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