HomeMy WebLinkAbout84-063REL:adg
5/24/84
RESOLUTION NO. 8463
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF SANTA ANA ADOPTING DESIGN AND DEVELOPMENT
STANDARDS FOR THE CITY OF SANTA ANA
WHEREAS, this Council, by its Ordinance No. NS-1700,
adopted November 21, 1983, added sections 41-668 through 41-674
to the Santa Ana Municipal Code, establishing a development
project plan approved process; and
WHEREAS, one of the standards for approval of develop-
ment projects set forth therein is consistency with development
design and architectural standards adopted by resolution of the
City Council; and
WHEREAS, the Planning Commission has reviewed the
hereinafter referenced design and development standards and
recommended the approval thereof;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF SANTA ANA that that certain document entitled
"Design and Development Standards, City of Santa Ana Planning
and Development Services, May 1984," a copy of which is on file
in the office of the Clerk of the Council, is hereby approved
and adopted.
ADOPTED this 4th day of June , 1984.
ATTEST:
J~ic~ C. Guy, CYerk ~the Council
COUNCI LMEMBERS:
Luxembourger Aye
Br icken Ave
Acosta Aye
Johnson Ave
Griset
Young Aye
McGuigan Aye
APPROVED AS TO FORM:
~g~wa-r a
city At tor ni~
',~ ' AND DEVEI
DESIGNI ,,xXX~,,~ STANDAR'DS
OF
SANTA ANA
PLANNING
AND
DEVELOPMENT
SERVICES
MAY 1984
TABLE OF CONTENTS
INTRODUCTION
Page
Purpose . . ......... . . . . . . . . 1
Organization ................... 1
Site Design in Santa Ana ............. 2
Special Building/Fire Code & Zoning Standards ...... 3
Conditional Use Permit ............. 4
Zone Change .............. 4
Zone Variance ............... 4
Minor Zone Exception ............... 4
DESIGN AND DEVELOPMENT STANDARDS
Building Design and Materials
Building Orientation .
Drainage and Grading .
Loading ......
Parking .....
Pedestrian Circulation
Landscaping . . .
Walls & Fences ....
Refuse Enclosures . .
Lighting .... ~
Historic Structures
Facades and Materials
Color Schemes and Families
6
9
10
12
15
24
26
33
35
36
37
39
40
Awnings ...............
Storefront Windows and Window Planters
Signage -
DOWNTOWN SANTA ANA DESIGN STANDARDS .....
41
42
43
48
INTRODUCTION
These Design and Development Standards are the result of a comprehensive
analysis and review by the Planning and Development Services Department and
an ad hoc committee consisting of seven members appointed by the City Council.
In June 1983, the Planning and Development Services Department developed a set
of interim standards to be used by staff and developers in designing projects.
These interim standards served as a tool for the development of properties to
the highest possible standard. However, more precise standards were needed
in order to accomplish the city's goals in the development of projects.
With this in mind, the City Cguncil authorized the appointment of an ad hoc
committee consisting of seven members in November 1983 to review and amend the
interim standards. This committee met on five occasions and thoroughly ana-
lyzed the interim standards. The following Design and Development Standards
are the result of their efforts.
Purpose
The purpose of this document is to present a set of design and development
standards for the improvement or development of property in the City of Santa
Ana. It is intended that these standards will assist the property owner and
the developer by providing a consistent and understandable point of reference.
That point of reference for the developer is in the form of standards with
which the developer can work to develop a quality project. These standards
will serve as the basis from which development proposals will be evaluated by
city ,staff, the Planning Commission and the City Council. With these standards
as a basis, the property owner or developer will be aware from the predesign
stage of what the opportunities and constraints are for their particular
project.
Standards included in this document are not intended to inhibit innovative
design solutions or unique alternatives. Flexibility for economic and aesthe-
tic choice has been incorporated whenever possible. The standards are intended
to be flexible in the recognition that, in some instances, certain basic prin-
ciples may not be workable for an individual project.
Organization
The Design and Development Standards are organized to provide a complete packet
of information related to site development. Periodic references may be made
to sections of the Santa Ana Municipal Code or other generally accessible re-
source material. This is done to assist the property owner or developer in
understanding existing city standards and make the development process easier.
The Table of Contents provides a listing of the standards for various design
situations. It may be used as a handy cross reference for standards related
to specific design situations. The illustrations, charts and diagrams suggest
acceptable techniques to resolve design situations and are not intended to
dictate the only solutions that may be appropriate or acceptable.
- 1 -
SITE DESIGN IN SANTA ANA
The purpose of promoting good site design in Santa Ana is to safeguard and
improve environmental quality as the city changes. Establishment of a site
plan review process and quality standards will contribute to assuring that
proposals for change are sensitive to the existing amenities and resources of
the city.
In consideration of this broad goal, design and development standards as
established in this document have several objectives:
To maximize freedom, creativity and innovation in the
architecture, landscape design and graphics of each
individual project within the framework of constraints
imposed by the community's needs to control develop-
ment for the health, safety and general welfare of its
citizens.
To promote a visually attractive, safe and well-
Planned community through the use of sound design
techniques.
To protect citizens from unsafe or unsightly conditions.
To minimize potential nuisances to the uses surrounding
the new development.
To preserve and maximize the image character and visual
quality which has made Santa Ana an attractive place to
live and work.
- 2 -
SPECIAL BUILDING/FIRE CODE AND ZONING STANDARDS
REVIEWGO
In addition to the design and development standards included in this document,
the property owner or developer should be aware of the special requirements that
are adopted as part of the Santa Aha Municipal Code. The most significant codes
to refer to are the Building/Fire Codes which provides minimum standards for
safe building construction, and the Zoning Code, which is directly related to
the standards covered in this document.
The Building/Fire Codes administered by the Development Processing Division of
the Planning and Development Services Department and Fire Department, must be
closely adhered to in any develo~nent project. It is not possible to discuss
all elements of this code in this documenti however, the property owner or devel-
oper should be aware that this code often'provides certain constraints that will
affect the overall design of a project. Close consultation with the Development
Processing Division and the Fire Department is encouraged to insure that all
applicable Building/Fire Code requirements are met early-on in the development
process.
Requests not to conform to Building/Fire Code requirements often present diffi-
cult situations in the development process. This is because of the direct
"health-safety" aspects of such requirements. Alternative solutions can often
be found where such codes provide unreasonable restrictionsl however, conformance
with these code requirements is generally essential. Appeals of such Building/
Fire codes can be made to the cityts Uniform Appeals Board. Such appeals are
not encouraged except for the most complex development situations.
- 3 -
Regardless of the type of development contemplated, the first step for the
developer or property owner is to contact the Planning and Development Services
Department. In almost every case, it is helpful at this time for the person
to have a drawing of the lot including a rough or concept drawing refle~tin~ the
proposed project. The Planning & Development Services Department will review such
factors as legal use of the property and assure that any new development meets all
applicable codes. Discussing these matters with the city at an early stage can help
avoid personal comali~,ents that are not feasible under city codes and avoid time and
money expended on plans that can not meet city code requirements. Building and
Fire Code requirements as well as any other possible standards, such as security,
public works or transportation, can be discussed at this time.
If strict adherence to the Zoning Code will present a unique hardship, there
are several zoning relief measures that permit flexibility in administering the
Zoning Code. These potential zoning actions include:
Conditional Use Permit
A Conditional Use Permit is required for certain activities and uses
which are permitted by the Zoning Code, only if they can be found to
be con~atible with surrounding uses. These situations are considered
individually by the Planning Co~nission on a case-by-case basis. It
is up to the applicant for such a permit to show that the use bging
proposed is acceptable in the location proposed and is of general
benefit to the city, compatible with all surrounding uses and consistent
with the city's General Plan.
Zone Chan~e
A Zone Chanqe officially alters the zone designation on a particu-
lar piece of property. The new zone designation also changes the
uses permitted and the standards for development. All zone changes
must be compatible with the city's adopted General Plan. Zone
changes do not normally occur on a single piece of property, but
are usually for larger areas to better define land usage in a
neighborhood or along a commercial district.
~griance
A Variance is required when properties are proposed with development
standards below the minimum standards of the zone. A variance is
allowed only when extraordinary or exceptional circumstances are
applicable to the property involved or the use proposed.
Minor Exception
A Minor Exception per,its uses on properties which are proposed with
minor develop~aent standards variances from the standards of the zone.
If any of these special zoning actions is required, it should occur at the out-
se't of the development process. This will eliminate the potential for unnecessary
expense should the proposal be denied. Property should never be unconditionally
- 4 -
purchased for development if special zoning actions are required before the
development is permitted to occur. It should be remembered that all special
zoning actions involve a special privilege granted by the city and are not
an automatic right of the property owner or developer as part of the develop-
ment of a particular piece of property. ~
The city will make every effort to accommodate reasonable development that
generally conforms to the city's standards or can be accommodated with reason-
able special zoning actions. This will be done as rapidly as possible to avoid
costly development delays; however, each special action requires administrative
reviews or hearings, an environmental review, and in many cases public hearings.
These special actions take extra time to complete. Additional time should be
included in the development process timetable if special zoning action is re-
quired. Specifics for special zoning action timing and processing can be obtained
at the initial development project consultation with the Planning and Develop-
ment Services Department.
DESIGN
AND
DEVELOPMENT
BUILDING DESIGN AND MATERIALS
One of the most important aspects of any urban environment is the design and
architecture of the buildings. The City of Santa Aha is an established com-
munity that has developed in a variety of architectural styles and building
types. Since the city has no absolute design theme as may be found in some
communities, these standards are not intended to specifically control any par-
ticular architectural style. Instead, the standards are presented to encourage
a quality and completeness of design that will contribute to the overall improve-
ment of the community's "built-out" environment.
General Standards
1. Elevations/Detailing
Ail building elevations shall be considered in the evaluation of
any new construction, additions or alterations. The importance
of the side and rear views of a building should not be minimized
because of their impact on adjoining properties or public right-
of-way.
b. The same or compatible design features should be continued or
repeated upon all elevations of a building.
Doors, windows or other openings should be uniform in design
and located to present a symmetrical appearance to the elevation
except where the variations are an integral and necessary part
of the exterior design.
In buildings intended for retail sales or comparable uses, lack
of or unusual design of doors, windows and display areas is
undesirable. The developer must demonstrate that such a treat-
ment will not be detrimental to the viability of the building
for all future uses.
2. Roof/Roof Lines
Roofs should be given design consideration and treatment equal
to that of the rest of the building exteriors. Roofs and roof
lines should be continuous in design except where there is a
major change in an element of a building elevation. Such
elements include wihg walls, fin walls and interior building
corners.
Roof line elements including parapet walls should be developed
along all elevations, regardless of orientation away from
street or towards a neighboring structure.
- 6 -
Roof Lines
CONTEMPORARY
TRADITIONAL
- 7 -
Materials/Colors
a. All exterior materials, textures and colors shall be appropriate
for an architectural style or theme of the building and should
contribute towards the quality of the streetscape.
b. All colors and materials shall be durable and shall not readily
deteriorate with exposure to the elements.
c. Colors and materials, excepting glass, utilized for paving and
exterior building surfaces should be subdued or flat-toned so
as not to produce excessive reflected glare from the sun.
Equipment/Screening
a. No mechanical equipment, ducting, meters or other appurtenances
should be left exposed at the ground level or on roofs.
b. Screening or higher parapet walls may be used to integrate such
installations with the total development.
- 8 -
BUILDING ORIENTATION
It is important to the total visual environment of the city that new develop-
ments are designed to complement existing conditions on the site as well as
on the neighb~ring properties. The orientation of the buildings and the
positioning of other such elements on the site such as entrances, parking lots and
driveways must be seriously considered and planned to assure both a viable and
attractive site design.
Often the location of structures and other facilities are controlled bY specific
· zoning regulations. The city's zoning code should always be consulted as the
first step of any site design; this is especially true for residential develop-
ments. Other potential controlling factors, such as parking, screening and
landscaping, are described in this document.
General standards for building orientation are given below.
Standards
1. Public entrances and primary elevations should be oriented toward
public streets or toward the most dominant street.
2. Building and parking lot locations should complement the topography,
shape of the lot and the abutting land uses whenever possible.
Buildings should be set back from public streets at a scale adequate
to provide landscaping. The depth and variation of this landscaped
space will be dependent upon the site location, development use, building
design and development standards of the zone in which the property is
located. Consideration should be given to the scale and bulk of a build-
ing in its relationship to the scale of the street and neighborhing
properties.
Loading areas, storage areas and mechanical equipment should not be
readily visible form public streets or any neighboring residential
property (see also Walls and Landscaping sections).
- 9-
DRAINAGE AND GRADING
The shape and topography of a site ar~ critical to how it may be used. Ground
slope, grading and drainage are important design considerations since flooding,
ponding and erosion can cause severe maintenance problems and limit the uses of
the site. Additionally, grade and slope can affect the aesthetic appearance of
e particular development.
It should be noted that a grading permit is required in addition to any building
permit for any earth moving or excavation work to be done. The following stan-
dards shall apply.
General Standards
The visual result of grading should be pleasing in addition to making e
workably developable site. Although the purpose of grading may not be
purely aesthetic, building up earth fo~s may create interest and yetisL
tion on otherwise level sites and retaining natural earth forms can help
to produce an extremely attractive development.
2. General considerations for grading slopes include the following:
Slopes under 1% (rising one foot in 100 feet of horizontal
distance) do not drain well unless they are paved and care-
fully finished.
Slopes under 4% appear flat and'are usable for all kinds of
intense activity.
Slopes between 4 and 10% appear as easy grades and are suit-
able for practically any use. However, slopes over 8% are
not suitable for handicapped access (see section on Pedestrian
Access and Title XXIV, State Codes).
Slopes of 10-25% are quite steep and require noticeable effort
to climb or to descend and represent maximum slopes for service
driveways and parking areas. A slope greater than 60% may create
unacceptable parking areas.
Slopes over 25% are too steep for lawns and power mowing and
for general development uses.
Slopes over 50% cannot be protected from erosion of heavy rains
except by terracing or cribbing (reinforcement by embedded
wooden or concrete beams). These areas are not suitable for
development.
Minimum Standards
1. The resulting ground surface after grading must have positive drainage
throughout without any isolated depressions.
2. Ail property must be graded to prevent surface water from draining onto
neighboring properties.
3. Paved areas shall not drain across public sidewalks. Plans for paved
areas shall show direction of surface flow to catch basins.
No driveway shall have a grade greater than 30%, and any portion having
a grade greater than 20% must have a length greater than 25 feet. Any
grade change in a driveway in excess of 15% shall have a minimum 10 feet
transition section which divides the grade change into equal parts (see
Parking Lot standards).
Building foundation, grading or excavation plans must be included as
part of the building permit process. Grading permits are required for
the following: ~
a. Excavation for a building foundation in excess of 2 feet
in depth.
b. Fill in excess of three feet in depth, not for a building
foundation.
c. Fill in excess of 50 cubic yards.
~Please contact the. Development Processing Division and refer to the Uniform
Building Code for further details.
- 11 -
LOADING
MOSt development projects within an urban community other than purely residential
uses require loading and unloading facilities. The primary consideration in plan-
ning loading and unloading facilities for motor transport equipment is to provide
adequate space for maneuvering into and out of a loadinq position. For safety,
efficiency and appearance, these areas must be well ~esigned and integrated with
the total ~evelopment project.
This section offers standards for ~evelopers and owners who are involved in the
design and construction of loading facilities as part of their development pro-
Jects.
- 12 -
General Standards
1. Entrances and exits to loaaing facilities should be limited in number
should be designed and located to minimize any interference with the flow
of traffic along the street.
2. To reduce the intrusion into residential neighborhoods, loading areas must
take access from other than residential streets.
3. Loading areas are often unsightly and should, therefore, be located and
designed to minimize direct exposure to public view. These areas should
be buffered with landscaping to reduce the visual impact whenever possible.
4. The design of loading facilities must take into consideration the spe=ific
dimensions required for maneuvering the combinations of trucks and tractor-
trailers into and out of loading position at docks or in stalls and drive-
ways. The maneuvering space required is largely dependent on three factors:
a. Overall length of the tractor-trailer unit~
b. The width of the space in which the vehicle must be placed, and
c. The turning raOius of the tractor-truck which pulls the unit.
Inasmuch as the tractor-trailer uses slightly more s~ace to pull out than
to back in, all reference to maneuvering space is based on the requirements
for pulling out.
- 13 -
~inimum Standards
Every commercial development shall provide a loading stall for service
Yehicles. Industrial developments shall be designed to provide loading
stalls in accordance with the expected use of the property.
2. Loading areas shall be visibly separated from public entrances and parking
areas.
5e
10.
11.
12.
13.
Loading stalls shall be designed to not interfere with circulation or
perking, and to permit trucks to fully maneuver on the property without
becking from or onto a public street.
The minimum loading stall width shall be 12 feet. The recommended width
of 15 feet is required for loading stalls alongside a wall or other
obstruction.
For general commercial developments, the minimum loading stall length shall
be 20 feet. For other developments in which trucking is an activity, the
minimum stall length shall be 30 feet or equal to the length of the longest
trucks and tractor-trailers expected at the facility, whichever is greater.
The depth of the loading apron shall be sufficient to permit trucks to
maneuver into and out of the loading stalls. The minimum loading apron
depth shall be 25 feet or equal to the length of the loading stall, which-
ever is greater.
Loading areas shall be graded to drain surface water to an alley, street
or public storm drain. Surface water shall be conducted under any inter-
vening public sidewalk by a drain approved by the Public Works Department.
The surface area used for any loading activity shall be paved with not
less than 4 inches of asphaltic concrete on 8 inches of crushed rock base,
or with 5½ inches of Portland cement concrete. Soil conditions or the
nature of the trucking activity may necessitate greater requirements as
determined by the Division of Building and Safety and a soils report prepared
by a licensed soils engineer.
Each loading space aligned with and directly adjacent to a parking space
shall be clearly designated, "LOADING ONLY."
Poured concrete curbs shall be provided at the perimeter of planter areas
that abut paved vehicle areas.
A combination of masonry walls and landscaping shall be provided to buffer
or screen loading areas from direct public view and from abutting residen-
tial properties (see Landscaping).
Ail artificial illumination shall be installed, directed and shielded to
confine all direct rays within the property.
Ail loading facility improvements, including the pavement, striping, curbs
and landscaping shall be continuously maintained and includes repairs,
repainting, replacement and regular cleaning.
- 14 -
PARKING
Parking on public streets often creates congestion which leads to unsafe condi-
tions for both vehicles and pedestrians. To alleviate these conditions, off-street
parking facilities are required. Parking facilities must be carefully designed to
conserve valuable land and also to make sure that these facilities function well.
Each use, building or structure which is established, erected, enlarged or struc-
turally altered is required to meet the city's parking standards. This section
offers information and guidance to developers and property owners who are involved
in designing off-street parking facilities.
General Standards
Outdoor surface parking lots are the least expensive method of providing
required parking spaces; however, they consume valuable site area and
require landscaping to be visually attractive. Parking structures
require a greater initial expense, but generally provide a more econo-
mical use of the land. They are often a necessity to achieve an
economically feasible development because of high land costs.
Generally, the most efficient parking patterns are achieved with spaces
located off both sides of each parking aisle and with the spaces aligned
at 90 degrees. Deviation from the 90 degree parking angle may add to the
ease of entering and backing Out of parking spaces, but requires addi-
tional area to achieve the same number of parking spaces.
Entrances and exits to parking facilities should be limited in number
and should be designed and located to minimize any interference with
the flow of street traffic and maximize efficient internal parking lot
circulation.
To reduce intrusion into residential neighborhoods, parking lots must
take access from other than residential streets except when a lot is
serving a residential use.
Be
Unlandscaped and unbuffered parking bots are unsightly and detract from
the overall quality of a development project. Parking areas must be
located and designed to minimize direct exposure to public view. These
areas should be buffered and landscaped to reduce the visual impact and
when possible located at the rear of buildings. By taking advantage of
natural topography or planned grading created in areas which are above
or below adjacent street and property grades, attractive parking buffer-
ing can occur.
- 15 -
Residential Standards
3e
Parking spaces shall be located on the same lot as the use and be within
300 feet of the entrance to the residence. They shall not be located in
the required side yards.
10.
A minimum of two fully enclosed parking spaces shall be provided for each residen~
rial unit with two or more bedrooms and one enclosed space for each bachelor
and one bedroom unit. The spaces required for one or two unit developments
shall be fully enclosed and include garage doors. Carports may be provided
in lieu of garages if 25% or more of the units are "affordable" units as
defined by the Housing Element of the General Plan. In addition, the
following open guest spaces shall be provided per unit:
5 spaces -- 1-10 units
2 " -- 11-100 "
.1 .... over 100 "
(bachelor units need not provide guest parking)
Ail parking spaces located within a building shall have the following
minimum inside dimensions:
Each space adjacent to another
with no intervening obstructions
9' 0" wide x 20' 0" long
Any single space separated by
walls or other obstructions
9' 6" wide x 20' 0" long
Garage door clearances shall be a minimum of 8 feet wide per space and
6 feet 8 inches high.
Garage entrances facing the front street shall be 20 feet or more from the
front lot line.
Garage entrances ~acing the side street of a corner lot shall not be
located within the strip which is defined by drawing lines 10 feet and
20 feet from the exterior side lot line and parallel to it.
Required driveways for residential developments shall provide the unobstruc-
ted minimum widths of 10 feet for one to nine living units and 16 feet for
10 to 20 living units. Refer to the Santa Ana Transportation Department
when residential driveways serve more than 20 living units.
Residential driveways shall be paved with not less than 4 inches of Portland
cement concrete.
When access to any parking space requires a 90 degree or right angle turn,
an unobstructed area with a depth of 23 feet shall be provided for maneu-
vering into the space.
When access to any parking space involves a reverse turn or "S" turn, an
unobstructed area shall be provided for maneuvering into the space. The
required minimum depth of unobstructed area is dependent upon the encroach-
ment into the line of direct access to the parking space and is shown in
the following diagram and table:
- 16 -
C~) [ncro~cJ~uent C~ Depth o£
Leto 21ue of unobstructed
dLTect eccess approach
I ~t. 10 ft.
2 ft. 18 ft.
3 ft. 20 ft.
& ft. 22 ft.
5 ft. 26 ft.
6 ft. 26 ft.
7 ft. 28 ft.
8 ~t. eT Bore 30 ft.
12.
13.
Residential parking facilities, including the driveway, for 3 or more living
units shall be separated from any abuttiDg residential property by a masonry
wall not less than 6 feet high. All portions of this required wall which
are adjacent to the required front yard of the residential property shall
be 4 feet high (see Walls and Fences section).
All required perking spaces shall be maintained for perking of motor vehicles only.
All single-family residential development sh~11 have only one driveway curb
cut except when the property has more than 60' of frontage and the front
setback is more than 25'. In such a case, a circular driveway may be provid-
ed that provides an adequate turning radius and maintains reasonable front
yard setback landscaping upon approval of the Director of Planning and
Developmerft Services.
Commercial a~d Industrial Standards
1. Parking facilities shall be located within'300 feet of the use for which
they are provided.
Every development shall provide the minimum number of standard size off-
street parking spaces as specified by the Santa Aha Municipal Code. The
following table is provided only to indicate that the required number of
spaces varies with the use and gross floor area.
Theaters, Recreational Uses, 1 space per
Restaurants (dining/drinking area)
Grocery Stores, Retail Sales
Offices & General Commercial
Manufacturing & General Industrial
Warehouse , Wholesale
35 sq. ft.
200 " "
333½ " "
500 "
1000 " "
- 17 -
3. All parking spaces located outside of a building shall have the following
minimum dimensions:
Spaces not alongside a wall
or obstruction
9' 0" wide x 20' 0" long
Ail parking spaces located within a building shall have the following
minimum inside dimensions:
Each space adjacent to
another with no intervening
obstructions
Any single space separated
by walls or other obstructions
Each parking lot shall provide handicapped spaces consistent with the
requirements of state law.~ The size of each space must be 14' x 20'.
9' 0" wide x 20' 0" long
9' 6" wide x 20' 0" long
Handicapped Space
Number of Parking S~aces
1 1- 40
2 41- 80
3 81- 120
4 121 - 160
5 161- 300
6 301- 400
7 401 - 500
2 for each 200 additional spaces
Parking lots shall be designed to provide complete on-site vehicle circula-
tion. Lots shall be designed to assure that vehicles need not back out of
the lot onto the street.
The minimum width of aisles required for access to parking spaces varies
with the parking angle and the width of space. The following diagram
provides the required clearances:
Refer to the Uniform Building Code fo~ updated requirements
- 18 -
PARKING STANDARDS
Full Size
PARALLEL
PARKING
~0o
· ' -~ ONE WAY
JI
TWO WAY
DRIVEWAY
WIDTHS
- 19 -
· PARKING STANDARDS . Compacts
PARALLEL
PARKING
1
· ' 45'
Il.
TWO WAY
DRIVEWAY
WIDTHS
- 20 -
- 21 -
Outdoor Parking Development Standards
Ail lots shall be graded so that surface water will drain to an alley,
street or public storm drain and will be conducted under any intervening
public sidewalk by a drain approved by the Public Works Department.
2e
The entire surface devoted to vehicular traffic shall be paved with not
less than four inches of asphaltic concrete upon eight inches of crushed
rock base or with three and one-half inches of Portland cement concrete,
unless soil conditions necessitate greater requirements as determined by
the Development Processing Division and a soils report.
Parking spaces shall be double paint-striped to define the central 7 feet
· of width, except that parallel spaces shall be paint-striped to define
the width of each space and the maneuver area.
Each parking space for the use of the handicapped shall be clearly desig-
nated on the space itself and with a sign in front of the space "RESERVED
FOR THE HANDICAPPED."
Parking lots shall be designed to provide concrete curbs or other elements
to protect structures and planter areas and to prevent parked cars from
projecting beyond perimeter property lines.
Poured concrete curbs shall be provided at the perimeter of planter areas
that abut paved vehicle areas. Planter areas that abut the forward end
of a parking space shall be enlarged by three feet and the raised curb
shall be used as the wheel stop.
A landscape planter strip shall be provided along all street frontages of
parking lotS. The minimum depth of the planter shall determine whether
or not a wall is also required.
When the landscape planter is not less than 8 feet in depth,
no wall is required. If the planter area abuts the forward
end of a parking space, the planter shall be enlarged by 3
feet and the raised concrete curb along the planter edge
shall be used as the wheel stop (see Landscaping section).
A landscape planter between 3 feet and 8 feet in depth may
by provided when a 3 feet to 3 feet 6 inches high masonry
wall is constructed along the parking lot side of the
planter (see Landscaping section).
Landscape planter areas sufficient to plant trees equal in number to one
for every 5 parking spaces shall be provided within all parking facilities.
Tree planted areas within parking lots shall have no dimension less than
4 feet including the thickness of raised Curbing (see Landscaping section).
9. With the exception of those provided for one and two family residential
properties, all parking facilities including driveways shall be separated
from any abutting residential property by a masonry wall not less than
6 feet high. All portions of this required wall which are adjacent to
the required front yard of the residential property shall be 4 feet high
(see Walls and Fences section).
10. In developments utilizing a gated entry to pa~king areas, gates shall be set
back a minimum of 25 ft. from the property in order to provide proper stacking
of motor vehicles
- 22 -
11.
12.
All artificial illumination shall be installed, directed and shielded to
confine all direct rays within the parking facility.
Ail parking lot improvements, including the pavement, striping, curbs
and landscaping, shall be continuously maintained to include repairs,
repainting, replacement and regular cleaning. The designated parking
~Daoe~ ~hall be maintained for motor vehicles only.
- 23 -
PEDESTRIAN CIRCULATION
The pedestrian circulation system forms an important linkage in relating activi-
ties on a site and, when done effici4ntly and attractively, adds to the positive
impression of a development project. Significant factors to consider in providing
functional and desirable pedestrian circulation are alignment of walks, the visual
approach to a building and the spatial sequence along the walk. Fitting walks to
topography and using natural size features to best advantage will make for aes-
thetically pleasing pedestrian circulation.
This section defines the standards for the development of the pedestrian circula-
tion system.
General Standards
Where grades are excessive, ramps or stairs must be used. It is best to
have a set of stairs no higher than eye level so that a pedestrian may
judge the distance to the top of the landing safely.
2. The width of walks or plazas in a pedestrian circulation system depends on
capacity requirements, scale and their relation to other elements.
3. A clearly defined and delineated access from the public sidewalk to the
primary building entrance should be provided.
Special attention should be given to the provision of convenient access to
the pedestrian circulation system for handicapped persons. This will
quire extra consideration in designing the placement of building entrances
in relation to parking lots and/or public sidewalks.
- 24 -
Minimum Standards
1. Width - Minimum acceptable sidewalk width is four (4) feet without obstruc-
tions. In appropriate locations, methods other than paved walkways may be
utilized to delineate pedestrian ways.
2. Ramps - Grades in excess of 6.67% (1 vertical to 15 horizontal) shall be
considered a ramp and shall meet Uniform Building Code requirements for
ramps. The maximum acceptable ramp grade is 12.5%.
3. Handrails - Any ramp or set of steps shall be provided with handrails for
pedestrian safety as required by the Uniform Building Code.
4. Handicapped Access - All new construction is required to have an entrance
accessible to handicapped persons. TO qualify as a handicapped entrance,
there must be acceas from a parking lot with designated handicapped spaces
or access from a public sidewalk that meets the following:
a. No steps or curbs.
b. No sidewalk grade greater than
c. No ramp grade greater than 8.33%.
d. Adequate platform space at the building entrance to provide for
a wheelchair while opening the door (see Building Code).
5. Handicapped Access/Public Right-of-Way - If a curb or sidewalk is recon-
structed within a pedestrian crosswalk area or is located before a site
that is being developed, the developer shall construct a sidewalk access
ramp (wheelchair ramp) for the handicapped as part of the improvements
required by the Department of Public Works.
- 25 ~
LANDSCAPING
Landscape generally refers to the planted areas both on the property and in
the public parkway and includes trees, shrubs, hedges, groundcover, lawn,
.decorative stones, berms, walls, fences, water, sculpture, decorative lighting
and street furniture. Whenever possible, existing mature landscaping should be
retained and incorporated into the landscape plan.
The purpose of these standards is to give the prospective developer or property
owner latitude when designing the required landscape plan. Landscaping should
help complete the design of the site and not be added as an afterthought. Land-
scaping must be maintained on a regular basis and should be designed to provide
visual screening and entryway enhancement.
General Standards"
1. Landscaped areas should be planned and designed as an integral part of
the project. The type, quantity and placement of plant material should
be selected for its structure, texture, color and compatibility with
the building design and materials.
2. Exterior lighting, signs, walls and walkways should also be incorporated
as an integral part of the landscape design.
3. Soil, water: sun conditions and other factors should be considered in the
choice of specific plant materials.
4. An automatic irrigation system shall be provided for all landscaped areas.
5. Required front setbacks on residential properties shall be landscaped.
Cement, decorative stone, asphalt, pressed concrete or other non-landscape
materials are prohibited.
Minimum Standards
1. Plant Material
Minimum size street trees shall be 24-inch box, with the excep-
tion of specimens, minimum size trees for parking lot and site
landscaping shall be 15 gallon. All newly planted trees shall
be supported with stakes or guy wires.
Shrubs shall be minimum 5 gallon size. When planted to serve as
a hedge or screen, shrubs shall be planted with 2 to 4 feet
spacing, depending on the plant ~pecies.
c. Depending on the plant material, groundcover shall be generally
spaced at a maximum of 6 to 8 inches on-center. When used as
groundcover, minimum one gallon size shrubs may be planted at
18 to 24 inches onTcenter.
d. All plant material shall be installed in a healthy, vigorous
condition typical to the species.
Ail developments are subject to approval of a landscape plan by the Planning
and Development Services Department.
- 26 -
Site Landscaping
ae
Ail areas not covered by buildings or structures, enclosed for
storage or used for paved walks, driveways or parking shall be
landscaped.
Landscaping shall be provided adjacent to structures on the
site including trees at a quantity approximate to one tree for
each thirty lineal feet of exterior walls, and trees may be
planted in groupings.
Landscaping shall be provided along interior property lines
including trees at a quantity approximate to one tree for
each thirty lineal feet of property line.
Along fences or walls that are visible from the street, a
combination of trees, hedges, shrubs and vines shall be plant-
ed on a street-facing side.
Areas used for loading, refuse, storage and equipment shall
be screened with a combination of walls and landscaping,
- :27 -
Parking Areas
In addition to trees around the perimeter of the parking area,
trees equal in number to one for each 5 parking spaces shall be
provided within all parking areas.
be
Tree-planted landscaped areas within the parking lot shall have
no dimension less than four ~eet including the thickness of
raised curbing and shall be supplemented with suitable shrubs or
groundcover.
A buffer strip in front of parking areas shall be developed in
one of two manners along all street frontages. Such buffer strips
shall be planted with trees at a quantity equivalent to one for
each 30 lineal feet and with suitable shrubs, groundcovers and
berms. (See Page 29 for illustrations)
(1)
A landscaped planter area of not less than 8 feet in
depth may be provided, and if the planter area abuts
the forward end of a parking space, the planter area
shall be enlarged by 3 feet so that the raised con-
crete curb along the planter edge shall be used as
the wheel stop; or
(2)
A landscaped planter area between 3 feet and 8 feet
in depth may be provided with a 3 feet to 3 feet
6 inches high masonry wall along the parking lot
side of the planter area (see Walls and Fences).
d. Parking areas located within or abutting residential areas must
additionally be developed with walls along property lines (see
Walls and Fences).
- 28 -
Parkways
Street trees shall be planted along all street frontages
lacking such trees. Minimum size shall be 24-inch box and
the specific variety and spacing for a given location shall
be determined by the City.
b. Tree wells should be 4 feet by 4 feet unless parkway conditions
require alternative dimensions.
c. Parkways in residential areas shall be planted with lawn or ground-
cover in addition to street trees. Cement, decorative rock, pressed
concrete, brick or other non-landscape materials are not permitted.
d. Parkways in non-resident areas shall be landscaped with lawn
or groundcover and/or ornamental paving in addition to street
trees,
Irrigation - A permanent sprinkler irrigation system sufficient to cover
all planted areas including parkways shall be provided and shall be
specified on all submitted plans. Automatic controls are required on
all irrigation systems.
Maintenance - Landscaping shall be maintained in a neat and healthy
condition. This shall include proper trimming, mowing of lawns,
weeding, removal of litter, fertilizing, regular watering and replace-
ment of diseased or dead plants.
- 29 -
Tree List
The trees listed below are acceptable selections for Santa Ana.' This list is
not to be considered as the only trees that can be used; there exist many other
excellent tree species that may be considered. It is suggested that local nur-
serymen and landscape architects be consulted in the selection of trees and
shrubs.
Most of the listed trees are evergreen which provide year-round greenery. The
deciduous trees listed grow rapidly, offer shade and provide change-of-season
leaf color. Many of the trees are flowering ornamentals that will offer addi-
tional color to the landscape.
EVERGREEN TREES
This group of trees is broad and widespreading requiring an 8'-15' plant space
or open lawn.
Botanical Name
Agonis flexuosa
Cinnamomum
Camphora
Ficus nitida
Ficus retusa
Fraxinus uhdei
Harpephyllum
caffrum
Pinus halepensis
Podocarpus gracilior
Quercus suber
Quercus Virginiana
Common Name Height
willow Myrtle 25'
(Peppermint Tree)
Camphor Tree 50'-60'
Indian Laurel 40'-50'
Fig
Glossy Leaf Fig 40'
Evergreen Shamel 40'
Ash
Kaffir Plum 35'
Aleppo Pine 30'-60'
Cork Oak
Louisiana Live
Oak
to 60'
70'
to 60'
Remarks
Long, slender leaves on
weeping branches; similar
to Calif. Pepper but smaller;
white flowers; any soil.
Provides dense shade; slow
grower; clean.
Rich, green, pointed leaves;
a round-headed tree when
full grown.
Dense shade; penduluous
branches; glossy, leathery
leaves; figs; mod. growth.
Dark green, glossy leaves;
shade.
Fast growing; black-green
foliage; keep to lawn;
fruit drop.
Fast growing; open habit;
eventually a round, open
mass high above ground;
grey-green needles.
Dense; rich green, leathery
needle-like leaves.
True cork bark; little care;
requires drainage.
Dark green, glossy foliage;
thrives if deep watered.
- 30 -
EVERGREEN TREES (Cont')
This group of trees has a round top and is spherical in shape with a required
5'-8' plant space or open lawn.
Botanical Name
Callistemon
lancealatus
Ceratonia siliqua
Cupania anacardiodes
Eucalyptus ficifolia
Eucalyptus lehmanni
Geijera parviflora
Ilex altaclarensis
'Wilsoni'
Melaleuca
linariifolia
Photinia arbutifolia
Macrocarpa
Podocarpus elongata
Quercus ilex
Common Name Height
Lemon Bottlebrush 20'
Carob Tree 30'
Carrotwood 40'
Red Flowering Gum 30'
Lehmann Eucalyptus
Australian Willow 30'
Wilson's Holly 15'
Flax Leaf Paper 20'
Catalina Holly to 20'
Royon
Fern Pine 30'-40'
Holly Oak 30'-40'
Remarks
Red flowers; drought tolerant;
deep rooted if deep watered.
Deep green; dense shade; 8'
minimum plant space.
Dark green, leathery leaves;
shade; deep water; keep to
lawn (drops pods).
August blooming.
Picturesque; multiple trunk;
light green leaves & flowers.
Weeping; deep roots; resem-
bles small willow.
Any soil; red berries.
Lacy foliage; white flowers.
Highly ornamental; deep
green leaves; red berries.
Slow grower; blue-green
willow-like leaves.
Quick growing; shiny, holly-
like leaves; dense; takes
severe pruning.
This group of trees is pyramidal and erect with a required 5'-8' plant space or
open lawn.
Magnolia grandiflora
'Majestic Beauty'
Melaleuca
leucadendron
Podocarpus
macrophylla
Tristania conferta
Cocus Plumosa
Erythea edulis
Majestic Beauty 30'
Magnolia
Cajeput Tree 30'
Yew Pine 20'-30'
Brisbane Box 20'-40'
Queen Palm 30'-40'
Guadalupe Fan 15'-30'
King Palm 20'-40'
- 31 -
Seafurthia elegans
Large, deep green, glossy
leaves; cream flowers; slow
grower.'
Spongy, light color bark;
white flowers; deep water.
Rigid, needle-like leaves
are light blue.
Deep blue-green leaves; any
soil; deep water.
High crown or arching; glossy
green, elongated fronds;
needs watering.
Slow growing; huge bright
green fans; self-shedding
to leave clean trunk.
Slender, feathery green
fronds; self-shedding.
EVERGREEN TREES (Cont')
This group of trees is pyramidal erect requiring an 8'-15' plant space or o~en
lawn.
Botanical Name
Calocedrus desurens
Eucalyptus
~olyanthemos
Eucalyptus
sideroxylan Rosea
Ficus Microphylla
Pinus canariensis
Pinus radiata
Sequoia sempervirens
Stenocarpus sinatus
Common Name Height Remarks
Calif. Incense 60' Slow growing when young; 2'
Cedar per year later; fragrant aroma
Silver Dollar 20'-40' Fast grower; must have good
Eucalyptus drainage.
Red Iron Bark 30'-40' Clean; dark, blue-green
Eucalyptus leaves; red flowers in
Little Leaf Fig 50'-60'
Canary Island Pine to 60'
Monterey Pine to 60'
Coast Redwood to 90'
Firewheel Tree to 30'
spring-summer.
Fast growing; glossy foliage;
stately; plant in large open
area.
Long needles; open habit.
Dense; deep green; eventual
irregular form.
Fast growing native; dark
green needle-like leaves;
rough red bark.
Slow growing; red pinwheel
flowers in winter; rich
green, oak-like leaves;
needs deep watering.
DECIDUOUS TREES
This group of trees provides shade, flowers and has leaf color.
Acer rubrum
Albizzia julibrizzin
Bauhinia purpurea
Cercidiphyllum
japanicum
Ginkgo biloba
(Autumn Gold)
Jacaranda Acutifolia
Koelreuteria
paniculata
Liguidamber
orlentalis
Liquidamber
styraciflua
Red Maple 40'-70'
Silk Tree 30'
Orchid Tree -20'-30'
Katsura Tree 30'
Ginkgo 40'
Jacaranda to 50'
Golden Rain Tree 40'
Oriental Sweet Gum 40'
American Sweet Gum to 60'
- 32 -
Bright green leaves turn
bright orange in fall.
Long, leathery leaves;
tropical appearance; red
flowers in summer.
Spectacular orchid-like
flowers in fall; semi-evergreen.
Heart shaped; rich green leaves
have rust, pink edges.
Symmetrical fan-shaped leaves
turn gold in fall.
Large, fern-like green leaves;
semi-evergreen; lavender-blue
flowers in spring.
Yellow flowers; fruit in spring.
Bright green, maple-like
leaves turn red in fall.
Starry leaves turn crimson
orange, yellow.
WALLS AND FENCES
Walls and fences provide security and privacy in addition to screening such un-
sightly uses as storage yards, parking lots and industrial facilities. Walls
and fences can be utilized with landscaping %o buffer and enhance the appearance
of a development.
This section provides standards for the design and construction of walls and
fences.
General Standards
Ail peripheral screening in commercial, industrial and multi-family resi-
dential development should be constructed of decorative masonry block or
similar opaque material. The use of materials such as chain link fencing
is not appropriate.
2. Fencing in commercial, industrial and multi-family residential development,
where screening is not specifically required, may be of decorative iron
or similar material. Chain link fencing is not appropriate, except as approved
by the Director of Planning & Development Services.
3. The colors, materials and appearance of walls and fences should complement
the architecture of the buildings.
4. Walls located near street corners should be designed to maintain the
visibility down the intersecting street.
Minimum Standards
With the exception of parking facilities for single-family homes and
duplexes, all parking facilities including driveways which abut any resi-
dential property shall be separated by a solid 6'" thick masonry wall not
less than 5 feet high, nor more than 6 feet high, measured on the parking
lot side. All portions of this required wall which are adjacent to the
required front yard of the residential property shall be 4 ~t. max. in height.
- 33 -
Be
Ail parking facilities which have a landscape buffer less than 8 feet
deep along a street frontage or located in any residential or parking
zone shall be bounded by a solid masonry wall parallel to the street.
This wall shall be not less than 3 feet nor more than 4 feet high (see
Landscaping section).
Areas used for loading refuse, storage and equipment shall be screened
with a combination of walls and landscaping.
In all residential developments, no wall or fence shall exceed 6 feet in height
and no wall or fence located in the front yard or in the required setback
along a side street shall exceed 4 feet in height~
In any nqn-residential zone, walls and fences shall not exceed 6 feet in
height when located within 8 feet of any residentially zoned land or
within 8 feet of any public street or sidewalk.
The use of barbed wire on any fence or wall is prohibited, except as approved
by the Director of Planning & Development Services; and, if approved, must be
on private property away from public view.
- 34 -
REFUSE ENCLOSURES
A trash enclosure is defined as an area specifically designed and maintained as
a place for the temporary storage of refuse, garbage and trash. All buildings
or structures constructed or structurally altered must provide an adequate trash
enclosure for the temporary storage of trash, garbage and refuse. A refuse
storage area is required of all uses in each zoning district in the city.
General Standards
1. Trash areas constructed entirely within a building shall meet the minimum
requirements of the Santa Ana Uniform Building and Fire Codes.
2. Trash areas constructed in areas zoned for multiple-family residences,
commercial or industrial uses shall conform to the following standards:
The enclosure shall be constructed of masonry block or decora-
tive block. Texture and color shall blend with the architecture
of the building.
DJ
Height of the enclosure shall be sufficient to conceal the
contents of the enclosure, including containers, but in no
case, less than five feet nor more than six feet.
The gate shall be of opaque panel, the color, type and design
of which will blend with the enclosure. A double swing gate
with a clear opening of six feet shall be provided for access
to the enclosure. The gate height shall be equal to the en-
closure height and be equipped with a latch or other device
to insure the gate remains closed when not in use.
d. The refuse enclosure shall be so located on the site as to
be readily accessible to the collection vehicle at all times and away
from public view.
e. The enclosure shall be constructed with a concrete floor
sloped to drain the designed so that 'it can be washed out
and kept in a sanitary condition',
The minimum size trash storage area for various land uses is located in
Chapter 16 of the Santa Ana Municipal Code.
- 35 -
LIGMTING
The provision of exterior lighting should be directed at two basic objectives:
(1) provide security and safety for vehicles and pedestrians, and (2) provide
a system that helps to integrate design elements of the building and landscaping.
General Standards
1. Luminaires and lighting fixtures shall be selected on the basis of
appropriate appearance and performance.
2, Steps and other potentially hazardous grade breaks along circulation
paths shall be lighted for safety.
3. Lighting shall not be animated.
Exterior lighting shall be installed, directed and shielded to confine
all direct rays of artificial light within the boundaries of the
development.
Electrical service for lighting shall be placed underground or within
buildings unless determined to be physically unfeasible by the Chief of
Development Processing,
Luminaires and lighting fixtures should be coordinated on a basis of
function and appearance.
Energy conservation should be considered in determining a desirable
lighting system.
Decorative lighting can attract attention to a site and should be
treated as a subtle, dignified and effective method of enhancing a
development.
Vehicle entrances and driveways, parking and service areas, and pedes-
trian entrances, walkways and activity areas should be lighted to provide
security and safety.
10. Minimum lighting standards are requ{red by the Santa Aha Security Ordinancs
HISTORIC STRUCTURES
The historical preservation effort in Santa Ana is vitally important to the over-
all revitalization of the community. Quality design and development standards
for restoration of historical properties will ensure that this important effort
will succeed.
General Standards
1. Every effort will be ma~e to preserve historically significant structures.
2. The distinguishing original qualities or character of a historical struc-
ture shall be maintained as part of any historical rehabilitation,
Distinctive stylistic features or examples of skilled craftsmanship shall
be treated with sensitivity and maintained as part of any historic
rehabilitation.
4. Distinctive qualities, characteristics or features shall be repaired
rather than re~laced as part of any historic rehabilitation.
Contemporary designs for alterations or additions shall be permitted on
historical rehabilitations when such alterations and additions do not
destroy the historical nature of the structure on site.
- 37 -
7.
8.
9.
10,
11.
Historical building code requirements will be 9ermitted to facilitate
historical restoration where health and safety concerns are not violated.
Mature landscaping on historical properties shall be maintained.
The painting of historical structures shall be in keeping with the quality
and character of the design period and compatible with surrounding uses.
Historical restorations shall include landscaping schemes that complement
the overall design of the structures on th~ property.
Exterior finishes on historical structures shall be similar to the quality
and character of the original structure.
No historic building shall be demolished until the following requirements
are satisfied:
a)
A Request for Demolition letter be completed by Heritage Orange
County. It is the applicant's responsibility to contact Heritage
Orange County for review and determination of significance of
any historic building identified by the Planning and Development
Services Director.
b)
Heritage Orange County will have 14 days to review the request.
If Heritage Orange County cannot acquire the structure or make
arrangements for its acquisition or relocation, a demolition
permit must be approved in accordance with the Uniform Building
Code.
- 38 -
FACADES AND MATERIALS
There are a number of materials which can be used in and around shop windows
are compatible with the strong stucco appearance in the city.
Tile is a natural choice with stucco. Flat, solid color tile is appropriate.
Patterned or textured tile should be avoided.
Another colorful addition to a storefront is a series of brightly colored
pull shades inside the windows. The merchant can then control how much
shade is desired.
Bold non-representational graphics can be used on storefronts to enliven
a plain facade.
Wood is also a good material under the store windows in a vertical or
horizontal pattern. Stucco may also be used effectively.
Brick is an appropriate material if brick was part of the original building
design, but generally should be avoided in other circumstances. Metal
siding and precast aggregate panels are inappropriate aa they present a
hard, uninviting appearance and do not fit in with the character of the
community. In summary, the integrity and honesty of materials should be
observed first when making improvements to a facade.
- 39 -
COLOR SCHEMES AND FAMILIES
The colors selected and recommended to use are based on the following conditions:
Muted colors are appropriate for large background areas, as opposed to
vibrant shades, because the brighter hues fade rapidly.
The intensity of heat and sun dictates that light, bright reflective colors
should be avoided. The muted medium hues selected absorb light, thereby
reducing glare on the street.
Light and dark accent colors (for awnings, signage, tiles) complement the
medium background colors and highlight those colors by adding contrast.
The following color choices are inappropriate and should be avoided:
1. Dark and primary colors as background colors because of their susceptibi-
lity to fading.
2. Dark and primary colors as accent colors because they do not complement
the muted tones desired.
3. Bright, light colors which are too reflective of heat and glare. Colors
which are similar to the color of the sky on overcast, hazy days.
- 40 -
AWNINGS
Cloth awnings add color and shade to a building's facade as well as provide an
area for signage. There are several awning shapes that would work well on
various buildings.
A slanted awning looks attractive on most buildings, especially with signage
painted on the awning,s flap. When an awning is the main signage for s store,
the flap should be a minimum of 12" wide with 8" letters so that the letters
can be easily read from across the street. The end panels of angled awnings
can also be used for signage if adjacent buildings do not have awnings obstruct-
ing them.
Box awnings are used in buildings that do not require shade but need color ~nd
form. They should be in a solid color and may have lettering on them. The
lettering should be close to the lower edge.
A curved awning makes a strong architectural statement by giving an interesting
form to a plain building. This shape is especially attractive in white or
light colors in a translucent fabric.
The colors of all awnings should complement the building color. When a build-
ing contains more than one store, each should have a different awning color
for individual identification of that store, but all the awnings should relate
to one another. If striped awnings are desired, there should only be two
colors per awning. Patterned awnings are not appropriate.
Lighting can be used to create interesting effects on awnings for nighttime
drama.
Metal and glossy vinyl awnings are to be discouraged.
- 41 -
ST~REFRONT WINDOWS AND WINDOW PLANTERS
Bare aluminum frames are not reco~unended where visible by the public as they
appear hard, cold and uninviting. Dark anodized aluminum blends with the
glass around it and is less apparent than bare aluminum. For windows with
existing bare aluminum, the addition of wood trim is recommended to "warm up"
the store windows the building facade.
Mirrored glass should be'avoided. Tinted glass, preferably bronze, may be
appropriate in certain instances.
Landscape planters and wooden window boxes with flowers, low bushes or small
trees located under shop windows or at the entrance against the building can
be used to enhance a storefront and are highly encouraged. Planters can be
movable so that they can be placed indoors at night.
- 42 -
SIGNAGE
The location and size of signs on any building should relate to the architecture
of that particular structure. Signs should not cover roof shapes, dominate
trim or entire windows, nor should they tower over the building (fixed to the
roof). Oversized and out-of-scale signs are not appropriate for achieving the
desired character of the community.
Applications for sign permits shall be filed with the Planning and Development
Services Department. This permit is concurrent with the building permit requir-
ed for any sign, including window and painted signs. The sign ordinance
requires the following information to be submitted with a sign permit applica-
tion:
- A pictoral, fully dimensioned representation of the proposal.
- A site plan showing the location of the sign.
- Pictures or a written description of other signs on the
site and on adjacent sites.
The following types of signs are appropriate if architecturally compatible with
the design of the building:
- Wall
- Window
- Freestanding
- Small projecting or hanging signs
Section 41-1000 of the Zoning Code includes a list of prohibited signs.
Each type of signage is discussed in more detail below as related to application
and design. In addition, please refer to the city's sign ordinance for addi-
tional restrictions.
Wall Signs
Locations.: Wall signs should be located centered above the store or
building entrance within an architecturally established area or un-
broken area of the building facade. The sign should be placed low
enough not to be obscured by street tree foliage. Signs located at
this level can be easily seen by both passing motorists and pedestrians,
Shape: Wall signs should have a rectangular shape and should be applied
horizontally directly above the storefront. When a building contains
two or more businesses, the wall signs should complement one another in
- 43 -
color and shape and be located in the same position over the storefronts.
Six or more independent wall signs on a property requires a planned sign
program approved by the Planning and Development Services Director.
Colors and Visibility: Colors should relate to and complement the mater-
ials or paint scheme of the buildings, including accenting highlights and
trim colors. The number of colors on any sign should be limited to three.
This heightens readability (visibility), especially when one color is a
dark hue, the Second a medium hue and the third a light accent color
(brown or black on a cream color background). Additional colors only
compete with one another. Flourescent colors are not permitted as they
do not complement a building.
Content: Lettering styles used on signage should be highly legible.
Store signage is a form of advertising and, therefore, it is in the best
interest of the business establishment to have signage read clearly and
attractively to the passer-by. Bizarre or stylized lettering is prohi-
bited. No wall sign shall contain more than seven items.
5. Methods of Construction and Materials:
Wooden Signs: There are several ways to effectively utilize wooden
signs. Raised letters can be applied to a wooden signage band.
These letters can be metal or precast and molded. Precast and
molded letters can be painted or gold leafed. A wooden wall sign
can be routed, carved or sandblasted to get the effect of raised
letters (with corresponding design, if desirable). Paint can
also be directly applied to a flat wooden signage band (A metal
band, although more expensive, might be preferable because it
offers greater longevity).
Metal Signs: Different applications of metal include: applying
raised letters, as described above, on a metal band, and paint
and lettering applied, as described above. Galvanized or baked
enamel finish is required to avoid rusting.
Signage can be painted directly onto the facade of a building.
This method resembles a signage band of wood or metal; but instead
of introducing another material, the painting is done directly
on the building facade. Painted signs require a sign permit from
the Planning and Development Services Department.
Applied Lettering: Precast letters (e.g. molded plastic or
brass) applied to a building surface also can be an effective
signing alternative.
Size: A maximum of two square feet of area per lineal foot of
building frontage, not to exceed a maximum area of 40% of the
signable area.
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Window Signs
Such signage should complement the other signs and the design of the storefront.
Window signs cannot exceed 25% of the window area, and only one window sign per
frontage is allowed.
1. Location: Window signs should be applied so that they do not obscure the
visibility into a shop for the passer-by. Several techniques can be used.
Colors: Complementary and suitably contrasting accent colors are recommend-
ed for the painted window signs. Vinyl letter signs should be white or
very light in color since windows have a tendency to appear dark. Every
effort should be made to integrate window signs with store window displays.
Methods of Applying Window Signs: Painted graphics are usually hand
painted by a sign painter directly onto the glass. This is the best
method for applying a logo design or image onto the window. This of
often an effective eye-stopper for passer-bys..Lighted signs, flashing
signs or any other sign not applied directly to a window pane is not
permitted.
Projecting and Hanging Signs
Projecting signs of a small scale or hanging icon signs are typical of pedes-
trian-oriented commercial areas. Icon signs depict a physical object, such as
a shoe, contrasted with signs which utilize lettering to convey the sigD message.
These signs are colorful and exceedingly effective if oriented to the pedestrian.
Location: The sign's location should be determined by visibility and
shall be no higher than the first level of a building. Such signs should
be located carefully so that they are not obscured by trees or awnings
of adjacent windows. In no case shall a projecting sign be located lower
than 8 feet above ground level. There must be a 50 foot separation for
such signs on one site.
Colors: As in other signage forms, the colors used should complement
and accent existing wall and trim colors and should be limited to three
so that the combination produces a highly readable sign.
Content: An icon sign which has only the symbol or image of the store
should convey very clearly those services which are offered or products
which are sold inside the establishment. The store's name may accompany
the icon sign. Lettering, color and design shall be the same as for a
wall sign.
A. A symbol, i.e., ashoe for a shoe shop or shoe repair shop or
a loaf of bread for a bakery.
"Corporate" logos wherein an image or logo is designed speci-
fically for a store or business including its letterhead and
other applications. Such logos are used often in menu designs,
packaging and other advertising.
- 45 -
4. Signs located under canopies or other architectural projections shall com-
ply with the following standards:
A. Contain business name and/or activity only.
B. No more than one sign per entrance.
C. Not to exceed 4 square feet, with letters a maximum of 8 inches.
5. Methods of Construction and Materials:
A. Hanging signs are constructed largely of wood. The same methods
described in the wooden signage section are applicable.
B. Hanging signs also can be constructed of tile and metal with an
enamel design.
6. Basic Methods for Attaching Such Signs to a Building:
A.Hanging designs can range from very simple to quite intricate
and artful, e.g., double signs, one on top of the other.
B. Projecting icon signs which are supported from the storefront
facade are direct in appearance and cannot swing back and forth,
as the hanging method allows.
7. Exterior Lighting for Signage: All of the signage discussed above should
have the capacity of being lit externally for evening visibility. Signage
bands, as well as icon signs, should be lit from a wall or roof with a
fixed light system.
Freestandin9 Signs
Freestanding signs are used in situations where buildings are set back from the
sidewalk area and some form of a front yard is rpesent. These signs are usually
constructed of wood and are supported by one or more wooden posts driven direct-
ly into the ground or are monument signs.
Location: Freestanding signs should be located where they are not ob-
structed by landscaping and can be easily viewed by pedestrians and
motorists. These signs are required to be located in a landscaped
planter away from a driveway or othe~ vehicle access point.
~Colors, Lettering Styles, Materials, etc.: See description under wall
signs and projecting signs. Generally, not more than three compatible
colors (brown or black lettering on a cream color background).
3. Size: Non-freeway signs are permitted up to 10 feet in height and no
more than 60 square feet in area.
4. Content: No more than 10 items; copy area cannot exceed 40% of
background.
- 46 -
Miscellaneous Signage
Temporary Signs: Temporary signs such as hastily hand painted "sale"
signs printed on coarse paper and plastered in windows are highly
inappropriate and are not permitted. Special event banners are permit-
ted for 30 days duration upon approval of the Planning and Development
Services Director.
Street Address Numbers: Number graphics can be effectively designed
and used to highlight the store's address and location. This is
especially effective when there is more than one shop per building.
Addressing should be consistent from store to store on a multi-tenant
building.
Parking Lot and Directional Signs: Only "ENTER" and "EXIT" directional
signs no more than 1 foot by 2 feet in area are permitted as directional
signs. Other parking area signs, other than those required by law or
other ordinances such as a "HANDICAPPED PARKING ONLY" sign, are not per-
mitted without a Planned Sign Program as specified by Division 8 in the
Sign Code.
Vehicle Signs (other than contractor name and number and other similar
car or truck door signs): Portable A-frames, balloons, flags and animate
or inanimate representational figures such as animals or statues are
strictly prohibited.
Ma~or Building Signal, (where building exceeds 3 stories or 50 feet in height)
See standards and procedures for Planned Sign Program in the city's Sign Code.
- 47 -
DoWntown
standards
DOWNTOWN SANTA ANA DESIGN STANDARDS
Because of the great economic investment into Santa Ana's downtown over the
past few years, the downtown has seen many historic buildings renovated and a
new pride and dignity return to the area. As the area continues to upgrade
and more investment is brought into the downtown, lack of design criteria may
open the door to undesirable building design and excessive and/or unsightly
signage.
In order to maintain the interest of those who would invest in a downtown
shopping and office center and to preserve and protect the substantial public
and private investment already made in the downtown area, the Downtown Santa
Ana Design Standards are included as an additional section to the city-wide
standards.
The attached map shows the downtown area where these standards will be
effective.
- 48 -
Architectural Standards - Historical Buildings
Buildings of historic significance or of historic architectural significance
shall adhere to the following standards:
Aiteration and rehabilitation of structures designated by the City
Council, State of California or the Federal Government as historic
structures and other buildings of historic architectural significance
shall comply with the "Secretary of the Interior's Standards for
Rehabilitation and Guidelines for Rehabilitating Historic Buildings."
Signage on historically significant buildings should reflect the classic
signage of the building's period. Gold leaf, raised brass lettering
or plaques, enameled finish or other traditional materials are
encouraged.
3. Stucco or related material which produces a smooth blank wall texture
should be eliminated.
4. Modern, highly reflective glazing or unusually colored glazing and
aluminum window molding should not be used on historic buildings.
New Construction and Facade Reconstruction
Remodeling of downtown buildings shall indorporate similar design concepts
and detail as other adjacent or nearby buildings. Unity of design, build-
ing materials and building function are major objectives.
The design of new buildings shall be sensitive to the historic nature
of downtown Santa Aha and shall physically relate to adjacent and nearby
buildings. Building mass, building scale and building materials shall
also be consistent with traditional buildings found in the downtown area.
Remodeled and new buildings may incorporate contemporary design themes/
building materials if they relate to co~on themes found in the downtown
area.
Long uninterrupted horizontal facades should be avoided.
Curtain wall construction and "rows'!. or "stacks" of panels should be
avoided. Massing and block construction should be utilized. Building
wall offsets, recessed portals and pedestrian ways and appropriate build-
ing scale are important methods of "breaking up" a blank monotonous wall.
Shop awnings are encouraged over first and second level windows and doors.
Solid materials and an extension out over the public sidewalk of no more
than 3 feet shall be permitted. Note: A building permit is required for
all awnings.
Wrought iron bars over windows and/or doors is prohibited.
Folding metal security grills covering any part of a storefront are
prohibited.
- 49 -
Public S~ace and Access
Exterior space, plazas, courtyards and entryways to buildings are encourag-
ed and should be related in scale to the surrounding structure and, at the
same time, relate to the pedestrian.
The first two floors of any building shall be compatible with the pedes-
trian tradition of downtown. Storefronts, shops, restaurants and theaters
shall enhance the visual experience of downtown by providing inviting
window displays and opportunities to view inside at the business activity
taking place.
Open cafes, pastery shops, flower shops and the like are encouraged. The
open design of these particular uses is favored in the downtown area where
pedestrians frequent.
Downtown Si~nage
Oversized, flashing and roof signs and general sign clutter shall be avoided.
The following sign standards shall be used to approve signs:
1. The determination of sign size, shape, color, material and location
shall take into consideration adjacent facades and their signs.
The design of a sign shall be subservient to and consistent with the
building it serves.
A. Permitted Signs: Wall, window, freestanding, small projecting or
hanging'signs and neon signs.
Signs Not Permitted: Roof, revolving, changeable copy, internally
illuminated plastic faced signs and bare bulb, either flashing
or non-flashing, except neon.
C. Location: Directly over business entrance within an architecturally
established area or unbroken area of the building face.
D. Shape: Rectangular, complementing other signs on same building or
adjacent buildings.
E. Coloring: Compatible with building and other nearby signs; no
more than three colors permitted. Flourescent colors are not
permitted.
F. Lettering: Clear and simple lettering is required; business iden-
tification and two items maximum. Pictograph or logo is permitted.
Raised letters, either painted or gold leafed, applied to a wooden
sign band; routed, carved or sandblasted wood; neon bulb signs;
galvanized or baked enamel finish; wall painted signs; and precast
lettering applied to building surface (e.g. brass letters).
- 50 -
3. Second level window signs use gold leaf or other ~raditional materials sunh
as sandblasted wood. Maximum size not greater than 3 square feet.
4. Coordinated address and small hanging under-canopy or projecting signs
shall be allowed, 3 square feet maximum. Auceptable materials include
sandblasted wood, l~ainted enamel, baked metal and l~ainted wood signs.
5. One awning sign shall be permitted for each building facade. Such sign-
age shall be 3~m~ted to 1 square foot applied by silkscreen to the awning.
6. Portable A-frame or freestanding signs in the public right-of-way or
within an a/cove or business entryway are prohibited.
- 51 -
.I
CD
C
0
~ DowntOwn Area
Prepared by the City of Santa Ana Planning
& Development Services Department