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4.2 MAXIMUM NUMBER OF STORIES <br />A. The overall scale and massing of development within <br />the MEMU Overlay Zone should transition from the <br />existing low -scale intensity of the Neighborhood <br />Transitional District, which is adjacent to an existing <br />single-family residential neighborhood, to mid -rise <br />development in the Village Center and high-rises in the <br />Urban Core adjacent to the Santa Ana Freeway. To <br />create a varied skyline and enhance the form of <br />development sites throughout the Metro East area, <br />building heights will be regulated based on the <br />maximum number of stories permitted. The following <br />heights are typical for the uses within a building as <br />calculated from floor to floor: <br />1. Residential: 9-15 feet (includes lofts and live work <br />unit designs) <br />2. Retail: 18 feet <br />3. Retail with mezzanine: 22 feet <br />4. Specialty retail: 22-24 feet <br />5. Office: 13.5 feet <br />B. In compliance with the Airport Land Use <br />Commission (ALUC) of Orange County, the following <br />conditions shall apply to all new development with the <br />MEMU Overlay Zone. <br />1. For development of structures that exceed 200 <br />feet in height above ground level at a <br />development site, applicants shall file a Notice of <br />Proposed Construction or Alteration with the <br />FAA (FAA Form 7460-1). Following the FAA's <br />Aeronautical Study of the project, projects must <br />comply with conditions of approval imposed or <br />recommended by the FAA. Subsequent to the FAA <br />findings, the City shall refer the project to the ALUC <br />for consistency analysis. <br />2. Buildings within any District of the Overlay Zone <br />shall not penetrate the FAA FAR Part 77 imaginary <br />obstruction surface for John Wayne Airport. <br />3. Applicants shall file a Notice of Proposed <br />Construction or Alteration with the FAA (Form <br />7460-1) for any construction cranes that exceed <br />200 feet in height above ground level. <br />C. New development will be required to be within <br />the following maximum number of stories based upon <br />their location within the MEMU Overlay Zone <br />except as specified below: <br />1. Neighborhood Transitional District: Four <br />stories maximum <br />New development shall be of a low scale, and should <br />serve as a visual transition between the MEMU Village and <br />adjacent residential areas to the north. New development <br />Three-story live/work units <br />in this District shall be compatible in height, scale, and <br />mass with adjacent residential development to the <br />north, with heights ranging between two and four <br />stories. <br />2. Village Center District: Six stories maximum; ten <br />stories maximum within core area (See Section 4.1.1) <br />New development in the Village Center District is more <br />intensive in scale than Neighborhood Transitional, and <br />shall serve as a visual transition from the low -intensity of <br />the Neighborhood Transitional District to the intensive <br />development in the Active Urban District. The height, <br />scale, mass and bulk of new development shall be <br />designed to achieve a "human scale" at the ground level <br />to foster a pedestrian -friendly atmosphere, with buildings <br />located along and oriented to the street frontages <br />and common plazas. In order to encourage and maintain <br />active streets and function as a central gathering place <br />and 18 -hour activity center for residents, employees, and <br />visitors, a core area along Fourth Street will be allowed to <br />develop at a height of up to ten stories, for a depth of <br />150'. <br />Five -story mixed-use corner building <br />