8 6-59 6-60 6-61 This page left blank intentionally. 6-62 EXHIBIT 9 6-63 PROJECT = 1904 W First Street, Santa Ana, CA Public Meetings Recap: Two public meetings were conducted at the local elementary school auditorium. There were 6-9 people at each meeting (as shown on the sign-in sheets) plus the project planner Mr. Jerry Guevara and the project proponents (Ms. Lorena Muniz attended the first meeting), Ms. Michelle Moore (attended the second meeting), Ms. Sherrie Olson and Mr. Ben Steckler). The meetings were informal with Mr. Steckler and Ms. Olson giving brief summaries of the project and displaying the project plans that had been submitted to the City plus handing out reduced color versions of the plans to the attendees, followed by a questions/comment period which included responses to each of the questions/comments received. Unfortunately, no meeting minutes were taken. The public attendees at the meetings included people both in support and in opposition to the project. The supporters were more silent and came to the project proponents after the meeting to provide their support (due to concerns they had about one of the people in opposition). The initial concern raised by the opponents was about the sale of beer and wine, to which the proponents indicated that this location was not going to sell beer and wine. This ensued in a long discussion about the beer and wine concerns, and the proponents indicated that the City code in Santa Ana would not allow for it at this location, and this appeased the concerns of the public attendees. Then the opponents indicated they had enough 7-Elevens in Santa Ana already, and did not need another. The proponents responded indicating that the site would be a brand new layout offering what we believed to be as safe and secure development as possible via on-site lighting and security cameras/surveillance as well as the layout of the site being supportive of Crime Prevention Through Environmental Design (CPTED) standards, with the structure in the rear, and the open areas to the public facing First Street and/or the intersection area of Daisy Ave. so that any police driving by could see into the site and the store. The opposition also indicated that the neighborhood was high-crime (one of them even recanted a story about someone in a gang nearby doing drugs off the hood of his car), and they were concerned about the possibility of people hanging out around the project site causing issues in the neighborhood. The proponents responded indicating again that the site was designed to prevent as much as possible any crimes being committed on the site and that the employees would have access to emergency call buttons for help in case anything did occur, besides describing the CPTED design and the on-site lighting and security measures (cameras and video surveillance). The opponents asked about the lighting, if it would glare into the nearby homes, and the proponents indicated that the lighting would be in compliance with current codes requiring safe on-site lighting that is directed down toward the site itself, in order to provide as safe and secure of an environment as possible via the new site design and improvements, while meeting the code standards which are in place specifically for the 6-64 1904 W First Street, Santa Ana, CA May 2, 2019 fiedlergroup © 2019 2 of 2 I:\projects\16062\Project Management\200 Permit Tracking\Entitlements\ZC-CUP-VAR\16062-2019-05-02-Public Meeting Recap.doc general health and well-being of the community. The public attendees also raised concerns that the development would bring more homeless to the area. The proponents responded that the store layout would not allow them to hide or camp anywhere and that the employees would not allow them to loiter in front of the store. The proponents also indicated that the existing site has had to be cleaned up from the current homeless and other nefarious characters who are using the site due to the lack of any public presence at the abandoned restaurant, indicating that the proposed new development would h strongly discourage any homeless or other nefarious activity at the site by providing 24 hour operation that has security cameras that will record the activity onsite and help to deter not only problem activity at the site, but also in the immediate vicinity. Various City police departments have used security footage from the surveillance systems to apprehend people who have committed crimes at other locations and were fleeing along adjacent streets but were caught on the security cameras and identified for apprehension. The proponents truly believe that the proposed development will be a safe and secure “good neighbor” in the community. In addition to the two meetings, the proponents had reached out directly to the community and received signatures in support of the project from numerous residents within the community. The support signatures have been provided to the project planner, Mr. Jerry Guevara for inclusion in the project file. 6-65 6-66 6-67 6-68 6-69 6-70 6-71 6-72 EXHIBIT 10 6-73 MITIGATED NEGATIVE DECLARATION The Mitigated Negative Declaration (MND) and Technical Appendices are available at the following locations: Online: https://www.santa-ana.org/7-eleven-convenience-store-gas-station-1904-w-first-street 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 7-Eleven at 1904 West First Street MITIGATED NEGATIVE DECLARATION LINK 6-74 This page left blank intentionally. EXHIBIT 1 Reso. 2019-xx Page 1 LS 5.13.19 RESOLUTION NO. 2019-xx A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF SANTA ANA ADOPT AN ORDINANCE AMENDING SECTIONS 41-2010, 41-2011, 41-2012, 41- 2013, 41-2014, 41-2015, 41-2022, 41-2023, AND 41-2024 OF THE SANTA ANA MUNICIPAL CODE IN THE TRANSIT ZONING CODE/SPECIFIC DEVELOPMENT (SD) NO. 84 ZONING DISTRICT TO MODIFY HEIGHT, MASSING, OPEN SPACE LOCATION, DRIVEWAY STANDARDS, LOT DIMENSIONS AND AMENDING VARIOUS OPTIONS TO SATISFY REQUIRED PARKING IN THE URBAN CENTER DISTRICT Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Various sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) have been revised periodically over the last several years to respond to changes in development, to adopt new permitting procedures, and to comply with changes to State and Federal laws. In a continuing effort to establish high-quality development standards and to create a user-friendly environment for residents and the business community within the City, the Planning Division is proposing revisions to various sections of Chapter 41 (Zoning) of the SAMC specifically found in the Transit Zoning Code (Specific Development No. 84). B. After a thorough analysis of the current code requirements in the City, staff identified several sections of the code for amendments necessary to ensure clear, uniform, and legally consistent regulations that are practical for the City and developers to implement through high-quality and safe building designs. The proposed amendments will enable the City to implement a regulatory framework that protects the health, safety and welfare of the City and limits undue strain on homeowners, business operators and developers. C. On May 13, 2019, the Planning Commission held a duly noticed public hearing and voted to recommend that the City Council adopt Zoning Ordinance Amendment No. 2019-03. Section 2. The proposed ordinance has been reviewed with respect to applicability of the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.). The project is exempt from CEQA as it can be seen with certainty that there is no impact on the Reso. 2019-xx Page 2 environment [Section 15061(b) (3)] and a Notice of Exemption will be filed upon adoption of this ordinance. Section 3. The Planning Commission recommends that City Council adopt an ordinance amending Sections 41-2010, 41-2011, 41-2012, 41-2013, 41-2014, 41-2015, 41-2022, 41-2023, and 41-2024 of the Santa Ana Municipal Code in the Transit Zoning Code/Specific Development (SD) No. 84 zoning district, attached hereto as Exhibit A and incorporated by reference as though fully set forth herein. Section 4. The Chairperson shall sign this Resolution and the Planning Commission Recording Secretary shall attest and certify to the adoption thereof. PASSED, APPROVED, AND ADOPTED this 13th day of May, 2019. AYES: Commissioners: NOES: Commissioners: ABSTAIN: Commissioners: NOT PRESENT: Commissioners: _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: ____________________________ Lisa Storck, Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2019-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on _______________, 2019. Date: ________________ ____________________________________ Recording Secretary City of Santa Ana ATTACHMENT A OF EXHIBIT 1 Ord. NS 2019-XXXX Page 1 LS 5.13.19 ORDINANCE NO. NS-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING SECTIONS 41-2010, 41-2011, 41-2012, 41-2013, 41-2014, 41-2015, 41-2022, 41-2023, AND 41-2024 OF THE SANTA ANA MUNICIPAL CODE IN THE TRANSIT ZONING CODE/SPECIFIC DEVELOPMENT (SD) NO. 84 ZONING DISTRICT TO MODIFY HEIGHT, MASSING, OPEN SPACE LOCATION, DRIVEWAY STANDARDS, LOT DIMENSIONS AND AMENDING VARIOUS OPTIONS TO SATISFY REQUIRED PARKING 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. Various sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) have been revised periodically over the last several years to respond to changes in development, to adopt new permitting procedures, and to comply with changes to State and Federal laws. In a continuing effort to establish high-quality development standards and to create a user-friendly environment for residents and the business community within the City, the Planning Division is proposing revisions to various sections of Chapter 41 (Zoning) of the SAMC specifically found in the Transit Zoning Code (Specific Development No. 84). B. After a thorough analysis of the current code requirements in the City, staff identified several sections of the code for amendments necessary to ensure clear, uniform, and legally consistent regulations that are practical for the City and developers to implement through high-quality and safe building designs. The proposed amendments will enable the City to implement a regulatory framework that protects the health, safety and welfare of the City and limits undue strain on homeowners, business operators and developers. C. On May 13, 2019, the Planning Commission held a duly noticed public hearing and voted to recommend that the City Council adopt Zoning Ordinance Amendment No. 2019-3. D. The City Council, on June 4, 2019, held a duly noticed public hearing on this zoning ordinance and amendments, and has considered all testimony presented thereto. Ord. NS 2019-XXXX Page 2 Section 2. The proposed ordinance has been reviewed with respect to applicability of the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.). The project is exempt from CEQA as it can be seen with certainty that there is no impact on the environment [Section 15061(b) (3)] and a Notice of Exemption will be filed upon adoption of this ordinance. Section 3. Sections 41-2010, 41-2011, 41-2012, 41-2013, 41-2014, 41-2015, 41-2022, 41-2023, and 41-2024 of the Santa Ana Municipal Code in the Transit Zoning Code/Specific Development (SD) No. 84 zoning district are hereby amended and attached hereto as Exhibit A and incorporated by reference as though fully set forth herein. Section 4. If any section, subsection, sentence, clause, phrase or portion of this ordinance for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Santa Ana hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause phrase or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. ADOPTED this ______ day of ______________, 2019. _______________________ Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By:________________________ Lisa Storck Assistant City Attorney Ord. NS 2019-XXXX Page 3 AYES: Councilmembers __________________________________ NOES: Councilmembers __________________________________ ABSTAIN: Councilmembers __________________________________ NOT PRESENT: Councilmembers __________________________________ CERTIFICATE OF ATTESTATION AND ORIGINALITY I, NORMA MITRE, Acting Clerk of the Council, do hereby attest to and certify that the attached Ordinance No. NS-XXXX to be the original ordinance adopted by the City Council of the City of Santa Ana on _______________, 2019, and that said ordinance was published in accordance with the Charter of the City of Santa Ana. Date: ________________ ____________________________________ Acting Clerk of the Council City of Santa Ana TRANSIT ZONING CODE 3:1 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Division 3. Building and Parking Placement, Building Height and Profile, Encroachments, and Parking Summary A. Requirements 1. Purpose. This Division identifies the standards and requirements for new build- ings, or buildings to be modified, for each zone within the Code area to ensure that proposed development is consistent with the City's goals for building form, character, and quality within the Code area. The zones are organized by inten- sity from the most intense (TV) to the least intense (UN-1). Unless stated other- wise, all requirements are expressed as 'minimums' and may be exceeded (e.g., 2 parking spaces required and 3 provided) in compliance with all applicable provisions of this code and Chapter 41. 2. Applicability. Each proposed improvement and building shall be designed in compliance with the standards of this Division for the applicable zone, except for public and institutional buildings, which because of their unique disposition and application are not required to comply with these requirements and are reviewed by a special permit and procedures. 3. Requirements by zone. Each proposed building shall be designed according to the urban standards identified per the zone in which the property is located. B. Summary of Zones At right, in Table 3A, are the six zones (see Note below) organized in descend- ing order according to their role and intensity within the Code area and as they appear in this Chapter: • Transit Village (TV) • Downtown (DT) • Urban Center (UC) • Corridor (CDR) • Urban Neighborhood 2 (UN-2) • Urban Neighborhood 1 (UN-1) Note: the Government Center District and Open Space Zones are identified in this Code but regulated by the Santa Ana Municipal Code. 3.4 Downtown (DT)3.3 Transit Village (TV) Intent and Character of TV Zone Intent and Character of DT Zone Building Setbacks in feet Front yard 0-10 [1] Side Street 0-10 [1] Side yard 0 Rear yard 15 Alley rear yard 3 [1] Grand Ave - Min 15', From current R.O.W Building Setbacks in feet Front yard 0 Side Street 0-10 Side yard 0 Rear yard 15 Alley rear yard 3 Table 3A: ZONE SUMMARY OF STANDARDS Parking per DU or Sq Ft DU / Sq Ft + Guest Residential 2 0.15 Live-Work 2 - Non-Residential 1/400 - In-Lieu Fee Option [b] yes yes Parking per DU or Sq Ft DU / Sq Ft + Guest Residential 2 0.15 Live-Work 2 - Non-Residential 1/400 - In-Lieu Fee Option [b] yes yes : Urban Standards by Zones Key to Table 3A Light shaded text means 'not permitted' in the zone. ' - ' means not applicable in the zone. [a] Max Stories for all zones refer to the total number of stories permitted per Zone. The massing for all buildings are subject to size and massing standards, as described in Building Type Standards for each building type (Section 41-2020), as indicated in the example table below. ALLOWED MASSING BY STORY Ratio of Each Story in % of ground floor STORY 1 2 3 4 5 6 7 8 % 100 100 75 50 35 10 N/A [b] May be satisfied through In-Lieu Fee and/or Park-Once Program, if established Notes continued on next page Frontage Types Allowed (see Chapter 4.2 for standards) Arcade Y Gallery Y Shopfront Y Forecourt Y Stoop - Frontyard & Porch - Frontage Types Allowed (see Chapter 4.2 for standards) Arcade Y Gallery Y Shopfront Y Forecourt Y Stoop Y Frontyard & Porch - Building Types Max Stories [a] (see Chapter 4.1 for standards) Tower-on-Podium 25 Flex Block 5 Lined Block 5 Stacked Dwellings 6 Hybrid Court - Courtyard Housing 5 Live-Work 3 Rowhouse - Tuck-Under 3 Bungalow Court - Duplex/Triplex/ Quadplex - House - Building Types Max Stories [a] (see Chapter 4.1 for standards) Tower-on-Podium - Flex Block 10 Lined Block 5 10 Stacked Dwellings 6 Hybrid Court - Courtyard Housing 5 Live-Work 3 Rowhouse - Tuck-Under 3 Bungalow Court - Duplex/Triplex/ Quadplex - House - 3:2 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California 3.7 Urban Neighborhood 2 (UN-2)3.8 Urban Neighborhood 1 (UN-1)3.5 Urban Center (UC)3.6 Corridor (CDR) Intent and Character of UC Zone Intent and Character of CDR Zone Intent and Character of UN2 Zone Intent and Character of UN1 Zone Building Setbacks in feet Front yard 20 Side Street 10 Side yard 5 [1] Rear yard 20 Alley rear yard 3 Building Setbacks in feet Front yard 5-15 [1] Side Street 0-10 [1] Side yard 0 Rear yard 15 Alley rear yard 3 [1] Grand Ave - Min 25' from current R.O.W. Building Setbacks in feet Front yard 10 [1] Side Street 10 Side yard 1 story 5 2 story 5 3 story 8 4 story 12 Rear yard 15 Alley rear yard 3 Building Setbacks in feet Front yard 0 Side Street 0-10 Side yard 0 Rear yard 15 Alley rear yard 3 Parking per DU or Sq Ft DU / Sq Ft + Guest Residential 2 0.15 Live-Work 2 0.15 Non-Residential 1/300 - In-Lieu Fee Option [b] no yes no yes Parking per DU or Sq Ft DU / Sq Ft + Guest Residential 2 0.25 Live-Work 2 0.25 Non-Residential 1/200 - In-Lieu Fee Option [b] no no Parking per DU or Sq Ft DU / Sq Ft + Guest Residential 2 0.25 Live-Work 2 0.25 Non-Residential 1/300 - In-Lieu Fee Option [b] no no Parking per DU or Sq Ft DU / Sq Ft + Guest Residential 2 0.25 Live-Work 2 0.25 Non-Residential >750 sf: 1 - 750-1200 sf: 1 - >1200 sf: 1 per 300 s.f - In-Lieu Fee Option [b] no no [1] Grand Ave: Min 25' from current R.O.W. [1] Or varies Urban Standards by Zone, cont'd Notes: The above table is a summary of the requirements by zone. Refer to the following chapters of this code for the full requirements per building type. The zones are arranged on a continuum of intensity with the most intense at left and the least intense at right. Each zone is aimed at generating or maintaining a distinct character through the alloca- tion of appropriate building and frontage types and the placement of those types on parcels. Frontage Types Allowed (see Chapter 4.2 for standards) Arcade - Gallery - Shopfront - Forecourt - Stoop Y Frontyard & Porch Y Frontage Types Allowed (see Chapter 4.2 for standards) Arcade - Gallery Y Shopfront Y Forecourt Y Stoop - Frontage Types Allowed (see Chapter 4.2 for standards) Arcade - Gallery - Shopfront Y Forecourt Y Stoop Y Frontyard & Porch Y Frontage Types Allowed (see Chapter 4.2 for standards) Arcade - Gallery - Shopfront Y Forecourt Y Stoop Y Frontyard & Porch Y Building Types Max Stories [a] (see Chapter 4.1 for standards) Tower-on-Podium - Flex Block - Lined Block - Stacked Dwellings - Hybrid Court - Courtyard Housing - Live-Work 2 Rowhouse - Tuck-Under - Bungalow Court 2 Duplex/Triplex 2 House 2 Building Types Max Stories [a] (see Chapter 4.1 for standards) Tower-on-Podium - Flex Block 3 Lined Block - Stacked Dwellings - Hybrid Court - Courtyard Housing - Live-Work 3 Rowhouse - Tuck-Under - Bungalow Court - Duplex/Triplex/ Quadplex - House - Building Types Max Stories [a] (see Chapter 4.1 for standards) Tower-on-Podium - Flex Block - Lined Block - Stacked Dwellings - Hybrid Court 5[1] Courtyard Housing 4 Live-Work 3 Rowhouse 3 Tuck-Under 3 Bungalow Court 2 Duplex/Triplex/ Quadplex 3 House 2 [[1] see Regulating Plan for allowed location Building Types Max Stories [a] (see Chapter 4.1 for standards) Tower-on-Podium - Flex Block 5 Lined Block 5 Stacked Dwellings 5 Hybrid Court - Courtyard Housing 5 Live-Work 3 Rowhouse - Tuck-Under 3 Bungalow Court - Duplex/Triplex/ Quadplex - House - TRANSIT ZONING CODE 3:3 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California (a) Permitted buiding types and mini- mum and maximum height. Table TV-1, entitled Building Types and Mimimum and Maximum Height identifies the approved building types and the minimum and maximum height that is permitted for each building type within the TV zone subject to compliance with all applicable standards. Table TV-1. Building Types and Minimum and Maximum Height Building Types Min Stories Max Stories Tower-on-Podium 3 25 Flex Block 3 5 Lined Block 3 5 Stacked Dwellings 3 6 Hybrid Court not allowed not allowed Courtyard Housing 3 5 Live-Work 3 3 Rowhouse not allowed not allowed Tuck-Under Housing 3 3 Bungalow Court not allowed not allowed Duplex/Triplex/ Quadplex not allowed not allowed House not allowed not allowed Use-Type Parking Guest Parking In-Lieu [a] Residential [b]2 / unit min 0.15 / unit guest only Live-Work 2 / unit min -- Non-Residential 1 / 400 sq ft -yes Type Min Width Max Width 1-way 8'12' 2-way 20'25' [a] Parking not permitted not permitted (d) Parking. (1) Driveway Standards. Table TV-4 identifies the minimum and maximum width of driveways and permitted parking on driveways. (2) Off-street parking standards a. Table TV-5 identifies the minimum off-street parking spaces that shall be provided. All frac- tions shall be rounded up to the next whole number. Table TV-5- Off-Street Parking Standards. Setback Above Grade Subterranean (2a) Front yard Min. 40% design lot depth 0' min. (2b) Street side 10' min.0' min. (2c) Side yard 0' min.0' min. (2d) Rear yard 10' min.3' min. (2e) Alley yard 3' min.3' min.FrontStreet Side Alley where occurs2b 2c 2e 2d c. Parking setback standards. Table TV-6 identifies the minimum setback standards for the off-street parking. The setbacks shall apply to all stories of a building. Table TV-6- Parking Setback Standards. Table TV-2 identifies the minimum setbacks required and, where noted, maximum setbacks permitted. The setbacks shall apply to all stories of a building. Table TV-2- Building Setback Standards. [a] In situations where the existing sidewalk is 10 feet or less in width, at the discretion of the City of Santa Ana, a setback greater than iden- tified in the above table may be required to effectively result in a 10 foot wide sidewalk. [b] Setback at Grand Ave. is 15' minimum - 25' maximum measured from the right-of-way as it exists in 12/31/2009. (b) Building Setbacks. Setback Min.Max. (1a)Front yard 0' [a] [b]10' (1b)Street Side 0' [a] [b]10' (1c)Sideyard 0'Not applicable (1d)Rear yard 15'Not applicable 1a 1b 1e 1e 1d 1c FrontStreet Side Alley where occurssee encroachments see encroachments The ground floor fronting a street or other right- of-way (not including alleys) shall comply with the standards for the applicable frontage type, Sections 41-2033 thorugh 41-2039 and the Table TV-3 enti- tled Permitted Frontage Types. Table TV-3- Permitted Frontage Types Frontage Types Permitted % of frontage Arcade min. 50 Gallery min. 50 Shopfront min. 75 Forecourt Max. 50; remainder of frontage per permit- ted types (c) Frontage Requirements. (e) Encroachments. (1) Outdoor dining Such encroachments per approval of PBA (Planning & Building Agency) and PWA Directors, separate permit and agreement per SAMC. (2) Encroachments. Awnings, Signage, Balconies, Bay windows and Frontage Types may encroach into the required setback subject to the standards indentified in Table TV-7, entitled Encroachments. Table TV-7 Encroachments [1] Eave permitted to 3' of property line Encroachment Vertical Horizontal (2a)except awnings, and gal- lery and arcade frontage types min 8' clear max 18" (2b)except awnings, and gal- lery and arcade frontage types min 12' clear max 24" (2c)awnings, and gallery and arcade frontage types min 10'clear within 2' of curb Side yard N/A 0' Rear yard to eave [1] 5' a Min 2' clear of curbCURB Allowable Encroachment per table below R.O.W.Property Line Setback Line 2a,b 2b2a,b 2c 2c2c a R.O.W.Property Line Setback LinePer Table TV-1 Per Table TV-3 if parcel has side street frontage Frontage height and other re- quirements per Section 41-2033 [a] May be satisfied through In-Lieu Fee and and/or Park-Once Program for TV District, if established. [b] Permanent Special Need Housing including senior housing, will be parked at 1 space per unit minimum. Parking Permitted Section 41-2010. Transit Village (TV) b. Vehicular access to the off-street parking is per- mitted only from an alley or side street when present. Vehicular access to the off-street park- ing may be taken from primary street only when an alley or side street is not present. Urban Standards - Zone Requirements [a] Except as modified to meet fire and trash service requirements. 3:4 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Urban Standards - Zone Requirements, cont'd (a) Permitted building types and minimum and maximum height Table DT-1, entitled Building Types and Mimimum and Maximum Height identifies the approved building types and the minimum and maximum height that is permitted for each building type within the DT zone subject to compliance with all applicable standards, including Table DT-3 entitled Building Height. Table DT-1. Building Types and Minimum and Maximum Height. Building Types Min Stories Max Stories Flex Block 2 10 Lined Block 2 5 10 Stacked Dwellings 2 6 Hybrid Court not allowed not allowed Courtyard Housing 2 5 Live-Work 2 3 Rowhouse not allowed not allowed Tuck-Under Housing 2 3 Bungalow Court not allowed not allowed Duplex/Triplex/Quad- plex not allowed not allowed House not allowed not allowed b. The parking requirements found in Table DT-6 shall apply only to new buildings, additional building area on existing buildings or con- version of existing building area to a new use. Conversion of building area of an historically designated building to a new use, where the building envelope is not increased in size shall have no parking requirement until such time as the City determines that 95 percent capacity on the five existing City controlled parking struc- tures in the downtown has been reached. Use-Type Parking Guest Pkg.In-Lieu [a] Residential [b]2 / unit min 0.15 / unit guest only Live-Work 2 / unit min -- Non-Residential 1 / 400 sq ft -yes Type Min. Width Max. Width 1-way 8'12' 2-way 20'25' [a] Parking not permitted not permitted Setback Above Grade Subterranean (2a) Front yard min 40% lot depth 0' min (2b) Street side 10' min 0' min (2c) Side yard 0' min 0' min (2d) Rear yard 10' min 3' min (2e) Alley yard 3' min 3' min c. Vehicular access to the off-street parking is per- mitted only from an alley or side street when present. Vehicular access to the off-street park- ing may be taken from primary street only when an alley or side street is not present. d. Parking Setback Standards - Table DT-7, entitled Parking Setback Standards identifies the mini- mum setback standards for the off-street parking. Table DT-7. Parking Setback Standards 2c 2b 2a 2e 2d FrontStreet Side Alley where occurs Table DT-2 identifies the minimum setbacks required and, where noted, maximum setbacks permitted. The setbacks shall apply to all stories of a building. Table DT-2. Building Setback Standards [a] In situations where the existing sidewalk is 10 feet or less in width, at the discretion of the City of Santa Ana, a setback greater than identified in the above table may be required to effectively result in a 10 foot wide sidewalk. (b) Building Setbacks. Setback Min.Max. (1a)Front yard 0' [a]0' (1b)Street Side 0' [a]10' (1c)Side yard 0'No requirement (1d)Rear yard 15'No requirement (1e)Alley yard 3'No requirement 1a 1b 1c 1e 1e 1d FrontStreet Side Alley where occurssee encroachments see encroachments (e) Encroachments (1) Outdoor dining - Such encroachments per approval of PBA and PWA Directors, separate permit and agreement. (2) Encroachments. Awnings, Signage, Balconies, Bay windows and Frontage Types may encroach into the required setback subject to the standards indentified in Table DT-8, entitled Encroachments. Table DT-8 Encroachments Encroachment Vertical Horizontal (2a)except awnings, and gal- lery, and arcade frontage types min 8' clear max 18" (2b)except awnings, and gal- lery, and arcade frontage types min 12' clear max 24" (2c)awnings, and gallery, and arcade frontage types min 10'clear within 2' of curb Side yard N/A 0' Rear yard to eave [1] 5' [1] Eave allowed to 3' of property line. a Allowable Encroachment per table below R.O.W.Property Line Min 2' clear of curbCURB Setback Line 2b 2c 2c 2a,b (c) Building Height and Frontage Require- ments. (1) Building Height Table DT-3 entitled Building Height identifies the maximum building height permitted based upon the lot width and as per- mitted by individual building Type Building Height (stories) Lot Width Max. < 50 ft 3 stories 51 to 125ft 4 stories 125 to 175 ft 6 stories (2)The ground floor fronting a street or other right-of- way (not including alleys) shall comply with the frontage requirements per Section 41-2039 and per the Table DT-4, entitled Frontage Requirements. Types Permitted % of frontage Arcade Min. 50 Gallery Min. 50 Shopfront Min. 75 Forecourt Max. 50; remain- der of frontage per permitted types a R.O.W.Property Line Setback Line1 2 if parcel has side street frontage Frontage height and other require- ments per Section 4.2 [a] May be satisfied through In-Lieu Fee and and/or Park-Once Program for Downtown District, if estab- lished. [b] Permanent Special Need Housing including senior housing, will be parked at 1 space per unit minimum. (d) Parking. ((1) Driveway Standards. Table DT-5 identifies the minimum and maximum width of driveways and permitted parking on driveways. Table DT-5 Driveway Standards Parking Permitted Section 41-2011. Downtown Zone (DT) [1] 100 ft setback from all R.O.W. required for stories 7-10. Table DT-4. Frontage Types Table DT-3. Building Height (2) Off-street parking standards a. Table DT-6 identifies the minimum off-street parking spaces that shall be provided. All frac- tions shall be rounded up to the next whole num- ber. Table DT-6. Off-Street Parking Standards. [a] Except as modified to meet fire and trash service requirements. TRANSIT ZONING CODE 3:5 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Building Types Min Stories Max Stories Tower-on-Podium not allowed not allowed Flex Block 2 5 Lined Block 2 5 Stacked Dwellings 2 5 Hybrid Court not allowed not allowed Courtyard Housing 2 5 Live-Work 2 3 Rowhouse not allowed not allowed Tuck-Under Housing 2 3 Bungalow Court not allowed not allowed Duplex/Triplex/ Quadplex not allowed not allowed (a) Permitted building types and minimum and maximum height Table UC-1, entitled Building Types and Mimimum and Maximum Height identifies the approved building types and the minimum and maximum height that is permitted for each building type within the UC zone subject to compliance with all applicable standards. Table UC-1. Building Types and Minimum and Maximum Height. 2b 2c 2a FrontStreet Side Alley where occurs2e 2d Setback Above Grade Subterranean (2a) Front yard min 50% lot depth 5' min (2b) Street side 5' min 5' min (2c) Side yard 5' min 5' min (2d) Rear yard 5' min 5' min (2e) Alley yard 3' min 3' min c. d. Parking setback standards. Table UC-6 identi- fies the minimum setback standards for the off-street parking. Table UC-6. Parking Setback Standards. (2) Off-street parking standards a. Table UC-5 identifies the minimum off-street parking spaces that shall be provided. All frac- tions shall be rounded up to the next whole number. Table UC-5. Off-Street Parking Standards. Type Min Width Max Width 1-way 8'12' 2-way 20'25' [a] Parking not permitted not permitted (d) Parking. (1) Driveway Standards. Table UC-4 identifies the minimum and maximum width of driveways and permitted parking on driveways. Table UC-4. Driveway Standards Table UC-2, entitled Building Setback Standards identifies the minimum setbacks required and, where noted, maximum setbacks permitted. The setbacks shall apply to all stories of a building. Table UC-2. Building Setback Standards. [a] In situations where the existing sidewalk is 10 feet or less in width, at the discretion of the City of Santa Ana, a setback greater than iden- tified in the above table may be required to effectively result in a 10 foot wide sidewalk. Setback Min.Max. (1a)Front yard 0' [a]0' (1b)Street Side 0' [a]10' (1c)Side yard 0'No reqmt (1d)Rear yard 15'No reqmt (b) Building Setbacks. (1) Outdoor dining - Such encroachments per approval of PBA and PWA Directors, separate permit and agreement. (2) Encroachments. Awnings, Signage, Balconies, Bay windows and Frontage Types may encroach into the required setback subject to the standards indentified in Table UC-7, entitled Encroachments. Table UC-7. Encroachments Encroachment Vertical Horizontal (2a)except awnings min 8' clear max 18" (2b)except awnings min 12' clear max 24" (2c)awnings min 10'clear within 2' of curb Side yard N/A 0' Rear yard to eave [1]5' Alley yard to eave [1]3' [1] Eave allowed to 3' of property line. (e) Encroachments a Allowable Encroachment per table below R.O.W.Property Line Min 2' clear of curbCURB Setback Line 2b 2c 2c 2a,b Frontage Types Permitted % of frontage Shopfront min 65 Forecourt max 50; remainder of frontage per allowed types Stoop max 50 Frontyard/Porch max 100 (c) Frontage Requirements. a R.O.W.Property Line Setback Line1a 2a if parcel has side street frontage Frontage height and other require- ments per Section 4.2 : Urban Standards - Zone Requirements 1a 1b 1c 1e 1e 1d FrontStreet Side Alley where occurssee encroachments see encroachments Parking Permitted Section 41-2012. Urban Center (UC) b. The parking requirements found in Table UC-5 shall apply only to new buildings, additional building area on existing buildings or con- version of existing building area to a new use. Conversion of building area of an historically designated building to a new use, where the building envelope is not increased in size shall have no parking requirement until such time as the City determines that 95 percent capacity on the five existing City controlled parking struc- tures in the downtown has been reached. c. Vehicular access to the off-street parking is per mitted only from an alley or side street when present. Vehicular access to the off-street park ing may be taken from primary street only when an alley or side street is not present. The ground floor fronting a street or other right-of-way (not including alleys) shall comply with the standards for the applicable frontage type, Sections 41-2033 thorugh 41-2039 and the Table UC-3 entitled Permitted Frontage Types. Table UC-3. Permitted Frontage Types Use-Type Parking Guest Pkg.In-Lieu [a] Residential [a] [b] 2 / unit min 0.15 / unit guest only Live-Work 2 / unit min 0.15 / unit - Non-Residential 1 / 300 sq ft -yes [a] May be satisfied through In-Lieu Fee and/or Park- Once Program for Urban Center District, if estab- lished. [a][b] Permanent Special Need Housing including senior housing, will be parked at 1 space per unit minimum. [a] Except as modified to meet fire and trash service requirements. 3:6 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Urban Standards - Zone Requirements, cont'd (a) Permitted building types and maximum height Table CDR-1, entitled Building Types and Maximum Height identifies the approved build- ing types and the maximum height that is per- mitted for each building type within the CDR zone subject to compliance with all applicable standards. Table CDR-1. Building Types and Maximum Height. Building Types Max Stories in CDR Tower-on-Podium not allowed Flex Block 3 Lined Block not allowed Stacked Dwellings not allowed Hybrid Court not allowed Courtyard Housing not allowed Live-Work 3 Rowhouse not allowed Tuck-Under Housing not allowed Bungalow Court not allowed Duplex/Triplex/Quad- plex not allowed House not allowed (d) Parking. (1) Driveway Standards. Table CDR-4 identifies the minimum and maximum width of driveways and permitted parking on driveways. Table CDR-4. Driveway Standards (2) Off-street parking standards Table CDR-5, entitled Off-Street Parking Standards identifies the minimum off-street park- ing spaces that shall be provided. All fractions in the parking calculations shall be rounded up to the next whole number. Table CDR-5. Off-Street Parking Standards. Use-Type Parking Guest Pkg Residential [a]2 / unit min 0.25 / unit Live-Work 2 / unit min 0.25 / unit Non-Residential 1 / 200 sq ft - Type Min width Max width 1-way 8'12' 2-way 20'25' [a] Parking not permitted not permitted Setback Above Grade (2 a1) Front yard 5' for 50% of lot width (2 a2) Front yard 20% of lot depth for 50% of lot width (2b) Street side 5' min (2c) Side yard 5' min (2d) Rear yard 5' min (2e) Alley yard 3' min (4) Parking Setback Standards. Table CDR-6, enti- tled Parking Setback Standards identifies the minimum setback standards for the off-street parking. Table CDR-6. Parking Setback Standards 2d 2c2a2 FrontStreet Side Alley where occurs2e 2b 2d Table CDR-2, entitled Building Setback Standards identifies the minimum setbacks required and, where noted, maximum setbacks permitted. The setbacks shall apply to all stories of a building. Table CDR-2. Building Setback Standards. [a] In situations where the existing sidewalk is 10 feet or less in width, at the discretion of the City of Santa Ana, a setback greater than iden- tified in the above table may be required to effectively result in a 10 foot wide sidewalk. [b] Setback at Grand Ave. is 20' min - 30' max mea- sured from R.O.W as it exists in 2009. [c] Setback at Grand Ave. is 15' min - 25' max mea- sured from R.O.W as it exists in 2009. (b) Building Setbacks. Setback Min.Max. (1a)Front yard 5' [a] [b]15' [b] (1b)Street side 5' [a] [c]10' [c] (1c)Side yard 0'Not applicable (1d)Rear yard 15'Not applicable (1e)Alley yard 3'Not applicableFrontStreet Side Alley where occurs1a 1b 1c 1e 1e 1d see encroachments see encroachments (e) Encroachments Encroach- ment Min Vertical Max Horizontal (2a)Front (2c) 8' clear 2' (2b)Side Street (2c) 10'2' (2c)Awnings min 10' clear 2' Side yard Not applicable 0' Rear yard to eave [1]5' Alley yard to eave [1]3' (1) Outdoor dining. Such encroachments per approval of PBA and PWA Directors, separate permit and agreement. (2) Encroachments. Awnings, Signage, Balconies, Bay windows and Frontage Types may encroach into the required setback subject to the stan- dards indentified in Table CDR-7, entitled Encroachments. Table CDR-7. Encroachments [1] Eave permitted to 3' of property line. Allowable Encroachment per table below Sidewalk R.O.W.Property Line Setback Line 2a,b 2a,b 2c 2c2c The ground floor fronting a street or other right- of-way (not including alleys) shall comply with the standards for the applicable frontage type, Sections 41-2033 thorugh 41-2039 and the Table CDR-3 entitled Permitted Frontage Types. Table CDR-3- Permitted Frontage Types Frontage Types Permitted % of frontage Gallery min 65 Forecourt max 50; remainder of frontage per allowed types Shopfront min 65 (c) Frontage Requirements. R.O.W.Property Line Setback Line Table CDR -1 Table CDR-3 if parcel has side street frontage Frontage height and other require- ments : Urban Standards - Zone Requirements Parking Permitted Section 41-2013 Corridor (CDR). [a] Permanent Special Need Housing including senior housing, will be parked at 1 space per unit min. (3) Vehicular Access. Vehicular access to the off- street parking is permitted only from an alley or side street when present. Vehicular access to the off-street may be taken from primary street only when an alley or side street is not present. 2c 1c 2 a1 [a] Except as modified to meet fire and trash service requirements. TRANSIT ZONING CODE 3:7 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Building Types Max Stories in UN2 Tower-on-Podium not allowed Flex Block not allowed Lined Block not allowed Stacked Dwellings not allowed Hybrid Court 5 [a] Courtyard Housing 4 Live-Work 3 Rowhouse 3 Tuck-Under Housing 3 Bungalow Court 2 Duplex/Triplex/Quad- plex 3 House 2 [a] See Regulating Plan for allowable location (a) Permitted building types and maximum height. Table UN2-1, entitled Building Types and Maximum Height identifies the approved building types and the maximum height that is permitted for each building type within the UN-2 zone subject to com- pliance with all applicable standards. Table UN2-1. Building Types and Maximum Height. Setback Above Grade Subterranean (2a) Front yard 50% lot depth 10' min (2b) Street side 10' min 10' min (2c) Side yard 5' min 5' min (2d) Rear yard 5' min 5' min (2e) Alley yard 3' min 3' min (4) Parking Setback Standards - Table UN2-6, entitled Parking Setback Standards identifies the minimum setback standards for the off- street parking. Table UN2-6. Parking Setback StandardsFrontStreet Side Alley where occurs2c 2b 2d 2a 2e (2) Off-street parking standards Table UN2-5, entitled Off-Street Parking Standards identifies the minimum off-street parking spaces that shall be provided. All fractions in the parking calculations shall be rounded up to the next whole number. Table UN2-5. Off-Street Parking Standards. Use-Type Parking Guest Pkg Residential [a]2 / unit min 0.25 / unit Live-Work 2 / unit min 0.15 / unit Non-Residential 1 / 300 sq ft - Type Min Width Max Width 1-way 8'12' or width of garage 2-way 20'25' [a] Parking [a] [b]permitted permitted [a] provided the vehicles on such driveway do not ob- struct access to parking spaces serving any other unit [a] Except as modified to meet fire and trash service requirements. [b] Provided the vehicles on such driveway do not ob- struct access to parking spaces serving any other unit. (d) Parking. (1) Driveway Standards. Table UN2-4 identifies the minimum and maximum width of driveways and permitted parking on driveways. Table UN2-4. Driveway Standards Table UN2-2, entitled Building Setback Standards identifies the minimum setbacks required and, where noted, maximum setbacks permitted. The setbacks shall apply to all stories of a building. Table UN2-2. Building Setback Standards. [a] In situations where the existing sidewalk is 10 feet or less in width, at the discretion of the City of Santa Ana, a setback greater than iden- tified in the above table may be required to effectively result in a 10 foot wide sidewalk. Setback Min.Other Min. (1a)Front yard 10' [a]25' min (Grand Ave 2009 r.o.w.) (1b)Street side 10' [a]Not applicable (1c)Side yard 5'-1/2 story 8'- 3 story; 12'-4+stories (1d)Rear yard 15'Not applicable (1e)Alley yard 3'Not applicable (b) Building Setbacks.FrontStreet Side Alley where occurs1a 1b 1c 1e 1e 1d 1a 1d see encroachments see encroachments 1. Outdoor dining - Such encroachments per approval of PBA and PWA Directors, separate permit and agreement. 2. Encroachments. Awnings, Signage, Balconies, Bay windows and Frontage Types may encroach into the required setback subject to the stan- dards indentified in Table UN2-7, entitled Encroachments. Table UN2-7. Encroachments Encroachment Vertical Horizontal (2a)except awnings min 8' clear max 18" (2b)except awnings min 12' clear max 24" (2c)awnings min 10'clear 2' Side yard N/A 0' Rear yard to eave [1]5' Alley rear yard to eave [1]3' [1] Eave allowed to 3' of property line. (e) Encroachments Frontage Types Permitted % of frontage Shopfront min 65 Forecourt max 50; remainder of frontage per allowed types Stoop max 50 Frontyard/Porch max 100 (c) Frontage Requirements. R.O.W.Property Line Setback Line Table UN2-1 Table UN2-3 if parcel has side street frontage Frontage height and other require- ments a Allowable Encroachment per table below R.O.W. Property Line Sidewalk Setback Line 2b 2c 2c Parking Permitted Section 41-2014. Urban Neighborhood 2 (UN-2) [a] Permanent Special Need Housing including senior housing, will be parked at 1 space per unit min. (3) Vehicular access to the off-street parking is permit- ted only from an alley or side street when present. Vehicular access to the off-street may be taken from primary street only when an alley or side street is not present. 1c 2c The ground floor fronting a street or other right-of-way (not including alleys) shall comply with the standards for the applicable frontage type, Sections 41-2033 thorugh 41-2039 and the Table UN2-3 entitled Permitted Frontage Types. Table UN2-3. Permitted Frontage Types Urban Standards - Zone Requirements TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84A & 84B City of Santa Ana, California Type Min Width Max Width 1-way 8'12' or width of garage 2-way 20'25' [a] Parking [a] [b]permitted permitted [a] provided the vehicles on such driveway do not ob- struct access to parking spaces serving any other unit [a] Except as modified to meet fire and trash service requirements. [b] Provided the vehicles on such driveway do not ob- struct access to parking spaces serving any other unit. TRANSIT ZONING CODE Urban Standards - Zone Requirements, cont'd (a) Permitted building types and maxi mum height Table UN1-1, entitled Building Types and Maximum Height identifies the approved build- ing types and the maximum height that is per- mitted for each building type within the UN1 zone subject to compliance with all applicable standards. Table UN1-1. Building Types and Maximum Height. Building Types Max Stories in UN1 Tower-on-Podium not allowed Flex Block not allowed Lined Block not allowed Stacked Dwellings not allowed Hybrid Court not allowed Courtyard Housing not allowed Live-Work 2 Rowhouse not allowed Tuck-Under Housing not allowed Bungalow Court 2 Duplex/Triplex/Quad- plex 2 House 2 Setback Above Grade (a) Front yard 20% lot depth (b) Street side 10' min (c) Side yard 0' min (d) Rear yard 0' min (e) Alley yard 3' min (4) Parking Setback Standards - Table UN1-6, enti- tled Parking Setback Standards identifies the minimum setback standards for the off-street parking. Table UN1-6. Parking Setback StandardsFrontStreet Side Alley where occurs2c 2b 2d 2a 2e (d) Parking. (1) Driveway Standards. Table UN1-4 identifies the minimum and maximum width of driveways and permitted parking on driveways. Table UN1-4. Driveway Standards (2) Off-street parking standards Table UN1-5, entitled Off-Street Parking stan- dards identifies the minimum off-street park ing spaces that shall be provided. All fractions in the parking calculations shall be rounded up to the next whole number. TableUN1-5. Off-Street Parking Standards. Use-Type Parking Guest Pkg Residential [a]2 / unit min 0.25 / unit Live-Work 2 / unit min 0.25 / unit Non-Residential: <750 sq ft 1 / unit min - Non-Residential: 751-1200 sq ft 2 / unit min - Non-Residential: 1201-1500 sq ft 2 + 0.5 / 500 s.f. - TableUN1-2, entitled Building Setback Standards identifies the minimum setbacks required. The set- backs shall apply to all stories of a building. Table UN1-2. Building Setback Standards. (b) Building Setbacks. Setback Min. (1a)Front yard 20' (1b)Street side 10' (1c)Side yard 5' (1d)Rear yard 20' (1e)Alley yard 3' 1d 1a 1c 1e FrontStreet Side Alley where occurssee encroachments see F2 (encroachments) (e) Encroachments Encroachment Horizontal Vertical (2a)Porch max 5'see 41- 2039 (2b)Bay window, balcony max 2'to eave [1] (2c)Side yard max 2'to eave [1] Rear yard 5'to eave [1] Alley rear yard 3'to eave [1] 1. Outdoor dining - Not permitted. 2. Encroachments. Awnings, Signage, Balconies, Bay windows and Frontage Types may encroach into the required setback subject to the standards indentified in Table UN1-7, entitled Encroachments. Table UN1-7. Encroachments [1] Eave allowed to 3' of property line. R.O.W. 2a,b Allowable Encroachment Property Line Setback Line 2a,b 2a,c (c) Frontage Requirements. Types Permitted % of frontage Stoop max 50 Frontyard/Porch max 100 R.O.W.Property Line Setback Line Frontage height and other requirements per Section 4.2 1a 2a if parcel has side street frontage 3.7 - Urban Neighborhood (UN1) Zone Parking Permitted Section 41-2015. Urban Neighborhood 1 (UN-1) [a] Permanent Special Need Housing including senior hous- ing, will be parked at 1 space per unit min. (3) Vehicular access to the off-street parking is per- mitted only from an alley or side street when present. Vehicular access to the off-street may be taken from primary street only when an alley or side street is not present. 2c 1b The ground floor fronting a street or other right-of-way (not including alleys) shall comply with the standards for the applicable frontage type, Sections 41-2033 thorugh 41-2039 and the Table UN1-3 entitled Permitted Frontage Types. Table UN1-3- Permitted Frontage Types 3:8 TRANSIT ZONING CODE 4:1 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California L. DUPLEX, TRIPLEX, & QUADPLEX Flex Block Rowhouse Y = Permitted - = Not Permitted [1] The degree of mixed use depends on the particular zone in which the building is located. [2}In dwelling units per acre(du/ac). Each type is sub- ject to the maximum stories allowed in each zone and the particular building size and massing require- ments. [3] Measured along the front property line of the lot [4] This building type can be used on lots that have resulted from a legal subdivision provided there is a minimum frontage of 40 feet. [5] Allowed on specific locations only. [6] Quadplex not permitted in the UN-1 zone. [7] Line Block permitted to a maximum of 10-stories in Table BT-1. Permtted Building Types Building Type Multi- Family Mixed- Use [1] Density Range [2] Lot Depth Lot Width [3] Stories Building Types Allowed by Zone min - max min - max max TV DT UC CDR UN-2 UN-1 A. Tower-on-Podium YES YES 75 - 90 200' min 200'-250'25 Y ----- B. Flex Block YES YES 30 - 40 130 100' min 75'-10 Y Y Y Y -- C. Lined Block YES YES 45 - 50 170 100' min 125'-300'5 [7]Y Y Y --- D. Stacked Dwellings YES YES 40 - 50 130 100' min 125'-200'6 Y Y Y --- E. Hybrid Court YES YES 45 - 50 160'-250'150'-200'5 ----Y [5]- F. Courtyard Housing YES YES 20 - 30 130'-250'125'-200'5 Y Y Y -Y - G. Live/Work NO YES 12 -15 100'-200'75'-125'3 Y Y Y Y Y Y H. Rowhouse YES YES 7 - 18 100'-200'75'-150'3 ----Y - I. Tuck-Under YES YES 12 - 18 75'min 94'-250'3 Y Y Y -Y - J. Bungalow Court YES YES 10 -15 130' min 100'-180'2 ----Y Y K. Duplex/Triplex/ Quadplex YES YES 10 -15 100' min 50'-125'3 ----Y Y [6] L. House NO YES 5 - 7 100' min 40'-60'2 ----Y Y Tower-on-Podium Division 4. Architectural Standards/Building Types. Sec. 41-2020. Building Types, General Provisions. (a) Each proposed building shall be designed in compliance with the standards of the applicable building type. (b) Subject to the requirements of the applicable zone, a proposed building shall be designed as one of the building types permitted by the applicable zone by Table BT-1 entitled Permitted Building Types. Live-Work J. TUCK-UNDER HOUSING K. BUNGALOW COURT K J I I. ROWHOUSE H H. LIVE \ WORK G M. HOUSE L : 4.0 - Architectural Standards G H A B WALK-UP ACCESS TRANSIT ZONING CODE 4:3 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California (7) Frontage Standards: a. Frontage shall comply with the applicable standards set forth in Sections 41-2033 through 2039. (8) Building Size and Massing Standards: a. Buildings shall be constructed with a varied massing approach. Each building type contains an allowed massing by story table identifying the maximum ratio for each building story. Table BT-A identifies the infor- mation contain within each of these allowed massing by story tables. TABLE BT-A Allowed Massing by Story STORY Ground Floor 2 3 4 5 6 7 8 Percentage of ground floor by story 100 Percentage number refers to the percentage of the ground floor footprint of the build- ing area that is permitted for this particular story b. The maximum permitted ground floor footprint shall be determined as described in Figure BT-B c. Story heights 1. A story means a habitable level within a building from finished floor to finished ceiling. Specific requirements for a story in various con- figurations are identified in Table BT-2 Permitted Height by Story Type: Table BT-2: Permitted Height by Story type Type Location Minimum (ft)Maximum (ft) All building types, excluding house, duplex, triplex, and quadplex Upper Floor(s)9 14 All building types, excluding house, duplex, triplex, and quadplex Ground Floor 10 16 House, duplex, triplex, and quadplex Upper Floor 8 14 House, duplex, triplex, and quadplex Ground Floor 9 12 Garage Upper Floor(s)8 14 Garage Ground Floor (podium) Equal to adjacent ground floor of building, or 8 feet if detached 16 2. A basements shall not be considered a story for the purposes of determining building height where the finished surface of the floor above the basement is less than six feet above grade plane 3. Attics shall not be considered a story for the purposes of determining building height. 4. Above ground garages occupying a level shall be considered a story for the purposes of determining building height. d. Dwelling Unit Types There are three basic dwelling unit types. 1. The flat is a single story unit. 2. The loft is a double-story heihgt unit that may have a mezzanine. 3. A townhouse is a two or more story unit. These dwelling units types may be used in any combination through- out a building, as permitted by the various buildings types. (9) Accessory Dwellings: a. Second dwelling units shall comply with the requirements established in Section 41-194 of the Santa Ana Municipal Code. (10) Accessory Structures: a. The area occupied by accessory structures shall be included in the floor area ratio calculation. b. An accessory structure shall not encroach into any required open space or setback, except that a detached garage may be located 3 feet from the rear and interior side property line. (c) All building types are subject to the following: (1) Lot width and Depth: a. The width and depth shall be determined as described below: All buildings shall be designed to an individual lot as required in Table BT-1. The lot is for design purposes and may be made permanent through the regular process for parcel or tract maps. Lot width and depth shall be determined as described below. 1- Front (Lot Width): Primary (Principal) Frontage 2- Side (Lot Depth) 3- Rear (Lot Width) b. On corner lots fronting two streets, either street frontage may be used to comply with the lot width/frontage required per building type. c. Lots that have resulted from a legal subdivision but are less than 40 feet in width may be developed with standards that apply to lots 40 feet in width. (2) Access Standards: a. Where an alley is present, parking and services shall be accessed through the alley. b. Where an alley is not present, parking and services shall be accessed from the street through or alongside the building as permitted in the zone and this division. c. For corner lots without alley access, parking and services shall be accessed from the side street through or alongside the building. (3) Parking Standards: a. Entrances to garages, subterranean structured garages or driveways shall be located as close as possible to the side or rear of each lot. b. Sur face parking lots shall not encroach into any required yards. (4) Service Standards: a. Services, including all utility access, above ground equipment, and trash enclosures shall be located on alleys b. Where alleys do not exist, services,including utility access, above ground equipment, and trash enclosures shall be located in compliance with the building location standards for the zone and this division. c. No trash enclosure shall be located in required landscape areas, within direct view of streets or in traffic or pedestrian aisles. d. Services and their appurtenances shall be screened from and shall not be located in required setback or landscaped areas. e. Each residential unit shall have access to on-site laundry facilities. f. Each development shall provide a trash area. g. Multiple family, commercial and industrial developments with common parking areas shall provide trash enclosures per 41-623. h. Residential development providing individual trash containers shall provide an area that measures a minimum of 3.5’ x 7’, outside of required setbacks and yards, to store and place out for pick up. i. Individual trash bins located in a garage shall not encroach into the required parking area (5) Open Space Standards: a. Balconies are permitted in any setback yard as provided in the encroach- ment requirements of the applicable zone. b. Private patios may be provided at the side and rear yards. c. The area of any patio covers, gazebos and other roofed shade structures with at least 2 sides fully opened to the outside may be counted towards the required open space. d. Corridors, walkways, paseos, driveways, parking courts, lobbies and other such spaces shall not be included in the required open space cal- culations. (6) Landscape Standards: a. All setbacks, yards and shared common open spaces shall be land- scaped. b. A landscape buffer of not less than 5 feet shall be provided to separate any parking lot from an adjacent property. c. Sur face parking lots shall be landscape per the City's Commercial area landscape standards. : Architectural Standards 1 2 1 2 2 3 3 3 2 2 2 1 3 1 1 2 3PRIMARY STREET2 ALLEY (WHERE OCCURS)STREET 2 2 PRIMARY STREET TRANSIT ZONING CODE 4:7 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California (i) Building Size and Massing Standards (1) Each unit shall have at least one side exposed to the outdoors with direct access to common or private open space. (2) Buildings may contain any of three types of dwellings: flats, townhouses and lofts. (3) Units may be as repetitive or unique as deemed by individual designs. (4) Buildings are allowed to be composed of one dominant volume. (5) The Flex Blocks shall comply witht the height ratios established in Table BT-4 entitled Maximum Ratio for Each Flex Block Story. Table BT-4 Maximum Ratio of Each Flex Block Story STORY Ground Floor 2 3-5 6-10 [1] % of ground floor by story 100%100%80 85%[2} [1]40 85% [1] This area shall be setback at least 100 feet from any right-of-way. [2} [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. (j) Accessory Dwellings. Accessory dwellings shall not be permitted. (k) Accessory Structures. Accessory structures shall not be permitted. Sec. 41-2022. Flex Block Building Type (a) Flex Block is a building generally of a single massing element, designed for occupancy by retail, service, or office uses on the ground floor, with upper floors also configured for those uses or for residences. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to each ground floor unit shall be directly from the street. (2) Entrance to the residential portions shall be through a dedicated street-level lobby, or through a dedicated podium lobby accessible from the street or through a side yard. (3) Access to each unit above the second level, not accessed through a podium, shall be through an interior corridor of at least 6 feet in width with recessed doors or seating alcoves/offsets at at least 100 feet. (4) Each level of the building shall have access to the garage via an elevator. (d) Parking Standards (1) Required parking shall be accommodated in an underground garage, surface parking, tuck under parking, or a combination thereof. (2) Dwellings shall have indirect access to their parking stall(s). (e) Service Standards (1) Utility meters shall be screened from view from the street and shall not be located within any required landscape or setback area. (2) Mail boxes shall not be located in any required open space, landscape or setback areas or detract from the primary entrance to the development. (f) Open Space Standards (1) The common open space shall be at the rear or side yard designed as a courtyard, or in the front as a forecourt. This area shall be equal to 15 percent of the lot and shall be open to the sky. Courtyards may be located on the ground or on a podium. Side yards may also be formed to provide outdoor patios connected to ground floor commercial uses to serve as additional open space. (2) Minimum courtyard dimensions shall be 40 feet when the long axis of the courtyard is ori- ented EW and 30 feet for a NS orientation. Courtyard proportions shall not be less than 1:1 between the width of the courtyard and the height of the building for at least 2/3 of the court's perimeter. Horizontal shifts in upper floors adjacent to a court may not exceed 1/2 the height of each upper floor. (3) In 40 foot wide courtyards, frontages and architectural projections are permitted on two opposing sides of the courtyard provided that an overall minimum width of 40 feet is main- tained. Frontages and architectural projections are permitted on one side of a 30 foot wide courtyard provided an overall minimum width of 30 feet is maintained. (4) Private open space shall be provided for each residential unit and shall be no less than 50 square feet with a minimum dimension of 6 feet in each direction. (5) Private open space may be substituted for additional common open space or common inte- rior space the size of which will be equivalent to the displaced private open space. The mini- mum dimension of this space shall be 15 feet in each direction. (g) Landscape Standards (1) Where rear yards are present, at least one (1) 36-inch box canopy tree per 30 lineal feet shall be planted directly in the ground. (2) Courtyards located over garages shall be designed to avoid the sensation of forced podium hardscape. (3) Sideyard trees shall be placed to create a particular sense of place at a rate of one (1) 24-inch box tree per 30 lineal feet. (4) Where a front yard is present, at least one (1) 24-inch box tree per 25 lineal feet shall be plant- ed. The trees may be placed in groups in order to achieve a particular design. (5) One 36-inch box specimen tree is required per courtyard that meets the minimum dimen- sions. For courtyards that exceed the minimum dimensions, two or more 24-inch box smaller size trees may be substituted for the 36-inch box tree. (6) Six (6) 5-gallon sized shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground covershall be planted for every required tree. (7) Where rear yards are present, at least one (1) 36-inch box canopy tree per 30 lineal feet shall be planted directly in the ground. (h) Frontage Standards (1) Entrance doors and social rooms, such as living rooms and dining rooms located on the ground floor, are oriented fronting toward the courtyard(s) or street when fronting to one. Illustrative Axonometric Diagram Illustrative Photo: Flex Block with arcade frontage Illustrative Photo: Flex Block with shopfront frontage Illustrative Photo: Flex Block with shopfront frontage 1 b Illustrative Photo: Multi-Story example with shopfront front- : Architectural Standards - Building Types TRANSIT ZONING CODE 4:9 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Illustrative Photo: Lined block with shopfront frontage Illustrative Photo: Lined block with shopfront frontage Illustrative Photo: Lined block with shopfronts and street Sec. 41-2023. Lined Block Building Type (a) Lined block is a building that conceals a public garage or other faceless buildings, designed for occupancy by retail, service, or office uses on the ground floor, with upper floors also configured for such uses or residences. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to each ground floor shall be directly from the street. (2) Entrance to residential portions of the building shall be through a dedicated street level lobby, or through a dedicated podium lobby accessible from the street or through a side yard. (3) Access to each unit above the second level, not accessed through a podium, shall be through an interior corridor of at least 6 feet in width with recessed doors or seating alcoves/offsets at least every 100 feet. (4) Each level of the building shall have access to the garage via an elevator. (d) Parking Standards (1) Required parking shall be accommodated in an underground or above-ground garage, tuck under parking, or a combination thereof. (2) Dwellings shall have indirect access to their parking stall(s). (e) Service Standards (1) Utility meters shall be screened from view from the street and shall not be located within any required landscape or setback area. (2) Mail boxes shall not be located in any required open space, landscape or setback areas or detract from the primary entrance to the development. (f) Open Space Standards (1) The common open space shall be at the rear or side yard designed as a courtyard, or in the front as a forecourt. This area shall be equal to 15 percent of the lot and shall be open to the sky. Courtyards may be located on the ground or on a podium. Side yards may be formed to provide outdoor patios connected to ground floor commercial uses. (2) Minimum courtyard dimension shall be 20 feet when the long axis of the courtyard is oriented EW and 15 feet for a NS orientation. Courtyard proportions shall not be less than 1:1 between the width of the courtyard and the height of the building for at least 2/3 of the court's perim- eter. Horizontal shifts in upper floors adjacent to a court shall not exceed 1/2 the height of each upper floor. (3) In 20 foot wide courtyards, frontages and architectural projections are permitted on two opposing sides of the courtyard provided that an overall minimum width of 20 feet is main- tained. Frontages and architectural projections are permitted on one side of a 15 foot wide courtyard provided an overall minimum width of 15 feet is maintained. (4) Private open space shall be provided for each residential unit and shall be no less than 50 square feet with a minimum dimension of 6 feet in each direction. (5) Private open space may be substituted for additional common open space or common inte- rior space the size of which will be equivalent to the displaced private open space. The mini- mum dimension of this space shall be 15 feet in each direction. (g) Landscape Standards (1) Where a front yard is present, one (1) 24” box size tree per 25 lineal feet shall be provided. The trees may be placed in groups in order to achieve a particular design. (2) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (3) Courtyards located over garages shall be designed to avoid the sensation of forced podium hardscape. (4) Trees in the front yard shall be of small scale that do not exceed 12-15' height at maturity and suitable for built-in concrete planters or containers with a 36-inches minimum width. (5) One 36-inch box specimen tree is required per courtyard that meets the minimum dimen- sions. For courtyards that exceed the minimum dimensions, two or more 24-inch box smaller size trees may be substituted for the 36-inch box tree. (6) Where rear yards are present, at least one (1) 36-inch box canopy tree per 30 lineal feet shall be planted directly in the ground. (7) When side yards are present, at least one (1) 24-inch box tree per 30 lineal feet shall be plant- ed to protect privacy of neighbors. The trees may be placed in groups in order to achieve a particular design. (h): Frontage Standards (1) Entrance doors are oriented fronting toward the courtyard(s) or the street when fronting to (i) Building Size and Massing Standards (1) Each unit shall have at least one side exposed to the outdoors with direct access to common or private open space. (2) Buildings may contain any of three types of dwellings: flats, townhouses and lofts. (3) Units may be as repetitive or unique as deemed by individual designs. (4) Buildings may be composed of one dominant volume. (5) A Lined Block shall comply with the height ratios established in Table BT-5, entitled Maximum Ratio for Each Lined Block Story. Table BT-5 Maximum Ratio of each Lined Block Story STORY Ground Floor 2 3-5 6 % of ground floor by story 100%100%85% [1]30 85% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. (j) Accessory Dwellings. Accessory dwellings shall not be permitted. (k) Accessory Structures. Accessory structures shall not be permitted. Illustrative Axonometric Diagram: Lined Block b : Architectural Standards - Building Types TRANSIT ZONING CODE 4:11 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Illustrative Axonometric Diagram b Illustrative Photo: Stacked Dwellings with stoops Illustrative Photo: Stacked Dwellings with a stoop entry Sec. 41-2024. Stacked Dwellings Building Type. (a) A Stacked Dwelling is a structure of single-floor or multi-floor dwellings of similar configuration either above or below that are stacked. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) Entrance to the residential portions of the building shall be through a street level lobby, court- yard access, or through a combination of street/podium lobby directly accessible from the street. (2) The main entrance to each ground floor unit shall be directly from the street. Secondary access shall be through an elevator and corridor. (3) Access to each unit above the second level, not accessed through a podium, is through an inte- rior corridor of at least 6 feet in width with recessed doors or seating alcoves/offsets at least every 100 feet. (4) Each level of the building shall have access to the garage via an elevator. (d) Parking Standards (1) Required parking shall be accommodated in an underground garage, surface parking, tuck under parking, or a combination thereof. (2) Dwellings shall have indirect access to their parking stall(s). (e) Service Standards (1) Utility meters shall be screened from view from the street and shall not be located within any required landscape or setback area. (2) Mail boxes shall not be located in any required open space, landscape or setback areas or detract from the primary entrance to the development. (f) Open Space Standards (1) The common open space shall be at the rear or side yard designed as a courtyard. This com- mon open space shall be equal to 15 percent of the lot and open to the sky. Courtyards may be located on the ground or on a podium. Side yards may be formed as common use gardens. (2) Minimum courtyard dimension is 40 feet when the long axis of the courtyard is oriented EW and 30 feet for a NS orientation. Courtyard proportions shall not be less than 1:1 between the width of the courtyard and the height of the building for at least 2/3 of the court's perimeter. Horizontal shifts in upper floors adjacent to a court shall not exceed 1/2 the height of each upper floor. (3) In 40 foot wide courtyards, frontages and architectural projections are permitted on two opposing sides of the courtyard provided a minimum courtyard width of 40 feet is maintained. Frontages and archtitectural projections are permitted on one side of a 30 foot wide courtyard provided a minimum courtyard width of 30 feet is maintained. (4) Private open space shall be provided for each residential unit and shall be no less than 50 square feet with a minimum dimension of 6 feet in each direction. (5) Private open space may be substituted for additional common open space or common interior space, the size of which will be equivalent to the displaced private open space. The minimum dimension of this space shall be 15 feet in each direction. (g) Landscape Standards (1) Front yard trees shall not exceed the height of the buildings at maturity, except at the margins of the lot, where they may be used to frame and separate the building from its neighbors. The trees shall be planted at the rate of one (1) 24-inch box tree per 25 lineal feet of front yard. The trees may be placed in groups in order to achieve a particular design. (2) In the reay yard, at least one (1) 36-inch box canopy tree per 30 lineal feet shall be planted directly in the ground. (3) Courtyards located over garages shall be designed to avoid the sensation of forced podium hardscape. (4) One 36-inch box specimen tree is required per courtyard that meets the minimum dimen- sions. For courtyards that exceed the minimum dimensions, two or more 24-inch box smaller size trees may be substituted for the 36-inch box tree. (5) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (6) Side yard trees shall be placed to create a particular sense of place at a rate of one 24-inch box tree per 30 lineal feet. (h) Frontage Standards (1) Living rooms, dining rooms and bedrooms are oriented fronting toward the courtyard(s) or street. Service rooms are oriented backing to corridors. (b) Stoops up to 3 feet in height may be placed above subterranean parking, provided the area (i) Building Size and Massing Standards (1) Buildings may contain any of 3 types of dwellings: flats, townhouses and lofts. (2) Units may be as repetitive or unique as deemed by individual designs. (3) Buildings may be composed of one dominant volume, flanked by secondary ones. (4) Each unit shall have at least one side exposed to the outdoors with direct access to common or private open space. (5) A Stacked Dwellings shall comply with the height ratios established in Table BT-6 entitled Maximum Ratio for Each Stacked Dwellings Story. Table BT-6 Maximum Ratio of each Stacked Dwellings Story STORY Ground Floor 2 3-5 6 % of ground floor by story 100%100%75 85%[1]50 85% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. (j) Accessory Dwellings. Accessory dwellings shall not be permitted. (k) Accessory Structures. Accessory structures shall not be permitted. Illustrative Photo: Stacked Dwellings : Architectural Standards - Building Types TRANSIT ZONING CODE 4:13 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Sec. 41-2025. Hybrid Court Building Type. (a) Hybrid Court is a building composed of two building types, the stacked dwelling and couryard housing, arranged around a courtyard(s). This building type combines a point-access portion of the stacked dwelling building type (access through a double loaded corridor) with a walk-up portion of the courtyard housing building type (access directly from the street or courtyard). The building may be designed for occupancy by retail, service, or office uses on the ground floor, with upper floors also configured for those uses or for residences (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maxi- mum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to each ground floor unit shall be directly from the street. (2) Entrance to the residential portions of the stacked dwelling element shall be through a dedicated street level lobby, or through a dedicated podium lobby accessible from the street or through a side yard. (3) Access to each unit above the second level in the stacked dwelling element not accessed from the podium is through an interior, double-loaded corridor of at least 6 feet in width with recessed doors or seating alcoves/offsets at least every 100 feet. For other units, access shall be directly off a common courtyard or through stairs serving up to 3 dwell- ings. (4) Elevator access shall be provided between the garage and each level of the stacked dwell- ings portion of the building. (d) Parking Standards (1) Required parking shall be accommodated in an underground garage, surface parking, tuck under parking, or a combination thereof. (2) Dwellings shall have indirect access to their parking stall(s). (e) Service Standards (1) Utility meters shall be screened from view from the street and shall not be located within any required landscape or setback area. (2) Mail boxes shall not be located in any required open space, landscape or setback areas or detract from the primary entrance to the development. (f) Open Space Standards (1) The common open space shall be designed as a central courtyard or partial, multiple, separated or interconnected courtyards. This area shall equal to 15 percent of the lot and shall be open to the sky. Courtyards may be located on the ground or on a podium. Side yards may be formed as common use gardens. (2) Minimum courtyard dimension is 40 feet when the long axis of the courtyard is oriented EW and 30 feet for a NS orientation. Courtyard proportions shall not be less than 1:1 between the width of the courtyard and the height of the building for at least 2/3 of the court's perimeter. Horizontal shifts in upper floors adjacent to a court shall not exceed 1/2 the height of each upper floor. (3) In 40 foot wide courtyards, frontages and architectural projections are permitted on two opposing sides of the courtyard provided that an overall minimum width of 40 feet is maintained. Frontages and architectural projections are permitted on one side of a 30 foot wide courtyard provided an overall minimum width of 30 feet is maintained. (4) Private open space is required for each residential unit and shall be no less than 50 square feet with a minimum dimension of 6 feet in each direction. (5) Private open space may be substituted for additional common open space or common interior space, the size of which will be equivalent to the displaced private open space. The minimum dimension of this space shall be 15 feet in each direction. (g) Landscape Standards (1) Where a front yard is present, one (1) 24-inch box tree per 25 lineal feet shall be planted. The trees may be placed in groups in order to achieve a particular design. (2) Courtyards located over garages shall be designed to avoid the sensation of forced podi- um hardscape. (3) Side yard trees shall be placed to create a particular sense of place at a rate of one (1) 24-inch box tree per 30 lineal feet. (4) One 36-inch box specimen tree is required per courtyard that meets the minimum dimen- sions. For courtyards that exceed the minimum dimensions, two or more 24-inch box smaller size trees may be substituted for the 36-inch box tree. (5) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (6) In the rear yard, at least one (1) 24-inch box canopy tree per every 25 lineal feet planted directly in the ground. (7) Front yard trees shall be of small scale that shall not exceed 12-15' height at maturity and are suitable for built-in concrete planters or containers with a 36" minimum width. (h) Frontage Standards (1) Entrance doors and social rooms, such as living rooms and dining rooms are oriented fronting toward the courtyard(s) or the street when fronting one. Service rooms are ori- ented to the degree possible backing to corridors in the Stacked Dwellings portion and to side yards, service yards and rear yards in the courtyard housing portion. (2) Stoops up to 3 feet in height may be placed above subterranean parking, provided the area adjacent is landscaped and the stoops are scaled to the street and building. (i) Building Size and Massing Standards (1) Each unit shall have at least one side exposed to the outdoors with direct access private or common open space. (2) Buildings may contain any of three types of dwellings: flats, townhouses and lofts. (3) Units may be as repetitive or unique as deemed by individual designs. Illustrative Photo: Hybrid Court with stoop frontages Illustrative Photo: Hybrid Court courtyard Illustrative Photo: Hybrid Court access to the second level Illustrative Axonometric Diagram b : Architectural Standards - Building Types TRANSIT ZONING CODE 4:15 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Illustrative Photo: Courtyard with direct street and court Illustrative Photo: Courtyard with zaguan linking two court- Sec. 41-2026. Courtyard Housing Building Type (a) Courtyard Housing is a building type consisting of residences that may be arranged in four pos- sible configurations: townhouses, townhouses over flats, flats, and flats over flats. The structures are arranged next to each other on one or more courts that are partly or wholly open to the street. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entry to each ground floor unit shall be directly off a common courtyard or from the street. (2) Access to second story units not accessed directly from a podium shall be through stairs, serving up to 3 units. (3) Elevator access, if any, shall be provided between the garage and courtyard/podium only. (d) Parking Standards (1) Required parking shall be accommodated in an underground or above-ground garage, surface parking, tuck under parking, or a combination thereof. (2) Dwellings may have direct or indirect access to their parking stall(s), or direct access to stalls enclosed within the garage. (e) Service Standards (1) Utility meters shall be screened from view from the street and shall not be located within any required landscape or setback area. (f) Open Space Standards (1) The common open space shall be designed as a central courtyard or partial, multiple, separated or interconnected courtyards. The common opne space shall be at least 15 percent of the lot and must be open to the sky. (2) Courtyard proportions shall not be less than 1:1 between the width of the courtyard and height of the building for at least 2/3 of the court's perimeter. Horizontal shifts in upper floors adjacent to a court shall not exceed 1/2 the height of each upper floor. In a project with multiple court- yards, at least two of the courtyards shall conform to the patterns above. (3) In 40 foot wide courtyards, frontages and architectural projections are permitted on two oppos- ing sides of the courtyard provided that an overall minimum width of 40 feet is maintained. Frontages and architectural projections are permitted on one side of a 30 foot wide courtyard provided an overall minimum width of 30 feet is maintained. (4) Courtyards shall be connected to each other and to the public way by zaguans or paseos. (5) Private open space is required for each residential unit and shall be no less than 90 square feet with a minimum dimension of 6 feet in each direction. (6) Private open space may be substituted for additional common open space or common interior space, the size of which shall be equivalent to the displaced private open space. The minimum dimension of this space shall be 15 feet in each direction. (g) Landscape Standards (1) Landscape shall not obscure front yards on adjacent lots or the shopfront of ground floor flex space. Front yard trees shall not exceed 1.5 times the height of the porch at maturity, except at the margins of the lot, where they may be no more than 1.5 times the height of building at maturity. Trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. Trees may be placed in groups in order to achieve a particular design. (2)In the rear yard, at least one (1) 24-inch canopy tree per 25 lineal feet shall be planted directly in the ground. (3) One 36-inch box specimen tree is required per courtyard that meets the minimum dimensions. For courtyards that exceed the minimum dimensions, two or more 24-inch box smaller size trees may be substituted for the 36-inch box tree. (4) In courtyards over garages, one (1) 24-inch box size tree of small scale (12-15’ height at maturity) or similar tall shrubs shall be used in planters with a 36" minimum dimension. (5) Side yard trees shall be placed at a rate of one (1) 24-inch box tree per 30 lineal feet for privacy of neighbors. (6) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (h) Frontage Standards (1) Entrance doors and social rooms such as living rooms and dining rooms are oriented toward the courtyard(s) and the fronting street. Service rooms shall be oriented backing to side yards, ser- vice yards and rear yards to the degree possible. (2) Frontages and architectural projections or features such as towers, loggias and entry stairs shall not encroach into the required minimum dimension of a courtyard. (3) Stoops up to 3 feet in height may be placed above subterranean parking, provided the area adja- cent is landscaped and the stoops are scaled to the street and building. (i) Building Size and Massing Standards (1) Buildings shall be composed of one, two and three story masses, each designed to house scale, and not necessarily representing a single dwelling. (2) 3-story buildings shall be composed of single story and stacked units. In this case, the visibility of elevators and of exterior corridors at the third story shall be minimized by incorporation into the mass of the building. (3) Buildings may contain any three types of dwellings: flats, townhouses, and lofts. (4) Units may to be as repetitive or unique as deemed by individual designs. (5) 4 and 5-story masses shall be minimized inside courtyards and apparent on street frontages. (6) The intent of these standards is to provide for courtyard housing projects with varying building heights. Courtyard housing shall comply with the height ratios established in Table BT-8, entitled Maximum Ratio for Each Courtyard Housing Story. Table BT-8 Maximum Ratio of Each Courtyard Housing Story STORY Ground Floor 2 3 4 5 % of ground floor by story 100%100%85%[1]55%40% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. (j) Accessory Dwellings: Accessory dwellings shall not be permitted (k) Accessory Structures shall not be permitted. Detached garages shall be permitted. Illustrative Axonometric Diagram b Illustrative Photo: Courtyard with fountain and individual gar- : Architectural Standards - Building Types TRANSIT ZONING CODE 4:17 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Sec. 41-2027. Live/Work Building Type. (a) Live/Work is an integrated residence and work space (located on the ground floor), occupied and utilized by a single household in an array of at least 3 such structures, or a structure with at least 3 units arranged side by side along the primary frontage, that has been designed or structurally modified to accommodate joint residential occupancy and work activity. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to the ground floor work space shall be accessed directly from and face the street. (2) The upstairs dwelling shall be accessed by a separate entrance, and by a stair or elevator. (3) For lots without alleys, garages and services shall be accessed by a driveway 8 to 10 feet in width with 2-foot planters on each side when serving a private 2-car garage and 18 to 20 feet in width with 2-foot planters on each side when serving more than one private 2-car garage. (4) Accessibility should be accommodated between a pair of units and not in the front yard to the degree possible. (d) Parking Standards (1) At least one required parking space shall be in a garage, attached to or detached from the dwelling. (2) Additional required parking spaces may be enclosed, covered or open. (e) Service Standards (1) Services (including all utility access, aboveground equipment, and trash containers) shall be located on an alley when present, or in the rear of the lot for those lots without alley-access. (f) Open Space Standards (1) For all buildings, except for those with a tuck-under garage, the private open space shall be in the rear yard of each unit. The private open space shall be no less than 15% of the area of the lot or portion of the lot allocated for the unit. The private open space shall be of a regular geometry and open to the sky. The minimum dimension of each rear yard shall be 15 feet. (2) For buildings with tuck-under garage, one primary common open space of a regular geom- etry shall be provided. This common open space shall be equal to 15 percent of the lot, and shall be open to the sky. The minimum dimension for the common open space shall be 30 feet in each direction. Additionally, private open space shall be provided for each unit. The private open space shall be equal to 50 square feet per unit. Private open space may be sub- stituted for additional common open space or common interior space, the size of which will be equivalent to the displaced private open space. The minimum dimension of the substi- tuted common open space shall be 15 feet in each direction. (g) Landscape Standards (1) Landscape shall not obscure front yards on adjacent lots or the shopfront of ground floor flex space. Front yards trees shall not exceed 1.5 times the height of the porch at maturity, except at the margins of the lot, where they may be no more than 1.5 times the height of building at maturity. Trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. Trees may be placed in groups in order to achieve a particular design. (2) In each unit's rear yard, at least one (1) 24-inch canopy tree shall be provided for shade and privacy. (3) Side yards trees shall be placed a rate of one (1) 24-inch box tree per 30 lineal feet to protect the privacy of neighbors. (4) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (h) Frontage Standards (1) Each live/work unit shall be designed so that social areas (e.g., living room, family room, din- ing room, etc.), rather than sleeping and service rooms, are oriented toward the fronting street or to the courtyard. (i) Building Size and Massing Standards (1) Buildings shall be composed of 2 or 3-story volumes in compliance with the standards for the applicable zone. (2) Buildings on corner lots shall be designed with two front facades. (3) The minimum unit frontage shall be 21 feet. (4) A live/work shall comply with the height rations established in Table BT-9, entitled Maximum Ratio for Each Live/Work Story. (j) Accessory Dwellings. Accessory dwellings shall not be permitted. (k) Accessory Structures. Accessory structures shall be permitted. Illustrative Photo: Live-work type with shopfront frontage Illustrative Axonometric Diagram b Illustrative Photo: Live-work type with office and retail front- : Architectural Standards - Building Types Table BT-9 Maximum Ratio of each Live/Work Story All Zones Except UN-1 & UN-2 Zones Story Ground Floor 2 3 % of ground floor by story 100%100%100% UN-1 & UN-2 Zones 100%80% [1]50% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. TRANSIT ZONING CODE 4:19 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Illustrative Photo: Rowhouse building with stoop frontages Illustrative Photo: Individual Rowhouses with stoop frontages Illustrative Photo: Rowhouse Building with direct sidewalk access Sec. 41-2028. Rowhouse Building Type (a) Rowhouse is an individual structure on a parcel with a private rear yard and individual garage accessed from an alley, occupied by one primary residence in an array of at least 3 such structures or a structure of 3 multiple townhouse unit types arranged side by side along the primary frontage. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to each unit shall be accessed directly from and face the street. (2) Garages and services shall be accessed from an alley. (3) Accessibility should be accommodated between a pair of units and not in the front yard to the degree possible. (d) Parking Standards (1) Required residential unit parking shall be in a garage, which may be attached to or detached from the dwelling. (2) Additional required parking spaces may be enclosed, covered or open. (e) Service Standards (1) Services, including all utility access, aboveground equipment and trash containers shall be located on an alley when present or on the rear of the lot for those without alley access. (f) Open Space Standards (1) Private open space shall be located in the rear yard of each unit. The private open space shall be no less than 15% of the area of the lot or portion of the lot allocated for the unit. The pri- vate open space shall be of a regular geometry and open to the sky. The minimum dimension for the private open space shall be 15 feet in each direction. (g) Landscape Standards (1) Landscape shall not obscure front yards on adjacent lots. Front yards trees shall not exceed 1.5 times the height of the porch at maturity, except at the margins of the lot, where they may be no more than 1.5 times the height of building at maturity. The trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. The trees may be placed in groups in order to achieve a particular design. (2) At least one (1) 24-inch canopy tree shall be provided in each private open space for shade and privacy. (3) Side yards trees shall be placed a rate of one (1) 24-inch box tree per 30 lineal feet for privacy of neighbors. (4) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (h) Frontage Standards (1) Each rowhouse ground level shall be designed so that social areas such as the living room, family room, dining room, rather than sleeping and service rooms, are oriented toward the fronting street or to the courtyard to the degree possible. (i) Building Size and Massing Standards (1) Buildings shall be composed of 2 or 3-story volumes in compliance with the standards for the applicable zone. (2) Buildings on corner lots shall be designed with two front facades. (3) Each rowhouse building shall have direct access to yards. (4) In a 3-story building, a townhouse dwelling may be stacked over a ground floor flat. In this case, the flat shall be accessed by its own front door at the frontage, and the townhouse dwelling shall be accessed by a separate front door and a stair. (5) The minimum unit frontage shall be 21 feet. (6) A rowhouse shall comply with the height ratios established in Table BT-10, entitled Maximum Ratio for Each Rowhouse Story. (j) Accessory Dwellings: Accessory dwellings are not permitted, except in compliance with SAMC section 41-194, Second Dwelling Units. (k) Accessory Structures: Accessory structures are permitted. Illustrative Axonometric Diagram Illustrative Photo: Rowhouse building with stoop frontages : Architectural Standards - Building Types b Table BT-10 Maximum Ratio of each Rowhouse Story All Zones Except UN-1 & UN-2 Zones Story Ground Floor 2 3 % of ground floor by story 100%100%100% UN-1 & UN-2 Zones 100%80%[1]50% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. TRANSIT ZONING CODE 4:21 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Sec. 41-2029. Tuck-Under Housing Building Type. (a) Tuck-under housign is an individual structure on a parcel with no private rear yard and where its garage is tucked under the rear of the house and accessed by an alley. The structure is occupied by one primary residence arranged with at least 4 such structures or at least 4 multiple townhouse units types arranged side by side along the primary frontage. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to each unit adjacent to a street shall be directly from and face the street. The main entrance to all other units shall be from a courtyard. (2) Garages and services shall be accessed from an alley. (3) A back entry from the alley, and beside each garage shall be required for each unit. These entries are to be set back into the lot at a minimum distance of 5 feet so as not to be flush with the alley-facing garage doors. (4) Buildings at a street corner may span across the alley provided emergency access is main- tained and all required clearances are maintained. (5) Accessibility should be accommodated between a pair of units and not in the front yard to the degree possible. (d) Parking Standards (1) Required residential unit parking shall be in a garage that is attached to the dwelling. (2) All garages shall be accessed from a parking court separate but adjacent to the alley right-of- way. (3) The garage for the dwellings at the end of the structure shall not be accessed directly from the alley. They should be access from parking court. (4) Additional required parking spaces may be enclosed, covered, or open. (e) Service Standards (a) Services, including all utility access, aboveground equipment and trash containers shall be located on an alley when present or on the rear of the lot for those without alley access. (f) Open Space Standards (1) One primary common open space of regular geometry is required. This area shall be equal to 15 percent of the lot and shall be open to the sky. The common open space may be located on the ground or on a podium. The minimum dimension for this area shall be 30 feet in each direction. (2) Private open space shall be provided for each residential unit. The private open space shall be no less than 90 square feet with a minimum dimension of 6 feet in each direction and shall be open to the sky. (3) Private patios are permitted in front yards, subject to encroachments permitted per zone, in building interiors, and on upper floors (4) Single loaded courtyards adjacent to alleys or interior lot lines shall be at least 20 feet in width. The length of such courtyard shall equal to the length of the building frontage. (5) Up to 50 percent of the private open space may be substituted for additional common open space or common interior space, the size of which will be equivalent to the displaced private open space. The minimum dimension of this space shall be 15 feet in each direction. (g) Landscape Standards (1) Landscape shall not obscure front yard on adjacent lots. Trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. The trees can be placed in groups in order to achieve a particular design. (2) Where rear yard setbacks are present, at least one (1) 24-inch canopy tree per unit shall be provided for shade and privacy. (3) Side yard trees shall be placed at a rate of one (1) 24-inch box tree per 30 lineal feet for privacy of neighbors. (4) Six (6) 5-gallon shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (h) Frontage Standards (1) Each dwelling's ground level shall be designed so that social areas such as the living room, family room, dining room rather than sleeping and service rooms, are oriented toward the fronting street to the degree possible. (i) Building Size and Massing Standards (1) Buildings shall be composed of 2 or 3-story volumes in compliance with the standards for the applicable zone. (2) Buildings on corner lots shall be designed with two front facades. (3) Each building shall maintain setbacks from property lines and in compliance with the stan- dards for the applicable zone, providing as much direct access to yards as possible. (4) The minimum unit frontage shall be 21 feet. (5) A tuck-under shall comply with the height ratios established in Table BT-11, entitled Maximum Ratio for Each Tuck-under Story. (j) Accessory Dwellings Accessory dwellings shall not be permitted. (k) Accessory Structures Accessory structures shall not be permitted. Illustrative Photo: Tuck-under with stoop frontage Illustrative Photo: Alley providing service and garage access Illustrative Photo: Architecture of two individual tuck-under build- ings combined at the alley access that separates the two buildings Illustrative Axonometric Diagram b Illustrative Photo: Tuck-under garage access : Architectural Standards - Building Types Table BT-11 Maximum Ratio of each Tuck-undet Story Story Ground Floor 2 3 % of ground floor by story 100%80%50% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. TRANSIT ZONING CODE 4:23 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Sec 41-2030. Bungalow Court Building Type (a) Bungalow court is a configuration of single units arranged around a common, shared courtyard that is wholly open to the street. The individual buildings are arranged next to each other to form the bungalow court building type . (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) Entrance to units shall be directly from the front yard or from the courtyard. (2) Where an alley is not present, parking and services shall be accessed by a driveway 8 to 10 feet wide, with 2-foot planters on each side when serving a private 2-car garage, and 18 to 20 feet in width with 2-foot planters on each side when serving more than one private 2-car garage. (3) On a corner lot without access to an alley, parking and services shall be accessed from the side street. (d) Parking Standards (1) Required residential unit parking shall be within individual garages, which shall contain up to four cars. (2) Garages on corner lots without alleys shall front onto the side street and shall have 1-car garage doors and driveways no more than 8 feet wide that are separated by planters at least 2 feet wide. (3) Garages shall not front the primary street. (4) Additional required parking spaces may be enclosed, covered, or open. (e) Service Standards (1) Services, including all utility access, aboveground equipment and trash containers shall be located on an alley when present. (2) Where an alley is not present, utility access, above ground equipment and trash containers shall be located in a side or rear yard, at least 10 feet behind the front of the house, and be screened from view from the street with a hedge or solid fence. (f) Open Space Standards (1) The common open space shall be designated as a central courtyard. This area shall be at least 15 percent of the lot of a regular geometry and shall be open to the sky. (2) Minimum courtyard dimensions are 40 feet when the long axis of the courtyard is oriented East/West and 30 feet when the courtyard is oriented North/South. (3) In 40 foot wide courtyards, frontages and architectural projections are permitted on two opposing sides of the courtyard provided that an overall minimum width of 40 feet is main- tained. Frontages and architectural projections are permitted on one side of a 30 foot wide courtyard provided an overall minimum width of 30 feet is maintained. (4) Each dwelling shall have a private open space of at least 150 square feet, which may be locat- ed in a side yard, rear yard, or adjacent, but separate from the courtyard. (5) The private open space shall be at least 10 feet in each direction and enclosed by a fence, wall or hedge. (6) Up to 50 percent of the private open space may be substituted for additional common open space or common interior space, the size of which will be equivalent to the displaced private open space. The minimum dimension of this space shall be 15 feet in each direction. (7) Each unit shall be separated from the adjacent dwelling by at least 10 feet. (8) Porches and stoops may encroach into the required yard setbacks as permitted by the urban standards for the zone. (9) Private patios are permitted in any yard. (g) Landscape Standards (1) Landscape shall not obscure front yards on adjacent lots. Front yards trees shall not exceed 1.5 times the height of the porch at maturity, except at the margins of the lot, where they may be no more than 1.5 times the height of building at maturity. The trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. The trees may be placed in groups in order to achieve a particular design. (2) At least one (1) 24-inch canopy tree shall be provided in each unit rear yard for shade and pri- vacy. (3) Side yards trees shall be placed a rate of one (1) 24-inch box tree per 30 lineal feet to protect the privacy of neighbors. (4) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (5) One 36-inch box specimen tree is required per courtyard that meets the minimum dimensions. Above and Below: Illustrative Photo: Individual houses fronting the court Illustrative Axonometric Diagram b : Architectural Standards - Building Types Above and to the left: Illustrative Photos: Individual houses fronting a court with the entry porch and/or stoop encroach- ing into the common space. TRANSIT ZONING CODE 4:25 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Sec. 41-2031. Duplex, Triplex, and Quadplex Building Type (a) Duplex, triplex, and quadplex are multiple dwelling types that are architecturally presented as large single-family houses in their typical neighborhood setting. Such buildings may be used for residential, office, retail, or in combination as permitted by the applicable zone. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to each ground floor unit shall be accessed directly from and face the street. Access to second floor units shall be by a stair, which may be open or enclosed, but shall not face the street. (2) Where an alley is not present, parking and services shall be accessed by a driveway 8 to 10 feet wide with 2-foot planters on each side when serving a private 2-car garage and 18 to 20 feet in width with 2-foot planters on each side when serving more than one private 2-car garage. (3) On a corner lot without access to an alley, parking and services shall be accessed from the side street. (d) Parking Standards (1) Required residential parking shall be within individual garages, which shall contain up to four cars. (2) Garages on corner lots without alleys may front onto the side street only if provided with 1-car garage doors, and driveways up to 8 feet wide that are separated by planters at least 2 feet wide. (3) A street facing garage may accommodate no more than 2 cars and shall have 1-car garage doors and driveways no more than 8 feet wide that are separated by planters at least 2 feet wide. (4) Additional required parking spaces may be enclosed, covered or open. (e) Service Standards (1) Where an alley is not present, services including, utility access, above ground equipment and trash containers shall be located at least 10 feet behind the front of the house, and be screened from view from the street with a hedge or solid fence. (f) Open Space Standards (1) One primary common open space of regular geometry is required. This area shall be equal to 15 percent of the lot, shall be open to the sky and may be located on the ground or on a podium. The minimum dimension for the common open space shall be 15 feet in each direction. (2) Private open space is required for each ground floor residential unit. The private open space shall be no less than 150 square feet with a minimum dimension of 10 feet in each direction, enclosed by a fence, wall or hedge and open to the sky. (3) Porches and stoops may encroach into a required yard, as specified in the Urban Standards for the zone. (g) Landscape Standards (1) Landscape shall not obscure front yards on adjacent lots. Front yards trees shall not exceed 1.5 times the height of the porch at maturity, except at the margins of the lot, where they may be no more than 1.5 times the height of building at maturity. The trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. The trees may be placed in groups in order to achieve a particular design. (2) In the rear yard, at least one (1) 24-inch canopy tree shall be provided for shade and privacy. (3) Side yards trees shall be placed a rate of one (1) 24-inch box tree per 30 lineal feet to protect the privacy of neighbors. (4) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (h) Frontage Standards (1) Each dwelling's ground level abutting front yards shall be designed so that social areas such as the living room, family room, dining room rather than bedrooms and service rooms, are ori- ented toward the fronting street to the degree possible. (2) On corner lots, entrances to triplex and quadplex dwellings shall be located on both street frontages. (i) Building Size and Massing Standards (1) Building elevations abutting side yards shall be designed to provide at least one horizontal plane break of at least 3 feet, and one vertical break of at least 2 feet. (2) Buildings on corner lots shall be designed with two front facades. (3) Buildings shall be massed as large houses, composed principally of 2-story volumes, each designed to house scale. (4) Dwellings within buildings may be flats or townhouses. (5) Duplex, Triplex, and Quadplex shall comply with the height ratios established in Table BT-13 entitled Maximum Ratio for Each Duplex, Triplex and Quadplex Story. (j) Accessory Dwellings. Accessory dwellings shall not be permitted. Illustrative Photo: Duplex with Porch Frontage Illustrative Photo: Duplex with frontyard and porch frontage Illustrative Photo: Triplex with frontyard frontage Illustrative Axonometric Diagram b Illustrative Photo: Quadplex with stoop frontage Table BT-13 Maximum Ratio of each Duplex, Triplex and Quadplex Story Ground Floor 2 3 % of ground floor by story 100%75%[1]40% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. : Architectural Standards - Building Types TRANSIT ZONING CODE 4:27 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Sec. 41-2032. House Building Type. (a) House is a structure occupied by one primary residence that also accommodates commercial and office uses as permitted allowed. Such buildings may be used for residential, office, retail or in combination as permitted by the applicable zone. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to the house shall be accessed directly from and face the street. (2) Where an alley is not present, parking and services shall be accessed by of a driveway 8 to 10 feet wide, and with 2-foot planters on each side. (3) On a corner lot without access to an alley, parking and services shall be accessed from the side street. (d) Parking Standards (1) Required residential parking shall be within a garage. (2) Street facing garage may accommodate no more than 2 cars side by side or 3 cars in a tandem configuration. (3) An alley-accessed garage may accommodate up to three cars side by side. (4) Additional parking may be provided in the driveway. (5) A street-facing garage shall have 1-car garage doors and driveways no more than 8 feet wide that are seperated by planters at least 2 feet wide. (e) Service Standards (1) Where an alley is not present, services including utility access, above ground equipment and trash containers shall be located at least 10 feet behind the front of the house and be screened from view from the street with a hedge or solid fence. (f) Open Space Standards (1) Private open space shall be located in the rear or side yard and shall be no less than 15 per- cent of the area of the lot, of a regular geometry and open to the sky. The minimum dimen- sion for this area shall be 15 feet in each direction. (2) At least one side yard shall be designed to provide an open area no less than 10 feet by 10 feet. (3) Porches and stoops may encroach into a required yard, as specified by the zone requirement section. (g) Landscape Standards (1) Landscape shall not obscure front yards on adjacent lots. Front yards trees shall not exceed 1.5 times the height of the porch at maturity, except at the margins of the lot, where they may be no more than 1.5 times the height of building at maturity. Trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. Trees may be placed in groups in order to achieve a particular design. (2) In the rear yard, at least one (1) 24-inch canopy tree shall be provided for shade and privacy. (3) Side yard trees shall be planted in required yards a rate of one (1) 24-inch box tree per 25 lin- eal feet to protect the privacy of neighbors. (4) Six (6) 5-gallon shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (h) Frontage Standards (1) A house’s ground level shall be designed so that social areas such as the living room, family room, dining room rather than sleeping and service rooms, are oriented toward the fronting street. (i) Building Size and Massing Standards (1) Building elevations abutting side yards shall be designed to provide at least one horizontal plane break of at least three feet, and one vertical break of at least two feet. (2) Houses on corner lots shall be designed with two front facades. (3) Buildings shall be composed of one and/ or two story volumes, each designed to house scale. (4) A house shall comply with the height ratios established in Table BT-14, entitled Maximum Ratio for Each House Story. (j) Accessory Dwellings. Accessory dwellings are permited subject to the requirements of Sec. 41-194 - second dwelling units. (k) Accessory Structures. Accessory structures are permitted. Illustrative Photo: Single dwelling with front yard frontage Illustrative Photo: Single dwelling with frontyard frontage Illustrative Axonometric Diagram b Table BT-14 Maximum Ratio of each House Story Ground Floor 2 % of ground floor by story 100%80%[1] [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. Illustrative Photo: Single dwellings with frontyard frontage : Architectural Standards - Building Types