HomeMy WebLinkAbout11A - 3000 & 3001 W. MACARTHUR BLVD
ORDINANCE NO. NS-2684
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA ANA AMENDING SPECIFIC
DEVELOPMENT NO. 58 (SO-58) (ZOA NO. 2005-01)
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. Zoning Ordinance Amendment No. 2005-01 has been filed with the
City of Santa Ana to amend the Specific Development No. 58 (SD-
58) to modify the SO-58 standards to conditionally permit private
recreational field and trade schools within the boundaries of the Lake
Center project.
B. On October 15, 1990, the City Council created Specific Development
No. 58 (NS-2089).
C. The Planning Commission of the City of Santa Ana held a duly
noticed public hearing on April 11, 2005, and unanimous voted to
recommend that the City Council:
1. Adopt an ordinance approving Zoning Ordinance
Amendment No. 2005-01.
2. Adopt a resolution approving Conditional Use Permit No.
2005-05 as conditioned.
3. Adopt a resolution approving Conditional Use Permit No.
2005-06 as conditioned.
4. Adopt a resolution approving Conditional Use Permit No.
2005-07 as conditioned.
D. On May 2, 2005 the City Council of the City of Santa Ana held a
duly noticed public hearing on Zoning Ordinance Amendment No.
2005-01, Conditional Use Permit No. 2005-05, Conditional Use
Permit No. 2005-06, and Conditional Use Permit No. 2005-07. On
May 2, 2005 the public hearing was closed and the City Council
continued the project to July 5, 2005.
E. Zoning Ordinance Amendment No. 2005-01 is consistent with the
General Plan, including but not limited to its goals and policies to:
1. Encourage the location of commercial centers at arterial
roadway intersections in commercial districts. (Policy 1.9)
Ordinance No. NS-2684
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2. Promote rehabilitation of commercial properties, and
encourage increased levels of capital investment. (Policy
2.7)
3. Support new development which is harmonious in scale and
character with existing development in the area. (Policy 2.9)
F. Zoning Ordinance Amendment No. 2005-01 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.
G. This project was reviewed in accordance with the Guidelines for the
California Environmental Quality Act. The recommendation is
exempt from further review pursuant to Section 15332. This Class
32 exemption allows in-fill developments on properties of less than
five acres that meet applicable General Plan and zoning
regulations. Categorical Exemption Environmental Review No.
2004-156 will be filed for this project.
Section 2. Specific Development No. 58 (SO-58) is hereby amended as
set forth in Exhibit "A", attached hereto and incorporated as though fully set forth
herein.
Section 3. 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 _ day of _' 2005.
Miguel A. Pulido
Mayor
Ordinance No. NS-2684
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APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee O. Otto
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-2684 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-2684
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SPECIFIC DEVELOPMENT PLAN NO. 58
SECTION 1 - APPLICABILITY OF ORDINANCE
The specific development zoning district for the subject property, as authorized by
Chapter 41, Division 26, Section 41-593 et seq., of the Santa Ana Municipal Code, is
specifically subject to the standards and regulations contained in this plan for the express
purpose of establishing land use regulations and standards. All other applicable chapters,
articles, and sections of the Santa Ana Municipal Code shall apply unless expressly
waived or superseded by this ordinance.
SECTION 2 - PURPOSE
The Specific Development Plan Number 58 (SO-58), consisting of standards and
regulations, is hereby established for the express purpose of protecting the health,
safety, and general welfare of the people of the City by promoting and enhancing the
value of properties and encouraging orderly development.
Lake Center Specific Development Plan SO-58 sets forth the development and
design criteria for a development consisting of approximately 33 acres. The purpose of
this Specific Development Plan is to permit flexibility in site planning and design in
response to market conditions while assuring high quality development.
Specific Development Plan Number SO-58 specifically establishes for the
property the following:
. The permitted uses;
· Maximum authorized development densities;
· Anticipated phasing of on-site development;
· Signage provisions; and
· Development standards for authorized uses, including building height limits,
required setbacks, parking requirements, landscaping provisions and
enforcement policies.
The EIR sets forth certain required mitigation measures, specified on Exhibit I,
attached, which are hereby incorporated as part of this Specific Development Plan No.
58.
Exhibit "A"
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Obiectives
The objectives of the Lake Center Specific Development Plan include the provision
of the following:
1. Landscaping that is appropriate to the level of development and sensitive
to the surrounding community;
2. A visually harmonious development as viewed both internally and
externally;
3. A circulation system that is responsive to the needs of both vehicular and
pedestrian travel, particularly pedestrian safety across major arterials
serving the subject site;
4. Development that is exclusive of noxious fumes, toxic or hazardous
materials;
5. Flexibility in development in response to market conditions while achieving
overall City community goals;
6. Creation of new employment opportunities;
7. An integrated sign program that visually enhances the development and is
harmonious with the adjacent environs.
SECTION 3 - USES PERMITTED
Professional and Business Offices
1. General offices providing personal and professional services including,
without limit, employment agencies, medical insurance, real estate, travel,
trade contractors, architects, engineers, finance, research and
development, wherein high technology office use is coupled with minor
assembly and/or research, and other similar uses.
Commercial/Retail Uses
1. Commercial/retail uses including, but not limited to: service commercial
uses such as daycare centers, banks and other financial institutions,
delicatessens, food stores, newsstands, automobile support facilities
providing services only within the parking structures such as auto
detailing, health and exercise centers and other similar uses, office and
computer equipment, copy centers and other similar uses, office and
computer equipment, copy centers, postal centers, day care and other
similar uses.
Exhibit "A"
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2. Restaurants, retail commercial, travel services, and other commercial
uses incidental/accessing to office uses.
Uses permitted subject to conditional use permit:
1 . Trade and professional schools.
2. Private recreational fields.
SECTION 4 - MAXIMUM PERMITTED BUILDING DENSITY/INTENSITY
The maximum authorized building densities/intensities for the Lake Center are as
follows:
1. 400,890 square feet of existing and approved office and support
commercial uses consistent with the site Master Plan.
2. 569,230 square feet of additional floor area. Parking structures and
appurtenant uses are not included in the calculation of floor area. Figure 1
illustrates the locations of existing and proposed Master Plan of buildings.
SECTION 5 - PHASING
PHASE GROSS FLOOR YEAR
AREA (SQ. FT.)
1. Building #1 49,040 1990
2. Building #12 56,000 1990-1991
3. Building #11 104,190 1992
4. Building #17 40,000 1992
5. Building #10 160,000 1993
6. Building #9 160,000 1994-1995
Year of development, building size and configuration are predicated on market
conditions at the time of construction and are subject to change as market conditions
change or as tenants become available.
SECTION 6 - SIGNAGE
All future on-site signs shall conform to Article XI, Subsections 41-850 through
41-1099 of the Santa Ana Zoning Code, in effect at the time of adoption of this
ordinance. On-site signs shall also be consistent with an approved sign program to be
Exhibit "A"
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on file with the Santa Ana Planning Division.
SECTION 7 - DEVELOPMENT STANDARDS
Professional and Business Offices/Commercial/Retail
1. Buildinq Heiqhts. All future on-site uses will be subject to a height
limitation of 200 feet above ground level, which is defined as a
measurement from the elevation of the top slab of the first floor on-grade
to the top of the structure.
2. Setbacks. A minimum of 15 feet setback shall be provided between
proposed on-site uses and right-of-way boundaries for the following
streets: Lake Center Drive, Susan Street, Sunflower Avenue and
MacArthur. A minimum ten-foot setback will be provided for uses adjacent
to internal roadways.
3. Buildinq Separations. Minimum building separation shall be governed by
Uniform Building Code requirements, except for parking structures which
are not required to be separated from structures on separate parcels, and
except for walkway covers, connecting pedestrian access and atrium
connections between buildings.
4. Site Coveraoe. All building setbacks as described in 2 above. Building
setbacks shall be maintained for site coverage. Site coverage for
individual parcels or tracts shall be consistent with the approved precise
plan, provided that the setbacks described above are maintained.
5. Parkinq. Parking within the Lake Center Specific Development will be
designed to take advantage of the urban setting and balance of uses.
This is represented by the mixture of similar land uses located within close
proximity to transportation facilities. It is the intent of the applicant to
provide parking facilities in the form of both surface parking, parking
structures above and, possibly, below grade. The parking structures
design shall be compatible with the surrounding land uses.
The site currently has 508 surface parking spaces and 861 spaces in
parking structures. Future on-site buildings will be served by a mix of
surface and structure parking (approximately 1,684 parking spaces in
parking structures and 289 surface spaces). Future spaces will be
provided on a phase-by-phase basis consistent with projected demand
coinciding with the construction of the proposed buildings. At build out,
projected total parking is anticipated to be 3,342 spaces in a combination
of surface and structured parking.
Exhibit "A"
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a. Location of Parkinq. Required off-street parking shall be provided.
When parking is provided on a site of different ownership, a
recorded document shall be approved and filed with the City of
Santa Ana, Planning Division, and signed by the owners of the
parking site, stipulating to the reservation of use of the site for said
parking.
b. Joint Use of Parkino. Two or more office or commercial uses may
jointly develop and utilize required parking facilities if approved by
the Planning Division. Parking requirements for each individual use
may be reduced through City of Santa Ana (Le. no compact stalls)
as of the date of adoption with regard to surfacing, marking,
grading, lighting, walls, circulation, parking dimensions, and layout.
Landscaping requirements will be in accordance with this Specific
Development Plan.
c. Off-Street Parkinq Plan/Site Plan. A parking plan will be submitted
for all projects requiring more than ten parking spaces, unless off-
street parking facilities are already provided.
The required number of off-street spaces may be reduced
commensurate with the specific type of use and demonstrated
hourly parking demand upon approval by the Zoning Administrator.
For off-street parking plan areas which contain 500 or more parking
spaces, a twenty (20) percent reduction may be permitted for
required off-street parking, subject to approval by the Zoning
Administrator. This percentage is based upon representative
factors for land use as provided by the Urban Land institute's (ULI)
shared parking study.
The required number of off-street spaces provided may be further
modified contingent upon implementation of a transportation
demand management plan for Lake Center, and based upon the
results of a verified transportation study, subject to approval by the
Planning Division.
d. Number of Reouired Off-Street Spaces. The minimum number of
off-street parking spaces to be provided within the project area are
as follows:
Medical and Dental. Six spaces for each doctor or one space
for each 200 square feet of gross floor area, whichever is
greater.
Professional and Business Offices. One space for each 333 1/3
square feet of gross floor area.
Exhibit "A"
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Restaurants. Restaurant parking shall be in accordance with
the following:
Restaurants shall provide one parking space per 100 gross
square feet of floor area.
Outdoor dining areas may be reduced to provide one space
per 200 square feet of gross floor area.
Parking requirements may be waived for restaurants which
primarily serve an on-site building or can be demonstrated to
serve on-site users who will not drive to the site.
Commercial. One (1) space for each 200 square feet of gross
floor area for any freestanding commercial space larger than
3,000 square feet. Parking requirements shall be waived for
commercial and service uses which primarily serve an on-site
building, or can be demonstrated to serve on-site users who will
not drive to the site.
Trade and professional schools. One space for each 40 square
feet of classroom area, plus one space for each 333 square feet
of office floor area. A passenger loading and unloading zone shall
be provided for each building used for instructional purposes.
6. Landscapinq Standards. All areas not used for buildings, parking or storage
shall be landscaped using the following guidelines. All landscaped areas shall
be irrigated using an automatic irrigation system. The project shall provide
landscaping, consistent with the existing landscape theme and existing
improvements on-site. Plazas and courtyards shall provide a minimum of 30
percent of the area dedicated to such amenity in landscaping.
The design guidelines outlined herein form an integral element in achieving
distinctive development character for the project area. As phases are
implemented, landscape plans shall be approved which are consistent with and
implement these concepts, and are consistent with existing improvements
established by a Master Plan on file with the City Planning Division. Detailed
landscaping plans shall be submitted to and be approved by the City of Santa
Ana Planning Division prior to issuance of a building permit and installed prior
to issuance of a certificate of Use and Occupancy.
Exhibit "A"
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a. Setback Areas. To create a unifying element surrounding the project
area, a landscaped edge will be maintained adjacent to Lake Center
Drive, Susan Street, Sunflower Avenue, MacArthur Boulevard, and
interior streets. This edge will contain formal tree plants with turf below.
b. Side and Rear Yard Setback Area. All building setback areas shall be
landscaped utilizing ground cover, lawn, and/or shrub and tree materials
consistent with existing improvements.
c. Parkinq Area. In all areas where there is surface parking, the following
standards shall apply:
Setback - The width of the landscaped edge adjacent to parking areas shall
be a minimum of ten feet from the interior rear and interior side yard property
lines.
Trees - A landscape planter, not less than five feet by five feet, including the
thickness of the raised curb, shall be required consistent with existing
improvements, at a ratio of one planter for each four parking spaces. For
every ten parking spaces; each planter will require one 15-gallon size tree, 8
five-gallon size shrubs and ground cover to serve as filler materials. Other
organic or inorganic materials are not accepted for substitution for ground
cover or turf.
7. Enforcement. The penal provisions and permit requirements set forth in Article
VIII of the Santa Ana Municipal Code (effective as of the date of adoption of
this Specific Development Plan) shall apply to all development within the Lake
Center Specific Development Plan.
SECTION 8 - OPERATIONAL STANDARDS
1. Conditions Covenants and Restrictions (CC&R's) shall be provided which
requires future tenants and property owners to participate in the required
Transportation Demand Management Program and other mitigation
measures as specified in the Environmental Impact Report.
2. Each future structure(s) shall be required to submit for Site Plan Review to
ensure conformity with the Master Plan and certified Environmental Impact
Report to provide the opportunity to apply conditions to ensure compliance.
3. Prior to issuance of a Building Permit, dedicate curb returns and ultimate
street right-of-ways on Lake Center Drive and Susan Street per the
approved site plan.
4. Prior to issuance of a Utility Release, complete the following:
Exhibit "A"
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a. Comply with all mitigation measures applicable to the approved Site
Plan and as set forth in the Draft EIR, and as modified in the
response to comments portion of the EIR.
b. Comply with the requirements of the Development Agreement.
Exhibit "A"
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