75B - PH - ADAPTIVE REUSE ORD - Laserfiche WebLink

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Zoning Ordinance Amendment No. 2014 -02 October 27, 2014 Page 4 The proposed adaptive reuse ordinance will recognize the economic, environmental and cultural value of preserving older and/or historic landmark buildings within the City of Santa Ana. The proposed ordinance will provide a clear process for reviewing and approving a range of different types of adaptive reuse projects. Further, the ordinance establishes code provisions pertaining to Zoning, Building and Fire to allow for eligible existing buildings present in the City to be safely reused in appropriate circumstances. The regulations establish a consistent and efficient process to review conversions of a range of appropriate types of structures for adaptive reuse. The proposed ordinance will: • Add a definition for adaptive reuse. • Allow uses in adaptive reuse projects that are consistent within the existing context and character of its location. • Establish incentives for relief of project - specific requirements • Remove barriers to reuse by modifying development standards for setbacks, height, open space and parking. • Provide Building and Fire code flexibility for adaptive reuse projects. • Establish geographic incentive areas to stimulate reinvestment in vacant and underutilized properties. Staff has also coordinated with the Building Division and Orange County Fire Authority (OCFA) in the establishment of the proposed ordinance to ensure that the required minimum seismic, fire and life safety code standards are met. The proposed ordinance will allow applicants the ability to propose alternate means and methods as an instrument for said standards and its intent. Alternate means and methods allow applicants to propose methodology that is equal to prescriptive code standards when the standards are found infeasible or prove to be a hardship due to the building code standards in place at the time of the building's original construction. It also encourages a more collaborative approach between the applicant and the City in working through code challenges inherent in reuse projects. Projects proposing an adaptive reuse project are subject to the City's Site Plan Review process, where projects will be reviewed for compliance with the provisions of the Adaptive Reuse Ordinance and applicable provisions of the SAMC. Adaptive reuse projects will be non - discretionary except for instances where modifications are proposed to a building listed on a historical register. The non - discretionary process will help expedite the reuse of buildings, encourage reuse projects within geographic incentive areas will ensure that eligibility criteria are being met. Finally, the review process will ensure that all applicable historic building standards that may be applicable are complied with. 75B -6