HomeMy WebLinkAboutNS-2699 - Creating Specific Development District (SD-79) for Property Located at 1900 North Main StreetORDINANCE NO. NS -2699
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA CREATING SPECIFIC DEVELOPMENT DISTRICT
(SD -79) FOR PROPERTY LOCATED AT 1900 NORTH MAIN
STREET
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
Cordoba for -sale condominium and live -work project, with ancillary retail space.
B. The project would demolish the existing surface parking lot for the Bowers
Museum and develop the property into a mixed use residential /commercial
project. The project would provide 45 for -sale residential units at a gross overall
density of 40 dwelling units per acre. The housing mix for the project would
consist of lofts, townhouses, and stacked flats. Additionally the first floor of the
building fronting Main Street would provide live /work flex space that would allow
up to 4,251 square feet of retail area and 2,312 square feet of restaurant uses.
It is envisioned that commercial areas in the project would consist of uses such
as restaurant, coffee shop, hair salon, wine gallery and professional offices.
C. The project would be comprised of two residential buildings with a maximum
building height of approximately 47 -feet. Along Main Street, the two buildings
would consist of three- and four -story heights to define a strong urban edge.
Extending west, the building would transition to two -story house -like forms near
the western boundary of the project site.
D. A series of four courtyards would connect the buildings on the project site. The
courtyard areas would consist of a variety of hardscape materials such as tile,
brick, cobblestone and flagstone paving. Additionally, the courtyard areas
would be accented with a variety of landscape materials including trees, shrubs
and vines. Courtyard amenities would include community fireplaces and fire
pits, fountains, building, built -in benches, and potted plants.
E. A total of 102 parking spaces would be provided in a subterranean parking
garage below the two buildings, with access to be provided from 20th Street.
F. On September 12, 2005, the Planning Commission held a duly noticed public
hearing and voted by a vote of 5:0 (Nalle absent) to recommend that the City
Council:
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2005 -18.
2. Adopt an ordinance approving Amendment Application No. 2005 -07.
Ordinance NS -2699
Page 1 of 13
3. Adopt an ordinance approving Development Agreement No. 2005 -03.
4. Adopt a resolution approving Tentative Tract Map No. 2005 -08 as
conditioned. (County Map No. 16848)
5. Adopt a resolution approving Site Plan Review No. 2005 -03.
G. On October 3, 2005 the City Council of the City of Santa Ana held a duly
noticed public hearing and at that time considered all testimony, written and
oral.
Section 2. Specific Development Plan No. 79 (SD -79) is hereby adopted as set
forth in Exhibit "A, attached hereto and incorporated as though fully set forth herein.
Section 3. Section District Map No. 1 -5 -10 is hereby amended as set forth in Exhibit
"B" attached hereto and incorporated as though fully set forth herein.
Section 4. This ordinance shall not be effective unless and until the Resolution
approving Environmental Review No. 2005 -18, Tentative Tract Map No. 2005 -08, and Site
Plan Review No. 2005 -03 becomes effective. If said resolution is 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 5. 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 any one or more sections, subsections, sentences,
clauses, phrases, or portions be declared invalid or unconstitutional.
ADOPTED this 17th day of October 2005.
Miguel A. Pulido
M ayor
/
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
B nj min a fman
C Ass, City Attomey
Ordinance NS -2699
Page 2 of 13
AYES: Councilmembers: Alvarez, Bist, Bustamante, Christy, Garcia, Solorio (6)
NOES: Councilmembers: None (0)
ABSTAIN: Councilmembers: Pulido (1)
NOT PRESENT: Councilmembers: None (0)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the attached
Ordinance No. NS -2699 to be the original ordinance adopted by the City Council of the City
of Santa Ana on October 17, 2005, and that said ordinance was published in accordance
with the Charter of the City of Santa Ana.
Date: (9a, aZo5 CAc.el"-�— CT
Clerk of the Council
City of Santa Ana
Ordinance NS -2699
Page 3 of 13
Specific Development Plan No. 79
City of Santa Ana
EXHIBIT A
Ordinance NS -2699
Page 4 of 13
TABLE OF CONTENTS
PAGE
SECTION 1. APPLICABILITY OF ORDINANCE .......... ..............................1
SECTION 2. PURPOSE .......................................... ..............................1
SECTION 3. OBJECTIVES ..................................... ............................1 -2
SECTION 4. USES PERMITTED ............................... ..............................2
A. Permitted Uses ................................... ............................2 -3
B. Conditionally Permitted Uses ................... ..............................3
C. Uses Not Permitted ............................... ..............................3
SECTION 5. MAXIMUM PERMITTED BUILDING INTENSITY .......................3
SECTION 6. DEVELOPMENT STANDARDS ............................ .............. 4 -6
A. Building Height ..................................... ..............................4
B. Setbacks ............................................. ..............................4
C. Minimum Unit Size ................................. ..............................4
D. Parking ............................................... ............................4 -5
E. Walls and Screening .............................. ..............................5
F. Landscape / Hardscape Standards ............ ..............................5
G. Architectural Design Features ................. ..............................6
SECTION 7. SIGNAGE ............................................ ..............................6
SECTION 8. REFUSE COLLECTION AREA AND LOADING ........................7
SECTION 9. TELEPHONE, ELECTRICAL, WATER, GAS AND CABLE ..........7
ATTACHMENTS
Attachment A — Overall Site Plan
Attachment B — Landscape Plan
Ordinance NS -2699
Page 5 of 13
Specific Development Plan No. 79
Section 1. Applicability of Ordinance
The specific development zoning district for a mixed use project as authorized by
Chapter 41, Division 26, Sec. 41 -593 ettseq. of the Santa Ana Municipal Code
(SAMC), 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 SAMC and any other
regulations adopted by City Council shall apply unless expressly stated or
superseded by this ordinance.
Section 2. Purpose
The Specific Development Plan No. 79 (SD -79), 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.
SD -79 sets the development and design
approximately 1.1 acres. The purpose
permit flexibility in the site planning and
while assuring high quality development.
criteria for a development consisting of
of this specific development plan is to
design to respond to market conditions
SD -79 specifically establishes for the property the following:
• Permitted uses.
• Development standards, including building height limits, required
setbacks, parking, landscaping provisions and enforcement policies.
• Operational standards.
• Maximum authorized development intensity.
• Signage provisions.
Section 3. Objectives
The objectives of SD -79 include provisions of the following:
A long term development that is of the highest architectural quality and
design.
A landscaping plan that is complementary to a mixed use development
and sensitive to the surrounding community.
A visually harmonious development as viewed both internally and
externally.
Ordinance NS -2699
Page 6 of 13
• A development that is consistent with the District Center designation of
the General Plan and which implements the spirit and intent and
policies of the General Plan.
• A circulation system that is responsive to the needs of both vehicular
and pedestrian travel.
• Provision of a mixture of high quality housing and ground level
commercial uses along North Main Street.
• A mixed use project complimenting a landmark museum to the north
and other surrounding cultural amenities.
• A mixed use project blending with adjacent single family neighborhood.
Section 4. Uses Permitted
The categories of land uses to be included within the project area are galleries,
eating establishments, offices and retail uses. 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.
A. Permitted Uses.
The following uses are permitted in SD -79:
I. Residential condominiums.
2. Live/work units in compliance with the following standards:
a. A Maximum of four live -work units with ground level store fronts
along Main Street.
b. Residential use is permitted only in combination with individual
work space in a manner which provides an integrated working and
living environment.
c. A live /work unit shall be at least nine hundred (900) square feet in
size.
d. The residential component of a live /work unit shall meet the
following standards:
I. It shall have access to separate bathroom facilities, including a
water closet, a wash basin, and a bathtub or shower.
ii. It shall have separate kitchen facilities including a kitchen sink,
cooking appliances and refrigerator. All such facilities shall
have a clear working space of at least thirty (30) inches in front.
iii. It shall comply with all Housing Code requirements as modified
by section 8 -2700 of this Code.
iv. In -unit laundry facilities shall be required.
e. Live/Work Units Permitted Uses:
Live Work Units shall be permitted to have the following allowable
primary uses:
i . Commercially operated professional studios.
ii. Fine art studios and /or galleries.
2 Ordinance NS -2699
Page 7 of 13
iii. Fiber arts studios and /or galleries.
iv. Printing, lithography, and calligraphy facilities.
v. Photography studios.
vi. Ceramic and pottery studios.
vii. Glass blowing and sculpturing studios.
viii. Home Office and Home -Based Business are permitted.
ix. Any use listed above, shall be permitted to have a maximum of
one non - resident employees.
3. Galleries with ground level store fronts along Main Street.
4. Eating establishments, cafes, Coffee Houses, Tea House and bakeries
with ground level store fronts along Main Street that do not exceed a
total maximum of 1,940 square feet of interior space and 865 square
feet of outdoor space collectively. 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. Eating
establishments with drive -thru window service or that are exclusively take-
out are prohibited.
5. Retail with ground level store fronts along Main Street.
6. General offices with ground level store fronts along Main Street
including psychologists, insurance agents and real estate.
s. Conditionally Permitted Uses.
The following uses may be permitted in SD -79 subject to the issuance of a
conditional use permit.
1. Indoor entertainment uses whether freestanding or part of another
permitted or conditionally permitted use. Adult entertainment
businesses shall not be permitted.
2. Establishments selling or serving alcoholic beverages.
3. Uses open between Midnight to 5:00 a.m.
4. Establishments selling or serving alcoholic beverages.
C . All other uses not expressly permitted or conditionally permitted in this
ordinance are prohibited.
Section 5. Maximum Permitted Building Density /Intensity
The maximum authorized building density is 40 dwelling units per acre and no
more than 1.28 floor are ratio (FAR) with a maximum of 66,200 square feet
(Attachment A).
Ordinance NS -2699
Page 8 of 13
Section 6. Development Standards
A. Building Height.
All on -site structures will be subject to a height limitation of 48 feet above
ground level, which is defined as the vertical distance measured from the
curb level to the highest point of the roof surface. The maximum height for
structures within 50 feet of the western property line shall be 32 feet.
B. Setbacks.
1. Front (Main Street)
A minimum three feet (3') to the first building element or structure as
measured from the property line. Entry steps to residential units may
encroach into this setback area in order to provide a transition between
public and private spaces.
2. Side (Twentieth Street)
A minimum six feet three inches (6'3 ") to the first building element or
structure as measured from the property line. Entry steps to residential
units may encroach into this setback area in order to provide a
transition between public and private spaces.
3. Side (Nineteenth Street)
A minimum five feet one inch (5'1 ") to the first building element or
structure as measured from the property line. Entry steps to residential
units may encroach into this setback area in order to provide a
transition between public and private spaces.
4. Rear (West Property Line)
A minimum setback of five (5) feet as measured from the property line.
C. Minimum Unit Size
The minimum square footage for a residential unit is 982 square feet
excluding flex or commercial space.
D. Parking
1. All parking shall be subterranean.
2. Dwelling units shall be provided with two assigned parking spaces per
unit, which assigned spaces shall be sold and conveyed as a part of
each residential condominium unit.
3. Each live -work unit shall provide 1 employee /customer parking space.
4. In addition to the minimum requirements of subsections D.1., D.2. and
D.3. of this section, each multiple - family dwelling project shall provide
guest parking, identified as such, in an amount of spaces not less than
ten (10) percent of the minimum required spaces under subsections
D2. and D.3. of this section.
Ordinance NS -2699
4 Page 9 of 13
5. The dedicated commercial space shall provide one parking space per
1,000 square feet.
Walls and Screening.
t. Any wall or fence shall be constructed in compliance with SAMC.
2. Any equipment, whether on the roof, side of building, or ground, shall
be screened. The method of screening shall be architecturally
integrated with the building in terms of materials, color, shape, and
size.
F. Landscape / Hardscape Standards.
The final design satisfying the following requirements shall be subject to
review and approval of the Planning Manager:
1. A minimum of four outdoor courtyards with no courtyard less than
1,200 square feet and the total area for all courtyards a minimum of
6,900 square feet.
2. A minimum of four outdoor water features shall be provided within the
project.
3. Additionally, a minimum of one outdoor fireplace shall be provided.
4. Courtyard areas shall incorporate seating, benches, patio furniture and
landscaping to provide visual interest and additional amenities within
these areas. All seating, benches, street furniture surfaces,
pedestrian -level walls and similar amenities shall be made of a durable
material such as concrete or painted iron and be designed to minimize
effects from vandalism, weather and incorporate graffiti resistant
coatings.
5. All areas not used for buildings, parking or storage shall be landscaped
using the guidelines consistent with the City's Landscape Standards.
All landscaped areas shall be irrigated using an automatic irrigation
system. The project shall provide landscaping consistent with the
landscape plan. A six -inch raised concrete curb shall be required
around all landscape planters unless approved by City Landscape
Associate.
6. Pedestrian amenities shall be provided such as lighting, planters,
drinking fountains, unit pavers, and bicycle racks.
7. All landscaping shall be constructed in compliance with Attachment B.
All required setback areas shall be landscaped except for approved
walkways, driveways and courtyards. Further, the landscape plan
shall be fully implemented prior to the issuance of any certificate of
occupancy.
Ordinance NS -2699
Page 10 of 13
G. Architectural Design Features.
The final design satisfying the following requirements shall be subject to
review and approval of the Planning Manager:
• Exterior Materials: Exterior materials and finishes to comply with site
plan review approvals granted through the Planning Commission or
City Council. Exterior enclosure(s) and similar ancillary structures are
to match the texture, materials and color palette of the proposed
building.
• Design Features: Any new additions shall be in keeping with the
original design in terms of scale, rooflines, materials, and color.
• Lighting Standards /fixtures: A minimum of 1 foot candle of light shall
be provided throughout the parking area. Specifications of light
standards /fixtures and photometrics plan shall be submitted to
Planning Division and Police Department for approval.
• There shall be no glare or spillover lighting into adjacent properties.
• The ceiling of the parking structure shall be painted white and be
maintained to improve illumination and enhance safety within the
parking structure.
The Executive Director of the Planning and Building Agency may approve minor
modifications to the standards specified in this SD -79, provided that such changes are
consistent with the purposes, scope and intention with this document. The Executive
Director has the sole and absolute discretion to determine what constitutes a "minor
modification."
Section 7. Signage.
A. All Signage shall comply with the Santa Ana Municipal Code unless
explicitly identified below.
13. A comprehensive sign program for the entire site, including but not limited
to freestanding, wall, directional and permanent temporary signs and
graphics shall be submitted and approved by the Planning Division prior to
the issuance of any sign permit.
C. For signage purposes the Main Street elevation shall be considered the
primary elevation and Nineteenth and Twentieth Streets the secondary.
Ordinance NS -2699
Page 11 of 13
Section 8. Refuse Collection Area.
Areas to handle the refuse for the development site shall be integrated into the
subterranean garage. At minimum, the project shall provide two refuse collection
areas measuring a minimum of 11' x 7'. Such collection areas shall be enclosed
and viewable with a durable material such as concrete block with metal doors. In
addition, each collection area shall provide a 'chute' to allow refuse from the
upper floors to collect within these areas.
Section 9. Telephone, Electrical, Water, Gas and Cable.
A. All "on- site" utilities shall be placed underground.
B. Transformers of terminal equipment shall be visually screened from view
from streets and adjacent properties.
C . 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.
Ordinance NS -2699
Page 12 of 13
FOFMO,RY
LN.
,µJ u I
faM C1
R7 R7 R1
��
so-
"•
ql R1 R7 R1 R1 R7
65
R7
J RI p
s�
R1 R7
R1 y
R1
SD-65
Ri
y
R1
R1
fl1
R1 ,9
R1
Rt
0
R1 r
I R7
1 R1 R1 R7 R1 I R7 R 1
DII
R1
R1
R1
fl1 m
va
R1
I�
I
• i P C7"
�MD
L
0
_
R7 R1 R7
J I
C1-
y al Rt R1
MD
1
R7 R1
R1 R7 R7 : R14 p
2
P
m
Z
R7
L # —
R1 R1
Ag
-_ R1 R1
ri
- — R7
R1 I O
R7 Mr a2 F 'O'D°
n
a2
JRCII
R2
a Ct
® 1
M -B • r
Klo Ct Cl C1
Cl
+
Iral7 RAT r1 rl �� T �1
f � f- 1f�1'7�jywTf{Sy
SEVENTEENTH
ST.
Zoning
AooPTEO eraES OLUrpN NO.stee evn[saN]AAYACUMgND CauwsaN
District
"^"""f]
waroFaRDWAxcE Na rS:wf AD'P]mer]NE
SNRAAMCmWUNGIL.AUauT n,fem.
B6 uWwMAAOnaoe
GENERALAGRICLLTUML
CSM
WMM MNN STREET COMMERCIAL DISTRICT
Rt
SWGIE- FAMILYREMDEME
Al
4000
A
PA lw MOWFICA]ION
GC
GOVERNAEM CENTER
Rl- B
LOTSINWE-FAMLYREWDENCE
�a'MO1� i "11-99
CI
CDMMUNRYCOMMERGW
Mt
WWWWWRA
R2 TWO
-FN LY RESIDENCE
OQAC! WPOflxfarvs WrtAxu
C1#10
CAMMUNRYCOMMERCLLLJ .NIBEUM pSTRICT
M2
HEAW INDUSTRIN.
R3
MULTIPLE -FANCY RESIDENCE
uunwll>fcxrnmlxa
m
GMERN.COMMERCML
MO
MNTATRYOPEMTIONS
RI SUBURBAN
APMfMENT
XA01'^°x b']"wpOf°n'nal
C3
CEWRAL BUSINESS
0
OPEN SPACE
RE REWENTTAL
ESTATE
�••�T� f'L wF�w -T
CAA
GBTTMLBUSWESAARDS]S MLL
P
PROFESSIONAL
ED SPECIFIC
DE OPMEW
nRxP ral
G
PINNED SHOPPING CENTER
MD
P NEDC UNRYDEVELOWEW
BP SPECIFC
PLAN
aW t
f �e
CS
ARTERI WWERGK
PD
PLANNED
CR
COMWMR RESIDEN
MD
ftANNED RESM)EMLLL DEVELOPNEN]
AuRKfunfgwB]H
txwrm erPrfwenPtic
Ilff. /M /IIdLMI
MK16
ao.IRaxo.
NAan
mlvo w]f
naw
✓- /uKb
Nf=
fG/
FMO
Wf
lfY4
(fY
Tti
6n•
f]Y
pq
{W
M]w
Mw0
MB1
Mt00t
M10W
M1MI
MIOi
Mt061
MwA
MK]
MMi
wn./Anxa
wlnf
xua
xsaw
rang
xa]w
Nc]a
xa]u
xPm
xary
xam
xPfn
xaw xPnw
ratty
xslr
xam�
xatr
xPamx
NAfa]e
xAwn
xuxn
xsaw
xsaw
rata]
Aoonmwrz
]+m
atPw
It -IM6
•.feR
]aow
sau
Insect
naw
FSP6R
P]a]
wa]
-tam I:txn
PPn
u.n
tnsM
]-IIw
66w
11 i0a
\iN
FI]M
IP]Af
PfYf
]-Aw
• e • R
A a ,
PREPARED BY THE PLANNING DIVISION
CITY OF SANTA ANA CALIODmIRHACO NS-2699&
V
1
V
0