HomeMy WebLinkAbout11C - ORDINANCE NS-2676
ORDINANCE NO. NS-2676
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA AMENDING SPECIFIC DEVELOPMENT
DISTRICT (SD-59)
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
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
the City Place project, which is a mixed use development with approximately
57,700 square feet of commercial space (being a mix of sit-down
restaurants, retail and market); and 187 residential units divided as follows;
approximately 73 for-sale live-work lofts; approximately 112 for-sale
town homes and 2 single family detached homes, all for the approximately
17.7 acres located at the northeast corner of Main Street and Memory Lane,
2775 North Main Street.
B. On October 25, 2004, the Planning Commission held a duly noticed public
hearing, and voted to continue the matter to December 13, 2004.
C. On December 13, 2004 the Planning Commission voted by a vote of 6:1
(Sinclair opposed) to recommend that the City Council:
1. Adopt a resolution certifying Final Environmental Impact Report (EIR)
No. 2004-01.
2. Adopt an ordinance approving Zoning Ordinance Amendment No.
2004-06.
3. Adopt an ordinance approving Development Agreement No. 2004-04.
4. Adopt a resolution approving Conditional Use Permit No. 2004-28 as
cond itioned.
5. Adopt a resolution approving Vesting Tentative Tract Map No. 2004-
06 (County Map No. 16565) as conditioned.
6. Adopt a resolution approving Site Plan Review No. 2004-05.
D. The City Council of the City of Santa Ana held a duly noticed public hearing
on the abovesaid actions for City Place Development on February 7, 2005,
and at that time considered all testimony, written and oral. After closing the
public hearing, the Council adopted a motion continuing the matter to its
February 22, 2005 regular meeting and directing staff to return the Project
for approval with the following adjustments:
Ordinance No. NS-2676
Page 1 of 3
11 C-1
1. Amend Part II of the Specific Development to permit:
a. 185 dwelling units (townhomes and live-work units) as
shown on lots 2, 3 and 5 of Vesting Tentative Tract Map
No. 16565.
b. 1 dwelling unit per acre on Lot 1 of Vesting Tentative Tract
Map No. 16565.
2. Amend Section 5 of the Development Agreement to limit development
in Phase II to be consistent with the Specific Development, as
amended, but retain the concept that the City and Developer shall
meet in good faith to consider construction of a residential, for-sale,
high-rise tower as part of this Project
3. Amend the Vesting Tentative Tract Map to comply with the revised
Specific Development and Development Agreement.
4. Amend the Site Plan and Site Plan Review to comply with the revised
Specific Development and Development Agreement.
5. Amend the Final EIR, including the Project Description, consistent with
the revised Specific Development and Development Agreement.
6. Delete Section 5.1.2 of the Development Agreement related to
development of Commercial component tied to Development of hold
back units.
E. Amendment Application No. 2004-06 has been filed with the City of Santa
Ana to amend Specific Development Plan No. 59 (SD-59).
Section 2. Specific Development Plan No. 59 (SD-59) is hereby amended as set
forth in Exhibit "A", attached hereto and incorporated as though fully set forth herein.
(ZOA 2004-06).
Section 3. This ordinance shall not be effective unless and until Resolution
No. 2005-016 and Resolution No. 2005-017 become effective. If said resolutions 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 4. 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.
Ordinance No. NS-2676
Page 2 of 3
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ADOPTED this _ day of
,2005.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Benjamin Kaufman
Chief Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS-2676 to be the original ordinance adopted by the City
Council of the City of Santa Ana on , and that said ordinance was
published in accordance with the Charter of the City of Santa Ana.
Date:
Clerk of the Council
City of Santa Ana
Ordinance No. NS-2676
Page 3 of 3
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THE
MAIN
STREET
CONCOURSE
Specific
Development
Plan No. 59
City of Santa Ana
ffCt5
TABLE OF CONTENTS
PAGE
J\JPPLICABILIT){ OF OFlI)~ANCE ............................................................1
PURPOSE .......................................................................................... ..1
PART I. GOALS, OBJECTIVES AND POLICIES ...........................................2
P ART II. PERMITTED LAND USES ..........................................................4
1.
2.
3.
PART III.
Permitted Uses ................................................................. ....4
Conditional Use Permit ......................................................... ..5
Use Not Permitted.................... ............................................ ..6
DEVELOPMENT STANDARD ............................................. ...7
A. Floor Area Ratio/Density ..................................................................7
1. Floor Area Ratio. . ... . . . . . . . . . . . . . . . . . . . .. . .. . . . . .. . . . . . . . . . . . . . . . . . . . . . . ... . .... . ... 7
2. Parcel Size............... ...... ............. .................... ...... ... ........... ..7
3. Screening................................................................. ..... ..... ...7
4. Parking........ ...... ......... .................................. ........... ...... ..... ..7
5. Open Space. . .. . .. . .. . .. . .. . . . . .. .. .. .. . ... . . . . . . . . . . .. . .. . .. . .. . .. . . . . . . . .. . .... . ....8
6. Signage.................................................................... ........ ....9
7. Plaza and Fountain Design.................................................. .......9
8. Public Art........................................................................ ...1 0
B. CC&R's ................................................................................... .11
C. Building Height .......................................................................... .11
D. Setbacks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... .12
E. Site Coverage and Open Space ....................................................... ..12
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F. Parking .................................................................................... .13
G. Loading Areas ........ ......... ............... .............. ......... .......... ............15
H. Storage Areas/Mechanical Equipment ............................................... ..16
I. Refuse Collection Area ................................................................. .16
J. Telephone, Electrical, Water, Gas Cable TV,
Storm Drains and Sewer Service ...................................................... .16
K. Maintenance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17
PART IV.
DESIGN STANDARDS ..................................................... ..18
A. Interior Street ............................................................................. .18
B. Building Mass, Form and Architectural Style...................................... ..19
C. Materials................ .................................. .............................. ...20
D. Color.......................................................... ............................ .21
E. Public Art ................................................................................ ..21
F. Detail ....................................................................................... 21
PART V.
A.
B.
PART VI.
A.
B.
C.
D.
E.
LANDSCAPE MATERIALS AND DESIGN ............................ ...23
Temporary Landscape Adjacent To Undeveloped Parcels ............... ..23
General Notes ................................................................. ....24
SIGNAGE ....................................................................... .26
Intent ............................................................................. .26
Sign Message Categories ................................................. .... ..26
Physical Sign Types ......................... .................................. ..27
General Criteria ................................................................. .27
Criteria For Individual Sign Types .......................................... ..27
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1. Freestanding Signs .................................................. ....27
2. Wall/Canopy Signs .................................................. ...28
3. Projecting Signs ..................................................... ....28
4. Marquee Signs ..........................................................28
5. Signs Under Canopies And Marquees ............................. ..28
6. Temporary Identification Signs .................................... ...28
7. Submission of City Place Plan Signing
Design Program ..................................................... ....28
PART VII. LIGHTING.................................................................... ...30
A. Street Lighting/Exterior To The Project
(Public Right-of-Way) ........................................................ ..30
B. On-Site Parking Lot, Pedestrian Lighting, Concourse
Drive ............................................................................. .30
C. On-Site Building Lighting .................................................. ....31
D. Required Minimum Maintained Illuminance Levels .................... ....31
PART VIII. OPERATIONAL STANDARDS .............................................32
ATTACHED EXHIBITS
Exhibit A - Overall Site Plan
Exhibit B - Landscape Plan
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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 SD zoning district
may be incorporated herein by reference.
PURPOSE
The Specific Development No. 59 (SD-59) use district regulations are hereby
established for the express purpose of protecting the health, safety and general
welfare ofthe 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-59 regulations will establish a professional district that will entitle 57,700
square feet of commercial space at the northeast comer of Main Street and
Memory Lane with 187 for sale residential units further to Lawson Way. This
area will be a mixed use district with eating establishments, support services and a
residential component consisting of live-work and townhouse units.
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PART I.
GOALS, OBJECTIVES AND POLICIES
City Place Specific Development District is located within the northern area of the
City. The City Place Specific Development District encompasses a large vacant
property bounded by Main Street to the west, Memory Lane to the south, Lawson
Way to the east and the City boundaries to the north. A regional mall,
professional offices, a senior care facility and Santiago Park surround the project
site.
The City Place Specific Development District maintains a commercial corridor
along Main Street while introducing a residential character along the eastern
portion of the district, with a mixture oflive-work and townhome buildings. The
City Place mixed-use project is intended to be an addition to the commercial
corridor and an infusion of housing to the district along the north Main Street
section of the City. In addition, the mixed use plan for this site will result in the
project becoming a node, or place of activity. The objectives of the City Place
Specific Development Plan includes the provision of the following:
1. A long-term development that is of the highest architectural quality
and design;
2. A landscaping plan that is complementary to a large scale mixed
use development;
3. An exciting and visually cohesive development as viewed both
internally and externally;
4. A bold but integrated sign program suitable for a mixed use project
of this scale and scope;
5. A development that is consistent with the District Center
designation ofthe General Plan and which implements the spirit
and intent and policies of the General Plan;
6. Concentrated and internally integrated development rather than
development that spreads activities into adjacent residential
neighborhoods;
7. A development that provides special design themes which are
expressed in building appearance and configuration, street and
pedestrian area design, landscaping, lighting and signage, and also
provides for pedestrian linkages internally and to the surrounding
neighborhood, traffic and service buffering and transitions in
architectural scale and character;
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8. Provision of off-street parking sufficient to service the
development, consistent with the mix of uses contained in the
project;
9. Provision or replacement of public streets, sidewalks, sewers,
storm drains, traffic signals, lighting systems, and other public
facilities and improvements, as necessary; and
10. Opportunities for cultural amenities and facilities serving the visual
and performing arts which are open for public patronage.
11. A landmark mixed-use project along north Main Street across from
Main Place Mall.
12. Maintain the existing streetscape pattern including sidewalk
design, mature trees and light fixtures.
13. Introduce a mixture of multi-family housing types to the district.
14. Provide a mixed-use project in scale and character with established
commercial and residential structures along the north end of the
district.
15. Enhance the pedestrian experience through the development of
new plaza areas and water features throughout the project as well
as the intersection of Main Street and Memory Lane.
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PART II.
PERMITTED LAND USES
The categories ofland uses to be included within the project area are: banks and
similar financial institutions, retail and restaurants. In addition multi-family
residential uses (excluding live-work units) are permitted. If a use is for any
reason omitted from those specified as permissible or if ambiguity arises
concerning the approximate classification of a particular use within the meaning
and intent of this Plan, the determination shall be at the discretion of the Planning
Manager. Such decision may be appealed to the Planning Commission whose
decision is final.
1. Permitted Uses.
a. Within Buildings A, B, C and D (as identified on site plan), the
following uses are permitted:
b. Retail sales uses including but not limited to clothing stores or
boutiques; florists; news-stands; pet stores; photography studios;
video stores; office and computer equipment book and stationery
store; camera shop; shoe store sporting goods store; art gallery;
craft store; cultural displays and related merchandising; bicycle
store; pharmacies and drug stores; fabric shops; jewelry shops;
furriers, design and furniture centers; cookware and gourmet
specialty shop; office furniture store.
c. Full service cafes and restaurants which may include incidental
take out service. Full service cafes and restaurants shall be limited
to those that provide sit-down dining areas and exclusive table
service for ordering and delivering meals and beverages.
d. Day care facilities
e. Museums and libraries
f. Theaters
g. Within Building E, as identified on site plan:
1. Retail use with a minimum of 25,000 square feet.
h. Within the Courtyards and The Park, as identified on site plan:
1. Multiple family residences as condominiums.
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11. Uses incidental or ancillary to any residential use, such as
swimming pool, sauna, jacuzzi, benches, playgrounds,
BBQ and other outdoor recreational facilities.
1. Within The Lofts, as identified on site plan:
1. Permitted uses as identified in Section A. 1-5, 8, 9 and 11.
11. Uses incidental or ancillary to any residential use, such as
swimming pool, sauna, jacuzzi, benches, playgrounds,
BBQ and other outdoor recreational facilities.
J. Within Lot 1, as identified on Vesting Tract Map No. 2004-06
(County No. 16565):
1. Single family residences at a maximum density of one unit
per acre.
k. Ancillary uses to commercial area:
1. A maximum of five permanent outdoor sales kiosks or
carts. The size and location of each Kiosk or cart shall be
approved on a masterp1an of such uses by the Planning
Commission prior to their construction or installation.
2. Conditionally Permitted Uses
The following uses are permitted upon the approval of a conditional use
permit in accordance with the Santa Ana Municipal code:
a. Within Buildings A, B, C and D (as identified on site plan):
1. Uses open between midnight to 5:00 a.m.
11. Banquet facilities, subject to development and operational
standards set forth in 41-199.1.
111. Nightclubs, bars and indoor entertainment uses whether
freestanding or part of another permitted or conditionally
permitted use, except adult entertainment businesses.
IV. Establishments selling or serving alcoholic beverages.
v. Coffee houses houses or similar uses not specifically listed
in Part II, Section 1.d. of this ordinance.
VI. Parking structures
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b. Within The Lofts, as identified on site plan:
1. Live-work communities
11. Ceramic and pottery studios
111. Glass blowing and sculpturing studios
IV. Coffee houses
v. Temporary residential model complex and office
c. Within The Courtyards and The Park, as identified on site plan:
1. Temporary residential model complex and office
d. Within Building E, as identified on site plan:
1. Retail grocery markets which are open at any time between
the hours of midnight and 5:00 a.m.
e. Within the commercial component area:
1. Certified Farmers Market for the sale of vegetables, fruits
and other agricultural products on weekends and holidays
only from 6 a.m. to 2 p.m.
11. Community oriented live performance theater.
3. Uses Not Permitted
a. Schools, private or public.
b. Medical office or clinics.
c. Commercial uses with vehicular dive-through lanes or windows
(i.e. drive-through restaurants, pharmacy or similar uses) are
prohibited.
d. Fast food or exclusively take-out restaurants.
e. All other uses not expressly permitted or conditionally permitted in
this ordinance
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PART III.
DEVELOPMENT STANDARDS
The City Place Specific Development District is intended to allow the development
of a mixed-use project maintaining a commercial presence along Main Street, while
introducing a mixture of multiple family housing to the eastern portion of the
development site. The following general development standards are applicable to
this project:
A. Floor Area Ratio/Density.
The following sets forth the maximum allowable floor areas for the
various permitted use classifications of the project. The overall Floor
Area Ratio ("FAR") ofthe Main Street Concourse project of
approximately 2.54. This FAR represents the maximum intensity of
development for the site.
1. Floor Area Ratio (F.A.R.)
The maximum floor area ratio for the project site shall be 2.54. The
FAR is calculated by dividing the total square footage of the
structures by the total square footage of the project site. Consistent
with the General Plan, parking structures are not included in the FAR
calculation.
2. Parcel Size
The City Place development project site is 17.7 acres. Subdivision of
the parcel shall be consistent with Vesting Tract Map No. 2004-06
(County No. 16565). In no case shall commercial buildable parcels be
less than 6 acres in size and residential buildable parcels be less than 2
acres ill SIze.
3. Screening
All appurtenances shall be located outside any required setback
and shall be screened from view.
4. Parking
A. As a mixed-use development, the Specific Development
standards recognize the opportunity to share parking
amongst the mixture of commercial uses. In addition the
SD 59 acknowledges that the mix and proximity of
residential units and commercial space allows for the
opportunity for a variety of transportation modes, primarily
walking as an alternative. As such, the following parking is
required:
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a. Parking has been calculated utilizing the Urban
Land Institute methodology for shared parking. As
such, the following square footage can be utilized
within the commercial area of the City Place
development project:
1. For the first 23,300 square feet of restaurant,
33,800 square feet of retail, the parking
requirement shall be 410 parking spaces.
11. Any additional development above item
4A.a. i. shall be parked pursuant to the
City's parking standards then in effect.
b. Parking Setbacks
1. Internal Loop Road:
The minimum required setback for the
parking area is 15 feet as measured from edge
of sidewalk.
c. Screening
All appurtenances shall be located outside any
required setback and shall be screened from view.
d. Landscaping:
1. Landscaping throughout the project shall be
in compliance with the landscape plan
attached.
11. The landscape plan shall be fully
implemented prior to the issuance of any
certificate of occupancy.
5. Open Space
A minimum ground level open space shall be provided at a
minimum rate of 60 square feet per unit. This ground level open
space shall be centrally located on the site to provide access to all
units.
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Private open space shall be provided at a minimum rate of 50
square feet per unit.
6. Signage
a. All signage shall comply with the Santa Ana Municipal
Code.
b. 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, shall be submitted to and be
approved by the Planning Division.
7. Plaza and Fountain Design
a. The overall plaza design theme shall incorporate a
minimum of 6 major pedestrian-level water features within
the commercial component and 7 pedestrian level water
features elements within the residential component.
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 of20 feet in height and 60-inch
box.
c. Exterior kiosks, carts or other temporary outdoor uses are
not allowed unless specifically submitted to and approved
by the Planning Commission as noted within Item 5.a. of
this document.
d. Plazas 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, 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 building architecture.
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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 project furnishings.
1. Bike racks shall be provided at key activity locations within
the plaza.
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 area. Plaza area paving shall consist of
quality decorative elements.
1. 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.
m. The required plaza area shall include adequate provisions
for the on-going maintenance of all plaza and pedestrian
improvements.
n. Plans shall include design details, materials and provisions
for the on-going maintenance for all interior public areas
within the plaza area.
8. Public Art
a. Public art valued at one half of one percent of the overall
project construction 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
northeast comer of the project site adjacent to Main Street
and Memory Lane. The public art should invite
participation and interaction, inspire, add local meaning,
interpret the community by revealing its culture or history,
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and/or capture or reinforce the 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 certificate of
occupancy. 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 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 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.
B. CC&Rs.
Reciprocal easements and Conditions, Covenants, and Restrictions
(CC&RS) tying the overall project together as an integrated development
and providing for joint access, ingress, egress, drainage, property
maintenance standards, trash pick-up operations, circulation and parking
management shall be recorded with the first final map prior to for the first
phase of development. The residential and non-residential portions may
be described in separate sections but they must be tied together by a single
master document. The Master CC&R's shall address trash and reciprocal
use rights in the residential and commercial components.
C. Building Height.
1. On any lot or portion of a lot in of the Specific Development Plan
area no building or structure shall exceed 50 feet in height, as
measured from the lowest adjacent finished grade.
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D. Setbacks.
1. 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.
Except as otherwise indicated, all setbacks shall be measured from
the street side property line to the first building element or
structure. No building, structure, or parking facility shall encroach
into any required perimeter setback either at or below grade. For
the purpose of this Plan, a street side property line is that line
created by the ultimate right-of-way line of the adjoining public
street. Minimum setbacks are as follows:
a. Main Street (perimeter): The average building setback
shall be 19.5 feet. The minimum setback shall be 8 feet.
This setback area may include hardscape as shown on the
approved site plan.
b. Lawson Way (perimeter): The average building setback
shall be 18 feet. The minimum setback shall be 7 feet.
c. Memory Lane (perimeter): The average building setback
shall be 11 feet 8 inches. The minimum setback shall be 3
feet 4 inches. Hardscape, landscape and water features
shall be provided in the required setback as shown on the
approved site plan.
d. Concourse Drive (interior street set backs): The minimum
setback shall be 15 feet measured from street curb.
2. Required on-site perimeter landscaped setbacks shall not exceed an
aggregate 33% slope.
3. Within the interior of the project, retail canopies may project five
(5) feet into setback area.
E. Site Coverage And Open Space.
1. For purposes of this Section G, open space shall not include private
streets or driveways, roadways or parking stalls. Open space does
include landscaping, walkways, and covered arcades.
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2. Residential open space may be private common area or private
yard but shall in no event include any space provided in required
setback areas. The CC&Rs shall require that all residents be
allowed access to all residential common areas in the project,
subject to reasonable restrictions as may be imposed for security
and safety by property management. No required setback area
shall be calculated as required open space.
3. Individual parcels or lots will not be limited in site coverage. Each
parcel shall have a minimum 120 feet of street frontage.
4. Single family attached residential shall provide a minimum of 50
square feet of ground level private yard open space per unit, which
open space shall be adjacent to the living, dining or kitchen area of
each unit. Perimeter fence shall be provided and shall not exceed
five feet in height on the exterior and 42 inches on the interior.
5. Condominium units shall contain a balcony with dimensions not
less than six feet in any direction of private open space area.
6. Pathways from the common area through the private yard open
space shall not be included in the calculation of private open space
area.
F. Parking.
1. Vehicular site access points will be provided from Lawson Way,
Main Street and from Memory Lane, as defined on the site plan.
2. There shall be no sharing of residential parking.
3. Parking gate locations and stacking distances shall comply with
applicable Department of Public Works policies.
4. No partitions, walls or other obstructions shall be built or placed
with the garage~ preventing the spaces from being used by
residents for the parking of vehicles.
5. Recreational vehicle, boats, trailers or similar storage is prohibited
on-site.
6. The townhouses shall be designed with vertical roll-up garage
doors.
7. All paved areas shall be sloped to drain. Finished slope of areas
paved with asphalt concrete (AC) shall be not less than one
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percent. Finished slope of areas paved with portland concrete
cement (PCC) shall not be less than one-half of one percent.
Portland Cement concrete gutters shall be installed to receive
drainage from asphalt concrete paved areas; such gutters shall be
not less than three feet in width.
8. Residential parking is calculated separate from commercial
designated parking and no provision is made for shared parking
consideration.
9. All parking areas shall be surfaced with material so as to provide a
permanent surface capable of withstanding the type of vehicular
traffic to which such an area is likely to be subjected as follows:
a. Covered Parking Areas - Passenger vehicle parking areas
within or under building shall be paved with Portland
Cement Concrete with a minimum compressive strength of
2,000 p.s.i.
b. Open Parking Areas - Parking areas other than those within
a building may be paved with asphalt concrete. Asphalt
concrete pavement shall be a minimum thickness of three
and one-half for passenger vehicle parking areas.
Thickness of asphalt concrete may be reduced to a
minimum thickness of two inches for passenger vehicle
only traffic, provided an approved aggregate base course is
constructed under the asphalt pavement. The minimum
thickness of such base course shall be four inches.
c. Surfacing, Parking or Drive Aisles - All off-street parking,
vehicle maneuvering areas, turn-around areas, driveways,
and private streets, shall be surfaced, and thereafter
maintained with Portland Cement Concrete poured to a
minimum thickness of 5]1z inches.
10. Paved areas shall be designed to carry surface water to the nearest
practical street, storm drain, or natural watercourse. Concentrated
flows of water from parking areas shall not flow by gravity over
any public property or pedestrian walkway, but shall be collected
in an appropriate manner within the property confines and
conducted under the sidewalk.
11. All parking areas shall be maintained in a safe and sanitary
condition free of dust, mud, or trash, and shall be kept in good
repair. Any alteration, enlargement, maintenance or repairs shall
be pursuant to the aforementioned standards.
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11 C-22
12. All parking spaces shall be double striped in a manner clearly
showing the layout of the intended parking stall. Such striping
shall be maintained in a clear, visible and orderly manner.
G. Loading Areas.
1. Entrances and exits to loading facilities should be limited in
number and shall not interfere with the flow of traffic along the
perimeter streets.
2. Loading areas should be located so as to minimize potential for
intrusion into residential portions of the project and adjacent
neighborhoods while allowing for efficient utilization by
commercial users.
3. Loading areas shall be located and designed to minimize direct
exposure to public view. These areas shall be screened with
landscaping and walls to reduce visual impacts.
4. Loading areas shall be visibly separated from public entrances and
parking areas.
5. Loading stalls shall be designed to not interfere with circulation or
parking, and to permit trucks to fully maneuver on the property
without backing up from or onto a public street.
6. Loading areas shall be graded to drain surface water to an alley,
street or public storm drain. Surface water shall be conducted
under any intervening public sidewalk by a drain approved by the
Public Works Department and in accordance with a valid NSDES
Permit. Under no circumstances shall surface water be allowed to
collect in pedestrian areas.
7. The surface area used for any loading activity shall be paved with
not less than 4 inches of asphaltic concrete on 8 inches of crushed
rock base, or with 5 12 inches of Portland concrete cement. Soil
conditions or the nature of the trucking activity may necessitate
greater requirements as determined by the Division of Building
and Safety and a soils report prepared by a licensed soils engineer.
8. Each loading space aligned with and directly adjacent to a parking
space shall be clearly designated, "LOADING ONLY."
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11 C-23
9. At a minimum, separate loading areas shall be designated on the
approved site plan or any modification thereto, for each adjacent
retail shops/restaurants.
10. A loading areas for the project shall be able to accommodate a 55
foot semi-trailer for the Building E.
H. Storage Areas/Mechanica1 Equipment.
1. All mechanical equipment shall be screened below parapets and
situated to minimize visual impacts.
2. No outdoor storage shall be permitted.
3. There shall be no exposed television, ham radio, dish or other
antenna.
1. Refuse Collection Area.
1. A refuse collection area shall be located at each loading dock per
approved site plan.
2. All outdoor refuse collection areas shall be visually screened from
access streets and adjacent property by a complete opaque screen
or by rolldown screened doors, or by landscaping and fencing.
3. No refuse collection areas shall be permitted between a frontage
street and the building line, unless adequate screening is provided.
4. The commercial and residential uses shall provide a trash pick-up
operation agreement to be included in the CC&R's for the project.
5. Each trash enclosure shall have a minimum of six inch concrete
slab in front of the enclosure that is at least the same dimension as
the trash enclosure.
6. Townhouse unit trash vestibules shall be designed with a hose bib
for washing out the area.
7. All trash enclosures throughout the project shall be designed with
metal doors.
J. Telephone, Electrical, Water, Gas, Cable TV, Storm Drains and Sewer
Service.
1. All "on-site" utilities shall be placed underground.
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2. Transformers or terminal equipment shall be visually screened
from view from streets and adjacent properties and may be located
in concrete vaults below grade.
3. There shall be no exposed downspouts, scupper drains, electrical
or mechanical limes on the building. All mechanical equipment
shall be screened from view in an architecturally integrated
manner.
4. All residential units shall be separately metered for electrical, gas
and water service.
5. Sanitary sewer, storm drainage and water service shall be designed
as a private system on-site. There shall be private water meters as
outlined in Section 34-313.5 of the Santa Ana Municipal Code.
6. The utility lines in the townhouse drive aisle shall be laid out so as
to not prevent the planting of trees and other landscape material in
the drive aisle area.
K. Maintenance.
The entire project shall be maintained to exceed community standards for
attractive and sanitary conditions. The CC&Rs for the project shall set
forth the maintenance procedures applicable to the project. A
maintenance agreement approved by the Executive Director of Public
Works Agency shall be executed with the City for the maintenance of
special pavement treatment, planting, street lights, etc. in the public right-
of-way and in required easement areas. This agreement shall be executed
with the City prior to recordation of any subdivision map and included or
referenced in the CC&Rs for the project.
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PART IV.
DESIGN STANDARDS
A. Interior Streets
1. Concourse Drive.
The tone and pedestrian experience of the project will be largely
determined by "Concourse Drive," a wide interior street which will
curve through the project. The Concourse is intended to lend a
unifying component to the proj ect as well as link different uses
together.
a. Concourse Drive will consist of a 34' road bed with
minimum 14 feet walkways on either side covered arcades
may count up to nine rectalinear feet of the walkway.
b. Concourse Drive will not be a public street, but will be
open to the public subject to parking management rules and
regulations as approved by the City and contained in the
CC&Rs for the project.
c. All pedestrian walkways will be separated from the
vehicular areas by curbs and gutters.
d. Handicapped access ramps will be provided per the Code.
e. Concourse Drive will be designed to accommodate fire
trucks, semi-trucks, and other service vehicles.
f. Concourse Drive, including all roadways, walkways,
landscaping, furniture and fixtures will incorporate high
quality materials and enriched paving. The overall effect
should include dramatic lighting oflandscaping, signs and
buildings.
g. Street furniture and pedestrian shelters are elements that
would contribute well to the unified street edge. One style
will be used throughout Concourse Drive in order to create
a unique sense of place. Seats, benches, trash receptacles,
bicycle racks, telephones, light fixtures, potted plants,
signage and banners consistent with the architectural
themes and concepts and other miscellaneous street
furniture shall be included in a coordinated manner
throughout the Concourse area.
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11 C-26
h. Tree wells shall be a minimum of three feet by three feet
with protective tree grates and collars.
2. Residential Internal Streets.
a. The internal circulation road within the residential
component ofthe project will have a minimum 22' wide
paved roadbed and a minimum 3 ft. of landscaping on
either side. The road is intended to serve as an internal
road open to residents and their guests, Property
management, garbage carts, etc., but it will not be a
publicly dedicated street. No heavy trucks will be allowed
on the internal road.
b. The internal circulation road will incorporate high quality
masonry paved materials throughout the residential units.
3. Vehicular Loading Access Roads.
a. Service roads will incorporate asphaltic concrete paving
with curbs and gutters.
b. All service roads will be accessible by semi-trucks (wheel
base 50) and service vehicles.
c. Colored paving materials and concrete may be used as
accent materials at entry locations (not including public
right-of-way or required easement areas) on the property to
visually define entryways.
B. Building Mass, Form And Architectural Style.
One critical component of the Main Street Concourse design is the
consideration of architectural style, mass and form. Architectural style
shall impart a distinct building image. Mass shall relate to the desired
scale and form shall be used to lend interest to the overall effect of the
mixed use development.
1. Building masses shall be simple in form and composed of strong
geometric shapes including rectilinear forms with facade
variations, round, columnar, stepped (terraced) or pyramidal
shapes. Building mass forms may be composed of ornate
historical building styles or a combination thereof.
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11 C-27
2. General building form shall be indicative of the functions that take
place within. Pedestrian spaces and entrances should be apparent
and ceremonial.
3. Internal building structure shall be delineated with clear definition
of floors and vertical supports.
4. Large flat unarticu1ated building faces shall be avoided.
5. Window fenestration must be carefully orchestrated to complement
the basic masses, provide scale and modulation of building
surfaces and to allow perferation of solid shapes.
6. The mass form and orientation of commercial buildings must be
sensitive to adjacent residential areas and pedestrian linkages.
7. Building forms may be exaggerated to express a particular style.
8. Special architectural enhancement shall be included at the
pedestrian level of all commercial and retail buildings by utilizing
added facade articulation and detail variation.
C. Materials.
The use of quality materials and detailing on highly visible surfaces will
add elegance and maximize the statement of the style of the development.
The City Place development will embrace innovative uses of
contemporary architectural materials.
1. Colored ceramic tiles, glass blocks, stucco, plaster, masonry, stone,
and colored wood or high quality metallic trims are acceptable
finish materials.
2. Textured and smooth concrete, decorative or textured concrete
blocks, or steel and high quality metallic panels are appropriate
building materials.
3. Non-reflective glass shall be used at pedestrian level for viewing
and window shopping purposes. Reflective glass at upper levels is
acceptable, but shall be compatible with the design style of the rest
of the City Place project.
4. The use of cloth awnings, fixed canopies, metal hand rails and
other elements which cover and protect windows and pedestrian
areas are encouraged. Signage on such elements must be
consistent with the sign requirements contained in this Plan.
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11 C-28
5. Monolithic glass surfaces may be used with other accent materials
in a visually harmonious manner in special applications as accent
but should not be used as the dominant architectural theme.
Structures utilizing glass curtain walls as the predominant design
element are not permitted.
6. Glass storefronts shall be provided facing all streets, Concourse
Drive, and the pedestrian oriented public plazas.
7. All building and site finish materials, colors and designs shall be
reviewed and approved by the Planning Division prior to submittal
to Building Division Plan Check.
8. Security gates for storefronts, if provided, shall be designed inside
of the buildings.
D. Color.
1. Choices of color should promote a lively, festive and warm
atmosphere. Dull colors should be avoided or used in limited
amounts. In general warm contrasting colors should prevail with
bright colors and pastels used for accent and detailing. A sense of
pageantry shall be promoted through the use of color on signs,
lighting, flags and banners and other devices.
E. Public Art.
Various forms of public art may be integrated into public spaces (not
including public right-of-way) throughout the project.
F. Detail.
1. Reveals, recesses and other architecturally sculptural elements
shall be used to accent key features of the architectural design.
2. Upgraded light fixtures, door and window details and other feature
items are encouraged.
3. Banners, flags and other colorful devices may be used to
accentuate linear relationship at outdoor areas but only when
approved in conjunction with the signage program as set forth
herein.
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11 C-29
4. All buildings shall incorporate architectural detail, multiple
materials, generous landscaping, lighting effects and strong
architectural design themes to soften building mass.
5. All architectural elements including building components shall be
part of an integrated design. The entire project shall have a
cohesive statement of theme and style.
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11 C-30
PART V.
LANDSCAPE MATERIALS AND DESIGN
The design guidelines outlined here will assist in achieving a distinctive
development character for the project while ensuring compatibility between
commercial and adjacent residential land uses. These plants are recommended,
however, actual plant choices may be substituted depending on experience and
actual soil conditions.
The high quality of the development is reinforced through the coordinated design
and selection of landscape and paving materials, and emphasis on unique
landscape features.
As phases are implemented, landscape plans (including landscape plans for any
temporary parking areas) shall be approved which are consistent with implement
these concepts of Exhibit A and B. Detailed landscaping plans prepared by a
landscape architect, shall be submitted to and approved by the City of Santa Ana
Planning Department and Public Works Agency (for public right-of-way areas)
prior to issuance of a building permit and installed prior to issuance of a
certificate of Use and Occupancy for the phase in question. Off-site landscaping
shall be approved by the Department of Public Works as part of any street
improvement plans.
A. Temporary Landscape Adjacent To Undeveloped Parcels.
Areas of the site not developed in the initial phase may be developed as
surface parking and if so developed shall comply with the following
standards. A temporary landscape will be installed in all undeveloped
areas.
1. Setback Areas - Will be fully planted with turf, trees and
ornamental groundcover.
2. Parking Areas - Trees equal in number to one (1) per each ten (10)
parking stalls, size: minimum 15 gallon. (These trees shall be
arranged in eight and one-half (8-1/2) feet by eighteen (18) feet
minimum planting bays surrounded by 6" high curb).
3. Berm - Architectural berm of sufficient height (but no greater than
3 feet) to screen surface parking lots shall be installed along Main
Street and Owens Drive. Berm will be fully landscaped, and the
size, number and type of planting shall be in accordance with the
City's commercial development standards. Turf areas shall not
exceed four to one slope.
4. Canopy Trees - Planted informally will supplement streetscape
plantings. Size: minimum 24" box. Species to be determined.
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11 C-31
The size, number and spacing shall be in accordance with the
City's commercial development standards.
5. Turf Types - Shall be consistent throughout project (Marathon II)
6. Shrubs - Shall be used for screening of parking areas and for
special effects at building entries.
7. Special Sculptural Features - Will accent undeveloped parcels,
prior to project bui1dout.
B. General Notes.
1. All landscaping shall be maintained in a healthy and attractive
condition. Maintenance should be carried out in accordance with
established horticulture practices. Irrigation problems must be
resolved promptly to assure plant survival. Prior to planting soil
must be property prepared to assure plant survival.
3. No use of Queen Palms for the project interior areas.
4. No electrical, mechanical or plumbing apparatus shall be located in
required setback areas.
5. All landscaped areas shall be irrigated using an automatic
irrigation system. A schematic irrigation system employing pop-
up type sprinkler heads, backflow preventer, automatic time clock,
and where applicable, a quick coupler adjacent to all trash
enclosures shall be provided.
6. On site trees will be spaced in coordination with required existing
parkway trees.
7. The development will provide double-staking for all newly planted
trees (on and off site).
8. Only low shrubs and/or ground cover shall be planted in landscape
areas used for parking overhang.
9. Planting and landscape walls shall be used to screen all
appurtenances, such as transformers, meters, trash enclosures, air
conditioning units, etc.
10. Phasing of landscape implementation shall be compatible with the
construction schedule for the entire project, as per the approved
site plan.
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11 C-32
11. All fountains and water features throughout the project shall be
plumbed for non-potable "gray water" for conversion when such
water is available.
12. A xeriphytic landscaping materials and irrigation design shall be
used for this project. In addition, the plant palette along the
southerly edge of the project shall be compatible with that of
Santiago Park, where the park is adjacent to the project.
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11 C-33
PART VI.
SIGNAGE
A. Intent.
Every sign in the City Place project will be part of a planned sign program
which will be submitted for Planning Division review and approval in
accordance with the criteria set forth in this Plan and SAMC. The purpose
of this section is to set forth permitted sign types and provide minimum
standards for signs within the City Place Specific Development Plan.
Consequently, this document identifies and specifies those design criteria
for the planned sign program which are different than those set forth in the
Code. In considering the planned sign program, the provisions of the Plan
shall control.
The City Place project is envisioned as a superior quality urban-style
mixed-use complex, and architecturally spectacular. Environmental
graphic design will be innovative and attractive but never excessive.
Tenant identification on the perimeter of the project (i.e. external signage)
will be held to a practical minimum. However, it is critical that the
internal signage, particularly the signage along the Concourse, be
compatible with the kind of exciting dynamic environment which is
intended to be created.
B. Sign Message Categories.
The project sign program shall address the following categories of
information:
· Project and major facilities identification at site entries
. Tenant identification signage
. Regulatory vehicular signage
. Directional vehicular signage
. Street identification
. Informational pedestrian signage
. Directional pedestrian signage
. Building identification signage
. Site directories and orientation maps
. Service signage
· Parking level and area identification sign age
· Visitor directional and informational signage
· Building address signage
· Building/site directories
. Typical door identification signage
· Restroom and telephone identification signage
. Operation information signage
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11 C-34
. Loading dock information
. Loading dock numbers
. Construction barricade
C. Physical Sign Types.
Physical classification of project signage will be by the following
categories:
1. Freestanding signs.
2. Wall/canopy signs.
3. Projecting signs.
4. Marquee signs (Theater Only).
5. Under canopy/window/hanging signs.
D. General Criteria.
The following design guidelines generally address the design criteria for
the sign program.
1. Color and typography of signs will be evaluated on the basis of
aesthetics and legibility rather than conformance to strict criteria.
2. Intermittent lights, bare bulbs, neon, illusions of motion, or other
mechanical movement are acceptable only within the interior of
the project. Such signage could be used with respect to the theatre,
or restaurants. Such signs shall not be visible from the perimeter
public right-of-way or the residential development in the project.
3. Well designed pageantry systems consisting of flags and banners,
festoons, flag canopies and related displays will be permitted on
the interior of the City Place project, provided they are consistent
with the overall design of the signage plan, and do not create a
safety hazard and do not adversely affect adjacent land uses.
4. The sign program shall acknowledge approval of carefully worded
on-site circulation directional signage.
E. Criteria For Individual Sign Types -; will be determined by the approved
sign program. Shall conform to size limitations as outlined in SAMC.
1. Freestanding Signs
Freestanding signs shall conform to SAMC requirements.
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11 C-35
2. Wall/Canopy Signs.
a. All signs need not replicate a specified shape, design or
materials. Diversity will be allowed, provided that the
signs relate to each other well even though they are
configured differently.
3. Projecting Signs.
a. Within the interior portions of the project, such as along the
Concourse, one projecting sign per pedestrian level tenant
may be provided.
b. The project may provide any number of such signs with
mixed types so long as the style of the signs area
aesthetically compatible. Projecting signs shall be located
no closer than 15 feet from one another.
c. The sign face of each projecting sign shall be compatible
with the scale of the space being identified.
4. Marquee Signs.
The theater may have a major marquee sign at the theater entrance.
The marquee sign may be large enough to accommodate the
informational requirements of the uses being identified, may
employ changeable copy and appropriately sized based on unit and
frontage.
5. Signs Under Canopies And Marquees.
The area of any sign under a canopy or marquee shall not exceed
Santa Ana Municipal Code. Such signs shall meet all minimum
Building Code height clearances.
6. Temporary Identification Signs.
a. Per Santa Ana Municipal Code
b. Per Santa Ana Municipal Code
c. Per Santa Ana Municipal Code
7. Submission Of City Place Plan Signing Design Program.
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11 C-36
Project applicant shall submit a planned project sign program for
review by the Planning Division in accordance with the standard
Planning Division procedures and this Plan.
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11 C-37
PART VII.
LIGHTING
Street lighting can be used to help unify the City Place_and add to the "festive"
atmosphere being sought. On-site parking lot and building light fixtures may vary
from one sub-area to the next but illumination levels shall remain consistent and
not compete with street lighting and signage. Appropriate special lighting effects
that will be compatible with the overall design concept are encouraged.
Street lighting and parking lot parking contribute to the safety and security of the
project. Unique lighting fixtures may provide easy identification of the project
for motorists. Lighting potentially visible from adjacent property shall be
subdued and incorporate cut-off shields or be oriented to the interior of the
project. Lighting shall not interfere with vehicular traffic.
A. Street Lighting/Exterior To The Project. (Public Right-of-Way)
1. All street lighting along Main Street, Memory Lane and Lawson
shall be of singular design placed at regular intervals, mounted
atop concrete or metal standard and installed per City
specifications as required.
2. Light standards, poles, and ballards shall be of common design
with durable finishes and materials to create unity along the project
perimeter, in accordance with the City's commercial development
standards.
B. On-Site Parking Lot, Pedestrian Lighting, Concourse Drive.
1. Pedestrian scale lighting should illuminate entry ways, courtyards,
parking lots and other such areas.
2. Lighting should be used to enhance landscaping and reinforced
architecture, with dramatic up lighting or wall shadow effects with
plant materials encouraged.
3. Parking lot light fixtures and bollards shall be consistent in styling
with the design theme proposed for that sub-area of the project.
4. The use of neon and other specialized lighting effects that would
reinforce the attractiveness ofthe project to pedestrian traffic and
incorporate the design theme of the project may be used.
5. The use of white or clear string lighting in trees around outdoor
pedestrian areas may be used.
6. Washing large wall areas with light to create shadows from
landscape materials may be used.
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11 C-38
7. Lighting along the Concourse Drive shall be carried out as part of
the unified scheme to help create festive recreational atmosphere.
C. On-Site Building Lighting.
1. Service area lighting for large uses shall be contained within
service yard boundaries with light sources concealed.
2. Building illumination and architectura11ighting will be creative
and reinforce the design theme. Indirect wall lighting or "raw wall
washing" overhead downlighting, will be utilized throughout the
commercial development.
3. In residential areas, warm simple lighting will be employed. These
components could include up lighting of building entrances and
courtyard trees, subtle soft lighting effects, washing of walls with
light from concealed ground sources.
4. In residential areas the use of specialized lighting effects such as
neon and internally illuminated signs shall be avoided as shall any
blinding, bright or flashy effects.
5. Lighting shall not cast any glare onto adjacent lots and streets
outside the perimeters of the City Place project in such a manner as
to decrease the safety of pedestrian and vehicular movement.
6. Architectura11ighting should be used to articulate the particular
building design.
D. Required Minimum Maintained Illuminance Levels shall be Per Santa Ana
Municipal Code and approved by the Police Department.
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11 C-39
PART VIII. OPERATIONAL STANDARDS
1. Unless herein permitted to the contrary, all commercial activity shall be
conducted within a building.
2. All activity on the site shall be designed, built, operated, and verified in
compliance with the mitigation monitoring program of the certified final
Environmental Impact Report for this project.
3. Should special assessment, Mello Roos, or other financing be utilized,
written disclosure of such financing shall be disclosed in writing to all
purchasers and lessees within the project.
4. The following study shall be reviewed, approved and from time to time
modified and approved by the City shall be implemented and maintained
throughout the project:
Trash operations plan
5. All residential units within the project shall be built, subdivided and sold
for individual ownership.
6. All trash consolidation areas within the project including residential shall
be maintained and operated for the recycling of solid waste materials to
the satisfaction of the Public Works Agency.
7. The trash pick-up operational plan (letter agreement with the City) shall be
incorporated into the CC&R's of the project.
8. All circulation and parking operational procedures for the entire project
including but not limited to the bollards, loading zones, parking
management, and trash pick-up shall be maintained by the project
management and included by reference in the CC&R's.
9. The CC&R's shall include provisions to prohibit the construction of walls
in the townhouse two car garage that will disrupt the ability to park
resident vehicles in both spaces.
10. The CC&R's shall prohibit recreational vehicle parking or storage on-site.
11. The CC&R's shall contain provisions to preclude exposed television, ham
radio, dish, or other antenna and mechanical equipment.
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11 C-40