75B - PH - ADAPTIVE REUSE ORD - Laserfiche WebLink

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Zoning Ordinance Amendment No. 2014 -02 October 27, 2014 Page 3 Prolect Description and Location The proposed ordinance will create new sections in Chapter 41 of the Santa Ana Municipal Code (SAMC) (Sections 41 -1650 through 41 -1654) and will establish an adaptive reuse ordinance that will be applicable within specified areas of the City. Currently, the City has no provisions that allow for the reuse of vacant and /or obsolete buildings for uses other than those originally intended; the proposed ordinance would allow the reuse of buildings for uses other than originally intended, including for residential purposes. Prolect Backaround An adaptive reuse ordinance is a tool which local jurisdictions may adopt to assist in the reuse of buildings that are vacant, underutilized or obsolete. The goal of an adaptive reuse ordinance is to encourage the preservation of and reinvestment in existing structures by allowing additional compatible uses other than the buildings' original intended use. The SAMC does not currently contain standards for the adaptive reuse of vacant and /or obsolete buildings. Such adaptive reuse programs are necessary to ensure that development proposals for older buildings can be reviewed in a comprehensive, thorough manner to ensure compatibility with the site and surrounding land uses. The proposed ordinance will encourage the preservation of and reinvestment in these existing structures within four project incentive areas of the City. Prolect Analysis The City of Santa Ana has numerous buildings that were built in the last 100 years that, over time, have become vacant or underutilized due to various circumstances. Many of these buildings remain structurally sound buildings that benefit the city's overall urban form. Additionally, many of the older high -rise buildings may have construction methods and site configurations that make them suitable for alternate uses beyond the original use intended. To address this issue, staff has explored the potential for creating an adaptive reuse ordinance for the reuse of these buildings. In an effort to maintain these structures, the City is seeking to encourage the adaptive reuse of buildings in order to remove barriers to the reuse of functional but vacant buildings, maintain the City's existing character and urban form, promote a green form of development and stimulate reinvestment. Key to the success of an adaptive reuse program is the ability to provide guidance for code modifications and /or the full use of the Historic Building Code for eligible buildings, and to grant relief from development standards, such as parking standards, setbacks, height, and other development standards on existing structures. This code relief, or incentives, will allow reuse projects to be economically feasible while ensuring adequate health and safety protections are adopted. One of the key challenges in the reuse of existing buildings is complying with present day building and fire codes and other development standards such as parking and setbacks. 75B -5