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Referendum Petition Qualified
On 9 4 - Ordinance spended
8
ORDINANCE NO. NS-2649
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA REZONING THE PROPERTY LOCATED AT
ONE BROADWAY PLAZA FROM MIDTOWN SPECIFIC
PLAN NO.3 (SP-3) TO ONE BROADWAY SPECIFIC
DEVELOPMENT DISTRICT (SD-75) (AA NO. 2004-01):
AMENDING THE MIDTOWN SPECIFIC PLAN (ZOA NO.
2004-02) AND ADOPTING THE ONE BROADWAY
SPECIFIC DEVELOPMENT DISTRICT (SD-75)
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
8
Section 1. The City Council of the City of Santa Ana does hereby find, determine
and declare as follows:
A. Applicant is requesting approval of various entitlements in order to construct
a thirty-seven (37) story, 493 feet in height, office tower located at One
Broadway.
On February 23, 2003, the Planning Commission held a duly noticed public
hearing, and by a vote of 6:1 (Sinclair opposed) voted to recommend that
the City Council:
1. Certify and adopt the Final Environmental Impact Report No. 99-01,
the Mitigation Monitoring Program, and the Statement of Overriding
Considerations.
B.
C.
Adopt an ordinance approving the rezoning the property located at
One Broadway Plaza from Midtown Specific Plan NO.3 (SP-3) to
One Broadway Specific Development District (SD-75), Amendment
Application No. 2004-01.
Adopt an ordinance amending to the Midtown Specific Plan (SP-3)
(ZOA No. 2004-02).
Adopt a resolution amending the General Plan of the City of Santa
Ana to increase the Floor Area Ratio to 2.9, to classify streets as
Local Commercial Streets, and to modify the Urban Design Element
(GPA No. 2004-01).
The City Council of the City of Santa Ana held a duly noticed public hearing
on the abovesaid actions for One Broadway on March 15, 2004, and at that
time considered all testimony, written and oral. Atter closing this hearing, the
City Council directed that a Development Agreement be negotiated.
On June 14, 2004, the Planning Commission, held a duly noticed public
hearing, and by a vote of 6:1 (Sinclair opposed) voted to recommend that
the City Council:
1. Adopt additional mitigation measures in response to comments from
3.
2.
4.
D.
8
Ordinance NS-2649
Page 1 of 5
the Santa Ana Unified School District.
Adopt an ordinance approving Development Agreement No. 2004-01.
Adopt a resolution approving Tentative Parcel Map No. 2004-02
(County Map No. 2003-262) as conditioned.
On July 6, 2004, a second City Council meeting was scheduled and was
continued by the City Council to July 19, 2004.
On July 19, 2004, the aforesaid hearing was held and at that time the City
Council considered all testimony, written and oral.
Amendment Application No. 2004-01 has been filed with the City of Santa
Ana to change the zoning district designation of certain real property located
at One Broadway from Midtown Specific Plan No.3 (SP-3) to the One
Broadway Specific Development District (SD-75).
1. SD-75 would allow professional and business offices; banks and
similar financial institutions; service and commercial retail uses;
restaurants; nightclubs, bars and indoor entertainment (with a
Conditional Use Permit); coffee houses (with a Conditional Use
Permit); and banquet facilities (with a Conditional Use Permit).
Amendment Application No. 2004-01 is consistent with the General
Plan, including but not limited to its goals and policies to:
a. Promote the balance of land uses to address basic community
needs. Land Use Element Goal No. 1.0.
2.
3.
E.
F.
G.
2.
Ordinance NS-2649
Page 2 of 5
b.
Promote land uses which enhance the City's economic and
fiscal viability. Land Use Element Goal No. 2.0.
Support developments that create a business environment
that is safe and attractive. Land Use Element Policy No. 2.8.
Enhance development sites and districts which are unique
community assets that enhance the quality of life. Land Use
Element Goal No. 4.0.
Encourage high intensity office development to attract major
tenants that will contribute to cultural and business activities of
the central city. Land Use Policy No. 1.3.
Support projects that contribute to the redevelopment and
revitalization of the central city urban areas. Land Use Policy
No. 2.7.
Create an opportunity for Class A office space suitable for
acquisition of major, high profile tenant in the Downtown
Development Area. Land Use Policy No. 2.11.
Encourage large-scale office development with ancillary retail
in the proximity of the Civic Center Complex, Downtown and
Midtown urban areas. Land Use Policy No. 2.12.
c.
d.
e.
f.
g.
h.
3.
The City Council has weighed and balanced the general plan's
policies and has determined that based upon this balancing that the
One Broadway project is consistent with the purpose of the general
plan.
The Council has examined all of the goals and policies of the general
plan, including:
a. Promote the balance of land uses to address basic community
needs. Land Use Element Goal 1.0.
4.
H.
Promote land uses which enhance the City's economic and
fiscal viability. Land Use Element Goal 2.0.
Support developments that create a business environment
that is safe and attractive. Land Use Element Policy 2.8.
Enhance development sites and districts which are unique
community assets that enhance the quality of life. Land Use
Element goal 4.0.
Encourage high intensity office development to attract major
tenants that will contribute to cultural and business activities of
the central city. Land Use Policy No. 1.3.
Support projects that contribute to the redevelopment and
revitalization of the central city urban areas. Land Use Policy
No. 2.7.
Create Class A office space suitable for acquisition of major,
high profile tenant in the Downtown Development Area. Land
Use Policy No. 2.11.
Encourage large-scale office development with ancillary retail
in the proximity of the Civic Center Complex, Downtown and
Midtown urban areas. Land Use Policy No. 2.12.
The City Council also adopts as findings all facts presented in the
Requests for Council Action dated March 15, 2004, July 6, 2004, and
July 19, 2004 accompanying this matter.
For these reasons, and each of them, Amendment Application No.
2004-01 is hereby found and determined to be consistent with the
General Plan of the City of Santa Ana and otherwise justified by the
public necessity, convenience, and general welfare.
Zoning Ordinance Amendment No. 2004-02 has been filed with the City of
Santa Ana to amend the Midtown Specific Plan (SP-3) to eliminate the area
of the One Broadway Specific Design District from SP-3.
Final Environmental Impact Report No. 99-01, the Mitigation Monitoring
Program, and the Statement of Overriding Considerations which came
before the City Council on March 15, 2004 and was approved and adopted
by resolution at the second duly noticed public held on July 19, 2004. At the
b.
c.
d.
e.
f.
g.
h.
5.
6.
I.
Ordinance NS-2649
Page 3 of 5
July 19, 2004 meeting, the City Council also introduced an ordinance
rezoning the property (AA No. 2004-01), adopted a resolution amending the
City's general plan (GPA No. 2004-01) and a resolution approving Tentative
Parcel Map No. 2004-02. This ordinance incorporates by reference, as
though fully set forth herein, the resolutions and said Final Environmental
Impact Report, Mitigation Monitoring Program, and Statement of Overriding
Considerations, and all of their respective findings and conclusions in
support of this ordinance.
Section 2. The real property located at One Broadway is hereby reclassified
from Midtown Specific Plan No.3 (SP-3) to One Broadway Specific Development
District (SD-75). Amended Sectional District Map number 12-5-10, showing the above
described change in use district designation, is hereby approved and attached hereto as
Exhibit "A" and incorporated by this reference as though fully set forth herein. (AA No.
2004-01 ).
Section 3. Midtown Specific Plan No.3 (SP-3) is hereby amended as set forth
in Exhibit "B", attached hereto and incorporated as though fully set forth herein. (ZOA
2004-02).
Section 4. One Broadway Plaza Specific Development District (SD-75) as set
forth in Exhibit "C", attached hereto and incorporated as though fully set forth herein, is
approved adopted in its entirety.
Section 5. This ordinance shall not be effective unless and until Resolution
No. 2004-021 and Ordinance No. NS-2656 becomes effective. If said ordinance or
resolution are for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, or otherwise do not go into effect for any reason, then this
ordinance shall be null and void and have no further force and effect.
Section 6. If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of 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 anyone or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
ADOPTED this 2nd day of AUQust 2004.
~~
iguel A. Pulido
Mayor
'--
J /S-Ø ß-t .:&'T
Ordinance NS-2649
Page 4 of 5
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
AYES:
Councilmembers Alvarez. Bist, Garcia. Solorio (4)
NOES:
Council members None
ABSTAIN:
Council members None
NOT PRESENT:
Council members Christy. Franklin. Pulido (3)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS-2649 to be the original ordinance adopted by the City
Council of the City of Santa Ana on Auqust 2. 2004 and that said ordinance was
published in accordance with the Charter of the City of Santa Ana.
Date: £¥ 'I
Clerk of the Council
City of Santa Ana
Ordinance NS-2649
Page 5 of 5
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A1 GENERAL AGRICULTURE CS ARTERIAL COMMERCIAL PRO PLANNED RESIDENTIAL DEVELOPMENT
-B PARKING MODIFICATION CR COMMERCIAL RESIDENTIAL RI SINGLE FAMILY RESIDENTIAL
C-SM COMMERCIAL SOUTH MAIN GC GOVERNMENT CENTER R2 LIMITED MULTIPLE FAMILY RES.
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ADOPTED BY RESOLUTION NO. 5166 BY THE SANTA ANA PLANNING COMMISION
PART OF ORDINANCE NO. NS'394 ADOPTED BY THE SANTA ANA CITY COUNCIL, AUGUST 17, 1959.
SCALE IN FEET
60- MINIMUM FRONTAGE
-6000 MINIMUM LOT AREA
la1...A_D.." -l.o-3-O~___-
THIS MAP IS THE OFFICIAL SECTIONAL
DISTRICT MAPOFTHE CITY OF SANT"'ANA
AS AUTHORIZED BY CITY COUNCIL
RESOLVTION NO- ,...I53,CATED 11.1&-74.
HEREBY ATTEST THAT THIS MAP IS A TRUE
COPY OF THE ORfGlHAL SECTIONAL eISTA!CT
"'AP NO ':l+1Ø.
s_~q~
CY~-NElSON
0EPUT'f CrTY ""NAGER FOR
DEVELOPMENT SERVICES
C8f1.ic8leo.te
SEPTEMBER 10 1Q82
RES, fAA. IAN)(. NO A.A.1059 "."1ose A.A,96.3 A.A.96.9 A.A.98-5 AA.03-2
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ADOPTEe CATE 9-21-92 7.18-94 ""'5-96 12.2.96 6-15-98 ,.3-03
APPPROVEC ~ ~ ~ ~ ~ .~
RES. I AA.IAN)(. NO
ORC, / RES. NO
ADOPTEe QATE
APPPROVEO
PREPARED BY THE PLANNING DIVISION
CITY OF SANTA ANA CALIFORNIA
EXrIIBIT A
Midtown Specific Plan
central Santa Ana area, and could result in a numœr of law firms and
court reporting firms relocating from elsewhere, or in the significant
expansion of existing court-related firms in the planning area. The
new Federal court facilities are scheduled for completion in 1997.
Downtown Santa Ana and Fiesta Marketplace
Downtown Santa Ana has emerged as a major shopping and office
area specializing in Latino-oriented businesses and government
offices. Coupled with its relatively easy mass transit access and
central location in the County's primary concentration of Latinos, this
area will likely continue as a major shopping district, and will
significantly affect activity patterns and uses in the Midtown planning
area. Recent trends towards locating technical schools in the
southern portions of the planning area are, amongst other influences,
an indication of its easy access and the nearby location of the
Downtown shopping district
Civic Center Complex
The concentration of local, State and Federal government offices in
the Civic Center Complex is felt throughout the planning area. A
survey of major office buildings in the Midtown area shows that a
large number of Federal and County agencies have located in the
planning area. If government services expand, additional demand for
relatively inexpensive office space may be felt in the planning area.
However, the short- and mid-term trend will be towards re-
consolidating governmental services into the Civic Center complex.
This will draw users away from tile Midtown planning area, and could
increase the already high vacancy rates in the high rise buildings
south of Washington Street
Regional Transportation Center (RTC) Complex
The RTC at the intersection of Santa Ana Boulevard and Santiago
Avenue could emerge as a major node of urban activity as the new
METROLfNK system gains 'ridership, and as rail transit links are
provided with the downtown/civic center complex and the rest of
Orange County. Future land uses in the RTC area are presently
being planned. The effect on future land uses in the Midtown area
cannot be predicted at this point, but the planning area's location
near the RTC could help attract office uses along with supporting
retail commercial and restaurant development to the southern half of
the planning area.
12
Exhibit B
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SOU~: 101 cYD..IP
Exhibit 3
- -
Conceptual Fixed Guideway Alignment
Alternatives
Mdtown Specif:c Plan
Midtown Specific Plan
PLANNING AREA ACCESS
At present, primary east-west access to the Midtown planning area is
via First Street on the south and Seventeenth Street on the north.
Main Street and Broadway provide primary arterial access to the
downtown/civic center complex from the north and the south.
An "enhanced intersection" has been designated for Seventeenth
Street and Main Street, and Seventeenth and Broadway, through
General Plan Amendment No. 92-9. The intersection improvements
will include increasing the number of "tanes at the intersection
approach to increase capacity. The exact configuration of the
intersection will be based on detailed traffic and land use analysis.
Freeway access to the Midtown area is provided by Interstate 5,
either from the Main Street interchange to the north, or the
Seventeenth Street interchange to the northeast. Once
improvements are complete, access to the planning area from the
southeast will be provided by the First/Fourth Street interchange.
Even though competing employment centers have more convenient
freeway access, the Midtown area benefits directly from its easy
mass transit access. Bus access to the planning area is direct due
mostly to the area's location near the Civic Center complex and the
location of OCTA's main transit terminal at Broadway and Fifth
Street. Commuter rail access is currently being provided at the
Santa Ana Regional Transportation Center, and bus service is
available for direct access to the Midtown area. As described above,
both METROLlNK and fixed guideway services will be available in
the future. The implication for the planning area is that in the future
its accessibility by rapid transit will be excellent, which over the long
term will increase the attractiveness of the area as a business
location. The planning area will also increasingly benefit adjacent
residential neighborhoods with its convenience to jobs, shopping and
regional transit
VISUAl.. STRENGTHS AND WEAKNESSES
An inventory of Midtown's visual strengths and weaknesses is
documented on Exhibit 4, Visual Strengths and Weaknesses. The
following process was employed for this visual assessment.
. The photographic inventory, building survey, and physical
constraints mapping of Midtown conducted for the design
charette were reviewed to gain familiarity with the planning area.
. A walking and driving survey was conducted by the consulting
team to confirm the inventory data.
Chapter 2: Existing Conditions
13
Midtown Specific Plan
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& WEAKNESSES - ~' :u¡ :-:.~b,' ¡ D ¡ ! r:::::J
5T"'ENGTH5 : -, '<:'- --;::' -' ~::e¡k' ø-¡ D! ¡ 0./ ./'"
" . ~~':-.. ~. . .~.-. . --! ¡ "''''''\~~..'''''' [
--7 AESTHETIC STREETV1EWS ¡ (Tel,>. " " "'-d~ '--'~' ~~
I 0 :." CIVIC ~ENTER ~ '
r:;J ~UILDINGS OF CHARACTER! þ~: 0 =,0' '-tftI,.., . . ¡ ,'.,']
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006 PALMS ~ . .~' 10 ¡If .! ~ J
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~ POSITIVE STREET IMAGE --' ¡-=~A 1-1'1 ß~ ~! =-¡ r----;----¡. r--,-
WEAKNES5ES ! CIJI ¡[J q¡ I¡-..J ; ¡; :::1LJ I r ~
~ LARGE EXPANSION OF PARKING,. III " 'II! I,:~, :, I,r ¡ I' I' ¡
" " :!II I H L ¡---1 I
=="i}NEGATIVE5T1tEETIMAGE ¡j."., Ii ~ i ~¡ Ii ! Ii [-====..
SOURCE! CON5UL TANT TEAM I'!IELD SURV£Y. !oURVEY OF NORm MAIN/NORTH DIltOAPW^Y COkJJOOIt. '"MAlt. 22. '992 DY HISTORIC
JtEecUJtCE8 ltEVtEW COMMfrTE£. ItIUPAT STUOY: rHY5-ICAL GOHSfM,JNT5 MAl".
Eb
Exhibit 4
Visual Strenghts and Weaknesses
14
Midtown Specific Plan
Midtown Specific Plan
.
Views from streets were assessed to define locations where
positive views exist.
Street frontages were reviewed and notated according to their
positive or negative appearance. Buildings that are not well
maintained and frontages that are visually overwhelmed by a
confusion of signs are examples of factors contributing to a
negative appearance. Positive factors include well maintained
frontages, buildings and setbacks, or mature landscaping along
the street.
.
Based on the inventory review and field surveys, elements that
strengthen or weaken Midtown's visual qualities were identified and
mapped. A discussion of the visual strengths and weaknesses of
Midtown follows.
Strengths
Aesthetic Street Views
The factors that influence these views are the architecturally
significant buildings along Civic Center Drive and the view east on
Eighth Street, which is terminated by an attractive residential
structure. Views along Bush Street are enhanced in the blocks that
have mature street trees on both sides of the street.
Buildings of Character
These include the buildings identified in the Survey of North
Main/North Broadway Corridor, dated March 22, 1992 and prepared
by the Historic Resources Review Committee. In addition, individual
structures and groups of structures that add to the character and
scale of various streets in Midtown are shown.
Mature Street Trees
Bush Street and Broadway have large numbers of mature street
trees, although several blocks have only a few or none. Some of the
east-west cross streets also have segments with mature street trees,
including Eighth Street, Tenth Street, and Washington Street.
Open Space
Several significant open space areas make a positive contribution to
Midtown. These include the church at Tenth and Main and the
financial institution at Main Street and Washington.
Positive Street Image
Exhibit 4 shows several street segments throughout Midtown which
exhibit an overall positive image due to the quality of landscaping,
well-maintained and attractive building facades, and signage that is in
scale and character with the buildings.
Weaknesses
Large Expanses of Unscreened Parking
The negative impact from unscreened parking areas is exhibited
primarily along Sycamore Street and Broadway between Civic Center
Drive and Tenth Street. Many of these parking lots lack landscaping
that provides visual buffering. This lack of screening magnifies the
adverse impacts of large expanses of parking.
Negative Street Image
Also shown on Exhibit 4 are various segments of Midtown's street
frontages which are visually unattractive. This is due to a
combination of factors, including vacant buildings, deteriorating
buildings, unkempt grounds, loud colors, blank walls, and unattractive
signs.
Chapter 2: Existing Conditions
15
Midtown Specific Plan
SPECIFIC PLAN PRINCIPLES
The following specific plan principles provide overall guidance in the
areas of land use, design, and parking and circulation. Urban Design
Principles, Exhibit 5, illustrates the following specific plan principles.
The subsequent chapters describe in detail the development
standards and design guidelines for each of the five land use/activity
districts, a landscape concept plan, circulation and parking plans and
a review of implementation mechanisms.
LAND USE
. Encourage a land use pattern that builds upon the concepts
identified in the Midtown Conceptual Plan while furthering the land
use policy principles established in Santa Ana's General Plan.
. Residential concepts and densities should be consistent with
General Plan policies.
. Establish links to surrounding employment and shopping areas.
. Protect and maintain the adjacent Willard, French Court and
French Park neighborhoods.
. Limit single room occupancy development only to the YWCA
building.
. Encourage the adaptive re-use of historically or architecturally
significant buildings and districts throughout Midtown.
. Encourage recreation, entertainment and cultural activities in
Midtown to complement the Museum District.
. Protect the image and integrity of the Broadway Corridor.
URBAN DESIGN
The following urban design principles address the overall form and
structure of Midtown with specific details for its five land use/activity
districts. After general considerations, they address views and
gateways, building form, open space nodes, and pedestrian space
linkages. These principles are intended to reinforce the unique
identity of Midtown's activity districts and to achieve a coherent
overall image. (Refer to Exhibit 5, Urban Design Principles.)
GENERAL CONSIDERATIONS
. Develop a strong sense of community identity for Midtown as a
whole and for each of its districts.
. Strengthen pedestrian access into, around and through the
Midtown area to the maximum extent possible consistent with the
City's congestion management programs.
. Develop a comprehensive public improvements program,
including consistent landscape and streetscape themes.
. Create a secure environment that will protect the community
and attract additional business investment.
. Create a safe and pleasant open space component including
plazas and passive green spaces.
. Protect the character of the Broadway Corridor north of
Washington Avenue and Bush Street by reinforcing the
predominant scale of development.
. Develop site and architectural design standards based on
principles that promote and protect the identity and character of
Midtown while stimulating additional investment.
. Preserve and build upon Santa Ana's historical resources and
other significant resources.
VIEWS AND GATEWAYS
Establish distinctive gateways to Midtown on Main Street at
Civic Center Drive and Seventeenth Street through a
combination of buildings, landscaping, signage, and streetscape
designs.
Enhance the streetscape of the approach routes to Midtown on
Seventeenth Street and Civic Center Drive to contribute to
greater aesthetic quality and beauty. Streetscape, landscape,
signage and lighting should be coordinated to achieve a
distinctive sense of arrival to Midtown.
Extend downtown Santa Ana's historic street grid of square
blocks into Midtown by introducing cross block view axes
wherever appropriate to break up the excessive length of the
blocks along Main Street. These visual breaks should occur at
Ninth, Eleventh and Fourteenth Streets. This will provide an
appropriate scale to the blocks and corridors.
Chapter 3: Specific Plan Principles
19
Midtown Specific Plan
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Exhibit 5
Urban Desian Principles
20
Midtown Specific Plan
BUILDING FORM
Building form shall contribute to the unique character desired for
Midtown's various activity districts.
. Cluster taller buildings on Main Street from Civic Center Drive to
Washington Avenue, tapering heights and intensities towards
Washington Avenue, to reinforce existing office towers, and to
express the Civic/Professional and Financial Districts' role as
employment centers. A tower form is most appropriate for Main
Street, because it reflects the form of existing office structures.
There shall be only one new tower of 6 to 8 stories in the
Financial District, with other buildings of one and two stories.
. Use lower buildings to define and protect pedestrian space and
create an activity edge along Main Street and the mid-block
extensions of Ninth, Eleventh and Fourteenth Streets.
. The form and siting of older structures of character on Broadway
north of Washington and Bush (sited on small lots with front and
side yards) shall be reflected by new development and
revitalization of existing buildings along these streets.
Establish specific height zones to regulate building height, with the
greatest heights on Main Street between Civic Center Drive and
Washington, intermediate heights on Broadway and on Main Street
north of Washington, and the lowest building heights along
Broadway and Bush Streets. (See Exhibit 6, General Building
Heights.)
OPEN SPACE NODES
Main Street shall be accented by two open space nodes, one at the
intersection of Tenth, and one at Washington. These nodes are
intended to provide open space relief in the center of Midtown.
These nodes shall be connected by a linear open space strip along
Sycamore south of Tenth Street and north of Washington, which will
function as an integral part of Midtown's central open space resource.
PEDESTRIAN SPACE
Pedestrian space shall reinforce the ground floor activities within
districts and provide convenient and attractive routes and social
spaces throughout Midtown. Main Street and the Ninth Street
pedestrian way are the primary shopping streets with continuous
storefronts defining the street space.
Wherever possible, the sidewalk will be widened to encourage
pedestrian activity and provide space for enhanced landscaping and
streetscape amenities.
Strengthen the qualities of pedestrian space on Broadway and Bush
by maintaining mature street trees, landscaped front yards, clear
pedestrian paths, and by requiring future development to provide
these features.
Chapter 3: Specific Plan Principles
Midtown Specific Plan
Note: These height districts are general
Refer to design guidelines for specific
requirements
Exhibit 6
General Building Heights
21
Midtown Specific Plan
. Mid-block pedestrian street crossings are not encouraged. All
pedestrian movements will be directed to approved crosswalks.
. Enhance the pedestrian scale of the Eleventh and Fourteenth
Street mid-block pedestrian ways between Main and Sycamore by
encouraging retail activities and landscaping along their edges.
. Provide safe, convenient and pleasant walkways linking
surrounding residential areas to Midtown activity districts.
These east-west connections include Washington, and Fifteenth
Streets to the west, and Eighth, Ninth, Tenth, Washington,
Fourteenth, Fifteenth, and Sixteenth Streets to the east.
CIRCULATION
. Maintain Broadway and Main as strong, visually attractive
business corridors while making sure that their ability to safely
carry high traffic volumes is maintained.
. Maintain the function of Washington Street, Civic Center Drive, and
Seventeenth Street as east-west connectors.
. Develop land use and design strategies for incorporating a
proposed fixed guideway rail mass transit system through
Midtown, including possible alignments.
. Protect Bush Street from heavy business and residential traffic in
order to maintain its residential character.
LAND USE/ACTIVITY DISTRICTS
Midtown will provide for a wide variety of uses organized into five
land use districts. These districts were first identified as part of the
initial conceptual planning for Midtown, and have been refined
through additional area analysis. (See Exhibit 7, Midtown Districts.)
Each is intended to be distinct from the other, but supportive of the
whole area by contributing to a balance of commercial, public, office
and other employment activities.
The following six chapters define each district according to its theme,
objectives, land uses or activities, physical framework, site attributes,
development opportunities, development standards, and design
guidelines. Property lines shown on exhibits are based on assessor
parcel maps and do not necessarily reflect legal parcels.
22
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Exhibit 7
Midtown Districts
Midtown Specific Plan
Midtown Specific Plan
CIVIC/PROFESSIONAL DISTRICT
THEME
OBJECTIVES
A vibrant mixed use district with office towers clustered on Main
street, low-rise space along Broadway north of Washington and
pedestrian activity focused on Main Street and Ninth Street, which is
extended through the district to provide an east-west circulation
corridor central to the district See Exhibit 9, Civic/Professional
District Concept Plan.
.
Create a viable and competitive employment center built
around the nucleus of existing office space and its proximity
to downtown and the civic center.
. Encourage ground floor retail space to provide shopping
opportunities and services for the employees and visitors to the
district.
. Encourage job training and educational institutions to locate
in the district through the provision of refurbished and new
space, convenient parking, pleasant pedestrian walkways and a
secure and safe environment.
Encourage professional and administrative. offices to locate in
.
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Exhibit 9
Civic/Professional District Concept Plan
Chapter 4: Civic/Professional District
27
Midtown Specific Plan
DEVELOPMENT OPPORTUNITIES
The following development opportunities define the major projects
within the district. The descriptions approximate the development
potential of each site, and do not indicate actual permitted capacities.
These will be defined by development standards and design
guidelines.
Church Plaza Office Tower/Retail Arcade. Between the Church
Plaza on the north and Ninth Street on the south,
development includes an 85,000 square foot office tower
and 21,000 square feet of retail space, with an arcade
frontage on the plaza, and underground parking structures.
Ninth Street Extension Retail. About 25,000 square feet of new
and refurbished space forming the south frontage along
Ninth Street, between Broadway and Main. The Ninth
Street extension will be a privately owned pedestrian
street with limited vehicular access. It should be fully
secured during off-hours.
Buffum's Block. An 81,000 square foot office tower or hotel
development, and 20,000 square feet of retail space on
Main street, between Ninth and Tenth Street, and parking
structure along Bush Street.
Bank of America Block. An 81,000 square foot tower or hotel
development, and 9,000 square feet of retail on main
street, between Eighth and Ninth Streets, and parking
structure along Bush Street.
Main Street Shops. Low-rise retail frontage on Main Street
between Civic Center Drive and Eighth Street. About
10,000 square feet of ground floor retail and 10,000 square
feet of upper level space.
Broadway Mixed. Broadway is suitable for a low-rise mix of office,
education and institutional functions, with parking
structures along Sycamore south of Tenth.
Christian Science Church. If the church should move from its
current building, the building could be adaptively reused as
a civic auditorium, a community building, or as a public
meeting place. It is an architectural and historical asset
that should be preserved.
DEVELOPMENT STANDARDS
Permitted and Conditionally Permitted Uses
Permitted Uses
Permitted uses in the Civic Professional district shall be as follows.
1. Professional, business and administrative offices and services.
2. Banks, finance, insurance and real estate offices. Walk-in
facilities shall be on the first floor only.
3. Public agencies, and quasi-public organizations and offices.
4. Trade schools, professional schools and academic colleges.
5. Specialty and general practice medical and dental offices,
including counseling and psychology, above the ground level
(second floor or above).
6. Service and commercial retail uses which shall be limited to:
book stores, stationary shops, gift stores, personal and business
services., restaurants, delicatessens, florists, pharmacies, and
specialty markets. .Examples of personal and business
services include dry cleaners, hair salons, travel agent,
insurance, copy center, mail/postal center, tailor, shoe repair, art
supply, office supply. Bail bond use are not permitted..
7. Museums, galleries, libraries, theaters and cinemas except
those that require a conditional use permit.
8. Artist studios.
9. Day care facilities.
10. Health clubs.
Conditionally Permitted Uses
The following uses may be permitted subject to the issuance of a
Conditional Use Permit pursuant to the Santa Ana Municipal Code.
1. Places of worship, provided they are located in free standing
buildings only.
2. Night clubs, bars and indoor entertainment establishments,
whether freestanding or part of another permitted or
conditionally permitted use.
3. Parking lots and parking structures.
4. Collectibles and antiques, not including thrift and pawn shops.
5. Food uses open from 12 midnight to 5:00 a.m. and located
within 150 feet of residential property.
Chanter 4: Civic/Professional District
29
Midtown Specific Plan
Building Envelopes
General
The permitted building envelopes in the Civic/Professional District are
defined by height and front yard setback requirements established for
each block. Their primary purpose is to establish the relationship
between public and private pedestrian space and the building wall,
which forms its edge. Setbacks define pedestrian space at the
ground level and show where higher buildings (greater than 35 feet)
can be sited.
Exhibit 10, Civic/Professional District Height and Setbacks, provides
the setback dimensions from property lines and other benchmarks
throughout the district, and height limits and setbacks for buildings
higher than 35 feet. Reference information on the exhibit shows
existing buildings that are likely to remain, thereby indicating
relationships between existing buildings and potential new
development or realization.
Also shown for reference are major features of the comprehensive
plan, including major open spaces, planned parking facilities,
pedestrian access ways and recommended ground floor arcades.
Building Height
Height is specified by number of stories and feet as measured from
curb height.
Generally, the maximum height for all low-rise buildings is 35 feet.
Buildings above 35 feet in the Civic/Professional District include
existing office towers on Main street and Broadway and potential
office towers clustered at the intersection of Main street and Ninth
Street, where heights may be up to 120 feet.
The towers are set back 15 feet from the Main Street and Ninth
Street property lines or edge of the Ninth Street private pedestrian
way. A maximum diagonal dimension is also specified to encourage
slender towers.
An optional tower configuration is shown for a business hotel on the
Buffum's block, whereby two hotel towers would be permitted with
appropriate spacing between and a maximum 140 foot diagonal
dimension.
Setbacks
Setbacks at ground level are established to enhance pedestrian
space throughout the district, create compatible relationships
between existing and future building street walls and recognize
opportunities to create new open space resources, such as plazas,
pedestrian ways and landscaped areas.
The major setback conditions are discussed below by street:
Main Street. A variety of conditions exist, but most buildings have
no setback, thereby resulting in a tight, urban sidewalk character
of minimal width. Major exceptions are the church plaza at
Tenth and Main and the existing tower between Eighth and
Ninth, which is setback 12 feet and has a 13 foot wide ground
level arcade.
The potential future tower sites at Ninth and Main would
maintain the 15 foot setback condition and provide a 15 foot
wide ground level arcade in the setback.
The towers would be setback 15 feet from all property lines,
thus reflecting the siting of all existing towers on Main street.
Open space and plaza amenities to be maintained and provided
include the existing church plaza at Tenth Street, a wide
sidewalk area across the street mirroring the wide sidewalk area
north of Tenth, a corner plaza at Ninth and Main to provide an
entry court for the potential tower, and a pedestrian plaza in a
portion of the abandoned Seventh Street right-of-way.
Ninth Street Pedestrian Way. This planned private access way
is 40 feet wide and lined with 15 foot deep ground level arcades
along most of its length. It terminates in a 70 foot wide plaza,
also lined with arcades, on the west side of Broadway.
Civic Center Drive. The existing building walls will create a
variegated landscaped area with varied and generous setbacks
along the street, providing an aesthetic foreground for the
cluster of older buildings of character likely to remain, and
contributing to the parkway character which exists along much
of Civic Center Drive.
Broadway. Twenty foot setbacks are established for all new
developments. This will permit the landscaped character of
Broadway north of Washington to be continued to south of
Tenth Street. The exceptions are existing buildings that remain,
which have less the 20 foot setbacks.
Sycamore Street. Sycamore functions primarily as a local service
street and provides access to existing and planned parking.
Three variations to the standard condition of zero setback occur:
the church plaza at Tenth Street and a wide (35 foot) setback
across the street to extend the landscaped character; comer
setbacks and arcades at the Ninth Street pedestrian way
intersection with Sycamore; and landscaped parkway areas at
Civic Center Drive. Vine pockets are encouraged along parking
structures and a 10 foot landscaped setback is required at
surface parking lots.
Church Plaza. An expanded landscaped open space is planned to
enhance the setting for the church. The south edge would be
defined by a ground level arcade.
30
Midtown Specific Plan
Midtown Specific Plan
FINANCIAL DISTRICT
THEME
A midrise district of office towers on Main Street, with a vibrant
street-life of support retail stores, services and restaurants. (See
Exhibit 21, Financial District Concept Plan.)
OBJECTIVES
.
Maintain the existing concentration of financial institutions and
office towers on Main Street and encourage reinvestment to
enhance the quality of this space.
Encourage an office tower development on Main Street.
Encourage ground floor retail uses on Main Street to serve
the day-time office employees, visitor traffic on Main Street and
to enhance the quality of the pedestrian experience.
Enhance the sidewalk space on Main Street through widening,
additional landscaping and streetscape amenities on private
property.
.
.
.
LAND USE ACTIVITIES
The Financial District lies at the center of Midtown from Tenth Street
on the south and Washington Street on the north, and between
Sycamore Street on the west and Bush Street on the east. The
Financial District abuts the Civic/Professional District on the south,
with its intended concentration of institutional and civic uses, and is
within easy walking distance of the downtown retail activities along
Fourth Street. The Financial District is bordered by the One
Broadway District Center on the west with its mix of office and retail
uses, and by the historic French Park residential district on the east.
Lower intensity strip commercial development predominates along
Main Street north of Washington Avenue.
The Financial District's primary role in the Midtown area is to act as a
concentrated office district that will attract a mix of professional
offices,financial institutions, and governmental agencies reliant in
part on proximity to the Civic Center. Ground floor space should be
filled with uses that are traditionally street oriented and encourage
pedestrian activity, including retail establishments, restaurants,
Chapter 5: Financial District
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Exhibit 21
Financial District Concept Plan
41
Midtown Specific Plan
banks, credit unions, and other activities that serve office workers in
and near the district.
Given the relatively homogenous character of the Financial District,
activity patterns will be much less complex than characterized by the
Civic/Professional District to the south and the mixed office and
residential districts to the east and west. Uses foreseen for the
Financial District include:
.
Professional, financial, insurance and real estate offices.
Offices that rely on direct interface with clientele, such as retail
bank operations, should locate on ground floors.
Governmental agencies needing larger floor areas, but not
having a large walk-in clientele. Examples include specialized
service agencies, regional planning agencies, independent
transit authorities, and Federal offices.
Retail commercial uses that serve office workers and clients,
including ground floor retail shops such as books, stationary,
gifts, personal services, business services, and restaurants.
Museums, galleries, or unique attractions.
Day care facilities
Medical offices and clinics located on the upper floors of
commercial office buildings.
.
.
.
.
.
PHYSICAL FRAMEWORK
.
The urban street grid is reinforced by the extension of
Eleventh Street as a mid-block pedestrian way.
Main Street is the primary north-south arterial, and access to
parking is provided by cross streets and Sycamore Street south
of Tenth Street and north of Washington.
Open space nodes and special intersection streetscape on
Main Street at Tenth and Washington Streets provide
landmarks for the district.
Main Street is the primary pedestrian focus for the district.
New and existing large floor-plate spaces fronting Main
Street are to be refurbished to enhance the Main Street
pedestrian environment.
.
.
.
.
SITE ATTRIBUTES
.
Significant concentration of existing office space
Main Street address
Highly visible and accessible location
.
.
DEVELOPMENT OPPORTUNITIES
The following development opportunities define the major projects
within the district. The descriptions approximate the development
potential of each site, and do not indicate actual permitted capacities.
These will be defined by development standards and design
guidelines.
.
Reuse and refurbishment of an appropriate ground floor
activity on Main Street, such as a food court, gallery or exhibit
space, as a bank, as a business service (including, but not
limited to, copy services, Federal Express offices or United
Parcel Service offices), or as service office uses such as
insurance .or travel agencies.
Upgrading the existing office towers.
New office tower and ground floor retail space on east side of
Main Street between Eleventh Street and Washington Avenue.
This project could include refurbishment of the bank building on
Main Street at Eleventh Street and incorporate the existing trade
school block at Washington and Main.
.
.
.
Jewelry mart in an office tower.
DEVELOPMENT STANDARDS
Permitted and Conditionally Permitted Uses
Permitted Uses
Permitted uses in the Financial District shall be as follows.
1.
2.
3.
Professional, business and administrative offices and services.
Banks, finance, insurance and real estate offices.
Public agencies, and quasi-public organizations and offices
needing large floor areas, but not having large walk-in clientele.
42
Midtown Specific Plan
Midtown Specific Plan
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HEIGHT AND SETBACKS QI EXISTING LARGE FLOOR-PLATE
BUIL(JING HEIGHT IS 35' UNLESS INDICATED ~ BLOGS, LIKELY TO REMAIN
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Exhibit 22
Financial District Height and Setbacks
44
Midtown Specific Plan
Midtown Specific Plan
Sycamore Street. Sycamore functions primarily as a local service
street south of Tenth Street and north of Washington and
provides access to existing and planned parking facilities on the
east side of the street. There are no setback requirements. Vine
pockets are encouraged along parking structures, and a 10-
foot landscaped setback is required at . surface parking lots.
Bush Street. Existing and planned parking facilities line the street.
A ten foot setback is required for a three-level parking structure
and a fifteen foot setback is required for a four-level structure.
Floor Area Ratio
The floor area ratio for the proposed office towers in this district is 2.0
FAR. The potential new tower may only occur with the abandonment
of Twelfth Street and consolidation of the two blocks.
Parcel Size
¡
The minimum parcel area is 15,000 square fee~ and the minimum
frontage of 120 feet. I
Chapter 5: Financial District
45
MIdtown Specific Plan
DESIGN GUIDELINES
Figure Ground Diagram (Exhibit 23)
This diagram illustrates the spatial qualities of this district at
maximum build-out. Future buildings along Eleventh Street and Main
should be aligned to create a 'street wall' as illustrated in the
diagram. The 'street wall" may either be solid or porous with periodic
minor breaks in its continuity so long as the whole wall is seen to
define the street edge. A pedestrian way should be provided in line
with Eleventh Street, between Main and Sycamore. An Outlet from
the Bush Street parking structure between Eleventh and Washington
should be provided onto Main, using the Twelfth Street right-of-way.
Upper parking levels should be masked from the Eleventh Street
pedestrian way by smaller scaled openings. The lateral width of bay
openings should not exceed 24 feet in order to maintain pedestrian
scale and rhythm of architectural features.
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46
Midtown Specific Plan
Midtown Specific Plan
Pedestrian/Parking Diagram (Exhibit 25)
These diagrams illustrate vehicular access points and pedestrian
paths at proposed parking structures. To ensure lively streets, the
following design guidelines are recommended:
. Discourage general public access from parking structures
directly to buildings to encourage pedestrian traffic on the street.
. Stairs and elevators serving parking structures be located with
direct access onto street sidewalk; preferably, stairs should be
located at or as near as possible to the intersection of two
streets.
Shops front directly onto Tenth, Eleventh, and Washington
Streets.
.
.
Where possible, retail should also be located on major
north/south streets; if only one entrance is to be provided, it
should be off the side streets (East/West), with the exception of
Washington Street.
No parking structures shall front on Main Street.
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Exhibit 25
WASHINGTON AVE.
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Pedestrian/Parking Diagram
48
Midtown Specific Plan
COMMUNITY AND SPECIALTY
RETAIL DISTRICT
THEME
An active and convenient community shopping and entertainment
district that provides services to the surrounding residential
neighborhoods. (See Exhibit 29, Community and Specialty Retail
District Concept.)
OBJECTIVES
. Establish a community-oriented shopping district to serve
surrounding neighborhoods. Activities should include a mixture of
convenience stores, personal services and entertainment in a
setting which will provide a social gathering place and be
convenient for people coming by car and on foot.
. Create a specialty shopping area incorporating the unique
character of older Main Street structures, and attract a. wide
variety of specialty retail activities, including those which are
complementary to the adjacent Museum District.
. Encourage small-lot infill development or relocated historic
structures on Main Street that are complementary to the
character and siting of existing structures.
. Enhance the sidewalk space on Main Street through widening,
additional landscaping, sidewalk canopies, streetscape
amenities.
. Encourage a more intense form of development at Seventeenth
and Main Streets which can be part of a 'gateway' for Midtown,
incorporating office towers and ground floor retail fronting Main and
Seventeenth Streets.
. Encourage activities that complement the Museum District.
. Enhance pedestrian accessibility from adjacent neighborhoods.
Chapter 6: Community and Specialty Retail District
Midtown Specific Plan
J~.. JL
/ SEVENTEENTH ST.
COMMUNITY
SHOPPING
CENTER
RETAIL ON
MAIN STREET
14TH ST.
PEDESTRIAN
WAY
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BUSH ST.
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L_6~ PARKING ACCESS
~ PROPOSED PLAZA'
~ LANDSCAPE AREA
t\!} EXISTING BUILDINGS
OF CHARACfER
Exhibit 29
Community & Specialty Retail District
55
Midtown Specific Plan
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COMMUNITY/SPECIALTY RETAIL DISTRICT
HEIGHT AND SETBACKS 1[;;'1 EXISTING LARGE FlOOR.PLATE
ßY:'jr~~S~EIGHT IS 35 UNLESS INDICATED -:-J~&~~Nàl~IWvJfL~EC"l~~PY
r--I EXISTING TALLER BLDGS. ~ OLDER BLDGS. OF CHARACTER
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- EXISTING CURB LINE I~
--- PROPERTY LINE ~~L..~~~D03~~ f~~~ING
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Exhibit 30
EÞ
Community and Specialty Retail Height
and Setbacks
58
M:IcMn Sçrofc Pal
Midtown Specific Plan
DESIGN GUIDELINES
Figure Ground Diagram (Exhibit 31)
This diagram illustrates that the buildings along the west side of Main
Street shall be continuous in contrasting with the existing and
proposed new structures on the east side of Main Street, which are
cited on small lots and have side yard setbacks.
Where shown on the Figure Ground Diagram an arcade of at least 15
feet in depth and 15 feet. 35 feet in height should be provided.
A plaza should be located at the west side of Main between Fifteenth
and Sixteenth Streets. That plaza provides access from the parking
structure located between Sycamore and Main. The arcade along
Main Street should wrap around the buildings as they come towards
the parking structure.
A distinct break in buildings should be made for pedestrians in line
with Fourteenth Street, north of Washington.
All buildings on the west side of the street should form a continuous
street wall.
A double row of street trees (palms) should be employed along Main
Street to further enhance the pedestrian space and unify the
streetscape. Street trees will be located on private property, and
within the Main Street right-of-way.
An entry plaza is to be provided at the intersection of Main and
Seventeenth Streets.
Buildings on the east side of Main should be continuous between
Seventeenth and Sixteenth Streets as well as between Washington
and Fourteenth Streets with the exception of the plaza giving access
to the parking.
The buildings between Fourteenth and Sixteenth Streets should
reflect the context and scale of existing structures in that segment of
Main Street. The parcel bounded by Main, Washington and
Sycamore and presently including Home Savings, is to include a
heavily landscaped parking lot with large canopy trees and a large
plaza at Main and Washington.
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Exhibit 31
60
¿
Figure Ground Diagram
Midtown Specific Plan
Built Form Diagram (Exhibit 32)
The Built Form Diagram shows in three dimensional terms the
characteristics described in the Figure Ground Diagram.
A consistent treatment for buildings along the west side of Main is
encouraged. The arcade treatment fronting Main and wrapping
around comers at plazas should be continuous, use consistent
spacing between columns, use similar column details and similar
flooring materials throughout.
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Exhibit 32
Built Form Diagram
Chapter 6: Community and Specialty Retail District
51:
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Midtown Specific Plan
61
Midtown Specific Plan
Pedestrian/Parking Diagram (Exhibit 33)
These diagrams show entries to parking structures and possible
locations of staircases providing access to the streets.
Parking for the small scale structures on the .east side of Main should be at
the rear of the lots, screened from Main Street.
To ensure lively streets, the following design guidelines are
recommended:
.
Discourage access by the general public from parking
structures directly to buildings to encourage pedestrian activity.
Stairs and elevators serving parking structures be located with
direct access onto street sidewalk; preferably, stairs should be
located at or as near as possible to the intersection of two
streets.
Shops front directly onto Main Street and the Fourteenth Street
pedestrian way.
No parking structure shall front on Main Street.
.
.
.
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Retail E'ZZZZ
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WASHINGTON AVE.
Exhibit 33
Pedestrian/Parking Diagram
62
Midtown Specific Plan
Midtown Specific Plan
BROADWAY CORRIDOR DISTRICT
THEME
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A major north-south arterial with a scale and character reflective of its
past as a residential boulevard, which has a wide variety of
residential, institutional and office uses. (See Exhibit 37, Broadway
Corridor Concept Plan.)
OBJECTIVES
.
Maintain the scale and character given to much of Broadway
by the large number of historic and architecturally significant
structures, the mixture of office, institutional and residential
uses, landscaped front yards and mature street trees.
Encourage revitalization of existing multi-family residential
properties for safe and sanitary housing units.
Encourage revitalization of existing properties for a variety of
professional office, seNice and institutional office uses.
Provide through-block pedestrian ways from Broadway to
Sycamore and Main Street to increase convenient circulation
routes.
Extend green open space frontage north of Washington on the
west side of Sycamore as a visual connection to the landscaped
parking lot plaza proposed to surround Home Savings' existing
parking.
Maintain the small scale character of office uses fronting
Sycamore Street between Washington and Seventeenth Street
and, where appropriate, encourage their revitalization at a
similar scale.
MAINTAIN
SMALL
SCALE
CHARACTER
.
.
.
.
.
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:--1 PARKING
--"'-PARKING ACCESS
~ PROPOSED PLAZA!
~ LANDSCAPE AREA
~ EXISTING BUILDINGS
OF CHARACTER
Exhibit 37
Broadway Corridor Concept Plan
Chapter 7: Broadway Corridor District
69
Midtown Specific Plan
LAND USE/AcTIVITIES
The Broadway Corridor District encompasses both sides of
Broadway and the west side of Sycamore Street between
Washington and Seventeenth Street. With the notable exception of
the 10 story office building in the 1600 block and the next door
apartment complex, this area is a mix of residential, office, and
institutional uses in one and two story buildings. The Broadway
District abuts the Civic/Professional District to the south, and backs
onto the One Broadway District Center and the Community and
Specialty Retail District to the east. The Broadway District has a
strong historic character, with a number of buildings dating from the
turn of the century.
The Broadway District will continue to play its current role in the
Midtown area by providing lower-intensity office space mixed with
residential and institutional activities, such as churches and social
services. The urban scale and form will remain that of a large square
footage single family neighborhood with deep setbacks from the
street. Broadway itself will continue to carry heavy traffic as a
secondary arterial access for the downtown and Civic Center areas
to the south. The Broadway District will continue to serve the
downtown and Civic Center areas with professional offices, space for
semi-public service agencies such as the YWCA, and limited
residential uses. While very low intensity in character, the district will
thus house a wide variety of uses and activities.
These activities and uses include the following:
. Professional, financial, insurance and real estate offices with
little walk-in traffic.
.
Institutional office uses, including public agencies and private
office uses.
.
Specialty and general practice medical and dental offices.
Reoccupied single family structures for cottage industries, as a
conditional use.
Day care facilities.
Congregate care and convalescent homes.
.
.
.
PHYSICAL FRAMEWORK
.
Broadway is the major north-south arterial forming the western
edge of Midtown.
Older structures, landscaped front yards, mature street trees
and small lot frontages define Broadway's unique character. (The
long-range land use policy is to create a landscaped open
space centrally located to the Midtown District).
.
70
SITE ATTRIBUTES
.
Between residential neighborhoods and central city commercial
district.
Significant concentration of older structures of character
Landscaped front yards and mature street trees.
Small lots and primarily residentially-scaled structures.
.
.
.
DEVELOPMENT OPPORTUNITIES
The following development opportunities define the major projects
within the district. The descriptions approximate the development
potential of each site, and do not indicate actual permitted capacities.
These will be defined by development standards and design
guidelines.
Small Lot Infill. Existing vacant lots, and those with deteriorating
structures that are not architecturally significant provide sites for
small-scale office development, consistent with the architectural
styles and scale of surrounding structures.
Renovation. Refurbishment of existing structures for re-use as
professional offices, services and institutional uses.
Revitalization. Upgrading major office structures to make them
competitive in the" local office market.
Midtown Specific Plan
Midtown Specific Plan
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Broadway Corridor Height and Setbacks
Chapter 7: Broadway Corridor District
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73
LANDSCAPE CONCEPT PLAN
Midtown is articulated by an urban fabric of city blocks bounded by
avenues and streets. The landscape concept plan (Exhibit 41,
Landscape Concept Plan) proposes to strengthen the existing grid
pattern and define the character of individual roadways with a
specific palette of plant materials arranged formally along the street
space. Two distinct open plaza spaces occur on Main Street at
Home Savings and First Church of Christ Science. The following
sections delineate the different proposed streetscape concepts from
the palm lined Main Street to the quiet canopy of Bush Street.
PUBLIC & PRIVATE OPEN SPACE
Currently all open space areas in Midtown are privately owned, with
the exception of street and other rights-of-way. This relationship will
remain the same into the future, with all or most publicly accessible
space such as plazas, promenades or courtyards being privately
owned and managed. New development will be required to improve
certain plazas and pedestrian promenades in accordance with the
Landscape Concept Plan (Exhibit 41).
MAIN STREET
Main Street will be the gateway to Midtown and its landscape
character should reflect the importance of this role. Queen Palms
are proposed to provide a vertical street tree compatible with the
cluster of office towers and to mirror the Broadway streetscape.
This will develop a vertical scale that could be identified from a
distance. Banners hanging from the street lights could further
enhance Main Street's importance and announce special events such
as festivals and merchant-sponsored promotions.
As funds become available, intersections will be improved at four
locations: Seventeenth, Washington, Tenth, and Civic Center Drive.
Enhanced paving or interlocking pavers would be utilized to define
pedestrian crossing and set a standard for material upgrades for the
district.
Subject to funding, the following streetscape upgrades could be
utilized along Main Street to develop a vital commercial element:
Chapter 9: Landscape Concept Plan
Midtown Specific Plan
15TH ST.
14TH ST.
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Exhibit 41
Landscape Concept Plan
83
Midtown Specific Plan
PUBLIC SPACE NODES AND CONNECTORS
The open space nodes will be connected by a passive park-like
corridor. The character will be natural and freeform developing an
oasis away from the urban grid. Indigenous plants will strengthen the
existing oak and sycamore habitat.
Two open space plazas (non-buildable areas) will require special
landscape treatment to create successful gathering places and
complement their existing architectural landmarks, the First Church of
Christ Science and Home Savings
At both sites the street corner enhancement will be extended to all
four adjacent comers. Intersection enhancement will include
enhanced paving, signage, flags and banners, canopy trees for
architectural definition, and palms for vertical scale. [Enhancement
shall develop a landscape node that shall define the vehicular and
pedestrian right-of-way for safety and function.]
Landscape will envelop the open space with dense canopy trees to
create a park like setting around and within the existing parking
behind Home Savings. Future development plans will preserve the
diagonal alignment created by Homes Savings to ensure the plaza
space. Tree layout will provide visual access to architectural
structures, screen the barren walls of neighboring buildings and
emphasize the urban grid that surrounds them. The plaza around
the First Church of Christ Science (Exhibit 42, Church Plaza) should
remain as green space. The design will incorporate a retail arcade
along the south edge of the plaza.
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Exhibit 42
Church Plaza
Chapter 9; Landscape Concept Plan
85
Midtown Specific Plan
CIRCULATION
CIRCULATION PLAN
Traffic and circulation analysis was completed as part of the
evaluation of proposed conceptual land use plans for the Midtown
District. The development envisioned for the study area, which
consists of a variety of land uses and proposed parking facilities,
would impact the circulation conditions in the study area. The study
area is in close proximity to the Santa Ana Freeway (1-5) with
convenient access to the Orange (SR-57), Costa Mesa (SR-55) and
Garden Grove (SR-22) Freeways.
Circulation System Principles
Maintain Broadway and Main Street as enhanced visual corridors
while ensuring that north/south arterial capacities are maintained.
. Encourage safe pedestrian flow internal to the existing block
setting.
. Encourage pedestrians to use crosswalks across, Main
Street/Broadway where signal control is available.
. Prohibit on-street parking along Main Street and Broadway.
. Encourage access to parking lots/structures from secondary
east/west streets.
.
Locate parking facilities so that pedestrians are encouraged to
cross streets safely.
Protect Bush Street and Sycamore Street from heavy traffic to
preserve and promote their character.
. Evaluate the use of stop sign control on Sycamore Street at
Ninth.
.
Increase car carrying capacity of parallel streets, Broadway and
Main Streets.
Evaluate the potential for new east/west streets and pedestrian
access paths, on-street parking, further definition of grid pattern, and
interdistrict circulation. Maintain the function of Civic Center Drive,
and Tenth, Washington and Seventeenth Streets as east/west
connectors by maintaining their current capacities.
.
Provide east/west pedestrian paths by extending Ninth,
Eleventh, and Fourteenth Streets across the study area, per the
concept plan and plan principles.
.
Discourage access to parking lots/structures from Civic Center
Drive, Washington and Seventeenth Streets.
Enhance traffic flow along Civic Center Drive, and Tenth,
Washington and Seventeenth Streets by not allowing on-street
parking.
.
Vehicular Circulation Plan
The potential measures to implement the principles have been
identified and are listed above. The circulation plan for the Midtown
District is illustrated in Exhibit 45, Circulation Plan. The circulation
plan incorporates a majority of the measures listed above. Some of
the elements of the circulation plan as illustrated in Exhibit 46 are as
follows:
.
Several new pedestrian pathways were recommended.
Pedestrian safety, minimal pedestrian/vehicular interaction were
considered in the recommendation of these pathways. Along
some pedestrian pathways, vehicular traffic is limited to
emergency and service vehicles only. Pedestrian crossings
across Main Street and Broadway were limited to .existing
signalized intersections.
No new traffic signals were recommended. Parking is
recommended to be removed along Main Street to enhance its
capacity for through traffic movement.
Access to the proposed parking structures was primarily
limited to local streets such as Bush, Sycamore, Birch, Eighth,
and Ninth Streets.
Several enhanced intersections are planned throughout the
City of Santa Ana to improve traffic flow on the arterial system,
including Main Street and Seventeenth Street, Broadway and
Seventeenth Street, and Main Street and First Street.
Enhanced intersections are assumed to have as many as two
left-turn lanes, three through lanes, and one right-turn lane on
each approach to the intersection. The built environment may
affect the extent to which an enhanced intersection is
developed.
.
.
.
Chapter 10: Circulation
91
Midtown Specific Plan
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Exhibit 45
Circulation Plan
92
MdoM1 S¡xdc Plan
Midtown Specific Plan
94
16TH ST.
15TH ST.
WASHINGTON
AVE.
10TH ST.
Exhibit 46
Pedestrian Circulation
Midtown Specific Plan
4. An in-lieu parking fee is paid for each space deficient of the
requirement as specified in Chapter 41 SAMC.
Subdistrict II - Financial District
1. On-site parking is to be provided and constructed to commercial
development standards, city parking structure standards, and
the Midtown guidelines contained herein.
2. Shared and/or joint use parking is encouraged. Approval is in
the same manner as specified in Chapter 41 SAMC.
3. Public parking within 800 feet of the use it will serve and the
property owner of the use pays into the parking assessment
district satisfies the on-site parking specified in number 1 above.
Midtown Specific Plan
Subdistrict III - Community and Specialty Retail District
1. On-site parking is to be provided and constructed to commercial
development standards, city parking structure standards, and
the Midtown guidelines contained herein.
2. Shared and/or joint use parking is encouraged. Approval is in
the same manner as specified in Chapter 41 SAMC.
Exhibit 47
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Midtown Parking Districts
Chapter 11: Parking
101
Midtown Specific Plan
Midtown design elements that will be conditioned as developer
improvements on adjacent projects include:
. Landscaping improvements.
. The extension of the Ninth, Eleventh, and Fourteenth Street
pedestrian connectors.
. The Seventeenth Street and Civic Center Drive comer features.
. The urban plaza features at Washington and Tenth Street.
Meanwhile, City capital improvement funding will focus on
streetscape improvements. These include:
.
A parking and streetscape program on Main Street.
.
An identification banner program.
.
Entry treatments.
The implementation strategy includes phasing priorities that focus at
both ends of the Midtown area and work toward the middle:
Priority 1 - Direct stimulus to the revitalization of the
civic/professional district is to be provided through the
construction of a public parking structure on the west side of
Sycamore south of the Ninth Street extension. As part of this
project, the extension of Ninth Street as a pedestrian corridor is
to be undertaken. The Main Street parking and streetscape
programs are also to be implemented. The provision of a new
parking in the Civic/Professional district will provide a significant
attraction for new businesses, and eventually new construction.
Priority 2 - The construction of a new community shopping center
along the west side of Main Street between Washington Avenue
and 17th Street is to proceed. This project will require
considerable Community Development Agency involvement in
recruiting a developer and major tenants including a
supermarket, and providing assistance with land assembly. The
project will need to integrate the construction of a parking
structure to serve the needs of the new commercial
development. The existing financial institutions also may be
retained and incorporated into the development plan so that
they function as key elements in the overall community serving
project. The pedestrian connector shown in the plan along
Fourteenth Street also should be constructed as a central
pedestrian and entertainment corridor.
The development of a Midtown Business improvement district is
also necessary. This district is a mechanism for business in the
area to come together for marketing, self-promotion activities,
and business development similar to what is occurring in the
downtown area.
The City will explore using capital funds, grants or other funding
sources to purchase undeveloped parcels on the west side of
Sycamore Street north of Tenth Street, which are critical to the
central open space resource of the plan. This area can be
developed into the proposed urban park.
Priority 3 - Construct Tenth Street to Washington Avenue parking
facilities together with the mid-block pedestrian connector along
Eleventh Street. Once additional parking is provided on the east
side of Sycamore Street, then action can be taken to develop
the central open space. The node around the church and the
three lots along the west side of Sycamore Street south of
Washington Avenue can be combined with the lots to the south
purchased during Priority 2 to complete the development of the
urban park. This priority also includes the construction of a
parking structure west of Broadway south of Tenth Street with
vehicular access on Birch Street and pedestrian access to
Broadway.
IMPLEMENTATION MATRIX
The following matrix depicts the implementation program detailing the
priorities listed above under the headings of development and
parking, streetscape, open space and marketing. Projects are
organized and prioritized as short, mid or long-term. Generally,
short-term is within five years; mid-term is between five and 10 years,
and long-term is beyond 10 years. Activities and projects are
prioritized based upon their ability to stimulate new private
investment in Midtown.
The Implementation Program serves as a guide for allocating City
resources in Midtown as well as assisting in the direction of private
funding and capital outlay. As funds become available, projects
identified as short-term are to be given first priority and included in
the City's budgeting process. Private development interest may also
effect the allocation of public resources and project priorities if it is
determined that the private project promotes the goals and objectives
of the Specific Plan.
106
Midtown Specific Plan
One Broadwav Plaza Specific Development District (SD-751
TABLE OF CONTENTS
SECTION 1. Applicability of Ordinance
SECTION 2. Purpose
SECTION 3. Goals, Objectives and Policies
SECTION 4. Permitted Improvements
SECTION 5. Permitted Uses
SECTION 6. Conditionally Permitted Uses
SECTION 7. Development Standards
1. Floor Area Ratio
2. Parcel Size
3. Building Envelopes
4. Office Tower
a. General Requirements
b. Building Setbacks
c. Building Height
d. Screening
e. Elevations
f. Signs
5. Parking Structure
a. General Requirements
b. Building Setbacks
c. Building Height
d. Screening
e. Elevations
f. Landscaping
g. Signs
6. Parking and Circulation
7. Plaza Design
8. Public Art
EXHIBIT C
1
One Broadway Plaza Specific Development District (SD-75)
SECTION 1 APPLICABILITY OF ORDINANCE
The specific development zoning district, as authorized by Chapter 41,
Division 26, of the Santa Ana Municipal Code, is specifically subject to the
regulations contained in this ordinance for the express purpose of
establishing use district regulations. All other applicable chapters, articles
and sections of the Santa Ana Municipal Code shall apply unless expressly
waived or superseded by this ordinance. Use district regulations
established in Chapter 41, Article III, of the Santa Ana Municipal Code for
zoning districts other than the SO zoning district may be incorporated
herein by reference.
SECTION 2 PURPOSE
The Specific Development No. 75 (50-75) use district regulations are
hereby established for the express purpose of protecting the health, safety
and general welfare of the City by encouraging the use of innovative
planning concepts and principles and promoting and enhancing the value
of properties and encourage orderly development.
The SD-75 regulations will establish a professional district that will
exclusively entitle a 37-story, 518,003 square foot office tower at the
northeast corner of Tenth Street and Broadway with a historic setting
further north along Broadway to Washington Avenue. This area will be
primarily a professional office district with support services and eating
establishments.
SECTION 3 GOALS, OBJECTIVES AND POLICIES
The One Broadway Plaza Specific Development District is located within
the midtown area of the City. The One Broadway Plaza Specific
Development District encompasses a large established city block bounded
by Washington Avenue to the north, Tenth Street to the south, Sycamore
Street to the east and Broadway to the west. The One Broadway Plaza
Specific Development District maintains a historic character along the
northwest portion of the district, with a number of buildings dating from
the early years of development in Santa Ana. The project site is
surrounded by the Civic/Professional, Financial, and the Community
Specialty Retail zones of the Midtown Specific Plan.
The One Broadway Plaza office tower is intended to be a major landmark
in the midtown section of the City of Santa Ana. In addition, the various
activities planned for this site will result in the project becoming a node, or
2
place of activity. The objectives of the One Broadway Plaza specific
development plan include the following:
. A landmark office project along Broadway at the center of the
Midtown Specific Plan.
. Maintain the existing streetscape pattern including sidewalk design,
mature palm trees and historic light fixtures.
. Maintain the scale and character established by the existing historic
structures along the north end of the district.
. Maintain large open setbacks adjacent to Broadway.
. Encourage revitalization of existing properties for a variety of
professional office uses.
. Enhance the pedestrian experience through the development of new
plaza areas and water features at the intersection of Sycamore Street
and Tenth Street and Broadway and Tenth Street.
SECTION 4 PERMITTED IMPROVEMENTS
Improvements permitted on the project site include either one of the
following: .
1.
An iconic office tower of no less than 493 feet tall, approximately
37 stories, 518,300 square feet of building area with a destination
restaurant at the top two levels of the tower.
a. The project site shall be no less than 4.339 acres
b. A nine level (one subterranean and eight above grade), 78 foot
high parking structure, with a minimum of 2,463 parking
spaces.
c. The renovation and rehabilitation of four existing structures
located to the north of the office tower. The structures are
those addressed as 1103, 1111, 1115-17 and 1211 North
Broadway.
2.
All other permitted improvements shall comply with the Midtown
Specific Plan, Chapter 7, Broadway Corridor District, Development
Standards.
SECTION 5 PERMITTED USES
The category of permitted land uses to be included within the project
include: Professional and business offices, banks and similar financial
institutions, service and commercial retail uses and restaurants. If a use is
for any reason omitted from those specified as permissible, or if an
3
ambiguity arises concerning the classification of a particular use, the
determination shall be at the discretion of the Planning Manager.
1.
Professional, business and administrative offices and services,
including but not limited to employment agencies, advertising
agencies, escrow agencies, accountants, insurance, attorneys,
architects, engineers, planners and other similar uses.
2.
Banks, finance, insurance and real estate offices.
3.
Service and commercial retail uses which shall be limited to:
a. Bookstores
b. Stationery shops
c. Gift stores
d. Dry cleaner
e. Hair salon
f. Travel agent
g. Copy center
h. Mail/postal center
i. Tailor
j. Shoe repair
k. Art supply,
I. Office supply
4. Cafes and restaurants, except fast food and/or take out restaurants
(Added by the Planning Commission on February 23, 2004).
5.
Florists
6.
Pharmacies
7.
Day care facilities
8.
9.
Museums, libraries and galleries
Artists'studios
SECTION 6 CONDITIONALLY PERMITTED USES
The following uses are permitted upon the approval of a conditional use permit
in accordance with the Santa Ana Municipal code:
1.
Nightclubs, bars and indoor entertainment uses whether
freestanding or part of another permitted or conditionally permitted
use, except adult entertainment businesses
2.
Establishments selling or serving alcoholic beverages
4
3.
4.
Coffee houses
Banquet facilities
Uses open after midnight to 5:00 a.m.
5.
6.
Helipads
Fast food and/or take out restaurants (Added by the Planning
Commission on February 23, 2004).
7.
SECTION 7 DEVELOPMENT STANDARDS
The One Broadway Plaza Specific Development District is intended to allow
the development of a landmark office tower and affiliated parking garage
while maintaining some of the historic structures located on the northwest
side of the district. The following general development standards are
applicable to this project:
1.
Floor Area Ratio (F.A.R.)
The required floor area ratio for the project site shall be 2.9, or 530,487
square feet of development. The FAR is calculated by dividing the total
square footage of the office building plus the existing structures to
remain by the total square footage of the project site. Consistent with
the General Plan, the parking structure is not included in the FAR
calculation. This FAR includes the proposed office tower (518,003
square feet) and the structures that will remain on the project site
(12,484 square feet). The FAR for the existing structures shall remain
at 0.5 or less.
2.
Parcel Size
The One Broadway Plaza parcel size shall be 4.339 acres. Subdivision
of the parcel is not permitted.
3.
Building Envelopes
Height and yard areas established for the existing structures and the
office tower define the permitted building envelopes in the One
Broadway Plaza Specific Development District. With the exceptions of
the office tower and parking structure, all buildings shall maintain a
lower scale character no taller than 35 feet or 3-stories, whichever is
less.
4.
Office Tower
The basic form, size and location of the office tower as illustrated in
the applicant's plans are hereby approved. In order to address
certain outstanding details, however, revised plans conforming with
5
Section 7-4-e-iii of this ordinance shall be submitted to and be
approved by the Planning Commission prior to issuance of any
building permits.
a. General Requirements
i. The office tower shall remain consistent with the approved site
plan as shown in Exhibit 1 .
b. Building Setbacks
Setbacks at ground level are established to enhance pedestrian
space throughout the district, create compatible relationships
between existing and future building street elevations and
recognize opportunities to create new open space resources, such
as plazas, pedestrian ways and landscaped areas. The front yard
is one of the most important characteristics of Broadway and
maintenance of these landscaped open spaces is crucial to
preserving the streetscape. Major setback conditions are
discussed below by street:
i.
Broadway:
The One Broadway Plaza office tower shall maintain a
building setback of 20 feet. This setback area may include
hardscape as shown on the approved plaza plan. For
existing buildings, a setback of 20 feet shall be maintained.
The existing structure at 1111 North Broadway shall
maintain a minimum setback of 15 feet.
ii.
Tenth Street:
A 12-foot building setback shall be required for the office
tower. Hardscape, landscape and water features shall be
provided in the required setback as shown on the applicant's
Landscape Plan dated February 4, 2004 (Exhibit 2).
iii.
Washington Avenue:
The 15-foot landscaped setback for the existing structure
shall be maintained.
c.
Building Height
The approved height for the office tower is approximately 493 feet.
Modifications to the tower's approved building height or number of
stories, which represent either an increase or decrease, shall not
be aI/owed. The existing buildings along Broadway shall maintain
their existing height and shall not exceed 35 feet.
6
d.
Screening
All appurtenances shall be located outside any required setback
and shall be screened from view.
e.
Elevations
i.
Exterior elevations shall incorporate a translucent, non-
reflective glass in a light green tone consistent with the
materials board sample provided by the applicant and as
approved by the Planning Commission and City Council.
ii.
The structural system of the building shall be visible from the
exterior elevations consistent with the plans approved by the
Planning Commission and City Council.
iii.
Incorporate an arcade or ground level "skirt" to provide a
transition between the tower and pedestrian level. Plans
satisfying this requirement shall be submitted to and must be
approved by the Planning Commission prior to the issuance
of any building permit.
5. Parkinq Structure
The basic form, size and location of the parking structure as illustrated
in the applicant's plans are hereby approved. In order to address
certain outstanding details, however, revised parking structure plans
shall be submitted to and be approved by the Planning Commission
prior to issuance of any building permits. The revised plans shall
comply with the following:
a.
General Requirements
i.
No parking areas above or below grade shall encroach into
required setbacks.
ii.
Subterranean levels shall use offset sloping ramps to allow
for open and unobstructed visibility for floor surveillance.
iii.
The parking structure shall maintain a minimum vertical
clearance of 11 feet on the street level, with the exception of
the entry at Sycamore Street. The entry area shall maintain
a vertical clearance of 21 feet to facilitate the loading and
unloading function as well as allow trash truck access.
iv.
On all other levels, the parking structure shall maintain a
minimum vertical clearance of eight feet, two inches.
7
b.
v.
Glare from the parking structure lighting shall not be visible
from the plaza level or any public right-of-way.
vi.
The ceiling of all parking levels shall be painted white and be
maintained to improve illumination and enhance safety within
the parking structure.
vii.
The parking structure shall be completed, shall have been
finaled by the Building Division and be fully operational prior
to any occupancy of any building or use, or portion thereof,
for which the structure provides parking.
viii. The parking structure shall contain a minimum of 2,463
parking spaces, which are allocated as follows:
a)
b)
c)
d)
1470 spaces for the office tower
50 spaces for ground level retail uses (10,000 square
feet)
180 spaces for restaurant uses (18,000 square feet)
29 spaces for offices uses within existing buildings
(9,627 square feet)
29 spaces for restaurant uses within existing buildings
(2,857 square feet)
30 spaces to replace parking displaced on Sycamore
Street
100 spaces to replace parking displaced on Main Street
110 spaces to replace existing surface parking lot for
1200 N. Main Street
12 spaces to replace existing surface parking lot for
1111 N. Broadway
The remaining 453 parking spaces may be used for
other uses in the area
e)
f)
g)
h)
i)
j)
Building Setbacks
i.
Broadway:
The minimum required setback for the parking structure is 124
feet as measured from the property line.
ii.
Washington Avenue:
A landscaped setback of 15 feet shall be required.
i i i.
Sycamore Street:
There shall be no setback requirement.
8
iv.
Tenth Street:
The minimum required setback is 145 feet as measured
from the property line to the entrance to the parking
structure.
c.
Building Height
The maximum allowable height of the parking structure is 78 feet.
d.
Screening
All appurtenances shall be located outside any required setback
and shall be screened from view.
e.
Elevations
i.
The north and east elevations shall incorporate architectural
cues and proportions found along Main Street to create an
architectural screen as a visual enhancement to the existing
commercial corridor.
ii.
Exterior walls shall exhibit horizontal rather that sloping
design elements.
iii.
The exterior of the parking structure shall be painted a soft,
earth tone color as approved by the Planning Division.
Brighter and darker colors, including dark green, shall be
prohibited.
iv.
Decorative grillwork or landscape materials shall be placed
between wall and floor of the higher parking level.
v.
Elevators shall be located so they are visible to the public.
The elevator cabs shall have glass facing the public view.
The parking structure shall comply with the Santa Ana
Municipal Code sections pertaining to the Police
Department's Security requirements, including parking lot
lighting levels.
vii. The parking structure shall comply with the Santa Ana Police
Department's parking structure design guidelines.
vi.
f.
Landscaping:
9
g.
i.
Landscaping planters incorporated into the parking structure
shall have a minimum planter dimension of 4-feet wide and 4-
feet deep. An internal drainage system and waterproofing of
the planters shall be provided along with an automatic drip-
type irrigation system.
ii.
A trellis shall be incorporated into the north and west building
elevations where blank walls occur on the structure. The
trellis material shall be constructed of decorative and durable
materials and shall cover a minimum of 60 percent of the
blank wall. The trellis details shall be included in the project
landscape plan and be approved prior to building permit
issuance.
iii.
Canary Island Pines, Deodar Cedars and River She-Oaks
shall be planted along the Broadway and Washington
Avenue elevations. The trees shall be planted at a minimum
of 30 feet on center as shown on a landscape plan to be
approved by the City's Landscape Development Associate
prior to the issuance of building permits for the parking
structure. The landscape plan shall be fully implemented
prior to the issuance of any certificate of occupancy.
iv.
The size of the trees to screen the parking structure along
Washington Avenue and Broadway shall be a minimum 120-
inch box tree.
Signs
i.
All signage shall comply with the Santa Ana Municipal Code.
ii.
Prior to issuance of any sign permits or certificates of
occupancy for any building or portion thereof, a
comprehensive sign program for the entire site, including
directional signs and graphics for the parking structure, shall
be submitted to and be approved by the Planning
Commission.
6. Parkinq/Circulation
A student drop-off area shall be created in the parking lot of 920 North
Main Street for the exclusive use of the Orange County High School of
the Arts. The minimum standards for this function include:
a.
Prior to issuance of any building permits, construct a raised center
median on Main Street per a Street Improvement Plan to be
approved by the Public Works Agency.
10
b.
Prior to issuance of any building permits, construct a two-way
drop-off zone. Each lane shall have a minimum width of 18 feet.
A yellow line approximately one foot in width shall be painted to
separate the two drive-thru lanes. The plans shall be submitted to
the Planning Division and Public Works Agency for approval.
c.
Prior to issuance of any building permits, install a hedge and 36-
inch tall fence to direct students towards the Main Street and
Sycamore Street public sidewalks in order to avoid illegal
pedestrian crosswalk movements onto Tenth Street.
d.
Prior to submittal into building plan check, revise the site plan to
depict and note the removal of the existing parking stalls and
meters on Main Street consistent with the mitigation measures
contained in the Final EIR.
e.
Prior to submittal into building plan check, revise the site plan to
depict and note the restriping of Main Street to provide three
northbound and two southbound travel lanes.
f.
All loading zone areas must provide a minimum 6-inch raised curb
around the perimeter of each area.
g. The proposed roundabout and water feature details must be
included as part of the Plaza Plan referenced in Section 7-7 of
this ordinance. Prior to the issuance of any certificate of
occupancy, all water feature and roundabout improvements must
be completed.
h.
Prior to issuance of any certificate of occupancy, close off the
existing curb and gutter serving the trash collection area between
1200 South Main Street and the OCHSA. The curb and gutter
shall be replaced with a new curb, gutter and sidewalk.
i.
Prior to submittal into building plan check, revise the site plan to
depict and note the left turn ingress (Sycamore Street -
southbound) into the school drop-off zone.
j.
Prior to submittal into building plan check, revise the site plan to
depict and note wheel chair accessibility ramps at the Broadway
egress exit.
k.
Prior to submittal into building plan check, revise the site plan to
depict and note the replacement of the painted striped "No
Access Zone" to be replaced with a raised median barrier with
decorative pavement for the eastern and western portions of
Tenth Street.
11
I.
Prior to submittal into building plan check, revise the site plan to
depict and note the modifications of the signals at the
Main/Washington, Main/Tenth, Washington/Sycamore,
Broadway/Washington and Broadway/Tenth intersections.
m. Prior to the issuance of any building permit, install a raised
median at the Broadway egress as determined by the Public
Works Agency.
7. Plaza Design
Prior to issuance of any building permits, a detailed Plaza Plan shall
be submitted to and approved by the Planning Commission.
a. The overall plaza design theme shall incorporate a minimum of
three major pedestrian-level water features and two water
elements adjacent to the proposed building.
b. The plaza landscape palette must include a minimum of four (4)
tree species, to be approved by the Landscape Development
Associate prior to the issuance of any building permit. The
minimum established size for palm trees shall be 30 feet brown
trunk height. Non-palm tree species shall be a minimum of 20
feet in height and 60-inch box.
c.
Land uses such as retail, office or other services shall be
incorporated within the plaza level pursuant to the approved site
plan. Exterior kiosks, carts or other temporary outdoor uses are
not allowed unless specifically submitted to and approved by the
Planning Commission.
d. The plaza shall incorporate seating, benches and landscaping to
provide visual interest and additional amenities within the plaza.
e.
Pedestrian amenities shall be provided such as lighting, planters,
drinking fountains, unit pavers, and bicycle racks.
f.
The color and appearance of the plaza furniture products and
other elements must complement the overall plaza design and
tower architecture.
12
g.
Benches and pedestrian seating shall be made of a durable
material such as concrete or painted iron and be designed to
minimize effects from vandalism, skateboarding and weather.
h. Trash receptacles should be located in high-activity areas, such
as plazas and other public open spaces. The style shall be
compatible with other plaza furnishings.
i.
Bike racks shall be provided at key activity locations on the plaza
level.
j.
All street furniture surfaces, pedestrian-level walls and amenities
shall incorporate graffiti resistant coatings.
k.
Soft as well as hard surfaced areas shall be incorporated into the
Plaza Plan. Plaza area paving shall consist of unit pavers.
I.
One linear foot of seating shall be provided for every 60 square
feet of plaza area. Seating may include benches, low seating
walls, steps, planter edges or fountains. The seating shall be
designed to discourage sleeping.
m. Lighting height in the plaza area should be at a pedestrian scale.
A range between 16 feet and 22 feet in the plaza area should be
fully illuminated from dusk until dawn. The overall lighting shall be
maintained at one-foot candle and incorporate other pedestrian-
oriented lights, such as lighted bollards. Uplighting of trees and
other site features is also required.
n.
The required Plaza Plan shall include adequate provisions for the
on-going maintenance of all plaza and roundabout improvements.
o.
The required Plaza Plan shall include design details, materials
and provisions for the on-going maintenance for all interior public
areas within the office tower, including but not limited to the
ground floor and basement area lobbies.
8.
Public Art
a. Public art valued at one percent of the office tower valuation is
required. The cost of any water feature or portion thereof shall
not be included for purposes of complying with the public art
requirement. Public art may be comprised of multiple art pieces,
however, at least one such art piece shall be placed at the
southwest corner of the project site adjacent to Broadway and
Tenth Street. The public art should invite participation and
interaction, inspire, add local meaning, interpret the community by
revealing its culture or history, and/or capture or reinforce the
13
unique character of the new place. A comprehensive Public Art
Plan indicating compliance with this requirement, and which
proposes specific pieces of art for specific locations or
applications, shall be submitted to the Planning Commission for
review and approval prior to issuance of any building permits. All
public art approved by the Planning Commission in the Public Art
Plan shall be completely installed prior to the issuance of any
certificates of occupancy for the project.
b. Art should be sited to complement features such as plaza or
architectural components so that the art is an integral part of the
One Broadway Plaza development site.
c. Public art should be constructed using durable materials and
finishes including but not limited to stone or metal.
d. No art piece provided pursuant to the public art requirement,
including an art piece such as a mural that may be proposed on
the south elevation of the parking structure at the Sycamore
Street entrance, shall include advertising of any type, including
but not limited to products, services or businesses.
e. All public art provided pursuant to the public art requirement shall
be properly maintained at all times, be free of any graffiti and shall
not incorporate any flashing or distracting form of illumination.
f. All art pieces approved and installed pursuant to the Public Art
Plan shall remain on the project site and may not be removed
without the approval of the Planning Commission.
14