HomeMy WebLinkAboutNS-2790 - Adopting Specific Development No.83 and Rezoning Property Located at 1600 West Memory Lane...ORDINANCE NO. NS-2790
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA ADOPTING SPECIFIC DEVELOPMENT NO. 83
(SD-83) AND REZONING THE PROPERTY LOCATED AT
1600 WEST MEMORY LANE FROM OPEN SPACE (O) TO
SPECIFIC DEVELOPMENT NO. 83 (SD-83) (AA NO.
2008-11)
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 the Mitigated Negative Declaration and
Mitigation Monitoring Program, Environmental Review No. 2005-42;
Amendment Application No. 2008-11 rezoning the property from Open
Space (O) to Specific Development No. 83; and adopt a resolution
approving Site Plan Review No. 2009-02 as conditioned for the property
located at 1600 West Memory Lane.
B. On March 9, 2009, the Planning Commission held a duly noticed public
hearing and voted 6:0 (Turner abstained) to recommend that the City
Council:
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2005-42.
2. Adopt an ordinance approving Amendment Application No. 2007-02
and Specific Development No. 83.
3. Adopt a resolution approving General Plan Amendment No. 2008-02.
4. Adopt a resolution approving Site Plan Review No. 2009-02 as
conditioned.
C. The Mitigated Negative Declaration and Mitigation Monitoring Program,
Environmental Review No. 2005-42; Amendment Application No. 2008-11
and Specific Development No. 83; General Plan Amendment No. 2008-02;
and Site Plan Review No. 2009-02 came before the City Council of the
City of Santa Ana for a public hearing July 20, 2009, and at that time
considered all testimony, written and oral.
D. Amendment Application No. 2008-11 has been filed with the City of Santa
Ordinance No. NS-2790
Page 1 of 14
Ana to adopt Specific Development No. 83 (SD-83) and to rezone the
property located the property located at 1600 West Memory Lane from Open
Space (o) to Specific Development No. 83 (SD-83).
E. SD-83 would allow a 41 unit affordable housing multi-family project. One
unit will be the manager's unit and the other 40 will be for special needs
tenants.
F. The City Council has weighed and balanced the general plan's policies and
has determined that based upon this balancing that the project at 1600 West
Memory Lane is consistent with the purpose of the general plan.
G. The City Council also adopts as findings all facts presented in the Requests
for Council Action dated July 20, 2009 accompanying this matter. For these
reasons, and each of them, Amendment Application No. 2008-11 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.
H. The resolution approving and adopting the amended Mitigated Negative
Declaration and Mitigation Monitoring Program for Environmental Review
No. 2005-42 which came before the City Council on July 20, 2009. This
ordinance incorporates by reference, as though fully set forth herein, that
resolution and mitigated negative declaration and mitigation monitoring
program.
Section 2. The real property located at 1600 West Memory Lane is hereby
reclassified from Open Space (O) to Specific Development No. 83 (SD-83). Amended
Sectional District Map number 2-5-10 showing the above described change in use district
designation, is hereby approved and attached hereto as Exhibit "A" and incorporated by
this reference as though fully set forth herein.
Section 3. Specific Development No. 83 (SD-83) as set forth in Exhibit "B",
attached hereto and incorporated as though fully set forth herein, is approved and
adopted in its entirety.
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 any one or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
Ordinance No. NS-2790
Page 2 of 14
ADOPTED this 3~d day of August 2009.
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By. ,:~: ~
B nj_ in Kauf an
hi~~~Assistant City Attorney
AYES:
NOES:
ABSTAIN:
NOT PRESENT
Councilmembers
Councilmembers
Councilmembers
Councilmembers:
CERTIFICATE OF ATTESTATION AND ORIGINALITY
Mayor
Benavides, Bustamante, Martinez, Pulido
Tinaiero (5)
None (0)
Sarmiento (1)
Alvarez (1)
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS-2790 to be the original ordinance adopted by the City
Council of the City of Santa Ana on August 3, 2009, and that said ordinance was
published in accordance with the Charter of the City of Santa Ana.
Date: ~ ~ ~ O
Patricia E. Healy
Clerk of the Council
City of Santa Ana
Ordinance No. NS-2790
Page 3 of 14
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PREPARED BY THE PLANNING DIVISION CITY OF SANTA ANA, CALIFORNIA
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Exhibit A
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Ordinance No. NS-2790
Page 4 of 14
Vista del Rio Specific Development No. 83 (SD~3)
TABLE OF CONTENTS
PAG E
SECTION 1. Applicability of Ordinance .................................................................. 1
SECTION 2. Purpose .......................................................................................... 1
SECTION 3. Objectives ....................................................................................... 1
SECTION 4. Building Density ............................................................................... 1
SECTION 5. Permitted Uses ................................................................................ 2
SECTION 6. Conditionally Permitted Uses ............................................................... 2
SECTION 7. Development Standards for Multiple Family Dwellings .............................. 2
1. Residential Unit Size ................................................................. 2
2. Building Height ........................................................................ 2
3. Building Setbacks ................................................................... 2
4. Parking .................................................................................3
5. Storage ................................................................................. 3
6. Private Open Space ................................................................. 3
7. Amenities .............................................................................. 3
8. Landscape .............................................................................4
SECTION 8. Development Standards for Common Areas ........................................... 5
1. Common Open Space .............................................................. 5
2. Entry and Perimeter walls ......................................................... 6
3. Signage ................................................................................6
4. Lighting .................................................................................7
5. Mailboxes and other Appurtenances ........................................... 7
SECTION 9. Miscellaneous Regulations ................................................................. 7
1. Regulations Specifically Included Herein by Reference .................... 7
ATTACHMENTS
A. Site Plan .................................................................................. 8
B. Landscape Plan ........................................................................ 9
Exhibit B
Ordinance No. NS-2790
Page 5 of 14
Vista del Rio Specific Development (SD-83)
SECTION 1 APPLICABILITY OF ORDINANCE
The Specific Development No. 83 (SD-83) zoning district, as authorized by Chapter
41, Article III, 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. The boundaries of
Riverview Villas Specific Development District shall be defined pursuant to Exhibit
A (attached hereto and incorporated as though fully set forth herein).
SECTION 2 PURPOSE
The Specific Development No. 83 (SD-83), consisting of standards and regulations,
is hereby established for the express purpose of protecting the health, safety, and
general welfare of the City by encouraging the use of innovative planning concepts
and principles, promoting and enhancing the value of properties, and encouraging
orderly development for residential development serving persons of special need.
SECTION 3 OBJECTIVES
The objectives of SD-83 include the provision of the following:
• Permanent rental housing to people with developmental and physical
disabilities earning less that 30-60% of Area Median Income for Orange
County.
• A handicap accessible, affordable apartment community
• A visually harmonious development as viewed both internally and externally,
particularly from adjacent Santa Ana scenic corridor and bikeway.
• A development that is consistent with the Medium Density designation of the
General Plan and that implements the spirit and intend of the policies of the
General Plan
SECTION 4 BUILDING DENSITY
The maximum authorized residential density for the Vista del Rio is 15 dwelling
units per acre.
Ordinance No. NS-2790
Page 6 of 14
SECTION 5 PERMITTED USES
The permitted land uses shall be as follows:
1. Multiple-family apartments for persons of special needs (physical or
developmentally challenged).
2. Accessory structure and uses determined to be incidental and
necessary to the primary use, subject to the approval of the Planning
Manager.
3. Childcare facilities providing care to not more than eight (8) children.
SECTION 6 CONDITIONALLY PERMITTED USES
The following uses are permitted upon the approval of a conditional use permit in
accordance with the Santa Ana Municipal Code:
1. Churches and accessory church buildings and functions.
2. Neighborhood and community service centers.
3. Care homes.
4. Accessory structure more than 15 feet in height or more than one
story.
SECTION 7 DEVELOPMENT STANDARDS FOR MULTIPLE FAMILY DWELLINGS
The following general development standards are applicable to multiple family
dwellings and consistent with Site Plan (Attachment A):
1. Residential Unit Size
The minimum unit size for the project shall be a minimum of:
Studio units -543 square feet
One-bedroom units - 627 square feet
Two-bedroom units - 897 square feet
2. Building Height
The height limit for main buildings and related structures is 35 feet
and for accessory buildings and other structures is 15 feet.
Accessory structures more than 15 feet in height will require a
Conditional Use Permit.
3. Building Setbacks
(a) Front: A minimum twenty-five (25) feet front yard building setback shall
be provided.
Ordinance No. NS-2790
Page 7 of 14
(b) Easterly Side: A minimum forty-two (42) feet side yard building setback
shall be provided.
(c) Westerly Side: A minimum ten (10) feet side yard building setback shall
be provided.
(d) Rear: A minimum fifteen (15) feet side yard building setback shall be
provided.
4. Parkin
Parking for multifamily apartment developments serving persons of special
needs (physical or developmentally challenged) residential units shall
provide a minimum of one (1) parking space per unit. In addition, guest
parking spaces should be provided in an amount not less than 24 percent
of the minimum required spaces. There shall be a minimum of one
resident drop-off and pick-up parking space located at the main building
entrance; minimum dimension to be ten (10) feet wide by eighteen (18) feet
in length.
Covered parking structures are to be compatible with architectural design
of the main residental building.
5. Storage
A separate, enclosed lockable storage space shall be reserved for
each apartment unit. This personal resident storage space shall be
at least two hundred fifty (250) cubic feet in size and shall have
minimum dimensions for four feet by eight (8) feet.
6. Private Open Space
Each residential unit shall provide private open space of no less than
ninety (90) square feet and shall have a minimum dimension of six
(6) feet in each direction. Refer to Section 8, page 5, for common
open space requirements.
7. Amenities
Project amenities that are consistent with an special needs
apartment complex must be provided. These amenities shall
include:
(a) Community multi-purpose/recreation area and kitchen
{b) Classroom/ training area
(c) Universal design features (such as roll-in showers, a fully
accessible handicap kitchen and emergency pull cord alert system)
(d) Common outdoor seating, picnic tables, fountain, and walking
paths
(e) Central laundry room per floor
Ordinance No. NS-2790
Page 8 of 14
(f) Office area for site management and support services
(g) Access to shuttle vans
8. Landscape
(a) A landscape area not less than twenty five (25) feet wide shall
be maintained along any property line to the extent it abuts a
public street, except approved driveways.
(b) A landscape area not less than ten (10) feet wide shall be
provided along the westerly property line for a distance of one
hundred seventy (170) beginning at northern (Memory Lane)
boundary of project site. A landscape area not less than
twenty (20) feet landscape area shall be provided along the
remaining westerly property line to separate the property
adjacent used for single family residential purposes from
proposed two story multifamily housing use. The landscape
area shall provide:
(c) A landscape area not less than ten (10) feet wide shall be
provided along any property line to the extent that serves to
separate the property adjacent zoned or used from public open
space and the proposed multifamily housing use, except
approved pathways and driveways.
(d}The landscape areas references above (8a, 8b, and 8c) shall
provide:
a. One 24-inch canopy tree per 25 lineal feet. The trees can
be placed in groups in order to achieve a particular design.
b. Six (6) five-gallon size shrubs per 25 lineal feet, either
clustered or liner.
(e) A landscape planter not less than eight and one half (8-1/2) feet
by eighteen (18) feet, including the thickness of the raised curb,
shall be provided for every ten required parking spaces. These
landscape areas shall provide:
a. One fifteen (15) gallon size tree.
b. Eleven (11) five-gallon size shrubs and ground cover or
annual cover to serve as a filler material.
(f) Landscape Plan for this project shall be approved which is
consistent with the concept plans of Attachment B, and include
drought tolerant and California native plant palette. Detailed
landscape plans prepared by a landscape architect shall be
submitted and approved by the City of Santa Ana Planning
Ordinance No. NS-2790
Page 9 of 14
Division prior to issuance of a building permit and installed prior
to issuance of a Certificate of Occupancy.
(g) All trees shall be double-staked at time of installation. Trees
generally regarded as having invasive or with surface roots
shall be installed in root control barriers as specified in the City
of Santa Ana Tree Planting Standard No. 24.
(h) Vehicle parking may not be located within any required
landscape area.
(i) Landscape hedges shall be maintained to not exceed four (4)
feet in height along required front yard on Memory Lane.
Q) Landscaping shall be installed and maintained in accordance
with the approved landscaping plan by the owner(s) and
manager of the development. Plant material will be maintained
and dead material replaced as specified in SAMC Section 41-
609.
SECTION 8 DEVELOPMENT STANDARDS FOR COMMON AREAS
The following general development standards are applicable to all common areas
and improvements:
1. Common Open Space
(a) Usable and active common open space shall be provided at a rate
of two hundred fifty (250) square feet per residential unit, with a
minimum dimension of twenty (20) feet, and be located in a central
area.
(b} Usable and passive common open space shall be provided at a
rate of three hundred fifty (350) square feet per residential unit,
with a minimum dimension of twenty (20) feet.
(c) Common open space shall be ground level and open to the sky
with such amenities appropriate for residents with special needs
including picnic tables, benches, pathways, fountains, and
gardens. Covered shade structures are permitted as part of
common open space areas.
Ordinance No. NS-2790
Page 10 of 14
2. Perimeter Walls/Fences and Entries
A perimeter wall, fence and security gates shall be constructed to secure
the majority of the residential development. Visitor parking and a portion of
the residential parking shall remain open and accessible per Attachment A.
(a) The south and west perimeter of site shall include a solid wall
not exceed six (6) feet in height, as measured from the top of
the curb, or eight (8) feet from the top of the finish grade of the
adjacent property at the location of the wall. All walls shall be
constructed of a decorative block such as slump stone, split-
face block or equivalent and shall have decorative cap.
(b) The majority of the easterly perimeter of the site adjacent to
the Santa Ana River Corridor shall provide a minimum
decorative wrought iron fence a minimum of five and one half
(5-'/2) feet in height, as measure from top of curb, and not
exceed eight (8) feet in height. This fencing is intended to
provide security while allowing screened visual access to and
from the Santa Ana River scenic corridor. Adjacent to the
future park site and in conjunction with the vehicular and
pedestrian security gates to the residential development,
fencing shall integrate decorative pilasters and caps.
(c) The northeast perimeter of the site shall include a wrought
iron fence with intermittent decorative stone pilasters four (4)
feet in height. This low front yard fence is intended to provide
a physical separation between the future park, while allowing
visually accessibility to the future open space area from
Memory Lane and residential development.
(d) To visually define the project entryways, colored paving
materials and concrete shall be used as accent materials at
entry locations including: 1) the driveway entrance to the
development, 2) area surrounding the vehicular security gate,
and 3) the primary pedestrian entrance to the apartment
complex.
3. Sinae
The entry monument and all other signage shall comply with the
Santa Ana Municipal Code. A sign permit is required and should be
submitted for review and approval to the Planning Division. Entry
sign to include "Santa Ana" to identified development as a gateway
into the City of Santa Ana.
Ordinance No. NS-2790
Page 11 of 14
4
Li htin
Site lighting shall meet the minimum Citywide Design Guidelines and
Police Department standards. Light fixture and standards shall be
designed to be compatible with the architectural style of the building.
5
Mailboxes and other Appurtenances
(a) Mailboxes shall be located in a common
accessible to residents and the U.S. Postal
decorative in nature.
(b) All appurtenances shall be located outside
sidewalk and parkway, and shall be screened.
(c) All public and private utilities shall be installed it
vaults. The City shall approve the location.
SECTION 9
MISCELLANEOUS REGULATIONS
Regulations Specifically Included Herein By Reference
area that is
Service, and
the walkway;
underground
All requirements, limitations, restrictions and waivers encompassed
in Chapter 41, Article III, Division 24, of the Santa Ana Municipal
Code (PRD use district regulations) shall apply to SD- use district,
excepting there from the requirement of an approved conditional use
permit and any other requirements, limitations, restrictions and
waivers which are in conflict with other sections of this ordinance.
Ordinance No. NS-2790
Page 12 of 14
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Page 14 of 14