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75B - PH METRO EAST MIXED USE OVERLAY (MEMU)
REQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: SEPTEMBER 18, 2018 TITLE: PUBLIC HEARING — SUBSEQUENT ENVIRONMENTAL IMPACT REPORT NO. 2018-15 (SCH NO. 2006031041), GENERAL PLAN AMENDMENT NO. 2018-03, AMENDMENT APPLICATION NO. 2018-06, AND ZONING ORDINANCE AMENDMENT NO. 2018-03 TO EXPAND AND AMEND THE METRO EAST MIXED USE OVERLAY ZONE - CITY OF SANTA ANA, APPLICANT (STRATEGIC PLAN NOS. 3,2; 5,3; 5,4) r ClANAGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: •[• _OE ❑ As Recommended ❑ As Amended ❑ Ordinance on V Reading ❑ Ordinance on 2°d Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER It is recommended that the City Council take one of the following actions: Approve the Metro East Mixed Use (MEMU) Overlay Zone amendments and expansion project as originally proposed by: a. Adopting a resolution 1. Certifying the Final Subsequent Environmental Impact Report (SCH No. 2006031041) for the Metro East Mixed Use (MEMU) Overlay Zone, make findings pursuant to the California Environmental Quality Act, adopt the Mitigation monitoring and Reporting Program, and adopt a Statement of Overriding Considerations. 2. Approving General Plan Amendment No. 2018-03 to apply the Urban Neighborhood and District Center General Plan land use designations to properties within the expanded MEMU Overlay Zone area. b. Adopting an ordinance approving: 1. Amendment Application No. 2018-06 to apply the OZ -1 zoning designation to properties within the expanded MEMU Overlay Zone area and to modify existing sub- district designations within the existing MEMU Overlay Zone area. 2. Zoning Ordinance Amendment No. 2018-03 to amend development standards in the MEMU regulating plan. Continue the item and direct staff to work with the Economic Development, Infrastructure, Budget and Technology Committee (EDIBT) and develop recommendations for refining the proposed MEMU project before returning to City Council for consideration within 30 days. (Committee recommendation) 7513-1 GPA No. 2018-03, AA No. 2018-06, and ZOA No. 2018-03 Expand and Amend the MEMU Overlay Zone September 18, 2018 Page 2 ECONOMIC DEVELOPMENT, INFRASTUCTURE. BUDGET & TECHNOLOGY COMMITTEE ACTION At its regular meeting on September 4, 2018, the City Council continued the MEMU expansion and amendments project for two weeks. Based on the City Council's overarching concerns discussed at the meeting, the MEMU project was presented to the EDIBT during the continuance period at a previously scheduled meeting on September 10, 2018. Members in attendance included Committee Member Benavides and Committee Member Sarmiento. Committee Member Martinez was not able to attend the meeting but did submit a letter outlining her perspective regarding the proposed MEMU project. The letter from Committee Member Martinez dated September 10, 2018, is attached as Exhibit E. Following a presentation to EDIBT on September 10, 2018, staff received high-level feedback on strategies for consideration to work with the EDIBT to strategically refine the MEMU expansion and amendments proposal. The strategic refinements include land use policies and objectives, and development standards aimed at realizing a vision to create a true destination -oriented mixed-use environment with balanced intensity, density, and mix of land uses that will activate the area and be a catalyst for future developments. As part of this effort, staff will refine standards for mixed-use developments to offer clarity to the development community and will address the non-residential (e.g., commercial, office, etc.) requirements in the MEMU Overlay Zone for pipeline and future projects. These near-term strategic refinements would be presented for consideration by the full City Council within the next 30 days. The EDIBT also desire to complete a comprehensive economic and fiscal analysis to comprehensively evaluate allowing additional mixed-use development and understand long-term economic and fiscal impacts and to re-evaluate the existing caps on net (new) development in the MEMU Overlay Zone, including residential, commercial, and office land uses. As part of this long-term effort, staff will continue to meet with EDIBT to refine the highest and best land uses in the MEMU Overlay Zone. These long-term efforts may be potentially integrated into the overall General Plan update effort, tentatively scheduled for completion in early 2020, and would be presented for consideration by the full City Council. By vote of 2-0 (Martinez absent), the Council Committee recommended that the City Council continue the item and direct staff to work with the EDIBT and develop recommendations for refining the proposed MEMU project and return to the City Council for consideration within 30 days. For the City Council's information and ease of review, the information provided in the reports presented on August 21 and September 4, 2018, are included in the body of this supplemental report in the following sections: 75B-2 GPA No. 2018-03, AA No. 2018-06, and ZOA No. 2018-03 Expand and Amend the MEMU Overlay Zone September 18, 2018 Page 3 DISCUSSION The MEMU Overlay Zone expansion and amendment project will extend the MEMU overlay zone west along First Street to Grand Avenue and will reclassify and amend certain land use districts and development standards. Additional details are provided in the attached Planning Commission staff report. The Subsequent Environmental Impact Report (SEIR), prepared as both a program and project -level document, also evaluates the environmental impacts of Elan, a mixed-use development project that will be considered by the Planning Commission at a future date. PLANNING COMMISSION ACTION At its regular meeting on July 23, 2018, the Planning Commission by a vote of 4:0 (Alderete, Contreras -Leo, and Verino absent) recommended that the City Council adopt General Plan Amendment No. 2018-03; adopt Amendment Application No. 2018-06; and adopt Zoning Ordinance Amendment No. 2018-03 for the MEMU expansion and amendments project. The Planning Commission reviewed the Draft Subsequent Environmental Impact Report (SEIR) and considered the document and its findings in making the recommendation on these entitlements. The Planning Commission made no changes to the recommended actions outlined in the attached staff report (Exhibit A). STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal #3 - Economic Development, Objective #2 (create new opportunities for business/job growth and encourage private development through new General Plan and Zoning Ordinance policies); and Goal #5 - Community Health, Livability, Engagement & Sustainability, Objective #3 (facilitate diverse housing opportunities and support efforts to preserve and' improve the livability of Santa Ana neighborhoods), Objective #4 (support neighborhood vitality and livability). FISCAL IMPACT There is no fiscal impact associated with this action. Q Minh Thai Executive Director Planning and Building Agency AP:rb S:RFCA\09-18-18\PBA Metro East Mixed Use Overlay Zone 9-18-18 Exhibits: A. Planning Commission Staff Report B. Final Subsequent Environmental Impact Report (SEIR) C. Resolution D. Ordinance E. Letter from Committee Member Martinez 75B-3 75B-4 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: JULY 23, 2018 TITLE: PUBLIC HEARING — SUBSEQUENT ENVIRONMENTAL IMPACT REPORT NO. 2018-15 (SCR NO. 2006031041), GENERAL PLAN AMENDMENT NO. 2018-031 AMENDMENT APPLICATION NO.' 2018-06, AND ZONING ORDINANCE AMENDMENT NO. 2018-03 TO EXPAND AND AMEND THE METRO EAST MIXED USE OVERLAY ZONE,. AND SITE PLAN REVIEW NO. 2018-02 FOR THE ELAN MIXED-USE PROJECT - CITY OF SANTA ANA AND WERMERS PROPERTIES, APPLICANTS (STRATEGIC PLAN NOS. 3,2; 5, 3; 5,4) Prepared by Ali Pezeshkpour PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended ❑ As Amended ❑ Set Public Hearing For DENIED ❑ Applicant's Request ❑ Staff Recommendation CONTINUED TO Executive Director Planning Manag r RECOMMENDED ACTION Metro East Mixed Use Overlay Zone Expansion and Amendments Project Recommend that the City Council: 1. Certify the Subsequent Environmental Impact Report (SCH No. 2006031041) for the Metro East Mixed Use Overlay Zone and Elan projects, make findings pursuant to the California Environmental Quality Act, adopt the Mitigation Monitoring and Reporting Program, and adopt a Statement of Overriding Considerations; 2. Adopt General Plan Amendment No. 2018-03; 3. Adopt Amendment Application No. 2018-06; and 4. Adopt Zoning Ordinance Amendment No. 2018-03. Elan Mixed -Use Project Direct staff to prepare, and bring back for consideration at a future meeting, a Resolution of the Planning Commission adopting Site Plan Review No. 2018-02 for the Elan mixed-use development project at 1660 East First Street, contingent upon the City Council taking final action on the Subsequent Environmental Impact Report, General Plan Amendment, Amendment Application, and Zoning Ordinance Amendment referenced above. EXHIBIT A 75B-5 GPA No. 2018-3, AA No.2018-6, ZOA No. 2018-3, and SPR No. 2018-02 Metro East -Mixed Use (MEMU) Overlay Zone and Elan projects July 23, 2018 Page 2 Executive Summa The City of Santa Ana is requesting approval of several actions in order to expand and amend the Metro East Mixed Use (MEMU) Overlay Zone (OZ -1), a document originally, adopted by the City in 2007. Specifically, the City is requesting approval of a general plan amendment to modify the general plan land use designation of parcels within the corridor, an amendment application (zone change) to add the OZ -1 designation to affected properties and reclassify others in the existing MEMU area, and a zoning ordinance amendment to update various sections of the existing MEMU document to amend development standards: In addition to the MEMU actions, Wermers Properties is requesting approval of a site plan review application to allow the Elan mixed-use development project at 1660 East First Street. Staff is recommending approval of the projects to create additional market-driven development opportunities in the existing MEMU area and in the expansion area. A Draft Subsequent Environmental Impact Report (SEIR) has been prepared to review the environmental impacts resulting from implementation of MEMU expansion and the Elan Mixed Use Project. Project Background The MEMU Overlay Zone was adopted in 2007 to facilitate mixed -used development opportunities in a portion of the City between the Santa Ana (1-5) and Costa Mesa (SR -55) freeways centered on First and Fourth streets. A number of successful projects were developed or entitled as a result of the 2007 MEMU Overlay Zone adoption, including Lyon Communities' 264 -unit mixed-use community as well as the Madison (200 N. Cabrillo Park Drive), AMG Villa Court (2222 E. First Street) and AMG First Point (2110 and 2114 E. First Street). Encouraged by this success in 2016, the City Council directed staff to analyze opportunities to create additional areas for mixed use development by expanding the MEMU area to the east. In 2017, Wermers Properties proposed the Elan mixed-use community within the MEMU expansion area. Technical studies prepared for the Elan project indicate that demolition of the now -vacant Elks Lodge building on the project site would result in loss of an eligible (unlisted) historic resource, therefore requiring additional environmental analysis. An SEIR was identified as the appropriate environmental document for Elan because the original EIR did not address new information about the Elks Club building that is of substantial importance,which was not known at the time the previous EIR was certified as complete. Because the City was in 'the. process of reviewing Elan and expanding and amending the MEMU concurrently, the SEIR was drafted to address both Elan and the MEMU efforts in a single document that holistically analyzes both items. 75B-6 GPA No. 2018-3, AA No.2018-6, 'ZOA 'No.'2018-3, and SPR No. 2018-02 Metro East Mixed Use (MEMO) Overlay Zone_ and Elan projects July 23, 2018 Page'3 Project Description and Analysis:'MEMU and Elan The MEMU Overlay'Zone expansion and amendment project will extend the MEMO overlay zone west along First Street to Grand Avenue and will reclassify certain land use districts and amend certain development standards. The project also includes Elan, a mixed-use development project consisting of 603 residential and live/work units and 8,530 square feet of commercial area. MEMU Expansion and Amendments The MEMU Overlay Zone expansion and amendment project will apply the MEMU (OZ -1) designation to 52 parcels and increase its size by approximately 33 acres. The expansion area currently includes a mixture of commercial and multiple -family land uses, as well as a handful of vacant parcels and one affordable housing community that is under construction. Extending the MEMU Overlay Zone to these parcels will maintain their existing zoning designations but will 'apply the OZ -1 designation. The OZ -1 designation will allow property owners to maintain current developments without rendering existing sites legal -nonconforming, but will also add a layer of additional development opportunities should the property owners elect to develop a mixed-use project permitted by the MEMU Overlay Zone. The MEMU Overlay Zone expansion and amendment project requires approval of: General Plan Amendment. Components of the General Plan must be amended to ensure consistency with the MEMU expansion and amendments project and the Elan project. Amendments include updates to the Land Use and Urban Design elements' maps, figures, and buildout assumptions to reflect the MEMU expansion and account, for the new Urban Neighborhood and District Center land use designations. The amendments will also be consistent with the 2014 Housing Element. • Amendment Application. Changing the existing MEMU map and boundaries requires an amendment application (zone change). The proposed MEMU Overlay Zone expansion area was refined based on community feedback, staff review, and environmental analyses. The boundaries exclude established single-family neighborhoods and properties with historic designations primarily found near Fourth Street. Zoning Ordinance Amendment. Changes to the MEMU text require a zoning ordinance amendment to change the development standards and permitted land uses in the MEMU Overlay Zone. The MEMU Overlay Zone expansion maintain the current caps of 5,551 potential new residential units and a potential net increase of approximately 963,000 square feet of commercial space.and 69000 square feet of office space that were analyzed and approved in the original EIR and MEMU Overlay District adopted in 2007. The expansion will allow these development potentials to be spread over a larger area within the existing and proposed MEMU Overlay Zone. boundaries. 75B-7 GPA No. 2018-3, AA No.2018-6, ZOA No. 2018-3, and SPR No. 2018=02 Metro East Mixed Use (MEMU) Overlay Zone and Elan projects July 23, 2018 Page 4 In addition to expanding the MEMU Overlay Zone, the City proposes to amend the existing MEMU land use districts and development standards. These changes are described and analyzed in Table 1: Summary of MEMU Overlay Zone Amendments, below. Table 1: S mary of MEMU Overlay Zone Amendments Amendment Issues and "pact Map. Re -designate northern Issue: Village Center and Neighborhood Transitional land use segments of the existing MEMU district boundaries bisect existing development sites in the northern Overlay Zone area as Village segment of the existing MEMU Overlay Zone area.. Center. Amendment Impact: Creates a uniform land use district in the northern segment of the existing MEMU Overlay Zone area without impacting sensitive land uses. Land Use. Allow multiple -family Issue: Multiple -family residential uses are prohibited within the residential uses as part of a mix Village Center land use district. use development. Amendment Impact: Creates additional opportunities for multiple - family development as part of a mixed-use project in a large portion of the existing'MEMU Overlay Zone area. Land Use. Allow religious Issue: Churches and other religious assemblies are not currently assembly in all land use districts identified as an allowable use in any MEMU land use district. subject to approval of a conditional use permit (CUP) Amendment Impact: Ensures that the City complies with current case law requiring religious assembly where other forms of community assembly are otherwise allowed Land Use. Amend the uses Issue: Non-residential uses allowed as part of a mixed-use permitted in each MEMU land development are restricted to a handful of business types in the use district to more closely match Neighborhood Transitional district. uses permitted in other form - based code areas in the City Amendment Impact: Creates greater opportunities for commercial uses to locate within mixed-use projects in the MEMU area and creates consistency between the MEMU, Harbor Plan, and Transit Zoning Code. New uses include eating establishments (cafes, restaurants), bakeries, retail and service uses, and allows products to be sold as an ancillary component of a professional business. 75B-8 GPA No. 2018-3, AA No.2018-6,, ZOA No. 2018-3, and SPR No. 2018-62.Metro East Mixed Use (MEMU) Overlay Zone and Elan projects July 23, 2018 Page 5 Table 1:,S Mary of MEMU'Overla Zone Amendments _ Amendment Issues and Impact Development Standard. Issue: Currently the MEMU requires 100 square feet of Reduce private/public open private/common open space required per unit in the Neighborhood space requirement to 90 square Transitional, Village Center, and Active Urban land use districts. �in feet per unit. other City form -based codes the standard is 90 square feet per unit. Amendment Impact: Amends the MEMU open space standards to be consistent with other Santa Ana form -based code areas, including the Harbor Plan and Transit Zoning Code. Development Standard. Amend Issue: Building setbacks are prescribed depending on land use setback standards to be district and by yards (front, side, rear, etc.); Rear -yard setbacks for consistent with those contained in buildings over three and ten stories are 100 feet and 150 feet; the Harbor Plan, which prescribe respectively, resulting in disproportionately -large rear yard areas setbacks based on relation to the becoming undevelopable. street and surrounding land uses. Amendment Impact: Amends the MEMU setback standards to be consistent with the Harbor Plan. For developments adjacent to residential land uses, the property line setback proposed is 15 feet (up to the 2`d floor), 20 feet (up to the 6" floor), and 30 feet (71' floor and above). This amendment will reduce the number of variance and/or density bonus incentives/concessions and waiver requests. Development Standard. Amend Issue: Neighborhood Transitional and Office land use districts allow allowable height in the buildings up to 3 and 6 stories, respectively, which do not match Neighborhood Transitional and current market demands and increases in real estate values and Office land use districts to allow costs. buildings up to 4 and 10 stories, respectively. Amendment Impact: Amends building height standards to be consistent with other Santa Ana form -based code areas, including the Harbor Plan and Transit Zoning Code while respecting sensitive land uses that may be nearby. This amendment will reduce the number of variance and/or density bonus incentives/concessions and waiver requests. Elan Mixed -Use Development The SAMC and MEMU Overlay Zone require that the Planning Commission review a site plan review application for any project proposed within an overlay zone that is built to the overlay zone's standards. The Elan project site is currently located in the General Commercial (C-2) and Multiple -Family Residence (R-3) zoning districts. However, because the City is,proposing to apply the OZ -1 designation to the project site, Planning Commission approval of a site plan review application is required in order for the project to materialize. Staff will draft the Elan 75B-9 GPA No. 2018-3, AA No.2018=6, ZOA No. 2018-3, and SPR No. 2018-02 Metro East Mixed Use (MEMU) Overlay Zone and Elan projects July 23, 2018 Page 6 project's Site Plan Review (SPR) No. 2018-02 resolution if directed to do so by the Planning Commission. The City Council is not required to act on or review the Elan project's SPR application. The Elan project requires approval of a separate site plan review application by the Planning Commission. The project is described in Table 2: Elan Project Conformance .to Development Standards, below. Table 2: Elan Project Conformance to Development Standards Standard or Item Conformance and Analysis MEMU Land Use District and Complies. The Elan project contains a multiple -family component, a, Allowable Use. The Active commercial component, and seven live/work units. Urban (AU) land use district allows multiple -family residential as partof a mixed-use project. Number of Residential Units. Complies. Building 1 will contain 310 residential units, including seven No density prescribed. live/work units. The unit mix consists of approximately 57 -percent (177) studio and one -bedroom units and 43 -percent (133) two- and three-bedroom units. Building 2 will contain 293 residential units. The unit mix consists of approximately 42 -percent (123) studio and one - bedroom units and 58 -percent (170) two- and three-bedroom units. Overall, the project will contain 49.6 -percent one- and two-bedroom units, and 50.4 -percent two- and three-bedroom units, satisfying the Housing Element's goals and policies of designing projects for a variety of housing types, including large families. Commercial Component. All Complies. The entire project frontage on First Street has been projects in the MEMU Overlay designed for commercial space. Elan will contain 8,530 square feet of Zone must be mixed-use, but no leasable commercial area, which could be nearly doubled to 16,338 minimum commercial square square feet if a second floor or mezzanine were constructed within footage is prescribed. the large -volume commercial space. The project has been conditioned to be designed and conditioned to maintain the flexibility to expand the commercial floor. The development will also contain seven live/work units. Combined„ the live/work units will contain 4,333 square feet of commercial square feet consisting of ground -floor shopkeeper units and upper- level residential/work areas. Overall, the project has the capacity of approximately 19,700 square feet of commercial area. 75B-10 GPA No. 2018-3, AA No.2018-6, ZOA No. 2018-3, and SPR No. 2018-02 Metro East Mixed :Use (MEMO) Overlay Zone and Elan projects July 23, 2018 Page 7 Table 2: Elan Project Conformance to Development Standards _. Standard or Item Conformance and Analysis Stories. Developments in the Complies. The Elan project is comprised of twobuildings, the first with Active Urban land use district seven stories and the second with five. The taller building with the must contain a minimum of 3 commercial uses is placed closer to First Street to maximize its street stories with no maximum. presence, visibility for commercial tenants, and to reduce impacts on' lower -scale multiple -family structures toward the'south and west of the project site. Minimum Site Area. Complies. The project site contains 6.38 acres. The large site size Developments in the Active provides an opportunity for greater publicly -accessible and private Urban land use district must open space on site, parking, and the proposed improvements to Elk, contain at least 1 acre. Lane. Permitted Frontage. Complies. Shopfront and forecourt provided. The shopfront design Developments in the Active maintains the commercial character of First Street, and the forecourt Urban land use district must designs elsewhere on site break up the building's massing and contain either forecourt, volume where it is adjacent to lower -scale multiple -family land uses. shopfront, gallery, or arcade frontage types. The entire frontage of the proposed project along First Street, has been designed as a shopfront with commercial retail. In addition, the' northern half of Building 1's Lyon Street frontage is also dedicated to commercial use. Publicly -Accessible Open Complies. Publicly -accessible open space ranges from 18 percent Space. Developments in the (Building 2 site) to 23 percent (Building 1 site). The publicly - Active Urban land use district accessible open space is at the project's ground -level, allowing must contain at least 15 percent access from the surrounding community into the heart of the of the total lot area as publicly- development. accessible open space. Private/Common Open Space. Complies. The project provides over 100 square feet of private open Private/Common open space for space per residential unit. Moreover, the project would continue to projects located in the Active comply with this requirement if the MEMU open space standards are Urban land use district must be amended. at least 100 square feet per unit. Building Setbacks. Complies, with MEMU amendments. The front setback (First Street) Developments in the Active and side setback on Lyon Street comply. The Elk Lane side setback Urban land use district that exceeds the 10 -foot maximum allowed, but this standard is proposed contain between 4 and 9 stories to be amended to allow additional setbacks if publicly -accessible must contain setbacks of 0-20 open space is provided in its place. Moreover, the building's rear feet (front), 0-10 feet (side), 100 setback (31 feet) is proposed to be amended to more closely match feet•(rear). the standards contained in the Harbor Plan (minimum 5 feet). 75B-11 GPA No. 2018-3, AA No2018-6, ZOA No. 2018_ -3, and SPR No. 2018=02 Metro'East Mixed Use (MEMU) Overlay Zone and Elan projects July 23, 2018 Page 8 Table 2:iElanPro ect Conformance to Development Standards Standard or Item Conformance and Anal sis Parking: Mixed-use Complies. 1,209 parking spaces provided (2.00 spaces per unit). The developments with less than 10 project has been designed to provide at least one parking space per percent of gross floor area dedicated to commercial. uses residential unit, and with dedicated commercial parking inside Building 1's must contain 2.0 parking spaces parking structure. Finally, the street 'improvements surrounding the project site will maintain street parking for the per unit, with every unit allocated residents and surrounding community. at least one space. Driveway Width. Driveways'on Complies. The maximum width of any driveway leading into the development sites may be up to project site is 24 feet, enhancing the experience for pedestrians and 24 feet wide. cyclists in the area and reducing'the impacts of vehicular movements onto surrounding streets. Building, assing. Complies. The buildings feature multiple volumes and breaks' Developments must contain a designed to reduce massing. These features allow the project to variety of massing, volume, and avoid a monotonous appearance and reduce its visual impact on the step -backs to increase building surrounding community. articulation, Courtyard Height -to -Width Complies. Ratios provided range from 1:1 or 1:2: The,generous ratios Ratios. Courtyards must be designed with ratios of 2:1 maximize light and air in the ,courtyards, reducing the amount of shadow and creating a better experience for residents and guests (enclosed on four sides) or 3:1 using the open space areas on site. (open on one or more sides). Findings for Site Plan Review Complies. The Elan project is a mixed-use project that will materially Approval. MEMU Sec. 8.2, assist with activating a vacant parcel and vacant building. The project subsections a through d inclusive will introduce a mixed-use development that will activate its require findings to, show that the surroundings with new commercial experiences, amenities, and a full development plan furthers the reconstruction of Elk Lane, which will enhance the sense of entry to MEMU objectives, meets the Santa Ana Zoo. The project has been carefully designed to development standards, is complement the zoo to the east and to minimize impacts on existing compatible with adjacent multiple -family residences to the south and west through building development, and its land uses, articulation and step-downs in massing, through the screening of all site design, and operational plan parking and loading activities within the project site, and through are compatible and harmonious. construction of a limited number of driveways on Elk Lane and Lyon Street. Elan Site Planning, Architecture, Elk Lane Improvements, and Commercial Component The centerpiece Elan's onsite publicly -accessible open space is a large street -level courtyard between the two buildings on the project site. The courtyard will contain a large lawn, forest walk, pavilion, dog area, boardwalks, bike racks, and a drop-off area for the community and public. The 75B-12 GPA No. 2018-3, AA No.2018-6, ZOA No. 2018-3, and,SPR No. 2018-02 Metro East Mixed_ Use (MEMU) Overlay Zone and Elan projects July 23, 2018 Page 9 courtyard will be surrounded by an artist gallery, leasing office, and other community amenities. Additional open space on site will serve the residents and tenants within the community. Amenity rooms, decks and balconies, two pool areas and private courtyards, and view rooms will meet or exceed the•present and proposed (amended) MEMU standards. The project's landscape palette has been selected to match and complement the Santa Ana Zoo. that lies to the east of the project site across Elk Lane. The project frontage will also be improved with unique lighting and street furniture to match the Santa Ana Zoo. The applicant. has coordinated the landscape plan with the Public Works and Parks, Recreation and Community Services agencies. Elan will feature a contemporary architectural style with Mid-century modem elements. Building materials are designed to mimic or complement the natural environment, with generous use of horizontal elements and carefully -placed vertical emphases, angles, metal brows; and fiber cement siding resembling wood, wood railings, glass, concrete, and cement blocks. The project's defining architectural features are the 24-fo6t high ceilings for the commercial component and the full - height illuminated Window Wall along First Street. All utilities, loading, and move -ins will be contained within the building, and all parking (subterranean or •above -ground structure) will be concealed from view from both the public and from within the project. The contemporary style also incorporates influences commemorating the Elks Lodge and Saddleback Inn. As part of the project, the applicant has proposed a full reconstruction of Elk Lane between First Street and Chestnut Avenue. The improvements are voluntary and have been coordinated with the Planning and Building, Public Works, and Parks, Recreation and Community Services agencies. Improvements include undulating sidewalk patterns on the project site, sidewalk improvements on the zoo (east) side of Elk Lane, and new bulb -outs and crosswalks on both sides of Elk Lane. The applicant has committed to constructing the new street, sidewalks, curbs, parking, and gutters, and will landscape both sides of Elk Lane, with the City assuming the long-term responsibility of maintenance through a maintenance agreement. These improvements have been designed to take into account the new Zoo Master Plan, adopted in March 2018. In addition to the improvements to Elk Lane, the project will require reconstruction of sidewalks, curbs, and gutters along First and Lyon streets. Portions of all streets along the project's frontage (Elk Lane and First and Lyon streets) will also be repaved. The project will be conditioned to,require continued coordination among the Planning and Building, Public Works, and Parks, Recreation and Community Services agencies to identify opportunities for street art, signage, and other installations to complement the Santa Ana Zoo. The commercial component on First Street and the live/work units' ground -floor shopkeeper spaces have been designed to accommodate a wide range of -tenants and to be expanded if market conditions warrant. The First Street commercial space has been designed with full two- story volumes, enabling the square footage to be doubled within to over 96,060 square feet. This square footage can accommodate half a dozen smaller tenants, a large pharmacy, or neighborhood market and cafe. The design and success of the commercial spaces are intended to 75B-13 GPA No. 2018-3, AA No.2018-6, ZOA No. 2018-3, and SPR No. 2018-02 Metro East Mixed Use (MEMU) Overlay Zone and Elan projects July 23,'2018 Page 10 serve as a catalyst for reinvestment in or new commercial developments on First Street as market conditions improve and demand increases. Although the developer has not yet identified tenants, Elan's commercial spaces have been designed with large volumes and high ceilings for "experiential" businesses such as specialized retail, cafes, creative offices, and other street -activating commercial uses. All commercial areas within the project will be conditioned to be available for commercial use at all times and will prohibit future conversion to additional residential units. California Environmental Quality Act (CEQA) Analysis The original MEMU EIR certified in 2007 analyzed issues identified during the Notice of Preparation (NOP) public review period, including: aesthetics and design, traffic and parking, provision of open space, safety, housing affordability and overcrowding, burdening of the public services and infrastructure, and construction and operational air quality. Because these items analyzed in the original EIR, and because'the nature of the MEMU expansion and amendments is consistent with what was analyzed in the original EIR, an SEIR was prepared to address any subsequent impacts resulting from the Elan project and from expanding the MEMU to the East First Street area. The SEIR has been prepared pursuant to the requirements of CEQA and discloses the environmental impacts associated with implementing the proposed project and includes mitigation measures that can reduce potential impacts to the extent possible or to below a level of significance. The SEIR analyzes impacts related to air quality, cultural resources, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, transportation/traffic, and tribal cultural resources. Other impacts from components such as aesthetics, agriculture/forestry, biology, geology/soils, mineral resources, populations/housing, public services, and utilities/service systems were excluded ,following the NOP public review or were adequately addressed in the original MEMU EIR and are not expected to intensify with the MEMU expansion and amendments. Based on the draft SEIR's analysis, the MEMU Overlay Zone expansion's impacts would be consistent with those identified in the original 2007 EIR and would result in significant and unavoidable impacts to air quality, noise, and transportation/traffic. However, development of the Elan project would result in a substantial ,adverse change to an eligible but unlisted historical resource (the now -vacant Elks Lodge building), which was not addressed in the 2007 EIR. The demolition constitutes an adverse impact for CEQA purposes. As a result, preparation of the current draft SEIR was required, and the draft SEIR analyzes and proposes mitigation for ,the demolition of the Elks Lodge building and for the entire MEMU project. The draft SEIR's Notice of Availability (NOA) was published ,in the Orange County Register and posted to the County Clerk on June 12, 2018 for the required 45 -day public comment period. The draft is also available for public view at the, City Hall Planning counter and the Santa Ana Library. 75B-14 GPA No. 2018-3, AA No.2018-6, ZOA No. 2018-3, and SPR No. 2018-02 Metro East.Mixed Use (MEMU) Overlay Zone and Elan projects July 23, 2018 Page 11 in the Civic Center. The public comment period ends on July 27, which will allow the,Cify to respond to any comments received and incorporate comments .and responses into the 'Final SEIR before the City Council public hearing, tentatively scheduled on August 21. As of'.this printing, no comments or communications from the public have been received on .the draft.SEIR. All mitigation measures in the original EIR and associated Mitigation Monitoring and Reporting Program (MMRP) have been enforced and continue to apply to the proposed Elan. project. The same measures identified in the original MEMU EIR MMRP are carried over within the draft SEIR. New mitigation measures proposed for the Elan project include documenting the building to Historic American Building Survey (HABS) Level 2 standards, preserving distinctive Elks Lodge building elements on the Elan project site, and developing an interpretative opportunity on the Elan site for public enjoyment. In addition to these measures, the applicant is proposing !to commemorate the Saddleback Inn, which occupied a portion of the site before its demolition. The full -height illuminated window wall along First Street will contain a view room to be -named after Walt Disney, who frequented the Saddleback Inn. In addition, a health risk assessment (HRA) was prepared to identify any impacts from developing a residential community near a major freeway. 'Using two methods of analysis, the HRA finds that a less than significant impact to project residents would occur due to the project's proximity to a major freeway. Economic Impacts MEMU Overlay Zone Expansion With the exception of the AMCAL community and Holiday Inn Express projects, the majority of the 52 parcels that are proposed to be rezoned with the OZ -1 designation have not undergone substantial improvements since first .being developed. The OZ -1 designation will provide opportunities for market-driven redevelopment, without a full rezoning or property takings. Moreover, amending the MEMU document is intended to respond to current market demands in the area. A large portion of the MEMU Overlay Zone is designated "Village Center; which allows office and commercial developments. However, the only form of housing allowed in this district is live/work construction. In order to facilitate development in the original MEMU area, the City's amendment to allow construction of multi -family housing in this land use district will directly address several development projects that are anticipated in the MEMU area that have not yet submitted development applications due to the live/work restriction. Other amendments, such as modifying development standards to more closely match standards found in other zoning districts, are.. intended to streamline the development process without the need for variance applications or density bonus incentives/concessions or waivers. This streamlining is intended to provide greater predictability to developers engaging in the development review process and is expected to result in additional medium- to large-scale developments in the area. 75B-15 GPA No..2018-3, AA No:2018-6, ZOA'No. 2018-3, and SPIR No. 2018-02 Metro East Mixed Use (MEMU) Overlay Zone, and Elan projects July`23, 2018 Page 12 ;Elan'Mixed Use Proiect The Elan project is expected to produce 'up to 3,000 temporary jobs through construction and project management, and 125 permanent jobs in the commercial spaces (First Street commercial component and seven live/work lofts), and in onsite management and building service vendors (waste collection, pool servicing, fitness room maintenance, technology/IT, landscape maintenance; etc.). Its .valuation is currently estimated' at $200,000,000, which will result in approximately $17,500,000 new fees for the City. Among these fees are approximately.$8,006,000 in inclusionary housing in -lieu fees. These fees will allow the City to continue providing services to the community, portions of which will be reinvested in parks and community facilities in the project vicinity. The applicant's investment in the Elk Lane improvements is estimated to be $1,200,000. Finally, the large commercial component of the project is expected to produce additional sales and business taxes for the City. The project will be conditioned to require preservation of its commercial components in perpetuity and'to maintain its property values through site maintenance and site management. Public Outreach The City held an information session/community meeting on September 7, 2017 at the Elks Lodge building, which is located on the project site. Over 100 members of the community attended. The meeting was advertised on various forms of social media, through Neighborhood Initiatives staff, and through.a mass -mailing to 2,800 recipients that included property owners, renters, and tenants that included a'500 -foot buffer surrounding the existing and proposed MEMO areas. Following the September 7, 2017 meeting, City staff and the Elan project's applicants attended two Saddleback View and Lyon Street neighborhood associations' meetings where the MEMU expansion and the Elan project were discussed. On January 22, 2016, staff presented a work-study session on the MEMU expansion and Elan projects to the Planning Commission. Members of the Planning Commission asked staff questions about the projects, tinning, and separate parking study. Since the MEMU expansion and Elan projects' inceptions, the City has maintained topical webpages that have been updated with relevant information; plans, and other information. City staff have also met with interested parties, including property owners and tenants within and outside. the MEMU project area. While 'there have been:phone calls .and remails received throughout the course of this project, at the time of this printing, no correspondence, either, written or electronic, -had been received from.any members of the public. 75B-16 GPA N6.20,18-3 ' o.2018-3', AA No:2018-6, ZOA No. 2018-3, and SPR No. 2018-02 Metro East Mixed Use (MEMU) Overlay Zone and Elan projects July 23; •2018 Page 13 Strategic Plan Aliqnment Approval of this item supports Goal No. 3 Economic Development, Objective No. 2 (Create new opportunities for business/job growth and encourage private development through new General Plan and Zoning Ordinance policies), and Goal No. 5 Community Health, Livability, Engagement and Sustainability, Objective No. 3 (Facilitate diverse housing opportunities and support efforts to preserve and improve the livability of Santa Ana neighborhoods) and Objective No. 4 (Support neighborhood vitality and livability). Conclusion Based on the projects' analyses, staff recommends that the Planning Commission recommend that the City Council approve Subsequent Environmental Impact'Report No. 2018-15 (SCH No. 2006031041) for the Metro East Mixed Use Overlay Zone expansion and Elan projects; General Plan Amendment No. 2018-03, Amendment Application No. 2018-06, and Zoning Ordinance Amendment No. 2018-03 for the MEMU Overlay Zone expansion project; and that the Planning Commission approve SPR No. 2018-02 as conditioned for the Elan project. All Pezeshkpour, AICP Senior Planner AP:sb SAPIanning COMMISSI0n1201817-23-181GPA 18-3 AA 18.3 ZOA 18.3 MEMUIGPA18-3 ZOA18-3 AA18-3 SPRM-2 MEMU 07232018.pa Exhibits 1. Draft General Plan Amendment Resolution 2. Draft Amendment Application (Zone Change) and Zoning Ordinance Amendment Ordinance 3. Draft General Plan Amendments 4. Draft Sectional District Map 5. Draft MEMU Overlay Zone Amendments 6. Elan Project Site Photo 7. Elan Project Site Plan 8. Elan Project Landscape Plan 9. Elan Project Open Space Exhibit 10. Elan Project Floor Plans 11. Elan Project Renderings 12. Elan Project Elevations 13. Draft Elk Lane Street Improvement Plans 14. Draft Subsequent Environmental Impact Report.(SEIR) and Appendices 75B-17 ILS 7.23:18 RESOLUTION NO. 2018-xx A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA CERTIFYING FINAL SUBSEQUENT ENVIRONMENTAL IMPACT REPORT 'N0. 2018-15 (SCH NO. 2006031041) AND THE MITIGATION MONITORING AND REPORTING PROGRAM, CEQA FINDINGS OF FACT AND STATEMENT OF OVERRIDING CONSIDERATIONS; GENERAL PLAN AMENDMENT NO. 2018-03 AND FOR THE PROPOSED METRO EAST MIXED USE OVERLAY ZONE EXPANSION AND AMENDMENTS PROJECT AND THE ELAN DEVELOPMENT PROJECT LOCATED AT 1660 EAST FIRST STREET BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF.SANTA ANA AS FOLLOWS: Section 1. The City, Council of the City of Santa Ana hereby finds, determines and declares as follows: A. The City of Santa Ana (City) is requesting approval of General Plan Amendment No. 2018-03 to amend the General Plan land use designation of 53 parcels located in the existing Metro East Mixed Use (MEMU) Overlay Zone. (OZ -1) and in the proposed MEMU expansion area to be consistent with the current land uses and proposed zoning designations in the MEMU project area. In addition, Warmers Properties (Applicant) is requesting approval of Site Plan Review No. 2018-02 to allow -a 603 -unit mixed-use development project at 1660 East First Street, which has been reviewed and approved by the Planning Commission subject to approval of this General Plan Amendment, and separate but related Amendment (Zone Change) and Zoning Ordinance Amendment applications. B. On July 23, 2018, during the 45 day public comment period, the Planning Commission held a duly noticed public hearing and voted to recommend that the City Council adopt a resolution certifying Subsequent Final Environmental Impact Report No. 2018-15 (SCH No. 2006031041) and approving the Mitigation Monitoring Program, Findings of Fact and Statement of Overriding Considerations; General Plan Amendment No. 2018-03; Amendment Application No. 2018-06; and Zoning Ordinance Amendment No. 2018-02 for the Metro East Mixed Use Overlay Zone expansion and amendments project. EXHIBIT 1 Resolution No. 2018-xx 75B-18 C. On August 21,'2018, the City Council of the City of Santa Ana held a duly noticed public hearing to consider all testimony, written and oral, related to Subsequent Final Environmental Impact Report No. 2018-15 (SCH No. 2006031041), General Plan Amendment No. 2018-03, Amendment .Application No. 2018-06; and Zoning Ordinance Amendment No. 2018-02 for the Metro East Mixed Use Overlay Zone expansion and amendments project, at which time all persons wishing to testify were heard, the project was fully considered, and all other legal prerequisites to the adoption of this Resolution occurred. D. Pursuant to the California Environmental Quality Act (Pub. Res. Code sec. 21000 et seq.; CEQA"), and the State CEQA Guidelines the City has determined that a Subsequent Environmental Impact Report (SEIR) should be prepared pursuant to CEQA In order to analyze all potential adverse environmental impacts of the proposed project. Pursuant to Public Resources Code section 21067 and the State CEQA Guidelines (Cal. Code Reg., tit. 14 Sec 15600 et seq.) section 15651, the City is the lead agency for the'proposed Project. 2. In accordance with CEQA, the recommended actions have been reviewed through an SEIR. Sections 15080 through 15097, and 15162 of the State CEQA Guidelines (Article'7) guide the process for the preparation of an EIR and an SEIR. 3. The California Environmental Quality Act (CEQA) requires 'that, where there is the potential for environmental impacts as the result of a proposed project, an EIR be prepared in order to study and analyze any potential environmental impacts, disclose such potential impacts to the public, and mitigate such, impacts to the greatest extent feasible. As such, an EIR was prepared for'the original MEMU Overlay Zone in 2007 and was subsequently certified by the City Council. 4. An SEIR is prepared when an EIR has been certified for a project and the lead agency determines that one or more ,of the criteria listed under Section 15162 and 15163 of the State CEQA Guidelines are met. The City has determined that an SEIR is the most appropriate. environmental document due to the characterization of the proposed changes to the project that was previously approved with the certified Final EIR for the MEMU Overlay Zone in 2007. The current SEIR has been prepared pursuant to the requirements of CEQA and discloses the Resolution No. 2018-xx 75B-19 environmental impacts associated with implementing the proposed Project and includes mitigation measures that can reduce potential impacts to the extent possible or to below a level of significance. The proposed project will be consistent with the prior findings in the original 2007 Final EIR certified by the City Council, and significant and unavoidable environmental impacts disclosed in the 2007 EIR Would remain for air quality, noise, and transportation/traffic. However, development of the Elan project would result in a substantial adverse change to an. eligible historical resource (the now -vacant Elks 'Club building), which was not addressed in the 2007 EIR. As a result, preparation of the current -draft SEIR was required, and the draft SEIR analyzes and proposes mitigation for the demolition of the Elks Club building, 5. The'SEIR, as required by CEQA, contains 1) an Initial Study; 2) a project description; 3) a description of the environmental setting, .potential environmental impacts, mitigation measures for any significant effects, and consistency with plans and policies; and 4) names of prepares. The mitigation measures included in this SEIR are designed to reduce or eliminate the potentially significant environmental impacts described herein. The scope of the SEIR evaluates the proposed project's effects on the following resource topics: air quality, cultural resources, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, transportation/traffic, and tribal cultural resources. 6. The City prepared a draft SEIR and published the Notice of Availability (NOA) in the Orange County Register as well as posted the NOA at the Orange County Clerk's Office on June 12, 2018. The City circulated the draft SEIR for a 45 -day :public review between June 12, 2018 and July 27,2018. The -draft SEIR was available for public review at the Santa Ana City Hall, the City of Santa Ana Main Library, and on the City's website. 7. During the 45 -day public review period, the City held a regularly scheduled public hearing with the Planning Commission on July 23, 2018, to receive comments regarding the draft SEIR. 8. The City received a total of written comment letters during the public review period and evaluated all comments received from the persons or agencies that reviewed the draft SEIR. Pursuant to Section 15088 of the State CEQA Guidelines, the City, as the lead agency for the project, has reviewedall comments received on the Resolution No. 2018-xx 75B-20 document. The City provided written responses to all agencies and members of .the public commenting �on the draft SEIR at least 10 days priorto the City Council hearing. 9. The City has prepared a Final SEIR, consisting of comments and recommendations received during the 45 -day public review and comment period, written responses to those comments, and revisions and clarifications to the draft SEIR in response to those comments. For the purposes of this Resolution, the SEIR shall refer to the draft SEIR, including all of the technical studies and appendices to the draft SEIR, as revised by the Final SEIR's revisions, together with the other sections of the .Final SEIR, including all of the technical studies, attachments, and appendices to the Final SEIR. 10. Findings of Fact with respect to environmental impacts, including environmental impacts identified in the Final SEIR as potentially significant, but which the City finds can be substantially lessened through the imposition of feasible mitigation measures identified in the Final SIER, are described in Exhibit A attached hereto and incorporated herein by this reference. 11. As a result of the environmental analysis in the SEIR, one significant impact was found from the construction of the proposed project that pertains to loss of an eligible historic resource. Accordingly, the City has also prepared a Statement of Overriding Considerations in compliance with Public Resources Code Sections 21081 and CEQA Guidelines Section 15093, which finds that specific economic, legal, social, technological, or other benefits of the proposed .project outweigh the significant and unavoidable impacts identified ;in the EIR, as described in Exhibit B attached hereto and Incorporated herein by this reference. 12. Mitigation measures have been provided to address potential environmental impacts, with a list of these mitigation measures found within the attached Mitigation Monitoring and Reporting Program (MMRP) attached hereto as Exhibit C and incorporated herein by this reference. Mitigation measures have been outlined to address potential impacts stemming from adoption of the original MEMU EIR and the 2018 MEMU expansion and amendments project's SEIR. Resolution No. 2018-xx 75B-21 13. All the requirements'of CEQA and the State CEQA Guidelines have been satisfied by the City in the Final SEIR, which is sufficiently detailed so that all -of the potentially significant environmental effects of the proposed project, have been adequately evaluated. 14. The Final SEIR prepared in connection with the ,proposed project sufficiently analyzes both the feasible Mitigation Measures :necessary to avoid or substantially lessen the proposed project's ,potential environmental impacts and a range of feasible alternatives capable of eliminating or reducing these effects in accordance with CEQA acid the State CEQA guidelines. 15. All of the findings and conclusions made by the City Council pursuant to this Resolution are based upon the 'oral and written evidence presented to the City Council as a whole and not based solely on the information provided in this Resolution. 16. Prior to taking action, the City Council has heard, been presented with, reviewed and considered all of the information and data in the administrative record, including the Final SEIR, and all oral and written evidence presented to it during all meetings,and hearings, all of which is incorporated herein by this reference. 17. The City has not received any comments or additional information that produced substantially new information requiring recirculation or additional environmental review under Public Resources Code sections 21166 and 21092.1 and State CEQA Guidelines section 15088.5. E. General Plan Amendment No. 2018-03 has been filed to amend the General Plan to change the land use designation of certain parcels located in the existing Metro East Mixed Use (MEMU) Overlay Zone (OZ -1) and in the ,proposed MEMU expansion area to be consistent with the current land uses and proposed zoning designations in .the MEMU project area. The amendments will designate properties located in both the existing MEMU area and in the MEMU expansion area as Urban Neighborhood (UN) or District Center (DC) as shown on Exhibit D. Currently, the land use designations of the properties are;inconsistent with the proposed OZ -1 designation. This project will' require amendments to the Land Use and .Urban Design elements of the 'General Plan to designate parcels in the MEMU eiipansiori area Resolution No: 2018-xx. 75B-22 either UN or DC, and parcels within the existing MEMO area either UN or DC, to match current or anticipated land uses. 2. The proposed project will be consistent with several goals and policies of the 2014 Housing Element. First, the project is consistent with Goal 2, which encourages diversity of quality housing, affordability levels, and living experiences that accommodate Santa -Ana's residents and workforce of all household types, income levels, and age groups to foster an inclusive community. Second, the project supports Goal 4 to provide adequate rental and ownership housing .opportunities and supportive services. Further, the 'project is consistent with Policy HE -2.2 to create District Centers with 'high intensity, mixed-use urban villages and pedestrian -oriented experiences; and Policy HE -2.4 to facilitate diverse types, prices, and sizes. of housing. The MEMU expansion and amendments project will result in an overall increase in land available for residential development and will not impact the inventory •6f housing opportunity sites needed to achieve City's 2014-2021 RHNA allocation. 3. The City Council has weighed and balanced the General Plan's policies, both old and new, and has determined that based upon this balancing that General Plan Amendment No. 2018-03 is consistent with the purpose of the General Plan. Section 2. Certification. The City hereby certifies that (1) the SEIR has been prepared, processed, and noticed in accordance with CEQA and the State CEQA Guidelines; (2) the SEIR was presented to the City Council and the City Council has reviewed and considered the information contained in the 'SEIR prior to considering adoption of the project, and (3) the 'SEIR reflects the independent judgment .and analysis of the City Council and is deemed adequate .for the purposes of making decisions on the merits of the Project. Section 3. CEQA Findings. The City hereby adopts the CEQA Findings, which were prepared in accordance with Public Resources Code section 15091 and Which are attached hereto as Exhibit A and incorporated herein by this reference as if fully set forth herein. Section 4. Statement of Overriding Considerations. The City hereby adopts the Statement of Overriding Considerations made in connection with the approval of the Project pursuant to CEQA Guidelines Section 15091., which is attached hereto as Exhibit B and incorporated herein by this reference as if fully set forth herein. Section 5. Mitigation Monitoring Program. Pursuant to Public Resources Code section 21081.6, the City Council hereby adopts the Mitigation Monitoring Resolution No. 2018-xx: 75B-23 Program attached hereto as Exhibit C and incorporated herein by this reference. The City finds that the. Mitigation Monitoring Program is designed to ensure that, during the implementation of the Project, the City and any other responsible parties implement the components of .the Project 'and comply with the mitigation measures idehtified in the Mitigation Monitoring Program. Section 6. Wildlife Resources. Pursuant to Title XIV, California Code `of Regulations (CCR) § 735.5(c)(1), the City Council .has determined that, after considering the record as a Whole, there is no evidence that the proposed Project will have the potential for any adverse effect on wildlife resources or the ecological habitat upon which wildlife resources depend. The proposed Project exists in, an urban environment characterized by paved concrete, roadways, surrounding buildings and human activity. However, pursuant to Fish and Game Code § 711.2 and Title XIV, CCR. § 735.5, the payment of Fish and Game Department filing fees in conjunction with this project is at the discretion of the State of California Department of Fish and Wildlife. Section 7. Approvals. Based on the entire record before the City Council, all written and oral evidence; presented, the CEQA Findings, the Statement of Overriding Considerations, and the Mitigation' Monitoring Program, all attached and incorporated herein as Exhibit A, Exhibit B, and Exhibit'C'to this Resolution, the City Council of the City of Santa Ana hereby: A. Adopts the CEQA findings, adopts the Statement of Overriding Considerations, and certifies Final Subsequent Environmental Impact Report No. 2018-15, and approves the Mitigation Monitoring Program for the MEMU Overlay Zone Expansion and Elan projects; B. Approves General Plan Amendment No. 2018-03; and, These decisions are based upon the evidence submitted at the above said .hearing, which includes,. but is not limited to: the Request for Council Action dated August 21, 2018, and exhibits attached thereto; and the public testimony, written and oral; all of which are incorporated herein by this reference. Section 8. Indemnification. The Applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its ,approval of this project, and any approvals associated with the project, including, without limitation, any CEQA review or approval, except .to the extent caused 'by the sole.negligence of the City of Santa Ana. Section 9. Ordinances. This Resolution shall not .be effective unless and until Ordinance No. NS= (AA No. 2018-06 and ZOA No. 2018-03) and Ordinance No. NS- become effective. If said ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise does not go.into effect for any reason, then this resolution shall be null and void and have no further force and effect. Resolution No. 2018-xx 75B-24 Section 10. Judiciai Review. These decisions rendered by the City Council of the,City of Santa Ana are final and are subject to judicial review pursuant to California Code of Civil Procedure section 1094.6. The Planning and Building Agency shall give direct notice to the Applicant of the City Council's decisions and these findings. Section 11. Location of Documents and Custodian of Records. The documents and materials that constitute the record of proceedings on which the CEQA Findings in Exhibit A of this Resolution have been based are located at 20 Civic Center Plaza, Santa Ana. The custodian for these records is the Santa Ana Clerk of the Council. This information is provided in compliance with Public Resources Code section 21081.6.. -Section 12. Notice of Determination. The -City Council hereby directs staff to file a Notice of Determination with the "County of Orange within 'five (5) working days of final Project approval. ADOPTED this _ day of ,.2018. APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Lisa Storck Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers. Resolution No. 2018-xx Miguel A. Pulido Mayor 75B-25 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest.to and certify the attached Resolution No. 2018-xx to'be the original resolution adopted. by the City Council of the City of Santa Ana on 2018. Date: Clerk of the Council City of Santa Ana 75B-26 Resolution No. 2018-xx ORDINANCE NO. NS-XXXX AN ORDINANCE ,OF THE CITY COUNCIL OF'THE CITY OF , SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2018-06 REZONING VARIOUS PROPERTIES LOCATED ALONG THE FIRST STREET CORRIDOR AND ZONING ORDINANCE ,AMENDMENT NO. 2018-03 AMENDING THE METRO EAST MIXED USE OVERLAY ZONE (OZ -1) THE CITY COUNCIL OF THE, CITY OF SANTA ANA DOES_ ORDAIN AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds; determines and declares as follows: A. In 2007, the City Council approved and adopted the Metro East Mixed Use (MEMU) Overlay Zone (OZ -1). The MEMU was intended 'to provide the framework for future redevelopment of a 200 -acre section of the City along First and Fourth streets between the Santa Ana (1-5) and Costa Mesa (SR - 55) freeways. B. Since 2007, one development project has been constructed and 'three others entitled that are consistent with the goals and objectives of the MEMU. However, changes to the development market following the recession have resulted in the need to modify the MEMU in order to continue to further the goals of the plan while implementing a regulatory framework that protects the health, safety, and welfare of the City: C. Amendment Application No. 2018-06 has been filed by the City of Santa Ana to apply the OZ -1 designation to approximately 52 parcels located along First Street between Grand Avenue and the Santa Ana (1-5) Freeway and along Lyon Street and Elk Lane between First Street and Chestnut Avenue'(Exhibit A). D. The OZ -1 designation of the various parcels as shown on Exhibit A will allow, additional development opportunities of these parcels into mixed-use developments, thereby being consistent with the goals and objectives of the.MEMU. E. Zoning Ordinance Amendment No. 2018-03.will amend the existing MEMU, a copy which is available at the Planning Division Public, Counter -and Main Public Library, or viewed on the City's MEMU webpage. The amendments will create greater consistency among the MEMU and other form -based codes that have been adopted since 2007, including the Transit Zoning Code and Harbor Miked-Use Transit Corridor Specific Plan (Exhibit B). EXHIBIT 2 Ordinance No.'NS-XXXX 75B-27 F. On July 23, 2018, the ,Planning Commission held a duly noticed 'public hearing and voted to recommend that the City Council adopt an'ordinance approving Amendment Application .No. 2018-06. This action will be consistent with the General Plan, as amended by .General Plan Amendment No. 2018=03, and Zoning Ordinance Atnendnient-No: 2018-03 to amend the MEMU. G. The City Council, prior to taking action on this ordinance, held at duly noticed public hearing on August 21, 2018. H. The City Council also adopts as findings all facts presented in the Request for Council Action dated August 21, 2018 accompanying this matter. I. For these reasons, and each of them, Amendment Application No. 2018-06 and Zoning Ordinance Amendment .No. 2018-03 is hereby found and determined to be consistent with the intent and purpose of Chapter 41 of the Santa Ana Municipal Code, thus changing the zoning districts is found to be consistent with the General Plan .of the City of Santa Ana and otherwise justified by the public necessity, convenience, and general welfare. Section 2. The City Council has reviewed and considered the information contained in the previously -approved Environmental Impact Report and the Subsequent Environmental Impact Report for the Metro East Mixed Use Overlay Zone (SCH No. 2006031041) prepared with respect to -this project. The City Council has, as a result of its consideration of the record as a whole and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, the proposed Subsequent Environmental Impact Report for the Metro East Mixed Use Overlay Zone meets all of the requirements of CEQA. Section 3. This ordinance shall not be effective unless and until Resolution No. 2018- (Subsequent Environmental Impact Report No. 2018-05 and General Plan Amendment No. 2018-03) are adopted and become effective. If said resolution and ordinance are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise.does not go into effect for any reason, then this ordinance shall be null and void and have no further force and effect. Section 4. If any section, subsection, 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, or portions be declared 'invalid or r unconstitutional. Ordinance No. NS-XXXX 75B-28 ADOPTED this 21St day of August, 2018 Miguel A. Polido Mayor APPROVED AS TO FORM: Sonia R.'Carvalho City Attorney in Lisa Storck Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT -PRESENT: Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the attached Ordinance No. NS-XXXX to be the original ordinance adopted by the City Council of the City of Santa Ana on , 2018, and that.said ordinance was published in accordance with the Charter of the City of Santa Ana. Date: Clerk of the Council City of Santa Ana 75B-29 Ordinance No. NS-XXXX City of Santa Ana General Plan Land Use Element 1998 City of Santa Ana Planning Division (a, Adopted February 2, 1998 (Reformatted January 2010) The following is a chronology of the approved general plan amendments that have been incorporated into this document since the comprehensive update of the General Plan land Use Element adopted by the Santa Ana City Council February 2,1998 (GPA 1997-05): GPA 20'8 01(oandiml '.GPA 2011-03 (March 19, 20121 GPA 200502 (October 17, 2005) GPA 2001-02 (January 7, 2002) GPA 2018-02 (May 15.2018) GPA 2011-02(Joe 6,2011) GPA 2004-01(April 5. 2005, as passed by GPA 200G.09 (May 7, 2001) GPA 201"1(May 15, 2018) GPA 2010-0I(June 7, 2010) the voters of Santa Ana) 'GPA 2000-08(February 5, 2001) GPA 2011-02 (December 19,2017) GPA 200802(July 20,2009) GPA 2004-D4(July 19, 2004) GPA 20DO-03(December 4,2000) GPA 2017-01 (June20, 2017) GPA 2007-03 (May 18, 2009) GPA 2004-06 (July 6, 2004) GPA 200002 (November 20,20W) GPA 201603 (February 21, 2017) GPA 200MI (May 5.200a) GPA 2003-02 (June 16. 2003) GPA 1999-02 (October 18, 1999) GPA 201602 (May 17, 2016) GPA 2004-03 (February 2, 2009) GPA2003-01(February 18, 2003) GPA 1999-01 (August 16, 1999) GPA 2016-01(Apol 19.2016) GPA 2007-02(Joe18.2007) GPA 20D2.01 (September 3, 2002] GPA 1998M (October 5,1998) GPA 201503 (February 2, 2016) GPA 2007-01 (March 19, 2007) GPA2002-03 (August 19, 2002) GPA 1998-05 (September 21,1998) GPA 2014-02 (October 21, 2014) .GPA 2006-01 (October 2, 20(16) GPA 2001-03 (February 19, 2002) GPA 19911-01(May 4, 19981 GPA 2014-01 (June 3, 2014) GPA 21)(15-01(December 5. 20051 EXHIBIT 3 75B-30 LAND USE ELEMENT areas. To encourage a dynamic mixture of residential, office and commercial uses, within these areas both building intensity and residential density is based on floor area ratio and zoning development standards. In calculating either the allowable Noor area or the allowable residential density, it is the City's policy to not allow upward rounding. The Land Use Plan is illustrated in Exhibit 2. Additional information concerning the Land Use Plan and the land use designations is provided in Table 1 (Land Use Development Intensity Standards), and in the Appendix. Table 1 -LandUse Density/Intensity Standards Low Density Residential (LR -7) I 7 du/acre Low -Medium Density Residential f -MR -111 11 du/acre Other District Center (Midtown, MacArthur Place, etc.) 90 du/acre and FAR 1,0-2.0 Heritage District Center FAR 1.7 Downtown District Center I FAR 3.0 Transit Transit Zoninn Cade Area/ First. Fifth 817" Street Corridor I FAR 0.5-1.5 Harbor Corridor Professional and Administrative Office (PAO)FAR 0.5-1.0 General Commercial (GC) FAR 0.5-1.0 One Broadway Plaza District Center (OBPDC) FAR 2.9 Industrial (IND) I FAR 0.45 Institutional (INS) FAR 0.5 Ooen Soace (0) FAR 0.2 Notes: ' The intensity standards shown refer to the theoretical maximum amount of development permitted for each land use designation (du -dwelling units; FAR -floor area ratio). Development must also adhere to zoning regulations, and/or specific plan requirements. 2 The District Center and Urban Neighborhood land use designations permit both residential and non-residential development. Commercial Intensifies may vary. Baseline FAR is 0.5. Specific areas allowing greater intensities are indicated in Exhibit A-3. One Broadway Plaza District Center land use designation permits office, restaurant and ancillary 1 retail for a master planned development ? 'Refer to Appendix for description of Land Use designations. t CITY OF SANTA ANA GENERAL PLAN 15 75B-31 LAND USE ELEMENT LAND USE PLAN IMPLEMENTATION To effectively achieve the broad range of goals outlined for the City's future growth and development, a variety of plans, programs, and regulations must be relied upon. This section of the Element discusses these tools, and how they correlate with implementation of the City's land use goals. DEVELOPMENT INTENSITY STANDARDS Table A-1 summarizes the development intensity standard for each ofthe General Plan designations; and provides land use distribution by acreage for the land use. The intensity standards for the categories permitting residential development are expressed in density, measured in "units per acre," or Floor area ratio and zoning development standards in the case of certain Mixed Use land use designations. The intensity standards for non-residential development are expressed as "floor area ratio" or FAR. The FAR concept is illustrated in Exhibit A-3. The intensity standards in concert with the zoning and development standards regulate the massing, form and building size. Table A-1 du - dwelling unit FAR - floor area ratio • Residenflal development Is not a pernifled use. s4� CITY OF SANTA ANA GENERAL PIAN A_11 75B-32 _J ----A-12 - LAND USE ELEMENT The City established development intensity standards in 1988, for nonresidential land use designations. The standards measure intensity through the use of floor area ratios. The floor area ratios proposed for the City's major commercial corridors are expected to remain in place over the life of the Land Use Element. Those areas of the City proposed for the most intensive levels of development include district centers, professional and administrative office districts, and several other commercial centers with a unique character, or special development concerns. Some of these areas correspond to those for which Specific Plans have been prepared. The proposed 'floor area ratio(s) for most of the City's commercial corridors allows structures of two to three stories with surface parking. The major development areas -the District Centers and ProfessionaVAdministrative Office Districts along Tustin Avenue and East First Street -allow mid -rise and high-rise buildings with structured parking. These areas are expected to generate the highest level of development activity in the City as centers of commerce. These areas are listed in Table A-2 and are shown in Exhibit A-4. The floor area ratios indicated in Table A-2 are the maximum building intensity allowed for development. 75B-33 CITY OF SANTA ANA GENERAL PIAN LAND USE ELEMENT Residential The Land Use Plan provides for three distinct residential land use designations. Residential development is also permitted in two other designations,; District Center and Urban Neighborhood. The Santa Ana Land Use Plan includes the following residential land use designations: The Low Density Residential (LR -7) designation applies to those areas of the City which are developed with lower density residential land uses. The allowable maximum development intensity is 7 units per acre. Development in this category is characterized primarily'by single-family homes. This designation applies to a large proportion of the City (645Fr.96,454.6 -acres) representing 47 percent of the City's total land area. The Low -Medium Density Residential (LMR -11) designation applies to those sections of the City which are developed with residential uses at permitted densities of up to 11 units per acre. The land area included in this designation is approximately 420.6 acres. The great majority of the land designated as Low -Medium Density Residential is located in the westerly portion of the City, north and south of First Street. Properties with this designation are typically characterized by mobile home parks, a mixture of duplexes and single family residences, or small lot subdivisions. The Medium Density Residential (MR -15) designation applies to those sections of the City which are developed with residential uses at densities of up to 15 units per acre. Development in this designation is characterized by duplexes, apartments, or a combination of both. A total of379.;-362.3 acres is designated as Medium Density Residential. The designation applies to areas located in the vicinity of downtown, areas north and south of MacArthur Boulevard, and in other areas where there are established multiple -family development projects. ,s r CITY OF SANTA ANA GENERAL PLAN 75B-34 LAND USE ELEMENT' Commercial The Land Use Plan identifies three land use designations that encourage a variety of office, retail and commercial enterprises to serve the community. The Professional/Administrative Office (PAO) designation applies to those areas where professional and/or administrative offices are predominant, or where such development is being encouraged. Land included in this designation is found primarily near the Civic Center; and along the First Street and Tustin Avenue Corridors'in close proximity to freeways. There are other smaller PAO areas in the City such as along North Broadway and along portions ofeast and west Seventeenth Street. A total of 61600.8 acres is included in this land use designation. The floor area ratio intensity standard applicable to this land use designation ranges from 0.5 to 1.0. The Professional and Administrative Office areas are intended to provide a unique environment for office development in those areas of the City where office uses are.the predominant Iand.use. The purpose for maintaining and supporting these areas exclusively for office and office -related uses is to encourage major employment centers at locations which significantly lessen the impact to the City's local street system. The First Street/Tustin Avenue office corridorbetween the Santa Ana (I-5) and Costa Mesa (SR -55) Freeways serves this purpose. In addition, the orderly, well-maintained quality of existing development supports a continuation of these areas as functional office/employment centers. The Professional and Administrative Office designation includes a range of floor area ratios to differentiate development intensity and character in relation to adjacent land uses. The areas with a FAR of 0.5 are not major office centers, but rather have an established character of lower intensity garden office and professional service uses. These areas are typically adjacent to low density residential neighborhoods, or are converted residential office uses. Office development along East Fourth Street, between Grand Avenue and the Santa Ana Freeway, is typical of this low-rise office character. The PAO area located adjacent to the Civic Center contains a range of office development intensity which supports the City's functional role as the government center efthe County. The types of uses typically located in the PAO district include the following: • Professional and administrative offices/office parks; Service activities such as copy centers; courier services, travel agencies, and restaurants when such uses are an integral component of a planned office development; and • Professional uses such as accountants, attorneys, doctors, engineers, and insurance brokers. A-20 CITY OF SANTA ANA GENERAL PLAN 75B-35 LAND USE ELEMENT The General Commercial (GC) district applies to commercial corridors in Santa Ana including those located along Main Street, Seventeenth Street, Harbor Boulevard, and other major arterial roadways in the City. The intensity standard applicable to this designation is a floor area ratio ofo.5 -1.0, though most General Commercial districts have a FAR of0.5. A total of885-.8 855.3 acres of land is included in this designation. General Commercial districts are key components in the economic development of the City. They provide highly visible and .accessible commercial development along the City's arterial transportation corridors. In addition, General Commercial land uses provide important neighborhood .facilities and services, including shopping, recreation, cultural and entertainment activities, employment, and education. The districts also provide support facilities and services For industrial areas including office and retail, restaurants and various other services. The General Commercial development standards are based upon the character and intensity of development, as well as the degree of access and market demand for these properties. The relationships to adjacent land uses, are also considered. Uses typically located in this district are: • Business and professional offices; • Retail and service establishments; • Recreational, cultural, and entertainment uses; and • Vocational schools. General Commercial Districts have a floor area ratio of0.5 with the exception Of the Mid -town area which has an floor area ratio of up to 1.0. One Broadway Plaza District Center is a separate land use designation as it has an F.A.R. of 2.9, which exceeds the typical District Center intensity limit. Additionally, it does not include a residential component. One Broadway Plaza is envisioned as a landmark professional office complex that will be a focal point in the Downtown Redevelopment area serving the Civic Center complex, Downtown, and Midtown urban areas. The City's District Centers and major development areas are shown in Exhibit A-5. r,- CITY OF SANTA ANA GENERAL PLAN A-21 75B-36 LAND USE ELEMENT Mixed Use The Land Use Plan provides for two distinct mixed use land use designations. These designations allow for both vertical and horizontal mixed use developments, with an emphasis on linkages to a range of transportation options: ■ The District Center (DC) land use designation includes the major activity areas in the City. Seven areas of the City, totaling 665.4jk81.1 acres, are designated as District Center. The intensity standard for the District Center designation ranges from a Floor ratio of 1.0 to 5.0. District Centers are designed to serve as anchor's to the City's commercial corridors, and to accommodate' major development activity. District Centers are to be developed with an urban character that includes a mixture of high- rise office, commercial, .and residential uses which provide shopping, business, cultural, education, recreation, entertainment, and housing opportunities. Residential developments within some District Centers are allowed ata density of up to 90 units per acre when developed as an integral component of master planned mixed use project In Harbor Corridor, Metro East, Downtown, and Transit Village District Centers residential development intensity is based on a combination of floor area ratio and zoning overlay and/or development standards. Some District Centers serve as major retail and employment centers locally and regionally, and should include development which promotes the City as a regional activity center while creating an environment conducive to business on a regional scale. District Centers in Santa Ma include the following: The Main Place/City Place District Center includes a regional shopping center and office complex, as well as high intensity housing and mixed-use development. The Museum District located between the Downtown and MainPlace/City Place District Centers is proposed as a major office/cultural center which will be developed over the next 15 to 20 years. The area will focus upon the expanded Bowers Museum, the Discovery Science, Center and the construction of additional museums and cultural centers. The Downtown District serves as one of the County's major employment and governmental operations centers complemented with a mix of residential', commercial, and services uses to enhance its urban vibrancy. Emphasis on streets that accommodate all modes of transportation, including mass transit, pedestrian and bicyclist is key in this urban setting. A-22 CITY OF SANTA ANA GENERAL PLAN 75B-37 LAND USE ELEMENT 'The intensity standard for the Urban Neighborhood ranges from a Floor area ration of 0.5 to 3.0i with residential density based on a combination of floor area ratio and zoning development standards. A total of 279.1 13.4 acres of land in the City are designated Urban Neighborhood. Industrial The Industrial designation applies to those areas developed with manufacturing and industrial uses. The designation applies to areas which are predominantly industrial in character, and includes those industrial districts in the southwestern, south central and southeastern sections ofthe City. A total of 2,152:8 acres of land in the City is designated as Industrial, The maximum floor.area ratio for this designation is 0.45. The Industrial districts of the City are vital to its economic ihealth. These areas provide employment opportunities for local residents, and generate municipal revenues for continued economic development. As one of the County's oldest cities, Santa Ana has long been an industrial center for the region. The City's goal is to maintain this strong industrial base by setting land use policies which preclude the intrusion of less intensive commercial or residential uses. Typical uses found in this district include the following: • Light and heavy product manufacturing and assembly. • Commercial uses which are ancillary to industrial uses in the district. Institutional The Institutional designation includes the Civic Center, other governmental facilities, City facilities and public in such as schools, etc. Only public properties ofapproximately five acres or more are designated as Institutional. The maximum applicable floor area ratio standard for this designation is 0.5. The 0.5 FAR is used as a guideline since most development in this designation are State, federal, and local governmental facilities that are not subject to local development regulations. A total of 800.6 acres of land is included in this designation. Open Space The Open Space designation is applied to parks, water channels, cemeteries and other open space uses. A total of 1,010.9 acres are included in this land use designation. Of this total, 358 acres ofpublic parkland is included in this land use designation. A-24 CrrY OF SANTA ANA GENERAL PLAN 75B-38 LAND USE ELEMENT ExhibitA-5 Major Development Areas 1-MainPlace 7 -Tustin Avenue Corridor City Limits 2 -Museum District 8 -Metro East 3 -Downtown 9 -Transit Village 4.One Broadyway Placa 10 -Harbor Mixed -Use Corridor 5-Southcoast Metro 0 0.6 1.2141es 6 - MacArthur Place = CIN OF SANTA ANA GENERAL_ PLAN A-25 75B-39 City of Santa Ana General Plan Urban Design Element 1998 City of Santa Ana Planning Division Adopted July 6, 1998 (Reformatted January 2010) This document includes revisions to the Urban Design Elcment adopted by City Council March l9, 2007 (GPA2007-01) and as passed - by the voters of San Ea Ana April 5, 2005 (GPA 2004-01) and GPA 2018-01 (Pendine). 75B-40 URBAN DESIGN ELEMENT Exhibit 4 City Form Map l__J Psind Neigf,borltaads Pashc Traveling OOWa ® Nodes: Destination Points OFocus latersec0ons: Local Apex ® Lvgwrtr: Focal Points Gainvu n: Nrival Points City Limits 0 Ob 111.1Oes CITY OF SANTA ANA GENERAL PLAN 21 75B-41 URBAN DESIGN ELEMENT Exhibit 5 Districts LAI 1. Trask Fairview 12. Downtown 23. South Harbor Blvd. 2. Northwest 13. Broadway 24.Thorton Park 3. North Main 14. French Park 25. Bristol Manor/SE Side/Delhi 4. Park Santiago 15. Intercity/RTC 26. Freeway Window S. Cabrillo Park 16.4th St. Professional 27. Armstrong 6.WestSide 17. Tustin Ave. 28. South Coast 7. Harbor Blvd. 18. Midcity 29. Sand Pointe B. Santa Ana 19. Central Historic 30. MacArthur Place/Hutton Center 9. Artesia Pilar 20. South Main 31. Freeway Corporate 10.Washington/011ard 21. Eastside 32. Metro East o ab rzmil. 11. Flower Park 22. Southeast Industrial — • — City Limits j r' CITY OF.SANTA ANA GENERAL FLAN 23 75B-42 URBAN DESIGN ELEMENT Exhibit 7 Nodes Main Place Mall 'Main St. Concourse MacArthur Place Mutton Center South Coast Bristol Civic Center DOwnlownMtb SUArtlsl Village One Broadway Plaza Bunn," Museum 10. Tustin Ave. South of 17th St. 11. Santa Ana Zoa 12. Centennial Park 13. Willowick Goll Course Id. Bristol Maiketplace 15. Rancho Santiago College 16. Regional Transportation Center 17.Metio East 18. Habor Corridor Plan CITY OF SANTA ANA GENERAL PLAN 29 75B-43 --- City Limits 0 0.6 11 Miles 75B-44 a � N = o pa oo — �a8�am Ea a z � c J.1111®11111 rc H m 75B-44 LAND USE ELEMENT Table A-4 Land Use Plan Build -cut Canacilies F/ei=poor area rabb; au.=dwening unit; s.1.=square feet (of floor area). Acreage shown In table does not Include mads in right-of-way. I Effective capacity farbon-residenlial development assumes development possible under the lower range of FAR intensity standards with the exception of the Metro East District Center, Transit Village District Center, Downtown District Center, Heritage District Center, and Urban Neighborhood areas. The Harbor Corridor District Center, Metro East District Center, Transit Village District Center, Downtown District Center, and Urban Neighborhood areas allow a range of intensity for mature of residential and non-residential development based on the zoning development standards. Residential effective capacity was calculated by adding the 55 24;266 bngs possible in the District Center and Urban Neighborhood with the existing 74,589 (Cenlius 2000) housing urrits-` � Land use designation permits both residential and non-resldential development Build -out assumes 90% of land area will be developed as commercial and 10% wig be developed as residential; with the exception of Town and Country Manor pro)ect Intended for continuum of care and housing seniors. Land use designation permits high intensity office development wdh ancillary, retail use. nrls fable has been revised to correspond with Ne GIs land Use Map Ali ted in EdfibR2 CITY OF SANTA ANA GENERAL PLAN A-35 75B-45 Intensity/ Effective Buildouln Theoretical Land Use Acres Density Buildout RQW,ni AW Low Density Residential LA -7 66454 6 7 dui I 93 4_5. 5.1 du Law Medium Density Residential LMR -11 420.6 11 du/ac 4,627 du Medium Density Residential MR -15 374.4 15 di — 435 3 6--5 Subtotal 3,261.& 7,247.695_`43 9&844 dul 46AN 55.476 237.5 55 243 du District Center Other DC 309.5 90 du/ac FAR 1.0.2.0 11,955,583 sf 3,017 du 23,764,534 s 3,017 du Heritage DC IBB FAR 1.7 54,090 at 1,221 cu 54,090 till 11221 du Downtown DC 62.5 FAR 3.0 2,057,824 sf 1,661 du 2,057,824 sf 1,661 du Metro EastOC WA FAR075-3.0 X245,405 �cc ��u 139 2,779,356 9f `,�_ 3 s 05. 37 du Transit Village DC 51.4 FAR 5.0 402,864 sf 2,761 du _ 402,664 s( 2,761 on Harbor Corridor DC 125.0 FAR 5.0 1,836,155s 2,029 du 1,836,155 s 2,029 du Urban Neighborhood UN 238:8 FAR 0.5.3.0 876.546 -sf SOtE du —x,016 -d" ,31 �4 41. 83.117 sf 5.529 du 4 3 17 529 du _s Subtotal 994.5 20,568.989 sf 21 21.255 du 2 20 458 s 11 21.255 d444.6 u 29,428.429 -1 BICC A 21,25H if " . 21,256 it 1 Professional & Admin. Office PAO 632-4 FAR 0.5.1.0 12;228;872 600.8 3 085 4 _ sf 44s—t_— General Commercial GC 88" 855.3 4.3 FAR 0.5.1.0 FAR 2.9 49 292,'^ 724 18.628'434 sf 543,193 of 8 7 256 B 8 s?, 543,193 s, One Broadway Plan District Cir" OBPDC Subtotal 33,473,989 =9 117 0.1, 32,257.051 sf 8 Industrial I IND I 2,152.81 FAR 0.45 I 42,199,991 sf I 42,199,991 sf Institutional INS 800.6 FAR 0.2-0.5 6,974,740 sf _ 17,436,850 sf Open Space OS 1,010.9 FAR 0.2 8,806,961 sf 8,806,961 sf Subtotal 1 1 1.611.51 15,781,701 at 26,243,811 sf F/ei=poor area rabb; au.=dwening unit; s.1.=square feet (of floor area). Acreage shown In table does not Include mads in right-of-way. I Effective capacity farbon-residenlial development assumes development possible under the lower range of FAR intensity standards with the exception of the Metro East District Center, Transit Village District Center, Downtown District Center, Heritage District Center, and Urban Neighborhood areas. The Harbor Corridor District Center, Metro East District Center, Transit Village District Center, Downtown District Center, and Urban Neighborhood areas allow a range of intensity for mature of residential and non-residential development based on the zoning development standards. Residential effective capacity was calculated by adding the 55 24;266 bngs possible in the District Center and Urban Neighborhood with the existing 74,589 (Cenlius 2000) housing urrits-` � Land use designation permits both residential and non-resldential development Build -out assumes 90% of land area will be developed as commercial and 10% wig be developed as residential; with the exception of Town and Country Manor pro)ect Intended for continuum of care and housing seniors. Land use designation permits high intensity office development wdh ancillary, retail use. nrls fable has been revised to correspond with Ne GIs land Use Map Ali ted in EdfibR2 CITY OF SANTA ANA GENERAL PLAN A-35 75B-45 75B-46 a U) ca a) '0 6 M E cu FL D.-D 0 a ij jljiii i a) — < cn (D - �_! ::)>U)LL . — 1 {\}! U) t500 ((ƒ00 . .. ... oil (D 75B-46 R1-9 C2 K N L+ R1 N I n C5 .--Jl P F P P LS ci „ ' 17TH ST .�. cs } 'RIB ui eC5 C1 / 6M ft6 iMST m �.. 1p p+ c5 1 ��R+ Fl 1 c.- U 1II1 R+.B 0.1-8: y C5. II R+ pM1 f� Rol MIN cs R67,717 vpo wasX xsia a L5 ' V4SNIX / IINp_� vrtw pro{Nyav �`�a, WELWO I � �� afk�• fY4) X14 P - k _ E ; - qi fUlp 117 111 T r � O � c R, ; d: aoMl6h�111�is6iral!" G RI E V N C L fR+. 1 ,r �eia�nillt�® S 4 _ Trx`'^ 1 L � Slflf Ir v W aria C1 pa$ = SFOR i...It�� LIE, rtar rtar d murtsr 2 mim er �fte "'7lyT. 4 .�E"'RD oea j ' -{„*'.(' cL "1 M1 it_ fIX Sl � p 1 ILI �; PiDm wort �J I F IRt fl1 .. R1mwmm Srxar 1 5 v/o 1 v o2+ cs J Lz v v v `� ^ 4TH ST C2� � P�®_A19�@i�YD P/021 —Q i®3 ftY M1 P/OZX i N = C eaoa R3 X3 � ftRar � SDSNOZt � J cvorti cs zoll , ,c of 1 O 8� xprvrar c oz+ J as cvoz, �ciioz+ 4L0 t 'fey 1i - LLOZ, C'LOL y 0 j Iij \ CLOSI N ]p MI ; \ cvon sDea/azllcvozovo c -,A cvDzl ISI aQ P g Tl -5-9 ppnn D.re:,3/19/O 17-b9 ZONING DISTRICTS Al GENERALAGRICULTURAL CSM SOMMAINSTREETCOMMERCWLDIST. R2 TWO-FAMLYRESmFNCE -B PARKING MODIFICATION Cl COMMUNRYCOMIUERCIAL GC GOVERNMENT CENTER R3 MULTIPLE-FAMLY RESIDENCE -OZ OVERLAYZONE CIMD COMMUNITY COMMERCIAL - MUSEUMDLST. M1 LIGHTNDUSTRWL R4 SUBURBANAPARTMENT PLANNEDR6DENTIAL PRD DEVELOPMENT C2 GENERALCOMMERC! L M2 HEAVY INDUSTRIAL RE RESIDENTIAL ESTATE C4 PLANNEDSHOPPNGCENTFA O OPENSPACE ED SPECIFICDEVELOPMENT -HD2 HEGHTDISTRICTH C5 ARTERIAL COMMERCIAL P PROFESSIONAL SP SPECIFIOPLAN CR COMMERCIALRESDENTIAL R1 SINGLE-FAMLY RESIDENCE OZl METRO EASTOVERLAY ZONE SECTIONAL DISTRICT MAP: 8-5-9 CITY OF SANTA ANA. CALIFORNIA Exhibit 4 75B-47 9858 9 N cvon r cvon cwQz111 cvozl — Z 9 �I m TST ••� y 1 rn cvOV isoevozl cvon c o l c 1 EVo O' Ki I 0 wALub`��9 ml i csroat clozTtf IAMOV cvon• 7 wlroz fP gsozl' Al O LObI R3IOE1 ' cNEsrHmnv CJJESSNUT.,EV 'Al� •`'•. ez SD16^'J3Fy'PW t a_fC r O n L Rt HUN1ERAV � a Q � LYi �a R HORANXUY PL 5 Ml C8 'Alli CSMCFAD EBI,AV ............. — — — — — — — — M1 CMT NILSMIgEav W i MISNIgEaV g V�ILSHINEAV — ' L f4Ao< SOBS ! lm MI J SD. D 9QA 20-$-9 Ruxr Dwm:IN9R! 20-5-9 �P ZONING DISTRICTS Al GENERAL AGRICULTURAL CSM SOUTH MAN STREETCOMMERCIAL DST. R2 TWO-FAMLYRESIDFNCE -B PARKING MODIFICATION C1 COMMUNQYCOMMERCIAL GC GOVERNMENTCEITER R3 MULTIPLE -FAMILY RESIDENCE -OZ OVERLAYZONE C1MD COMMUNTTYCOMMFRCIAL. MUSEUM DST. M1 LIGHTINDUSTRIAL R4 SUBURBANAPARTMENT PLANNEDRESIDENTIAL C2 GENERAL COMMERCIAL M2 HEAVY INDUSTRIAL RE RESIDFNTIALESTATE PRD DEVELOPMENT C4 PLANNEDSHOPPING CENTER 0 OPENSPACE SO SPECIFIC DEVELOPMENT -HD2 HEGHTDISTRICTII C5 ARTERIALCOMMECIAL P PROFESSIONAL SP SPECIFIC PLAN CR COMMERCIALRESDENTIAL R1 SNGL&FAMLY RESIDENCE SECTIONAL DISTRICT MAP: 17-5-9 CITY OF SANTA ANA. CALIFORNIA Exhibit 4: 75B-48 Table of Contents Section 1 Purpose and Objectives Section 2 Applicability 3 Section 3 Development Districts 5 Section 4 Development Standards 9 Section 5 Design Principles 24 Section 6 Signs 28 Section 7 Compatibility/Operational 30 Section 8 Standards Implementation 31 FIGURES Figure 1: MEMU Overlay Zone Location 3 Figure 2: MEMU Overlay Zone Development Districts 5 TABLES Table 1: District Descriptions 7 Table 2: Development Standards Summary 9 Table 3: Land Uses 10 Table 4: Building Setbacks 21 APPENDIX Metro East Public Realm Amenity Plan 1.0 Purpose and Objectives 1.1 PURPOSE The purpose of the Metro East Mixed Use Overlay Zone, hereinafter referred to as the MEMU Overlay Zone, is to introduce development forms and uses that will provide for the creation of a high-intensity, mixed-use urban village within a previously developed mid -rise to high-rise office environment. This chapter establishes standardswhich will fulfill the following major objectives for this mixed-use urban village area. 1.2 OBJECTIVES Mixed-use urban village prototype The Metro East Mixed Use Overlay Zone is intended to create a unique urban environment that achieves the following objectives: a. Create an active, mixed-use urban village where it is possible to live, work, shop and play all within a short walk of each other. b. Facilitate well-designed new mixed-use development projects that combine residential and nonresidential uses through innovative and flexible design solutions. c. Achive the harmonious integration of new mixed-use development within the existing fabric of the mid - rise and high -rise office environment and commercial land uses. d. Encourage urban form anc achitecture that incorporate contemporary design styles and solutions as well as the use of sustainable building and site design concepts such as green buildings, energy -conserving building materials, and landscaping designs that reduce water consumption. e. Create highly-amenitized streetscapes that provide items such as landscaping, street furniture, niche or linear parks, passive and active water features, public plazas and courtyards, public art, and public transportation shelters in a design that integrates the public realm with adjacent private development and serves to create a distinct identity for the district. Contemporary design solutions f. Provide for an appropriate interface of land uses and development intensities relative to the Transit Zoning Code area, the Santa Ana (1-5) Freeway, and the Costa Mesa (SR -55) Freeways. g. Create a highly -integrated pedestrian system that provides for connectivity between the residential areas and public recreation amenities to the north and the MEMU Overlay Zone area. Active urban mixed-use Street -facing retail h. Provide for active street life through the inclusion of dedicated pedestrian -oriented design and active uses on the ground floor at strategic location. i. Provide for a mix of housing in order to encourage a continuum of living and a variety of household types. Ensure that each project includes exceptional site planning, unique architecture, high-quality building materials, extensive open space, indoor and outdoor amenities and first-rate public improvements. Facilitate project designs that encourage adequate amounts of retail or commercial space to service residents and/or employees within the development and the larger Metro East Overlay Zone area. M. Allow for the development of varied residential types in a mixed-use configuration including, but not limited to loft -style units, live/work units, attached row houses, and high-quality stacked flats. n. Provide adequate access for public safety services. o. Stimulate investment and reinvestment in the area through the provision of a comprehensive planning framework that facilitates private -market success. p. Provide for an alternative set of zoning regulations than is provided for by the underlying zoning district . q. Implement the City's General Plan. Ground -floor commercial space at strategic comer k. Encourage parking solutions that provide for adequate parking to ensure the long-term quality of the project, but that are creative in their design thereby enhancing the area's urban form. Parking requirements are designed to create a level of scarcity that will discourage vehicle trips, increase pedestrian activity, and enhance the provision of high-quality building and site design. Unique architecture Contemporary building materials Q metro east mixed-use overlay zone 2.1 APPLICABLE REGULATIONS These provisions shall apply to all properties within the MEMU Overlay Zone, but do not supersede the underlying zoning districts. All new development within the MEMU Overlay Zone will be subject to the requirements and improvements required in the Metro East Public Realm Amenity Plan, which is included as an Appendix. Definitions of terms not found within the MEMU Overlay Zone are found within SAMC Chapter 41. Article 1. Division 2. 2.2 CONTINUANCE OF DEVELOPMENT RIGHTS UNDERLYING ZONING DISTRICT STANDARDS All regulations, development standards, and requirements in the underlying zoning districts shall continue to apply to those properties that are currently developed according to the existing standards. New properties may also be developed to the existing underlying zoning district provided that all standards and requirements of the underlying zone are met. 2.3 OPTION TO APPLY THE MEMU OVERLAY ZONE Properties within the MEMU Overlay Zone may choose to develop to the standards of the underlying zoning districts or to the standards contained within this MEMU Overlay Zone. In order to exercise the option to develop under the MEMU Overlay Zone district, a MEMU Site Plan Review application approved by the Planning Commission shall be required. In granting such approval, the Planning Commission must find that the proposed development is in compliance with the provisions of the MEMU Overlay Zone and the Findings in Section 8.2 of this code section. In order to facilitate project and site design consistent with the provisions of this MEMU Overlay Zone, any development proposal for exercising use of the MEMU Overlay Zone shall be designed so that any primary use within the development is located within a newly constructed building. No primary use or uses shall be located in a building that has been rehabilitated or is otherwise the reuse of an existing building. 2.4 USE OF PHOTGRAPHS Photographs are used liberally throughout this document and are intended for illustrative purposes only. Specific development standards and regulations contained in this document are the controlling language for purposes of development regulation. 3.0 Development Districts This section delineates the development districts within the MEMU Overlay Zone (Figure 2) and describes the overall form and character of each District (Table 1). There are four development districts in the MEMU Overlay zone that differ in the permitted land uses and development intensity as determined by their location and adjacency to sensitive land uses and freeways as shown on Figure 2. The Village Center District contains a pedestrian -oriented area designed to serve a central core for the Metro East area. Developments within the Village Center core are allowed at a slightly greater intensity to facilitate the role and function of this area as an activity node within the Metro East area. Table 1 provides general descriptions and representative images of the character of each District within the Metro East Mixed -Use Overlay Zone. MEMU Overaly Zone Boundary O Neighborhood Transitional District ® Village Center District =e.*- e. -'---c--' s. -Alk Figure 2 MEMU Overlay Zone Development Districts Active Urban District ® Office District SMA Pedestrian - Oriented Design at Ground Level Potential Roadways =e.*- e. -'---c--' s. -Alk Figure 2 MEMU Overlay Zone Development Districts ra' y ;W I Neighborhood Transitional District The Neighborhood Transitional District is intended to provide opportunities for development that ads as a transition between the single-family residential to the north and the adjacent high-intensity Active Urban District. Designated for the lowest scale and the lowest intensity of uses in Metro East, development in this district is limited to residential, live/work, small scale neighborhood serving commercialor office uses. These uses may combine office on the ground floor with residential above or in freestanding single- use buildings on the same site at between two and dxee four (2-3�) stories in height. New development in this area will be designed to provide an appropriate interface with high levels of landscaping and design features that minimize impacts to the adjacent single family residential area to the north. Village Center District The Village Center District is intended to serve as the focal point and central gathering place within Metro East in well-designed highly connected EIdevelopment sites and public spaces. The District will provide a high level of neighborhood identity and activity through its central location and emphasis on I creating a vibrant, attractive, and highly -interconnected pedestrian environment. AW I Opportunities will be provided for shopping, dining, recreation, entertainment �{ I and services accessed by extensively landscaped, wide sidewalks that allow S t free flow between jobs, housing, and retail and commercial services, or f fug I I e, opportunities for leisure walking within the District. The Village Center will provide commercial, office, and residential uses in the same building or on the same site in mid -rise buildings of #sera six to ten (6-10) stories in height, in settings that provide open spaces, niches, and areas for gatherings and activities along streets, paseos, and interconnecting walkways that link the Village Center to adjacent districts and nearby public parks to the north. This District contains a pedestrian -oriented area designed to serve as a core activity center for the Metro East area. Developments within this core area along Fourth Street are allowed up to ten (10) stories in height to enhance the function of this area as a major activity center. Active Urban District The Active Urban District is intended as the location for well-designed high rise mixed use developments in a highly urbanized environment that capitalizes on the exposure and access provided by two adjacent freeways, the Santa Ana (1-5) and Costa Mesa (SR -55), and three, major arterials (First and Fourth Streets and Tustin Avenue). Development in this District is envisioned to reflect signature architecture that reinforces the identity and character of Metro East as a vibrant urban village that serves as a regional employment and activity center. The Active Urban District will include major office, residential, commercial, hotel, and entertainment —' opportunities that are more intensive in scale and design than the adjacent Village Center. Developments in this District may combine office, rna commercial, and residential uses within one vertical mixed use -building with commercial on the ground floor and office or residential on the upper i _ } floors or a mix of uses within freestanding buildings on the same site. Developments will be designed to showcase an amenity -enhanced T environment that provides numerous open space opportunities within a7A this urban environment for the enjoyment of residents, employees, and r visitors, and to promote pedestrian connections between this Districtand the Village Center as well as Cabrillo Park located north of Metro East area. - ' ON M JU T°171 tS h�tTSAt �s Office District The Office District contains existing low -to high-rise office development along Tustin Avenue and adjacent to the Santa Ana (1-5) Freeway. These developments were in place priorto establishment of the MEMU Overlay Zone and will be maintained exclusively as office to promote and maintain a healthy balance between office, commercial and residential land uses within the Metro East area. 4.0 Development Standards The MEMU Overlay Zone establishes development standards for each District, as summarized below in Table 2. Additional requirements for the standards listed in Table 2 are specified in Sections 4.1 through 4.8. • .)rhent StandardsSummary �f Development`--- Standards by District `mak 4.1 Land Uses (See Table 3) 4.2 Maximum No. Stories 3 4 6 10 stories in Village Core No Maximum X10 See Section 4.2 " 3 Stories Minimum 4.3 Minimum Development Site 20,000 sq. ft. 30,000 sq. ft. 1 acre 1:5 acre Area 4.4 Permitted Street Level Building Frontages Front Porch Yes Yes No No Stoop Yes Yes No No Forecourt Yes Yes Yes Yes Shop Front Ne -Yes Yes Yes Yes Gallery Yes Yes Yes Yes Arcade Yes Yes Yes Yes 4.5 Publicly Accessible 5% of Total Lot Area 10% of Total Lot Area 15% of Total Lot Area 15% of Total LotArea Open Space 4.6 Private/Common 400-90 sq. ft. per unit 499 90 sq. ft. per unit 389 90 sq. ft. per unit 10% of Total Lot Area Open Space 4.7 Building Setbacks (See Table 4 o Page 21) Residential: 2.25 Residential: 2-2.25 Residential: 2.25 Office: 3 spaces per 4.8 Parking * spaces per unit spaces per unit spaces per unit 1,000 sq. ft. Non -Residential: Per Non -Residential: Per Non -Residential: Per Other. Per Code Code Code Code t For further detail, refer to Section 4.8, Parking and Access. 4.1 LAND USES The MEMU Overlay Zone sets forth specific uses to made by the Executive Director of Planning that the be allowed within each district, as shown in Table 3, proposed use is compatible with the overall intent and subject to a MEMU Site Plan Review approval by the character of the MEMU Overlay Zone as specified in Planning Commission. Any use that is not specified as Section 41-601(c) of the Santa Ana Municipal Code permitted or conditionally permitted within the MEMU (SAMC). Overlay Zone is prohibited unless a determination is Art galleries and studios including, but not limited to; photography; fine art; fiber art; printing, lithography, and calligraphy; ceramic and pottery; glass blowing and sculpting Eating establishments, (cafes, restaurants) Bakeries Retail and Service uses Medical and Dental offices Professional, administrative and business offices Child care facilities Gymnasiums and health clubs Hotels Indoor/outdoor entertainment Religious Institutions Schools Tattoo Establishments Temporary outdoor activities Theaters and cinemas /Operational Standards Drive through establishments P I P I P I P W P P I P P CUP for liquor sales, after hours AVP P P P NP P P P P P P P P I P I P I P P P 9 g P � N P P CUP o oa P v Special Provisions (references to other N as : o m As defined in Chapter 41 of the SAMC applicable code sections or CUP CUP X o o i P limitations) N Z� > G N Subjc, to Sec. 41-199.3 of the SAMC Residential Uses LUC LUC LUC Subject to Sec. 41-195.5 of the SAMC Live/Work Units P P P P N Subject to provisions of this division Multiple -Family Residential P PLP P N Non -Residential Uses Art galleries and studios including, but not limited to; photography; fine art; fiber art; printing, lithography, and calligraphy; ceramic and pottery; glass blowing and sculpting Eating establishments, (cafes, restaurants) Bakeries Retail and Service uses Medical and Dental offices Professional, administrative and business offices Child care facilities Gymnasiums and health clubs Hotels Indoor/outdoor entertainment Religious Institutions Schools Tattoo Establishments Temporary outdoor activities Theaters and cinemas /Operational Standards Drive through establishments P I P I P I P W P P I P P CUP for liquor sales, after hours AVP P P P NP P P P P P P P P I P I P I P P P I P P N P P CUP N P P CUP N P P P As defined in Chapter 41 of the SAMC CUP CUP CUP CUP N P P N N P P N Subjc, to Sec. 41-199.3 of the SAMC LUC LUC LUC LUC Subject to Sec. 41-195.5 of the SAMC N P P P MWW■► 10 In addition to the land use categories listed in Table 3, the following regulations and operational standards shall apply to development within the MEMU Overlay Zone. 4.1.1 Village Center Core: Pedestrian -Oriented Design and Active Ground -Floor Uses In order to generate pedestrian use and contribute to an active street life, developments located in the Village Center core, properties fronting on Fourth Street will be allowed to develop up to a height of ten stories for a depth of 150'. The ground floor of buildings fronting on Fourth Street between Cabrillo Park Drive and Park Center Drive, and Golden Circle Drive south of Fourth Street as shown in Figure 2 shall have commercial uses and pedestrian -oriented designs. The pedestrian -oriented design features include, but are not limited to, visually transparent and architecturally articulated building facades, or designing arcades or courtyards for activities such as outdoor dining or active open -space areas. Active uses that are visually accessible to the public also may satisfy this requirement and may include, but are not limited to, uses such as a workout room for a health club, a cooking class, the nonresidential portion of live/ work units, or other active -artisan use. Three-story live/work units 4.1.2 Uve/Work Units The residential component of live/work units shall be contiguous with and integral to the working space with direct access between the two areas and shall not be designed as a separate stand-alone dwelling unit. This requirement does not preclude a separate access for the residential area as long as there is not a physical separation between the living area and the work areas of the unit. In addition, the following regulations shall apply to live/work units: Two-story live/work units a. Residential use is permitted only in combination with individual studios in a manner which provides an integrated working and living environment. b. At least one (1) off-street parking space shall be provided for each dwelling unit. c. A live/work unit shall be at least one thousand (1,000) square feet in size. d. It shall comply with all Housing Code requirements as modified by section 8-2700 of the SAMC. e. The residential component of a live/work unit shall meet the following standards: 1. It shall have a space of at least seven hundred fifty (750) square feet. 2. It shall have access to separate bathroom facilities, including a watercloset, a wash basin, and a bathtub or shower. 3. It shall have separate kitchen facilities including a kitchen sink, cooking appliances and refrigerator. All such facilities shall have a clear working space of at least thirty (30) inches in front. f. On-site laundry facilities are required within each unit. 4.1.3 Stand Alone Residential Development Consistent with the objectives of the MEMU Overlay Zone to encourage and facilitate mixed-use, no stand-alone residential building shall be permitted except in the Neighborhood Transitional District or as a component of a mixed-use project that has different uses in multiple buildings designed as an integrated development on a single development site. An integrated development is a project that is built on a site comprised of more than one parcel or contained in more than one building when the uses and support facilities such as parking or open space are designed to function in a cohesive interactive manner throughout the development site. 4.2 MAXIMUM NUMBER OF STORIES A. The overall scale and massing of development within the MEMU Overlay Zone should transition from the existing low -scale intensity of the Neighborhood Transitional District, which is adjacent to an existing single-family residential neighborhood, to mid -rise development in the Village Center and high-rises in the Urban Core adjacent to the Santa Ana Freeway. To create a varied skyline and enhance the form of development sites throughout the Metro East area, building heights will be regulated based on the maximum number of stories permitted. The following maximumsteFy heights areical established for the uses within a building as calculated from floor to floor: 1. Residential: 9-15 feet (includes lofts and live work unit designs) 2. Retail: 18 feet 3. Retail with mezzanine: 22 feet 4. Specialty retail: 22-24 feet 5. Office: 13.5 feet B. In compliance with the Airport Land Use Commission (ALUC) of Orange County, the following conditions shall apply to all new development with the MEMU Overlay Zone. 1. For development of structures that exceed 200 feet in height above ground level at a development site, applicants shall file a Notice of Proposed Construction or Alteration with the FAA (FAA Form 7460-1). Following the FAA's Aeronautical Study of the project, projects must comply with conditions of approval imposed or recommended by the FAA. Subsequent to the FAA findings, the City shall refer the project to the ALUC for consistency analysis. 2. Buildings within any District of the Overlay Zone shall not penetrate the FAA FAR Part 77 imaginary obstruction surface for John Wayne Airport. 3. Applicants shall file a Notice of Proposed Construction or Alteration with the FAA (Form 7460-1) for any construction cranes that exceed 200 feet in height above ground level. C. New development will be required to be within the following maximum number of stories based upon their location within the MEMU Overlay Zone except as specified below: 1. Neighborhood Transitional District Three Four stories maximum New development shall be of a low scale, and should serve as a visual transition between the MEMU Village and adjacent residential areas to the north. New development Three-story live/work units in this District shall be compatible in height, scale, and mass with adjacent residential development to the north, with heights ranging between two and three four stories. 2. Village Center District Six stories maximum; ten stories maximum within core area (See Section 4.1.1) New development in the Village Center District is more intensive in scale than Neighborhood Transitional, and shall serve as a visual transition from the low -intensity of the Neighborhood Transitional District to the intensive development in the Active Urban District. The height, scale, mass and bulk of new development shall be designed to achieve a "human scale" at the ground level to foster a pedestrian -friendly atmosphere, with buildings located along and oriented to the street frontages and common plazas. In order to encourage and maintain active streets and function as a central gathering place and 18 -hour activity center for residents, employees, and visitors, a core area along Fourth Street will be allowed to develop at a height of up to ten stories, for a depth of 150'. Five -story mixed-use comer building (See also Section 4.1.1). Properties outside the core of the Village Center will be allowed to develop up to a height of six stories. 3. Active Urban District: No maximum height; minimum three stories required The Active Urban District is the most intensive in scale within the MEMU area, and is designed to create a highly urbanized environment. New development in this District shall relate in scale, height, and configuration with adjacent buildings. New development shall be designed and oriented to promote intensive public activity at the ground level that integrates and establishes a cohesive transition to adjacent Districts. Larger buildings shall be broken down in scale through changes in massing, changes in plane and profile, fagade subdivision, as well as other architectural means to ensure that the building is well proportioned and creates a satisfactory composition. Sites in this District shall be designed so that tower elements do not impact adjacent lower intensity developments but rather are designed to maximize exposure to the freeway or to adjacent developments of a similar intensity. A minimum building height of three stories is required within this District to ensure that a level of intensity is achieved on any development site even when there are multiple buildings of various heights. Any new development that is ten stories or greater in the Active Urban District and is proposed at a location adjacent to a multiple -family residential use or zone outside of the MEMU area shall be set back at least 150' from the property line of the adjacent residentially used or zoned property. 4. Office District: &YTen stories maximum Existing development within the Office District varies from two-story garden offices to the high-rise Xerox Center adjacent to the 1-5 Freeway. Development in this District is limited to office uses to maintain a core of offices uses within the Metro East area and therefore is least likely to utilize the provisions of the MEMU Overlay Zone. New development in this District under the Overlay Zone will vary from low-rise garden office to mid -rise office buildings with ancillary uses and may not redevelop as quickly as other Metro East areas. Higher intensity mixed-use building The height, scale, mass and bulk of new development shall be designed to achieve a "human scale" at the ground level to foster a pedestrian -friendly atmosphere, with buildings located along and oriented to the street frontages and common plazas. In order to maintain a consistent level of development intensity within this District, a minimum height of three stories is encouraged. If a project is on a large site with multiple buildings, an average of four stories should be used as a guide. 4.3 MINIMUM DEVELOPMENT SITE AREA As a means to encourage development that achieves the objectives of the MEMU Overlay Zone, all new development shall have a minimum lot size that facilitates the use of design principles that achieve adequate setbacks, open spaces, connections with adjacent properties in the district, and a high level of site design. Required development site area is required as follows: a. Neighborhood Transitional District 20,000 square feet b. Village Center District 30,000 square feet c. Active Urban District 1 Acre (43,560 square feet) d. Existing Office District 30,000 square feet 4.4 PERMITTED STREET LEVEL BUILDING FRONTAGES A. Appropriate building frontages reinforce a continous urban street wall defining the street edge and encouraging public-private interaction which results in active pedestrian urban spaces. in order to encourage a stronger public-private interaction within the Metro East area, new development will be required to inlcude one of the building frontages specified by district below: • Front Porch • Stoop • Forecourt • Shop Front • Gallery • Arcade 1. Neighborhood Transitional District: a. Front Porch b. Stoop c. Forecourt building frontages are permitted d. Shop Front 2. Village Center District a. Front Porch b. Stoop c. Forecourt d. Shop Front e. Gallery f. Arcade 3. Active Urban District a. Forecourt b. Shop Front c. Gallery d. Arcade 4. Office District a. Forecourt b. Shop Front c. Gallery d. Arcade B. Street level building frontages shall be designed according to the following descriptions and requirements. Front Porch A front porch is frontage wherein the fagade is set back from the frontage line with an attached roofed porch that extends into the front open space area. Porches shall have a minimum dimension of 8 feet in any direction. 2. stoop 14 A stoop is frontage wherein the fagade is aligned close to the frontage line with the first story elevated from sidewalk sufficiently to secure privacy for the windows. The entrance is usually an exterior stair and landing. This type is recommended for ground floor residential uses. PAN N -W-/ 3. Forecourt A forecourt is a frontage wherein a portion of the facade is close to the frontage line and the central portion is set back. The forecourt created is suitable for vehicular drop offs and/or required open space areas. (Minimum dimension of a forecourt should be 20 x 20 feet). This type of frontage should be allocated in conjunction with other frontage types. Large trees within the forecourts may overhang the sidewalks. -A11Tx, A shop front is frontage wherein the fa4ade is aligned close to the frontage line with the building entrance at sidewalk grade. This frontage is conventional for retail use. It has substantial non -reflective glazing at the sidewalk level and should include awnings at main entrances that may overlap the sidewalk consistent with the City's overhead sidewalk encroachment provisions. nul11l1 L'� = 14 i it a" Vr ? 1r� t I 5. Gallery f A gallery is frontage wherein �j the fagade is aligned close ' " ,,.r to the frontage line with an attached cantilevered shed ora 11L2 1 lightweight colonnade which may overlap front open r f space areas. This type is convenient for retail use. The � � �`'�R\5i ��� gallery shall be no less than 10 L s feet wide and may overlap` y ", adjacent open space areas up to within 5 feet of the ``•`• A1:':I parkway or sidewalk area. - An arcade is frontage wherein the fagade may abut the sidewalk at the frontage line. This frontage type is conventional for retail use. The arcade shall be no less than 12 feet wide and may not overhang the sidewalk but may be within 5 feet of the parkway or sidewalk. 4.5 PUBLICLY ACCESSIBLE OPEN SPACE In order to provide relief from the intensity of development within the MEMU Overlay Zone and provide for a high level of pedestrian connectivity and activity throughout the Metro East area, it is necessary to provide a variety of open space opportunities. Publicly accessible open space areas shall be designed to optimize linkages and connections with adjacent properties within the District. Further, open space areas shall encourage active use and pedestrian activity between the public and the private realm. A. To achieve well-designed and highly amenitized open space areas that are accessible to the public, new development will be required to include an open space component that is accessible to the public through the main street -facing fa4ade entry of the project. These areas may be inclusive of a front setback or driveway areas, but may not include parking areas or rear setbacks to satisfy a private open space requirement. All new development within the MEMU Overlay Zone shall provide publicly accessible open spaces as a percentage of the total development site area as follows: Public plaza 1. Neighborhood Transitional District: 5 percent 2. Village Center District: 10 percent 3. Active Urban District: 15 percent 4. Office District: 15 percent Active public pen space areas B. In addition to the above requirements, the following provisions shall apply to the design, location, and materials used in these open space areas: 1. Plazas, courtyards, or other publicly accessible open space areas at the ground level may be used to satisfy this requirement, and shall be incorporated into the design of the development. 2. Parking and rear setback areas shall not be considered to meet this requirement. Front and side setback areas that are integrated into the design of the public open space may be considered to satisfy this requirement. 3. Public open space areas shall be visible and accessible from the public rights-of-way to engage the interest of pedestrians and encourage public use. 4.A combination of landscape and hardscape materials shall be used in the design of these areas to satisfy the following requirements: a. Hardscape paving may include brick, stone, interlocking concrete pavers, textured concrete, and/ or impressed patterned concrete. Hardscape elements may include, but are not limited to, seating areas, potted plant materials, water features, and public art installations. b.The balance of the open space areas shall be landscaped with turf, shrubs, or groundcover, and trees. All plant materials shall be in proportion to the height and mass of the building, and shall be permanently maintained. 5. In order to achieve sunlight and air circulation in required open space areas, the following minimum height to width ratios shall be provided: a. Enclosed Open Space: 2 to 1 ratio (Open space that is enclosed on four sides, such as a courtyard). The required open space shall have a width of at least one-half the height of the adjacent building fagade (measured perpendicularly from the fagade). This requirement shall apply to all sides of the required open space. b. Open Space which is open on one or more sides: 3 to 1 ratio The required open space shall have a width of at least one-third the height of the adjacent building facade (measured perpendicularly from the fa4ade). This requirement shall apply to all sides of the required open space. b. The required publicly accessible open space areas shall be located and configured as one of the following: I Front: The publicly accessible open space area is located along the street facing frontage of the building as illustrated. c. "L" Shaped: The publicly accessible open space area is located along the front and side of the lot as illustrated. b. Forecourt: The publicly accessible open space area is located along a recessed center section of the front fagade of the building as illustrated. d. Paseo or Central Courtyard: The publicly accessible open space area is located on the side of the building or along a center pedestrian Paseo or courtyard as illustrated. 4.6 PRIVATEXOMMON OPEN SPACE To support and enhance the publicly accessible open space, new development within the MEMU Overlay Zone will be required to include private and/or common open space for resident, tenant and visitor use. Private and/or common open space shall be provided in addition to the required publicly accessible open space in Section 4.5. Residential developments: Private or common open space shall be provided on a per unit basis for residential projects and shall be a combination of the total required space divided between private areas such as balconies or patios or common areas such as courtyards, recreation facilities, multi-purpose room or other areas designed for the common use of residents as specified below. Nonresidential or mixed-use developments: Private or common open space shall be provided as a percentage of the total lot area for nonresidential projects and may be used to provide site amenities such as rooftop decks, courtyards, or similar features. Mixed use developments shall combine the residential standards and the nonresidential standard to satisfy this provision. A. Private or common open space shall be provided in the following amounts: 1. Neighborhood Transitional District: 3499 90 square feet per unit 2. Village Center District: 3949-90 square feet per unit and 5 percent of the total development site area for nonresidential uses. 3. Active Urban District: 3499-90 square feet per unit and 5 percent of the total development site area for nonresidential uses. 4. Office District: 10 percent of the total development site area B. In addition to the above standards, all private and/ or common open space areas are also subject to the following provisions in their design, location, and selection of amenities: Private and common open space areas shall be designed for the exclusive use of the residents or tenants of the property and their guests and shall not be publicly accessible except in the Neighborhood Transitional District where the required private/common open space may be designed in combination with the required publicly accessible open space specified in Section 4.5. 2• In the Neighborhood Transitional, Village Center, and Active Urban Districts, a combination of private and common open space shall be provided to satisfy the following requirements: a. Common open space amenities shall include, but are limited to, one or more of the following amenities: courtyards, plazas, tennis courts, swimming pools, spas, permanently equipped gym/ exercise rooms, or other permanent amenity. Rooftop decks and terraces may be used to satisfy this requirement, however, these areas shall be easily accessible to all residents within the building, and face the public rights-of-way where possible. b. Private open space areas may include balconies, patios, terraces, or rooftop decks. These areas shall be carefully integrated into the overall architectural design of the building. Architectural elements such as railings, trellises, short walls, or roof top enclosures shall be consistent with the architectural style of the structure to which they are attached. 3. Open space areas shall be constructed of permanent materials and be permanently integrated into the design of the building. 4. In order to achieve sunlight in outdoor common open space areas, the following building height to open space width ratios are required: 1 to 1; and 2 to 1 if the Private rooftop deck Private balcony 20 4.7 BUILDING SETBACKS A. Setback area requirements facilitate the incorporation of publicly accessible open space while reinforcing a continuous urban street frontage that defines the street edge. Setback requirements are designed as a range so that variety may be achieved in the public/ private interface area depending on the site and building design and its relationship to adjacent developments. Setbacks are designed to coordinate with the public improvements identified in the Metro East Public Realm Amenity Plan (Appendix). New development within the MEMU Overlay Zone shall be designed to provide setback areas from private or public streets as follows: Notes 1. Setbacks are measured from the closest point of a building to the property line or public easement, except for clear zones. If a front yard/porch frontage is used the building facade may be setback a maximum of 15 feet. 2. Additional setbacks for entryplazas or courtyards, or to meet adjacent structures, may be permitted subject to additional design review. Frontage types may be used to satisfy setback requirements. 3. Building planes above 3rd floor shall have, at a minimum a 50% variation in setback within the specific standards in Table 4. 4. If a development project has multiple frontages, the maximum setback along one street frontage may be exceeded if the area is used for publicly -accessible open §_pace. 5. For building with seven or more stories, the third floor and above must be set back a minimum of 30 feet from anv residential use 6. Clear Zones: a. Clear zones are required at drivewav, street, or aIle intersections to provide adequate line of sight for drivers, bicyclists, and pedestrians as they approach intersections. The clear zone shall consist of an isosceles riaht triangle with 25 -foot sides along the property line. b. The clear zone shall not be occupied by a around floor building facade. Site and building features that are taller than 30 inches in height, including utilities, mechanical equipment, fences, and landscaping, are prohibited in the clear zone. c. Upper floors may extend over the clear zone. Awnings must maintain a vertical clearance of at least 15 feet within the clear zone. B. In addition to the above setback requirements, the following provisions shall also apply to new development projects: In order to encourage flexibility and provide an organic feel in the design and building -street interaction, there is no minimum setback requirement within the MEMU Overlay Zone, with the a ..a:,-., that all _st-IFPS _hall m at.,. ...aL.aek speeified it the pFepe abut -ting an the FeaF prelgepty line is deN,elepecl 2. Setbacks abutting public right-of-way may be further recessed from the maximum setback specified for the purpose of a public open space, dining/gathering or special entry area. These areas may not satisfy private open space requirements. 3.Setbacks abutting public rights-of-way shall be landscaped with lawn, trees, shrubs, or other plants and/or decorated as a hard surface expansion of the sidewalk. A combination of landscape and hardscape materials shall be provided as follows: a. Hardscape paving may include brick, stone, interlocking concrete pavers, textured concrete, and/or impressed patterned concrete. Hardscape elements shall also be provided when setback area is being used to satisfy publicly accessible open space areas. These elements may include, but are not limited to, seating areas, potted plant materials, water features, and public art installations. b.The balance of the setback areas shall be landscaped with turf, shrubs, or groundcover, and trees. All plant materials shall be in proportion to the height and mass of the buildin, and shall be permanently maintained. IJI{(lilYlfj ❑� �::{)lilt#iL`i+l:.«euu--.-- .- _...e y`r> Adjacenttopublic street right-of-way or— 10ft(4) publiceasement Adjacentto alleyorintemal aisle 3 ft — Adjacentto parking 7 ft — ClearZone 25 ft — Adjacentto 1stand2ndfloor 15ft — any residential use 3rd floor and above (5) 20/30 ft — Adjacentto all All floors 5 ft — otheruses Upto 3rd floor 6 ft — 4th floor and above 1 15 ft — Notes 1. Setbacks are measured from the closest point of a building to the property line or public easement, except for clear zones. If a front yard/porch frontage is used the building facade may be setback a maximum of 15 feet. 2. Additional setbacks for entryplazas or courtyards, or to meet adjacent structures, may be permitted subject to additional design review. Frontage types may be used to satisfy setback requirements. 3. Building planes above 3rd floor shall have, at a minimum a 50% variation in setback within the specific standards in Table 4. 4. If a development project has multiple frontages, the maximum setback along one street frontage may be exceeded if the area is used for publicly -accessible open §_pace. 5. For building with seven or more stories, the third floor and above must be set back a minimum of 30 feet from anv residential use 6. Clear Zones: a. Clear zones are required at drivewav, street, or aIle intersections to provide adequate line of sight for drivers, bicyclists, and pedestrians as they approach intersections. The clear zone shall consist of an isosceles riaht triangle with 25 -foot sides along the property line. b. The clear zone shall not be occupied by a around floor building facade. Site and building features that are taller than 30 inches in height, including utilities, mechanical equipment, fences, and landscaping, are prohibited in the clear zone. c. Upper floors may extend over the clear zone. Awnings must maintain a vertical clearance of at least 15 feet within the clear zone. B. In addition to the above setback requirements, the following provisions shall also apply to new development projects: In order to encourage flexibility and provide an organic feel in the design and building -street interaction, there is no minimum setback requirement within the MEMU Overlay Zone, with the a ..a:,-., that all _st-IFPS _hall m at.,. ...aL.aek speeified it the pFepe abut -ting an the FeaF prelgepty line is deN,elepecl 2. Setbacks abutting public right-of-way may be further recessed from the maximum setback specified for the purpose of a public open space, dining/gathering or special entry area. These areas may not satisfy private open space requirements. 3.Setbacks abutting public rights-of-way shall be landscaped with lawn, trees, shrubs, or other plants and/or decorated as a hard surface expansion of the sidewalk. A combination of landscape and hardscape materials shall be provided as follows: a. Hardscape paving may include brick, stone, interlocking concrete pavers, textured concrete, and/or impressed patterned concrete. Hardscape elements shall also be provided when setback area is being used to satisfy publicly accessible open space areas. These elements may include, but are not limited to, seating areas, potted plant materials, water features, and public art installations. b.The balance of the setback areas shall be landscaped with turf, shrubs, or groundcover, and trees. All plant materials shall be in proportion to the height and mass of the buildin, and shall be permanently maintained. 4.8 PARKING AND ACCESS Adequate parking is necessary to service the full -range of uses permitted within a development project. In order to enhance the appearance and character of the Metro East area, parking should not be a part of the pedestrian level streetscape. The goal of the Metro East area is to provide adequate parking that encourages people to "park once" and conveniently walk to multiple destinations in the same area. Standards below reflect this concept except in the Neighborhood Transition District where parking is established at a rate that does not impact the adjacent residential neighborhood to the north. The parking standards for the MEMU Overlay Zone are designed to accommodate the wide variety of uses in the area while providing an incentive for mixed-use projects that encourage an active street life and convenient services and leisure activities for Metro East residents and visitors. A mixed-use development is defined as any development that contains more than one type of use in a building or set of buildings and contains within the development a residential component. Stand alone uses are defined as operations or uses that are not a component of an integrated mixed-use development project. Dimensions of parking spaces and drive aisles shall be consistent with SAMC Article XV, Division 1. A. Parking within the MEMU Overlay Zone shall be required for new development in each district as follows: 1. Neighborhood Transitional District a. Stand-alone residential: 2.0 spaces per residential unit, inclusive of guest parking b. Office or other permitted nonresidential uses: As required by Division 3 of Article 15, Off -Street Parking Requirements, SAMC. 2. Village Center District a. Stand-alone nonresidential Uses: As required by Division 3 of Article 15, Off - Street Parking Requirements, SAMC. b. Stand-alone Residential Uses:As required by Division 3 of Article 15, Off -Street Parking Requirements, SAMC. c. Mixed-use Developments with less than 10 percent of the gross floor area devoted to a commercial activity: A minimum of 1.8 spaces per residential or live/work unit inclusive of guest parking and any nonresidential uses. d. Mixed—use developments with 10 percent or greater of the gross floor area devoted to a commercial activity: Any development proposal that devotes 10 percent or more 'of the development's gross floor area to a nonresidential use shall be required to provide a parking study by a city approved consultant to establish an adequate parking requirement for the mixture of uses in the proposed development. In no case, however, shall a standard of less than 2.25 spaces per unit inclusive of guest parking and any nonresidential uses be established. 3. Active Urban District a. Stand-alone Nonresidential Uses: As required by Division 3 of Article 15, Off - Street Parking Requirements, SAMC. b. Stand-alone Residential Uses: As required by Division 3 of Article 15, Off -Street Parking Requirements, SAMC. c. Mixed-use Developments with less than 10 percent of the gross floor area devoted to a commercial activity: A minimum of 1.8 spaces per residential or live/work unit inclusive of guest parking and any nonresidential uses. d. Mixed-use developments with 10 percent or greater of the gross floor area devoted to a commercial activity: Any development proposal that devotes 10 percent or more of the development's gross floor area to a nonresidential use shall be required to provide a parking study by a city approved consultant to establish an adequate parking requirement for the mixture of uses in the proposed development. In no case, however, shall a standard of less than 2.25 spaces per unit inclusive of guest parking and any nonresidential uses be established. 4. Office District a. Office or other permitted nonresidential uses: As required by Division 3 of Article 15, Off -Street Parking Requirements, SAMC. B. In addition to the parking requirements above, new developments in the MEMU Overlay Zone shall provide parking in compliance with the following: 1. Guest parking at a rate of 10 percent of the total required parking spaces shall be set aside and assigned for the exclusive use of guests in any development project within the MEMU Overlay Zone. 2. All residential units shall be provided a minimum of one (1) assigned space per unit. In order to provide well-designed parking areas that enhance the pedestrian experience and adequately provide for the mixture of uses that may occur on a development site, the following standards shall be required for all new developments within the MEMU Overlay Zone: 3. Parking facilities (surface or structures) shall be located below grade, behind buildings, and/or screened from the main right of way and all active public areas, except for areas designed for and devoted to vehicular access, drop off, or valet parking. Those portions of new parking structures that face a public street shall include commercial spaces or other pedestrian oriented design features at the ground floor level. Screening of parking structures along main streets 4. Parking spaces specifically designated for nonresidential and residential uses shall be clearly marked by the use of posting, pavement markings, and/or physical separation. Parking area design shall incorporate a separation of the parking for nonresidential and residential uses, except that guest parking may be combined with nonresidential parking as long as the total required parking for the development is not reduced. 5. Driveways shall be a maximum of 24 feet wide, in order to enhance the pedestrian experience, except as required to satisfy fire and/or waste collection requirements. A maximum of one curb cut shall be permitted for each parcel with up to 150 feet of street frontage. Development sites exceeding 150 feet of street frontage shall be permitted a maximum of two curb cuts. Three curb cuts shall be permitted only if a separate residential entrance is required. 5.0 ®esian Principles The MEMU Overlay Zone establishes qualitative design principles that will be used by Staff and decision makers in evaluating proposed projects. This section establishes qualitative design standards intended to guide the developer to achieve the image and design desired for the Metro East Overlay Zone. Staff and decision makers will use these principles to review proposed development projects and determine their approval based on the extent to which the plans address the intent of the City for the area as part of the MEMU Overlay Zone Site Plan Review process. 5.1 INTEGRATED DESIGN The design of buildings, signs, landscaping, and other structures or elements shall feature a unified and integrated theme. 5.2 ARCHITECTURAL QUALITY Projects shall utilize materials, window and door systems, hardscape, softscape, and water features, and architectural details and components throughout that convey a distinct sense of endurance and quality. 5.3 ARCHITECTURAL VARIETY Projects shall utilize architectural means such as varied massing, breaks in plane, a diverse palette of high-quality materials, and changes in form, proportion and detail, as well as a variety of unit types to create variety and differentiation between and within project In order to further promote variety and interest within the project as a whole, the use of more than one architect is required for projects on development sites with an area that exceeds two (2) acres. This requirement can be met by compliance with any one of the following as approved by the Planning Manager at the time of the initial Site Plan Review: a. Architectural design is completed by two different firms b. Architectural design is peer reviewed by a second architectural firm c. Architectural design is completed by different studios within one architectural firm d. Applicant conducts an architectural design workshop with City staff in the early phase of design Street -facing building elements and massing 5.4 MASSING a. In general, project massing should be broken down into discrete building elements and components that reinforce a continuous street -facing urban block pattern. This pattern should be broken by intervening the required publicly accessible open space areas. See Section 4.5. b. Within this block pattern, individual buildings shall be massed such that individual building planes or architectural masses do not exceed one -hundred -fifty (150) feet in length. c. The design of buildings shall incorporate a variety of massing and forms to introduce variety at the ground plane and skyline of the project. 5.5 FACADES a. Street facing facades shall be architecturally enhanced through the use of arcades, colonnades, recessed entrances, window details, bays, variation in building materials, and other details such as cornices and contrasting colors. b. Building step backs at the upper level of buildings along public rights -of -ways in the Neighborhood Transitional, Village Center, and Active Urban Districts shall be provided as a means to provide building articulation. The building articulation may include private/ common open space terraces or roof decks. The minimum upper level setback area shall be 10 Ft wide (parallel to the building fagade) by 6 Ft deep. c. Buildings facades shall be articulated through the use of separated wall surfaces, contrasting colors and materials, variations in building setbacks, and attractive window fenestrations. Contrasting colors and materials d. Street facing facades shall be integrated with public plazas, mini parks, outdoor dining, and other pedestrian -oriented amenities where feasible. Street -facing ground floor elements 5.6 GROUND FLOOR USES a. Ground floor commercial or retail uses oriented to the street shall provide primary pedestrian access directly from the adjacent public street frontage. b. Ground floor commercial or retail uses oriented to the street shall incorporate the use of overhangs, awnings, or trellis work for at least 60 percent of the frontage. 5.7 COMMUNITY CONNECTIONS Project site plans shall create community connections and linkages between developments within the various Districts within the MEMU facilitate comfortable and and bicycle movements. Overlay Zone area, as well as visually interesting pedestrian a. Pedestrian- and sidewalk -oriented buildings. Projects as a whole, as well as individual building components, shall reinforce activity and pedestrian scale along adjacent sidewalks through the use of active building entries and frontages, and/or publicly accessible open space fronting the streets. Pedestrian/bicycle oriented streetscope b. Pedestrian -oriented sidewalks and streetscapes. Projects as a whole shall incorporate design and development features that facilitate pedestrian and bicycle -scale orientation at the street level. These features include, but are not limited to, street trees, improved medians with trees, widened sidewalks, pedestrian -scale lighting, integrated bicycle paths, curbside parkways, and feasible curbside parking to create a streetscape that accommodates increased and comfortable pedestrian and bicycle use. 5.8 LANDSCAPE BUFFERS a. In order to establish a strong public street and sidewalk edge, building massing shall establish variation in relationship of the building frontages to the street. Landscape buffers should be provided along driveways which are adjacent to any project which includes residential development. � Ventilation Podium parking �IIIIIII ' Podium parking screening b. Landscape buffers in addition to other screening techniques should also be provided as a means to screen trash collection areas, and above grade surface parking. 5.9 PARKING Parking areas, whether at grade or in a structure, shall be completely screened from the public street view. Above -grade parking structures shall be completely screened at the street level by architectural features including retail spaces, stoops, porches, landscaping or other pedestrian oriented design features. 5.10 ENERGY CONSERVATION -SHADE AND SHADOW Energy consumption shall be minimized using the following features where feasible: cogeneration, solar access, south facing windows with eave coverage, double glazed windows, deciduous shade trees, good ventilation, efficient lighting, and day lighting. Individual units, where possible, should be oriented such that they receive a minimum of two (2) hours of direct sunlight in major living spaces such as living rooms, dining rooms, dens, great rooms, or kitchens on the day of the winter solstice. 5.11 RESIDENTIAL UNIT SIZE An average unit size of 1,200 square feet per unit will be used as a guideline to assess the overall quality and livability of any residential units. The mix of unit sizes within a project should be more heavily weighted towards units larger than 1,000 square feet in size. - _ - _. 'Landscape screening berm ; �IIIIIII ' Podium parking screening b. Landscape buffers in addition to other screening techniques should also be provided as a means to screen trash collection areas, and above grade surface parking. 5.9 PARKING Parking areas, whether at grade or in a structure, shall be completely screened from the public street view. Above -grade parking structures shall be completely screened at the street level by architectural features including retail spaces, stoops, porches, landscaping or other pedestrian oriented design features. 5.10 ENERGY CONSERVATION -SHADE AND SHADOW Energy consumption shall be minimized using the following features where feasible: cogeneration, solar access, south facing windows with eave coverage, double glazed windows, deciduous shade trees, good ventilation, efficient lighting, and day lighting. Individual units, where possible, should be oriented such that they receive a minimum of two (2) hours of direct sunlight in major living spaces such as living rooms, dining rooms, dens, great rooms, or kitchens on the day of the winter solstice. 5.11 RESIDENTIAL UNIT SIZE An average unit size of 1,200 square feet per unit will be used as a guideline to assess the overall quality and livability of any residential units. The mix of unit sizes within a project should be more heavily weighted towards units larger than 1,000 square feet in size. 6.0 Signs Building identification and signage can be used as a creative tool to enhance the look and design of a development project. When signs are designed to complement the form and function of the building and its users, it contributes to the aesthetics of the project and aids in way finding. The City desires to encourage creative sign proposals where the standard provisions of Article XI do not well suit a particular need, situation, or circumstance. In exchange, certain signs that otherwise would be allowed by Article XI might not be allowed. Main access signage 6.1 MASTER SIGN PROGRAM Building identification and signage can be used as a creative tool to enhance the look and design of a development project. When signs are designed to complement the form and function of the building and its users it contributes to the aesthetics of the project and aids in way finding. The provisions of this section encourage creative sign proposals where the standard provisions of the sign code may not well suit a particular need, situation, or circumstance. In exchange, certain signs that otherwise would be allowed might not be allowed in the MEMU Overlay Zone. Prior to issuance of any sign permits or certificates of occupancy for any building or portion thereof, a master sign program for the entire site, including directional signs and graphics for any parking structure, shall be submitted to the Planning Commission as part of the MEMU Site Plan Review application. The purpose of the Master Sign Program is as follows: a. The primary purpose of a master sign program is to provide a mechanism by which the sign regulations established in the SAMC can be modified to ensure that signs for a uniquely planned or designed development are most appropriate for that development or area. b. A master sign program may include sign regulations that are, at the same time, both more restrictive in some respects and less restrictive in other respects than the regulations established in the SAMC. Less restrictive provisions in a master sign program may also include signs that are otherwise prohibited by the SAMC. c. Each master sign program application shall show to the Planning Commission's satisfaction why the modifications requested are warranted and how the total sign proposal for the development meets the general purpose and intent of the SAMC. Secondary access sign d. The Planning Commission shall approve, conditionally approve, or disapprove any application for a master sign program based on the signage and its compatibility with the proposed development project based on the following findings: 1. Compliance with the objectives of the MEMU Overlay Zone as specified in Section 1.2. 2. Compliance with the purpose and objectives outlined in the Citywide Design Guidelines; and 3. Compliance with the purpose and intent of Section 41-860 et seq. except for the variations specified in the Master Sign Program application. e. Applications for a Master Sign Program that are denied by the Planning Commission may be appealed to the City Council. Appeals from decision of the Planning Commission shall be processed and considered consistent with SAMC Chapter 41, Article S. 24 7.0 Compatibility/O The following standards are intended to ensure the compatibility of the mix of residential and nonresidential uses that may occur within one building or on a development site in the MEMU Overlay Zone. These standards are intended to mitigate the potential impacts that may occur as a result ,of the interface between nonresidential and residential uses within one project. Compatible design: Public open space, retail on first level, and residential uses on top 7.1 SECURITY Residential units shall be designed to ensure the security of residents through the provision of secured entrances and exits that are separate from the nonresidential uses and are directly accessible to parking areas. Nonresidential and residential uses shall not have common entrances that provide direct access to residential units. The separation of entrances shall be shown on the development plan and the separations shall be permanently maintained. 7.2 RESTRICTION ON ACTIVITIES Commercial uses shall be designed and operated, and hours of operation limited, so that neighboring residents are not exposed to offensive noise, especially from traffic, trash collection, routine deliveries, or late night activity. There shall be no loading or unloading of trucks between the hours of 9:00 P.M. and 9:00 A.M. ional Standards 7.3 LOADING AND UNLOADING Every building involving the receipt or distribution by vehicle of materials or merchandise incidental to carrying on such activity shall provide adequate area for the loading and unloading of vehicles, include moving vans, garbage trucks, and other delivery vehicles. 7.4 VIBRATIONS AND ODORS No use, activity, or process shall produce vibrations or noxious odors that are perceptible without instruments by the average person at the property lines of the site or within the interior of residential units on the site. VA1y1111Lo1:1111IRo1 Outdoor lighting associated with commercial uses shall not adversely impact surrounding residential uses, but shall provide sufficient illumination for access and security purposes consistent with the lighting standards in Chapter 8 of the SAMC (Security Ordinance). 7.6 WINDOWS Residential windows shall not directly face loading areas and docks. To the extent windows of residential units face each other, the windows shall be offset to maximize privacy. 8.0 Implementation This Division includes development Standards and design principles that are designed to work in concert to facilitate the vision for the long-term development of the MEMU Overlay Zone. Successful implementation of this Division requires effective and coordinated administration of these required standards and principles by professional staff on a cooperative basis with developers and property owners with the goal of expediting the entitlement/permit process for projects consistent with the plan. 8.1 MEMU SITE PLAN REVIEW BY PLANNING COMMISSION A. Any application fordevelopment subjecttothe provisions of the MEMU Overlay Zone shall require filing an application with the Planning Manager for approval of a MEMU Site Plan Review by the Planning Commission. The application and development plan shall contain the materials outlined in the Planning Division's Development Review Committee Checklist which includes but is not limited to the following materials that shall demonstrate conformance with the provisions of this section and other required sections of the SAMC: 1. A site plan consisting of architectural drawings or sketches and plot plans, all to a workable scale and fully dimensioned, showing the elevations of the proposed building or structure, off-street parking and other physical features such as trees, hydrants, poles, and other installations, and any other such information as determined necessary by the Planning Manager to fully evaluate any requirement of a building permit. 2. A landscape design plan, pursuant to the requirements of Section 41-1507, showing fully dimensioned private, common, and public open space areas. 3. A master sign program, pursuant to the requirements of Section 6. B. Upon receipt of a MEMU Site Plan Review application, the same shall be reviewed by City staff to determine conformance with the provisions of the MEMU Overlay Zone and referred to the Planning Commission for review and recommendations. The Planning Commission shall review said plans for the purpose of ensuring that buildings, structures, and grounds will be in keeping with the compatibility standards and design principles of this division, and will not be detrimental to the harmonious development of the city or impair the desirability of investment or occupation in the MEMU Overlay Zone. Depending on the level of conformance with the findings of the MEMU Overlay Zone, the Planning Commission may take any of the following actions: 1. Approve the development plan 2. Approve the development plan with conditions 3. Deny the development plan 8.2 FINDINGS FOR GRANTING A MEMU OVERLAY ZONE SITE PLAN REVIEW APPROVAL The Planning Commission may grant a MEMU Overlay Zone Site Plan Review approval subject to finding the following: a. That the proposed development plan is consistent with and will further the objectives outlined in Section 1.2 for the MEMU Overlay Zone. b. That the proposed development plan is consistent with the development standards specified in Section 4 of the MEMU Overlay Zone. c. That the proposed development plan is designed to be compatible with adjacent development in terms of similarity of scale, height, and site configuration and otherwise achieves the objectives of the Design Principles specified in Section 5 of the MEMU Overlay Zone. d. That the land use uses, site design, and operational considerations in the proposed development plan have been planned in a manner that will result in a compatible and harmonious operation as specified in Section 7 of the MEMU Overlay Zone. 8.3 CONDITIONAL USE PERMITS, VARIANCES AND MINOR EXCEPTIONS Conditional use permits, variances and minor exceptions in the MEMU Overlay Zone shall be processed and considered pursuant to SAMC Chapter 41, Article 5. 8.4 TIME LIMITS MEMU Site Plan Review shall automatically become void after two (2) years from the effective date of such approval when the owner fails to institute an action to erect, build, alter, move or maintain the use of the property as specified in the terms and conditions of the MEMU Site Plan Review. City Council may, by resolution, extend the date on which a MEMU Site Plan Review becomes void for a period or periods not exceeding three (3) years in total beyond the date it would otherwise become void. 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Ilp U O --o U Gj o ik Lu I I Jam. \_ a II III h w c� I 2t �N 5 lQ� w w a 0 ao N q w`8 F tl� tl ¢6 p Q z N O II z �7 Z O :II O � U 7 W 2 _4_ � I I 1 ��R 4 . r. N � I I I a`I = P a a r� .• 11 I a t � '�o. ijpf; - 33S 3�M1j!20 k9 z _ O QI O O Z. Ilp U O --o U Gj o ik Lu �n 0 a a k h w c� I 2t �N 2� w w a 0 ao N q w`8 F tl� tl ¢6 p Q z N O II z �7 Z O :II O � U ~ UQy W 2 _4_ EXHIBIT 14 The Metro East Mixed Use (MEMU) Overlay Zone Subsequent Environmental Impact Report (SEIR) and technical appendices may be accessed at: Santa Ana City Hall Planning Counter, First Floor 20 Civic Center Plaza Santa Ana, CA 92701 or Santa Ana Main Library 26 Civic Center Plaza Santa Ana, CA 92701 or http://santa-ana.ora/pba/planning/MetroEastMixed-UseOverlavZone Expansion. asp 75B-121 75B-122 The Metro East Mixed Use (MEMU) Overlay Zone Final Subsequent Environmental Impact Report (SEIR) and technical appendices may be accessed at: Santa Ana City Hall Planning Counter, First Floor 20 Civic Center Plaza Santa Ana, CA 92701 or Santa Ana Main Library 26 Civic Center Plaza Santa Ana, CA 92701 or htto://santa-ana.orQlpba/planning/MetroEastMixed-UseOverlayZoneExpansion.asp 75B-123 75B-124 LS 8.21.18 RESOLUTION NO.2018-xx A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA CERTIFYING FINAL SUBSEQUENT ENVIRONMENTAL IMPACT REPORT NO. 2018-15 (SCH NO. 2006031041) AND THE MITIGATION MONITORING AND REPORTING PROGRAM; MAKING CEQA FINDINGS OF FACT; ADOPTING THE STATEMENT OF OVERRIDING CONSIDERATIONS; AND ADOPTING GENERAL PLAN AMENDMENT NO. 2018-03 FOR THE PROPOSED METRO EAST MIXED USE OVERLAY ZONE EXPANSION AND AMENDMENTS PROJECT AND THE ELAN DEVELOPMENT PROJECT LOCATED AT 1660 EAST FIRST STREET BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. The City of Santa Ana (City) is requesting approval of General Plan Amendment No. 2018-03 to amend the General Plan land use designation of 53 parcels located in the existing Metro East Mixed Use (MEMU) Overlay Zone (OZ -1) and in the proposed MEMU expansion area to be consistent with the current land uses and proposed zoning designations in the MEMU project area (the "MEMU" project). B. A Subsequent Final Environmental Impact Report (the "SEIR") No. 2018- 15 (SCH No. 2006031041) was prepared for the MEMU projects. The SEIR also evaluates the environmental impacts of a separately proposed development project within the expanded MEMU area that will be considered separately by the Planning Commission after the SEIR and MEMU project have been considered and approved by the City Council. For the purpose of the SEIR, the MEMU and Elan projects are also known as the "Project." C. • The development project to be considered separately by the Planning Commission is Site Plan Review No. 2018-02 to allow a 603 -unit mixed- use development project at 1660 East First Street (the "Elan" project), subject to approval of this General Plan Amendment, and separate but related Amendment (Zone Change) and Zoning Ordinance Amendment applications. EXHIBIT C Resolution No. 2018-xx Page 1 of 13 75B-125 D. On July 23, 2018, during the 45 day public comment period, the Planning Commission held a duly noticed public hearing and voted to recommend that the City Council adopt a resolution certifying Subsequent Final Environmental Impact Report No. 2018-15 (SCH No. 2006031041) and approving the Mitigation Monitoring and Reporting Program, Findings of Fact and Statement of Overriding Considerations; General Plan Amendment No. 2018-03; Amendment Application No. 2018-06; and Zoning Ordinance Amendment No. 2018-02 for the Metro East Mixed Use Overlay Zone expansion and amendments project. E. The certification of the SEIR is a CEQA Determination by the City Council. The discretionary approval of the MEMU and Elan projects requires separate actions by the appropriate approving bodies. F. On August 21, 2018, the City Council of the City of Santa Ana held a duly noticed public hearing to consider all testimony, written and oral, related to Subsequent Final Environmental Impact Report No. 2018-15 (SCH No. 2006031041), General Plan Amendment No. 2018-03, Amendment Application No. 2018-06; and Zoning Ordinance Amendment No. 2018-02 for the Metro East Mixed Use Overlay Zone expansion and amendments project, at which time all persons wishing to testify were heard, the project was fully considered, and all other legal prerequisites to the adoption of this Resolution occurred. G. Pursuant to the California Environmental Quality Act (Pub. Res. Code sec. 21000 at seq.; "CEQA:'), and the State CEQA Guidelines the City has determined that a Subsequent Environmental Impact Report (SEIR) should be prepared pursuant to CEQA in order to analyze all potential adverse environmental impacts of the proposed project. Pursuant to Public Resources Code section 21067 and the State CEQA Guidelines (Cal. Code Reg., tit. 14 Sec 15000 at seq.) section 15051, the City is the lead agency for the proposed Project. 2. In accordance with CEQA, the recommended actions have been reviewed through an SEIR. Sections 15080 through 15097, and 15162 of the State CEQA Guidelines (Article 7) guide the process for the preparation of an EIR and an SEIR. 3. The California Environmental Quality Act (CEQA) requires that, where there is the potential for environmental impacts as the result of a proposed project, an EIR be prepared in order to study and Resolution No. 2018-xx Page 2 of 13 75B-126 FA analyze any potential environmental impacts, disclose such potential impacts to the public, and mitigate such impacts to the greatest extent feasible. As such, an EIR was prepared for the original MEMU Overlay Zone in 2007 and was subsequently certified by the City Council. 4. An SEIR Is prepared when an EIR has been certified for a project and the lead agency determines that one or more of the criteria listed under Section 15162 and 15163 of the State CEQA Guidelines are met. The City has determined that an SEIR is the most appropriate environmental document due to the characterization of the proposed changes to the project that was previously approved with the certified Final EIR for the MEMU Overlay Zone in 2007. The current SEIR has been prepared pursuant to the requirements of CEQA and discloses the environmental impacts associated with implementing the proposed Project and includes mitigation measures that can reduce potential impacts to the extent possible or to below a level of significance. The proposed Project will be consistent with the prior findings in the original 2007 Final EIR certified by the City Council, and significant and unavoidable environmental impacts disclosed in the 2007 EIR would- remain for air quality, noise, and transportation/traffic. However, development of the Elan project would result in a substantial adverse change to an eligible historical resource (the now -vacant Elks Club building), which was not addressed in the 2007 EIR. As a result, preparation of the current draft SEIR was required-, and the draft SEIR analyzes and proposes mitigation for the demolition of the Elks Club building. 5. The SEIR, as required by CEQA, contains 1) an Initial Study; 2) a project description; 3) a description of the environmental setting, potential environmental impacts, mitigation measures for any significant effects, and consistency with plans and policies; and 4) names of prepares. The mitigation measures included in this SEIR are designed to reduce or eliminate the potentially significant environmental impacts described herein. The scope of the SEIR evaluates the proposed Project's effects on the following resource topics: air quality, cultural resources, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, transportation/traffic, and tribal cultural resources. 6. The City prepared a draft SEIR and published the Notice of Availability (NOA) in the Orange County Register as well as posted Resolution No. 201'8-xx Page 3 of 13 75B-127 the NOA at the Orange County Clerk's Office on June 12, 2018. The City circulated the draft SEIR for the 45 -day public review between June 12, 2018 and July 27, 2018. The draft SEIR was available for public review at the Santa Ana City Hall, the City of Santa Ana Main Library, and on the City's website. 7. During the 45 -day public review period, the City held a regularly scheduled public hearing with the Planning Commission on July 23, 2018, to receive comments regarding the draft SEIR. 8. The City received a total of nine (9) written comment letters and two (2) verbal comments during the public review period and evaluated all comments received from the persons or agencies that reviewed the draft SEIR. Pursuant to Section 15088 of the State CEQA Guidelines, the City, as the lead agency for the project, has reviewed all comments received on the document. The City provided written responses to all agencies and members of the public commenting on the draft SEIR at least 10 days prior to the City Council hearing. 9. In accordance with Senate Bill 18 (SB 18) and Government Code Section 69352.3, and Assembly Bill 52 (AB 52) and Government Code 21000, the City of Santa Ana requested a list of Tribal Organization contacts from the Native American Heritage Commission and sent notifications to the appropriate tribal organizations in January 2018 in compliance with SB 18, and again in April 2018 to comply with AB 52. No tribes requested consultation for the proposed project, and no tribal cultural resources were identified in the proposed project area. As a result, no new mitigation measures addressing cultural resources, including tribal cultural resources, were required. 10. The City has prepared a Final SEIR, consisting of comments and recommendations received during the 45 -day public review and comment period, written responses to those comments, and revisions and clarifications to the draft SEIR in response to those comments. For the purposes of this Resolution, the SEIR shall refer to the draft SEIR, including all of the technical studies and appendices to the draft SEIR, as revised by the Final SEIR's revisions, together with the other sections of the Final SEIR, including all of the technical studies, attachments, and appendices to the Final SEIR. Resolution No. 2018-xx Page 4of13 758-128 11. Findings of Fact with respect to environmental impacts, including environmental impacts identified in the Final SEIR as potentially significant, but which the City finds can be substantially lessened through the imposition of feasible mitigation measures identified in the Final SIER, are described in Exhibit A attached hereto and Incorporated herein by this reference. As a result of the environmental analysis in the SEIR, one significant impact was found from the construction of the proposed Elan project that pertains to loss of an eligible historic resource. Accordingly, the City has also prepared a Statement of Overriding Considerations in compliance with Public Resources Code Sections 21081 and CEQA Guidelines Section 15093, which finds that specific economic, legal, social, technological, or other benefits of the proposed project outweigh the significant and unavoidable impacts identified in the EIR. This Statement of Overriding Considerations is also described in Exhibit A attached hereto and incorporated herein by this reference. 12. Mitigation measures have been provided to address potential environmental impacts, with a list of these mitigation measures found within the attached Mitigation Monitoring and Reporting Program (MMRP) attached hereto as Exhibit B and incorporated herein by this reference. Mitigation measures have been outlined to address potential impacts stemming from adoption of the original MEMU EIR and the 2018 MEMU expansion and amendments Project's SEIR. 13. All the requirements of CEQA and the State CEQA Guidelines have been satisfied by the City in the Final SEIR, which is sufficiently detailed so that all of the potentially significant environmental effects of the proposed Project have been adequately evaluated. 14. The Final SEIR prepared in connection with the proposed Project sufficiently analyzes both the feasible Mitigation Measures necessary to avoid or substantially lessen the proposed Project's potential environmental impacts and a range of feasible alternatives capable of eliminating or reducing these effects in accordance with CEQA and the State CEQA guidelines. 15. All of the findings and conclusions made by the City Council( pursuant to this Resolution are based upon the oral and written evidence presented to the City Council as a whole and not based solely on the information provided in this Resolution. Resolution No. 2018-xx Page 5 of 13 75B-129 16. Prior to taking action, the City Council has heard, been presented with, reviewed and considered all of the information and data in the administrative record, including the Final SEIR, and all oral and written evidence presented to it during all meetings and hearings, all of which is incorporated herein by this reference. 17. The City has not received any comments or additional information that produced substantially new information requiring recirculation or additional environmental review under Public Resources Code sections 21166 and 21092.1 and State CEQA Guidelines section 15088.5. H. General Plan Amendment No. 2018-03 has been filed to amend the General Plan to change the land use designation of certain parcels located in the existing Metro East Mixed Use (MEMU) Overlay Zone (OZ -1) and in the proposed MEMU expansion area to be consistent with the current land uses and proposed zoning designations in the MEMU project area. The amendments will designate properties located in both the existing MEMU area and in the MEMU expansion area as Urban Neighborhood (UN) or District Center (DC) as shown on Exhibit C, attached hereto and incorporated herein. Currently, the land use designations of the properties are inconsistent with the proposed OZ -1 designation. This project will require amendments to the Land Use and Urban Design elements of the General Plan to designate parcels in the MEMU expansion area either UN or DC, and parcels within the existing MEMU area either UN or DC, to match current or anticipated land uses. 2. The proposed MEMU project will be consistent with several goals and policies of the 2014 Housing Element. First, the project is consistent with Goal 2, which encourages diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels, and age groups to foster an inclusive community. Second, the MEMU project supports Goal 4 to provide adequate rental and ownership housing opportunities and supportive services. Further, the MEMU project is consistent with Policy HE -2.2 to create District Centers with high intensity, mixed-use urban villages and pedestrian -oriented experiences; and Policy HE -2.4 to facilitate diverse types, prices, and sizes of housing. The MEMU expansion and amendments project will result in an overall increase in land available for residential development and will not impact the inventory of housing Resolution No.. 2018-xx Page 6 of 13 758-130 opportunity sites needed to achieve City s 2014-2021 RHNA allocation. 3. The City Council has weighed and balanced the General Plan's policies, both old and new, and has determined that based upon this balancing that General Plan Amendment No. 2018-03 is consistent with the purpose of the General Plan. The City Council finds that the Final SEIR, prepared under City direction, reflects the independent judgment and analysis of the City Council of the City of Santa Ana. The City Council specifically finds that at this time, the Final SIER prepared for the MEMU and Elan projects accurately and completely presents adequate information upon which to base future environmental decisions about the broad effects of implementing the MEMU and Elan projects. The City Council further recommends and confirms that no new information of substantial importance showing new significant environmental effects, or a substantial increase in the severity of previously identified significant environmental effects beyond those effects analyzed in the Draft SEIR, for the MEMU and Elan projects were identified during the public comment period or during the preparation of the Final SEIR. The City Council approves of the Findings of Facts and Statement of Overriding Consideration and certifies the Final SEIR for the MEMU and Elan projects pursuant to CEQA Guidelines §15090. Section 2. Certification. The City hereby certifies that (1) the SEIR has been prepared, processed, and noticed in accordance with CEQA and the State CEQA Guidelines; (2) the SEIR was presented to the City Council and the -City Council has reviewed and considered the information contained In the SEIR prior to considering adoption of the project, and (3) the SEIR reflects the independent judgment and analysis of the City Council and is deemed adequate for the purposes of making decisions on the merits of the Project. Section 3. CEQA Findings. The City hereby adopts the CEQA Findings of Fact, which were prepared in accordance with Public Resources Code section 15091 and which are attached hereto as Exhibit A and incorporated herein by this reference as if fully set forth herein. Section 4. Statement of Overriding Considerations. The City hereby adopts the Statement of Overriding Considerations made in connection with the approval of the Project pursuant to CEQA Guidelines Section 15091, which is attached hereto as Exhibit A and incorporated herein by this reference as if fully set forth herein. Section 5. Mitigation Monitoring and Reporting Program. Pursuant to Public Resources Code section 21081.6, the City Council hereby adopts the Mitigation Monitoring and Reporting Program attached hereto as Exhibit B and incorporated herein Resolution No. 2018 -pc Page 7 of 13 75B-131 by this reference. The City finds that the Mitigation Monitoring and Reporting Program is designed to ensure that, during the implementation of the Project, the City and any other responsible parties implement the components of the Project and comply with the mitigation measures identified in the Mitigation Monitoring and Reporting Program. Section 6. Wildlife Resources. Pursuant to Title XIV, California Code of Regulations (CCR) § 735.5(c)(1), the City Council has determined that, after considering the record as a whole, there is no evidence that the proposed Project will have the potential for any adverse effect on wildlife resources or the ecological habitat upon which wildlife resources depend. The proposed Project exists in an urban environment characterized by paved concrete, roadways, surrounding buildings and human activity. However, pursuant to Fish and Game Code § 711.2 and Title XIV, CCR § 735.5, the payment of Fish and Game Department filing fees in conjunction with this project is at the discretion of the State of California Department of Fish and Wildlife. Section 7. Approvals. Based on the entire record before the City Council, all written and oral evidence presented, the CEQA Findings of Fact, the Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program, all attached and incorporated herein as Exhibit A and Exhibit B to this Resolution, the City Council of the City of Santa Ana hereby: A. Adopts the CEQA Findings of Fact, adopts the Statement of Overriding Considerations, and certifies Final Subsequent Environmental Impact Report No. 2018-15, and approves the Mitigation Monitoring and Reporting Program for the MEMU Overlay Zone Expansion and Elan projects; B. Approves General Plan Amendment No. 2018-03; and, These decisions are based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Council Action dated August 21, 2018, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Section 8. Indemnification. The Applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees ("Indemnitees"), from any and all liability, claims, actions or proceedings that may be brought against Indemnitees concerning this project or approval of the project, including without limitation any CEQA review or approval, or any of the proceedings, acts or determinations taken, done or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant's indemnification is intended to include, but not be limited to, damages, fees and/or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including without limitation attorneys' fees and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. Resolution No. 2018 -roc Page 8 of 13 75B-1 32 Section 9. Ordinances. This Resolution shall not be effective unless and until Ordinance No. NS- (AA No. 2018-06 and ZOA No. 2018-03) becomes effective. If said ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise does not go into effect for any reason, then this resolution shall be null and void and have no further force and effect. Section 10. Judicial Review. These decisions rendered by the City Council of the City of Santa Ana are final and are subject to judicial review pursuant to California Code of Civil Procedure section 1094.6. The Planning and Building Agency shall give direct notice to the Applicant of the City Council's decisions and these findings. Section 11. Location of Documents and Custodian of Records. The documents and materials that constitute the record of proceedings on which the CEQA Findings in Exhibit A: of this Resolution have been based are located at 20 Civic Center Plaza, Santa Ana. The custodian for these records is the Santa Ana Clerk of the Council. This information is provided in compliance with Public Resources Code section 21081.6. Section 12. Notice of Determination. The City Council hereby directs staff to file a Notice of Determination with the County of Orange within five (5) working days of final Project approval. ADOPTED this _ day of 2018. APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: (4 . Lisa Storck Assistant City Attorney Miguel A. Pulido Mayor 75B-133 Resolution No. 2018-xx Page 9 of 13 AYES: NOES: ABSTAIN: NOT PRESENT: Councilmembers Councilmembers Councilmembers Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2018-xx to be the original resolution adopted by the City Council of the City of Santa Ana on 2018. Date: Resolution No. 2018-xx Page 10 of 13 Clerk of the Council City of Santa Ana 75B-134 Exhibit A: Findings of Fact Statement of Overriding Considerations Resolution No. 2018-xx Page 10 of 12 758-135 METRO EAST MIXED-USE OVERLAY DISTRICT EXPANSION AND ELAN DEVELOPMENT PROJECTS SUBSEQUENT ENVIRONMENTAL IMPACT REPORT FINDINGS OF FACT/STATEMENT OF OVERRIDING CONSIDERATIONS SCH #2006031041 CITY OF SANTA ANA 7513-136 Chapter 1 Introduction This document presents the Findings of Fact and Statement of Overriding Considerations that must be adopted by the City of Santa Ana (City) pursuant to the requirements of Sections 15091 and 15093, respectively, of the California Environmental Quality Act Guidelines (State CEQA Guidelines) prior to the approval of the Metro East Mixed -Use (MEMU) Overlay District Expansion and Elan Development Projects (proposed project). This document is organized as follows: Chapter 1 Introduces the Findings of Fact and Statement of Overriding Considerations. Chapter 2 Presents the CEQA Findings of the Subsequent Environmental Impact Report (SEIR), including the identified significant impacts. Chapter 3 Presents the alternatives to the proposed project and evaluates them in relation to the findings contained in Section 15091(a)(3) of the State CEQA Guidelines. The City must consider and make findings regarding alternatives when a project would involve environmental impacts that cannot be reduced to a less -than - significant level, or cannot be substantially reduced, by proposed mitigation measures. Chapter 4 Presents a Statement of Overriding Considerations that is required in accordance with Section 15093 of the State CEQA Guidelines for significant impacts of the proposed project that cannot be mitigated to a less -than - significant level. As stated in the SEIR, the MEMU Overlay Zone is a land use plan that guides the physical development within the boundaries of the Overlay Zone. It is not an implementation plan, and adoption of the Overlay Zone does not constitute a commitment to any specific project, construction schedule, or funding priority. Each development proposal undertaken during the planning horizon of the Overlay Zone must be approved individually by the City in compliance with CEQA. Therefore, the MEMU Overlay Zone is analyzed at a program level, which evaluates the effects of the implementation of the entire Overlay Zone. In addition, the Elan Development Project converges with the proposed modifications to the MEMU Overlay Zone, and represents a development proposal within the MEMU Overlay Zone expansion area that must be approved individually in accordance with CEQA. Therefore, the Elan Development Project is described in detail, and a project -level analysis of the potential environmental impacts is provided concurrently with the program -level analysis of the MEMU Overlay Zone Expansion within the SEIR With respect to other individual development projects that may be proposed during the Overlay Zone planning horizon, Section 15168(c) of the State CEQA Guidelines states that subsequent activities should be examined in light of the SEIR to determine whether additional environmental documentation must be prepared. If a later activity would have effects that were not examined in the Metro East Mixed -Use Overlay District Expansion and Elan August 2018 Development Projects 1-1 ICF 19.18 Findings of Fact/Statement of Overriding Considerations 75B-137 City of Santa Ana 1. Introduction Program SEIR, subsequent environmental documentation must be prepared, consistent with Sections 15162 through 15164 of the State CEQA Guidelines. If no new effects would occur and no new mitigation measures would be required, the subsequent activity could rely on the scope of the environmental analysis provided in the SEIR, and no additional environmental documentation would be required. As the proposed project involves a program- and project -level component, each component is discussed herein. For ease of understanding, the program -level component will be discussed first in the adjoining chapters, followed by the project -level component. Metro East Mixed -Use Overlay District Expansion and Elan August 2018 Development Projects 1-2 ICF 19.18 Findings of Fact/Statement of Overriding Considerations 75B-138 Chapter CEQA Findings 2.1 :Introduction This chapter presents the potential impacts that were identified in the SEIR and the findings that are required in accordance with Section 15091 of the State CEQA Guidelines. The possible findings for each significant and/or potentially significant adverse impact are as follows: (a) Changes or alterations have been required in, or incorporated into the project which avoid, substantially lessen, or reduce the magnitude of the significant environmental effect as identified in the SEIR ("Finding 1"). (b) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency malting the findings. Such changes have been adopted by such other agency or can and should be adopted by such other agency ("Finding 2'J. (c) Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives in the EIR ("Finding 3"). Table 2-1 and Table 2-2 summarize the significant unavoidable impacts of the SEIR for the Metro East Mixed -Use Overlay District Expansion and the Elan Development Project, respectively, as currently proposed for certification and adoption of the proposed project. Additional facts that support the findings are set forth in the Draft SEIR, the Final SEIR, the staff reports to the Planning Commission and City Council, and the record of proceedings. Metro East Mixed -Use Overlay District Expansion and Elan August 2018 Development Projects 2-1 ICF 19.18 Findings of Fact/Statement of Overriding Considerations 75B-139 d a y L 75B-140 i ba N N C11 z p y N F y D •ty N F E ya y G N aL. 7O d y O .O v y N> C y N y A uj d .-�. 3 N tatl > N ger o y d d L O 7 d y H E '° M N 7 a d b y d .v '5a,dLh y> 0^ r. U Hom m m E L d C w u F .Gop bD y L 'O .rw p p L 0 F b LEi O= O U y 0,13 U N 1O" F a Fes. G y w u G ow 0.N F " m p E w u F G C E L p 0 E N b G L W iJ E m •tn G A G to= G u t°. T+ $ F ..N. O O GI u Y-1 C ° o o ° m an E •� 4 N bpi tGb Q w d G N y.r-' U a0u..d G "' �v0.0 Eli M L F p O C G -0 cGa E t° w 3 p 3 p o G w M F n F M m 7. eb 00 j al 7 y 3 DD y u •c 0. ii �w�E °1° u SE'w' x'5 or ri ERRL y � p O u y0 W u p i. y N d I°. 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V u G a i.l U La G m E ClU O i 75B-157 \ ; / & ]33=) e9k} @lean§'\;- NI §m�M$§ m«}wk mgi222Gef[ 7Ag«lge2)� 2ma;�)f)k W \ 75B.158 \) Chapter 3 Findings Regarding Project Alternatives 3.1 Introduction As stated in the MEMU SEIR, the original Final Environmental Impact Report (EIR) for the MEMU Overlay Zone (SCH No. 2006031041) prepared in 2007 examined a range of alternatives that would substantially lessen at least some of the significant impacts associated with implementation of the proposed project, while still meeting the project objectives. A final determination with respect to whether to proceed with the proposed project or accept or reject any of the alternatives was provided in the findings as part of certification of the Final MEMU EIR. The proposed MEMU Overlay Zone expansion area would result in essentially the same significant impacts as were identified for the proposed project in the MEMU EIR. Therefore, the range of alternatives identified and analyzed are applicable to the modification of the project in this SEIR. The SEIR also considered three scenarios representing a range of reasonable alternatives for the Elan Project. Pursuant to Section 15126.6(a) of the State CEQA Guidelines, the primary intent of an alternatives evaluation is to "describe a range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives." This chapter describes the project objects and design criteria used to develop and evaluate project alternatives presented in the Draft SEIR. A description of the alternatives compared to the proposed project and the Findings regarding the feasibility of adopting the described alternatives is presented for use by the City in the decision-making process. 3.2 Project Objectives The following objectives were developed for the MEMU Overlay District Expansion and the Elan Development Projects. 3.2.1 MEMU Overlay District Expansion Objectives The overall objectives of the Overlay Zone are to encourage a more active commercial and residential community, provide an expanded economic base, maximize property sales tax revenues, improve, the jobs/housing balance within the City, and provide for a range of housing options identified in the 2014 Housing Element. Expansion of this Overlay Zone would extend the same objectives into the new area, and implementation of the Overlay Zone is intended to fulfill the following major objectives: • Create an active, mixed-use urban village where it is possible to live, work, shop, and play all within a short walk of each other. Metro East Mixed -Use Overlay District Expansion and Elan August 2018 Development Projects 3-1 ICF 19.18 Findings of Fact/Statement of Overriding Considerations 7513-159 City of Santa Ana 3. Findings Regarding Project Alternatives • Facilitate well-designed new mixed-use development projects that combine residential and nonresidential uses through innovative and flexible design solutions. • Achieve the harmonious integration of new mixed-use development within the existing fabric of the mid -rise and high-rise office environment. • Encourage urban form and architecture that incorporate contemporary design styles and solutions as well as the use of sustainable building and site design concepts such as green buildings, energy -conserving building materials, and landscaping designs that reduce water consumption. • Create highly amenitized streetscapes that provide items such as landscaping, street furniture, niche or linear parks, passive and active water features, public plazas and courtyards, public art, and public transportation shelters in a design that integrates the public tealm with the private development and serves to create a distinct identity for the district. • Provide for adequate buffering from the Santa Ana and Costa Mesa freeways. • Create a highly integrated pedestrian system that provides for connectivity between the residential areas and public recreation amenities to the north and the Overlay Zone. • Provide for active street life through the inclusion of dedicated pedestrian -oriented design and active uses on the ground floor at strategic locations. • Provide for a mix of housing in order to encourage a continuum of living and a variety of household types. Ensure that each project includes exceptional site planning, unique architecture, high-quality building materials, extensive open space, indoor and outdoor amenities, and first-rate public improvements. • Encourage parking solutions that provide for adequate parking to ensure the long-term quality of the project, but that are creative in their design thereby enhancing the area's urban form. Parking requirements are designed to create a level of scarcity that will discourage vehicle trips, increase pedestrian activity, and enhance the provision of high-quality building and site design. • Facilitate project designs that encourage adequate amounts of retail or commercial space to service residents and/or employees within the development and the larger Overlay Zone. • Allow for the development of varied residential types in a mixed-use configuration including, but not limited to, loft -style units, live/work units, attached row houses, and high-quality stacked flats. • Provide adequate access for public safety services. • Stimulate investment and reinvestment in the area through the provision of a comprehensive planning framework that facilitates private -market success. 3.2.2 Elan Development Project Objectives The Elari Development Project is intended to implement some of the objectives of the MEMU Overlay District Expansion. Its primary objectives include the following: Metro East Mlxed-Use Overlay District Expansion and Elan August 2018 Development Projects 3.2 ICF 19.18 Findings of Fact/Statement of Overriding Considerations 75B-160 city of Santa Ana 3. Findings Regarding Project Alternatives • Facilitating new high-density housing opportunities and commercial opportunities within the City. • Providing new mixed-use development that combines residential and commercial components. • Encouraging live/work opportunities within a mixed-use environment. • Ensuring high-quality architectural features as part of the site planning process. • Providing exceptional public open space and amenities for existing and future residents. • Developing adequate parking that maximizes space and minimizes visual screening. • Activating First Street at a key gateway intersection into the City. • Redeveloping a vacant and blighted site/area. 3.3 Selection of Alternatives The range of feasible alternatives was selected and discussed in a manner to foster meaningful public participation and informed decision-making. Among the factors that were taken into account when considering the feasibility of alternatives (as described in State CEQA Guidelines Section 15126.6[£] [1]) were environmental impacts, economic viability, availability of infrastructure, regulatory limitations, jurisdictional boundaries, and attainment of project objectives. As stated in Section 15126.6(a) of the State CEQA Guidelines, an EIR need not consider an alternative whose effects could not be reasonably identified, whose implementation is remote or speculative, or that would not achieve the basic project objectives. The analysis includes sufficient information about each alternative to provide meaningful evaluation, analysis, and comparison with the proposed project. 3.4 Project Alternatives Findings The following describes the alternatives evaluated in comparison to the proposed project, as well as the specific economic, social, or other considerations that make them infeasible for avoiding or lessening the impacts. The City finds that the adoption of any of the alternatives to the project is infeasible. The reasons for each finding are provided following the description of the alternative, and are further described in the Draft SEIR. 3.4.1 MEMO Overlay District Expansion Alternatives (Program - Level) As discussed in Chapter 1, Introduction, above and in Chapter 6, Alternatives, of the Draft SEIR, the original Final EIR for the MEMU Overlay Zone (SCH No. 2006031041) prepared in 2007 examined a range of alternatives that would substantially lessen at least some of the significant impacts associated with implementation of the proposed project, while still meeting the project objectives. A final determination with respect to whether to proceed with the proposed project or accept or reject any of the alternatives was provided in the findings as part of certification of the Final MEMU EIR. Metro East Mixed -Use Overlay District Expansion and Elan August 2018 Development Projects 3-3 ICF 19.18 Findings of Fact/Statement of overriding Considerations 7513-161 Cityof Santa Ana 3. Findings Regarding Project Alternatives Ultimately, three scenarios representing a range of reasonable alternatives were selected for detailed analysis and carried forward in the MEMU EIR: • Alternative 1- No Project/Reasonably Foreseeable Development (Continuation of Existing General Plan): Under this alternative, development in the project area would occur under the existing General Plan and zoning designations. • Alternative 2 - Higher Intensity Commercial Project: This alternative would permit a higher intensity of commercial development and a corresponding decrease in residential density for projects proposed within the Overlay Zone relative to the proposed overlay plan. This alternative would reduce the number of residences (by approximately half) and increase employment opportunities as a result of more commercial/office sues. Alternative 3 - Reduced Project: This alternative would allow development at a maximum Floor Area Ratio (FAR) of 1.25 for each developable parcel within the Overlay Zone without consideration of residential density. The anticipated mix of commercial, office, and residential land uses would be identical to the proposed project; however, a maximum FAR would be established that would limit development potential and, therefore, density and height. Under this alternative there would be no differentiation between different areas (districts) in the Overlay Zone. The 2007 MEMU EIR found that each of these alternatives would reduce some potential impacts. Alternative 1 would achieve some of the project objectives, but would not achieve others (or would achieve them to a lesser degree than the proposed project). Alternative 2 would achieve all of the project objectives, similar to the proposed project Alternative 3 would achieve some of the project objectives, but would not improve the jobs/housing balance within the City to the level provided by the proposed project. An EIR must identify the environmentally superior alternative to the proposed project from among the range of reasonable alternatives. This would ideally be the alternative that results in few significant and unavoidable impacts. State CEQA Guidelines Section 15126(d) (2) states that if the environmentally superior alternative is the no project alternative, the EIR shall also identify an environmentally superior alternative from among the other alternatives. Alternative 1 does not reduce any of the proposed project's significant impacts to less -than - significant levels; however, it does lessen the severity of many of the impacts. Similarly, Alternatives 2 and 3 would reduce the potential impacts of the proposed project, although not to the same degree as Alternative 1. Alternative 1 would therefore be environmentally superior as it would reduce significant impacts associated with air quality, noise, and transportation. The proposed MEMU Overlay Zone expansion area would result in essentially the same significant impacts as were identified for the proposed project in the 2007 MEMU EIR. Therefore, the range of alternatives identified and analyzed are applicable to the modification of the project in this SEIR As discussed above, Alternatives 1, 2, and 3 would each achieve at least some of the project objectives and would reduce the severity of some potential impacts. However, none of these alternatives would reduce significant impacts to less -than -significant levels. Alternative 1 would remain the environmentally superior alternative as it would reduce significant impacts associated with air quality, noise, and transportation. Thus, the findings from the 2007 MEMU EIRTor each'of these alternatives are applicable to the proposed project and are included below. Metro East Mixed -Use Overlay District Expansion and Elan August 2018 Development Projects 3-4 ICF 19.18 Findings of Fact/Statement of Overriding Considerations 75B-162 City of Santa Ana 3. Findings Regarding Project Alternatives Findings for Alternative 1: No Project/Reasonable Foreseeable Development Alternative (Continuation of Existing General Plan) The City hereby finds that the No Project/No Development Alternative is infeasible for the following environmental, economic, social, and other considerations: • Would not create an active, mixed-use urban village where it is possible to live, work, shop and play all within a short walk of each other. - • Would not facilitate well-designed new mixed-use development projects that combine residential and non-residential uses through innovative and flexible design solutions. • Would not achieve the harmonious integration of new mixed-use development within the existing fabric of the mid -rise and high-rise office environment. • Would not create highly-amenitized streetscapes that provide items such as landscaping, street furniture, niche or linear parks, passive and active water features, public plazas and courtyards, public art and public transportation shelters in a design that integrates the public realm with the private development and serves to create a distinct identity for the district. • Would not create a highly -integrated pedestrian system that provides for connectivity between the residential areas and public recreation amenities to the north and the Overlay Zone. • Would not provide for active street life through the inclusion of dedicated pedestrian -oriented design and active uses on the ground floor at strategic locations. • Would not provide for a mix of housing in order to encourage a continuum of living and a variety of household types. • Would not allow for the development of varied residential types in a mixed-use configuration including, but not limited to, loft -style units; live/work units, attached row houses, and high- quality stacked flats. Findings for Alternative 2: Higher Intensity Commercial Project The City hereby finds that the Higher Intensity Commercial Alternative is infeasible for the following environmental, economic, social, and other considerations: • Would not create an active, mixed-use urban village where itis possible to live, work, shop and play all within a short walk of each other to the extent of the proposed project. • Would not provide for a mix of housing in order to encourage a continuum of living and a variety of household types'to the extent of the proposed project. • Would not allow for the development of varied residential types in a mixed-use configuration including, but not limited to, loft -style units, live/work units, attached row houses, and high- quality stacked flats to the extent of the proposed project. Findings for Alternative 3: Reduced Project The City hereby finds that the Reduced Project Alternative is infeasible for the following environmental, economic, social, and other considerations: Metro East Mixed -Use Overlay District Expansion and Elan August 2018 Development Projects 3-5 - ICF 19.18 Findings of Fact/Statement of Overriding Considerations 75B-163 .City of Santa Ana 3. Findings Regarding Project Alternatives • Would not create an active, mixed-use urban village where it is possible to live, work, shop and play all within a short walk of each other to the extent of the proposed project. • Would not achieve the harmonious integration of new mixed-use development within the existing fabric of the mid -rise and high-rise office environment due to the reduced development intensity compared to the proposed project • Would not create a differentiation between different areas of the Overlay Zone. • Would not provide for a mix of housing in order to encourage a continuum of living and a variety of household types to the extent of the proposed project. • Would not facilitate project designs that encourage adequate amounts of retail or commercial space to service residents and/ or employees within the development and the larger Overlay Zone. • Would not allow for the development of varied residential types in a mixed-use configuration including, but not limited to, loft -style units, live/work units, attached row houses, and high- quality stacked flats to the extent of the proposed project. 3.4.2 Elan Development Project Alternatives As shown below and in Chapter 6, Alternatives, of the Draft SEIR and Chapter 3, Clarifications and Modifications to the DraftSElR, of the Final SEIR, four alternatives were evaluated in comparison to the Elan Development Project The environmental advantages and disadvantages of each of these alternatives are described. The following alternatives were selected for analysis: • Alternative Ela: No Project/No Development: Under this alternative, no changes to the proposed project site would occur. Physical conditions at the site would remain in their current state. • Alternative Elb: No Project/Existing General Plan and Zoning: Under this alternative, the proposed mixed use development would not be constructed. Rather, the project site would be developed in a manner consistent with its existing zoning and General Plan land use designation. This alternative provides an analysis of the type of development and impacts that would be expected to occur if the site were used solely for general commercial uses, and did not include any mixed uses. • Alternative E2: Alternative Site: This alternative would involve development of the Elan Development Project on an alternative site within the MEMU Overlay Zone expansion area. • Alternative E3: Reduced Project/Reduced Site: This alternative considers avoiding demolition of the existing Elks Lodge building and instead focusing development to the northern one-third of the site (approximately 2 acres). Alternatives Considered but Eliminated from Further Evaluation Alternative E2: Alternative Site would involve development of the Elan Development Project on an alternative site within the MEMU Overlay Zone expansion area. The City and applicant have explored other sites within the existing and expanded MEMU Overlay Zone that could potentially accommodate a similar project Based on recent searches, no other comparable sites are available Metro East Mitred -Use Overlay District Expansion and Elan August 2018 Development Projects 3-6 ICF 19.18 Findings of Fact/Statement of Overriding Considerations 75B-164 City of Santa Ana 3. Findings Regarding Project Alternatives that could accommodate a development similar to the Elan Project Therefore, this alternative has been rejected from further consideration. Alternative E3: Reduced Project/Reduced Site considers avoiding demolition of the existing Elks Lodge building and instead focusing development to the northern one-third of the site (approximately 2 acres). Therefore, this alternative would essentially reduce the project by two- thirds, yielding a potential development of approximately 200 residential units and approximately 2,800 square feet of commercial uses on the ground floor. All impacts associated with the proposed Elan Project would be reduced, including air quality, traffic, and noise, as well as the significant and unavoidable cultural resources impact associated with demolition of the Elks Lodge building. However, as noted above, the Elks Lodge operations are moving out of the existing building to a new facility, which could result in the building falling into disrepair if not maintained or re -occupied with another use. This alternative is not considered feasible because it would render the proposed Elan Development Project physically unable to meet the development standards of the MEMU Overlay District for mixed-use projects on a small portion of the entire development site. It would be very difficult to disguise the parking (underground or wrap) and build a mixed-use building with all of the frontage, setbacks, open space, and other development standards on the remaining lot. This alternative would also not achieve many of the project objectives, including, but not limited to, facilitating well- designed new mixed-use development projects through innovative and flexible design solutions, achieving harmonious integration of new mixed-use development, creating extensive outdoor amenities, or creating creative parking solutions that enhance the area's urban form. A smaller project on the northern one-third of the site, combined with the existing surrounding development and the remaining Elks Lodge building, would result in design challenges that do not achieve the City's desired planning objectives. For these reasons, this alternative has been rejected from further consideration. Alternative Ela: No Project/No Development Under the No Project/No Development Alternative, development of the Elan Project would not occur. The existing site would remain in its current state—the northern one-third of the property would remain vacant and undeveloped, and the Elks Lodge building would remain intact on site. As part of a separate project, the Elks Lodge operations are moving their operations to a new 52,720 - square -foot facility at 1701 East Saint Andrew Place in Santa Ana. Therefore, the Elks Lodge building would be vacated and could fall into disrepair if not maintained or re -occupied with another use. All impacts associated with the proposed Elan Project would be avoided, including the significant and unavoidable cultural resources impact associated with demolition of the Elks Lodge building. Findings The City hereby finds that the No Project/No Development Alternative for the Elan Development Project is inferior to the proposed project because it would not meet any of the objectives of the Elan Development Project. Metro East Mixed -Use Overlay District Expansion and Elan August 2018 Development Projects 3-7 ICF 19.18 Findings of Fact/Statement of Overriding Considerations 75B-165 City of Santa Ana 3. Findings Regarding Project Altematives Alternative Eib: No Project/Existing General Plan and Zoning Under the No Project/Existing General Plan and Zoning Alternative, development of the Elan Project Would not occur. Instead, it may be reasonably foreseeable that that site could be developed according to the existing General Plan and Zoning. The existing General Plan designation is GC (General Commercial), and the site is zoned C2 (General Commercial). The combined GC land use designation and C2 zoning would allow for a variety of retail and service uses, professional, administrative and business offices, parking lots and structures, automobile sales, and various other commercial uses. The site could be developed with a floor area ratio (FAR) densityof O.S. At 6.4 acres, this would equate to approximately 278,784 square feet of commercial uses. Using the same trip rates for retail/commercial uses (shopping center) as presented in the Traffic Study for the Elan Project (Appendix G2 of the Draft SEIR), this alternative could generate 11,904 daily trips (approximately 270 AM peak hour trips and approximately 1,039 PM peak hour trips). Compared to the 4,648 net project trips for the Elan Project, this represents an increase in vehicle trips by a factor of more than 2.5. Compared to the proposed Elan Project, in addition to increased traffic impacts, this alternative would result in increased air quality emissions, increased GHG emissions, and increased noise. Additionally, this alternative would not reduce or avoid the significant and unavoidable cultural resources impact associated with demolition of the Elks Lodge building. This alternative would also not achieve many of the project objectives, including, but not limited to, facilitating well-designed new mixed-use development projects through innovative and flexible design solutions, achieving harmonious integration of new mixed-use development, creating extensive outdoor amenities, or providing new high-density hours and live/work opportunities within a mixed-use environment. Findings The City hereby finds that the No Project/Existing General Plan and Zoning Alternative is inferior to the proposed project because in addition to increased traffic impacts, this alternative would result in increased air quality emissions, increased GHG emissions, and increased noise. Additionally, this alternative would not reduce or avoid the significant and unavoidable cultural resources impact associated with demolition of the Elks Lodge building. This alternative would also not achieve many of the project objectives, including, but not limited to, facilitating well-designed new mixed-use development projects through innovative and flexible design solutions, achieving harmonious integration of new mixed-use development, creating extensive outdoor amenities, or providing new high-density hours and live/work opportunities within a mixed-use environment Metro East Mixed -Use Overlay District Expansion and Elan August 2018 Development Projects 3-8 ICF 19.18 Findings of Fact/Statement of Overriding Considerations 75B-166 Chapter 4 Statement of Overriding Considerations 4.1 Introduction Section 15093 of the State CEQA guidelines states: (a) CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects maybe considered "acceptable." (b) When the lead agency approves a project which will result in the occurrence of significant effects which are identified in the final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reason to support its actions based on the final EIR and/ or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record. (c) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the notice of determination. The City of Santa Ana proposes to adopt a Statement of Overriding Considerations regarding the potential unavoidable significant impacts of the proposed project. This section describes the anticipated economic, social, and other benefits or other considerations of the proposed project to support the decision to proceed with the project even though all of the identified impacts are not mitigated to a less -than -significant levels. 4.2 Unavoidable Significant Adverse Impacts The City is proposing to approve the proposed project, with reductions and revisions to reduce environmental impacts, and has prepared a SEIR required by CEQA. Even with reductions and revisions in the project, the following impacts are unavoidable because it has been determined that no feasible mitigation is available. Refer to Chapter 2, CEQA Findings, for further clarification regarding the impacts listed below. Metro East Mixed -Use Overlay District Expansion and Elan August 2018 Development Projects 41 ICF 19.18 Findings of Fact/Statement of Overriding Considerations 7513-167 City of Santa Ana 4. Statement of Overriding Considerations 4.3 Metro East Mixed -Use Overlay Zone Expansion (Program -Level) Air Quality Impact 4.1-1 Construction activities associated with the proposed project would exceed South Coast Air Quality Management District Standards for VOC and NOx, and would result in a projected air quality violation. Impact 4.1-2 Operation of the proposed project would exceed South Coast Air Quality Management District standards for VOC, NOW CO, PM10, and PM2.5 and would result in a projected air quality violation. Impact 4.1-3 Construction and operation of the proposed project could result in a cumulatively considerable net increase of criteria pollutants for which the proposed project region is in nonattainment under an applicable federal or state ambient air quality standard. Cumulatively, the proposed project would also have significant and unavoidable impacts with regards to the above-mentioned impacts. Greenhouse Gas Emissions Impact 4.3-1 Development of the proposed project would result in a net increase in emissions over existing conditions and would be considered a significant impact Cumulatively, implementation of the proposed project would also result in a significant and unavoidable impact with regards to the above-mentioned impact Noise Impact 4.7-4 Construction activities associated with the proposed project could generate or expose persons or structures to excessive groundborne vibration: Impact 4.7-5 Operation of the proposed project would generate increased local traffic volumes that would cause a substantial permanent increase in ambient noise levels in the project vicinity.. Cumulatively, the proposed project would also have significant and unavoidable impacts with regards to construction -period groundborne vibration. Traffic/Transportation Impact 4.8-1 Implementation of the proposed project would cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system. Impact 4.8-2 Implementation of the proposed project would exceed standards established by the Orange County Transportation Authority within the Study Area. Metro East Mixed -Use Overlay District Expansion and Elan August 2018 Development Projects 4-2 ICF 19.18 Findings of Fact/Statement of Overriding Considerations ' 7513-168 City of Santa Ana 4. statement of Overriding Considerations Cumulatively, the proposed project would also have significant and unavoidable impacts with regards to the above-mentioned impacts. 4.3.1 Short -Term Impacts Of the eight significant unavoidable impacts directly attributable to the proposed project and associated cumulative impacts, as identified above, none would be classified as short-term. Because this document is programmatic in nature and would be used to guide future development and subsequent environmental analysis within the City, potential short-term impacts will be analyzed during specific projects CEQA review. 4.3.2 Long -Term Impacts Of the eight significant unavoidable impacts directly attributable to the proposed project and associated cumulative impacts, as identified above, all of the aforementioned impacts are considered long-term. 4.4 Elan Mixed -Use Development (Project -Level) Cultural Resources Impact 4.2-E1 Development of the Elan Development Project would result in a substantial adverse change to a historical resource. The Santa Ana Elks Lodge was been found eligible for listing in the California Register of Historical Resources and the Santa Ana Historic Property Register, and is considered a historical resource under CEQA. Noise Impact 4.7-E4 Construction activities associated with the Elan Development Project could generate or expose persons or structures to excessive groundborne vibration. 4.4.1 Short -Term Impacts Of the two significant unavoidable impacts directly attributable to the Elan Development Project, all would occur during construction activities and would be considered short-term. 4.4.2 Long -Term Impacts Of the two significant unavoidable impacts directly attributable to the Elan Development Project, none of the aforementioned impacts are considered long-term. Metro East Mixed -Use Overlay District Expansion and Elan August 2018 - Development Projects 4-3 ICF 19.18 Findings of Fact/Statement of Overriding Considerations 7513-169 City of Santa Ana 4.5 Findings 4. Statement of Overriding Considerations As presented in Chapter 2, CEQA Findings, the City has evaluated all significant and unavoidable impacts and has analyzed all feasible mitigation measures and project revisions, and determined that economic, social, or other considerations make infeasible the mitigation measures or project alternatives in the EIR. 4.6 Overriding Considerations Specific economic, social, or other considerations outweigh the impacts stated above. The reasons for proceeding with the proposed project, even though all of the identified impacts are not fully mitigated to a less -than -significant level, are described below. 1. Building upon the success of the original 2007 MEMU Overlay Zone adoption and expanding it westward to create additional opportunities for mixed-use development. 2. Expansion of the Overlay Zone further increases opportunities for employees to live in proximity to their jobs reducing the number and length of vehicle commutes. Expansion of the Overlay Zone also provides for the conversion of retail and office properties for mixed-use residential purposes, allowing for the originally proposed increase of 5,551 residential units to be spread over a larger area. 3. The proposed project emphasizes the development of mixed-use structures that integrate housing with ground level retail and office uses. In addition to providing opportunities for residents to live closer to their jobs [live/work and other facilities), residents would be located closer to retail, commercial services, and entertainment. Additionally, locating residents in proximity to commercial uses increases the customer base and economic activity of businesses, provides an "eyes -on" mixed-use community that improves public safety, and increases pedestrian activity within the area. 4. Expansion of the Overlay Zone also provides the same development and design guidelines that will maintain and enhance the character of the expansion area. It provides for management of the design and scale of new structures within the Overlay.Zone to preserve and enhance their character and quality. It also distinguishes pedestrian- from automobile -oriented commercial districts by regulating the location and design of sidewalk fronting, building elevations, location of parking, and implementation of streeltscape amenities in the latter. Metro East Mixed -Use Overlay District Expansion and Elan August205 Development Projects 4-4 ICF 19.19 Findings of Fact/Statement of Overriding Considerations 75B-170 Exhibit B: Mitigation, Monitoring, and Reporting Program (MMRP) Resolution No. 2018-xx Page 11 of 12 75B-171 MITIGATION MONITORING AND REPORTING PROGRAM FOR THE METRO EAST MIXED-USE OVERLAY DISTRICT EXPANSION AND ELAN b DEVELOPMENT PROJECTS PREPARED FOR: City of Santa Ana, Planning and Building Agency 20 Civic Center Plaza, M20 Santa. Ana, CA 92701 Contact: Ali Pezeshkpour, AICP, Senior Planner (714) 647-5882 PREPARED BY: ICF 49 Discovery, Suite 250 Irvine, CA 92618 Contact: Chad Beckstrom, AICP (949) 333-6625 August 2018 75B-172 ICF. 2018. Mitigation Monitoring and Reporting Program for the Metro East Mixed -Use Overlay District Expansion and Elan Development Projects. August. (ICF 0019.18.) Irvine, CA. Prepared for City of Santa Ana, CA. 75B-173 Mitigation Monitoring and Reporting Program Introduction The California Public Resources Code, Section 21081.6, requires that a lead or responsible agency adopt a mitigation monitoring and reporting program (MMRP) when approving or carrying out a project when an environmental impact report (EIR) identifies measures to reduce potential adverse environmental impacts to less -than -significant levels. An EIR has been prepared for the project that addresses the potential environmental impacts, and, where appropriate, recommends measures to mitigate these impacts. As such, an MMRP is required to ensure that the adopted mitigation measures are implemented successfully. As lead agency for the proposed project, the City of Santa Ana (City) is responsible for adoption and oversight of the MMRP. This document plan lists each mitigation measure, describes the methods for implementation and verification, and identifies the responsible party or parties. Project Overview The City is proposing to expand the boundaries of the existing approximately 200 -acre Metro East Mixed Use (MEMU) Overlay Zone by an additional 33.52 acres, while maintaining the potential development capacity in place. Additionally, the City is considering an application within the expanded MEMU boundaries for the development of a mixed-use project featuring 603 residential apartments and approximately 8,500 square feet (so of commercial space on the old Elks Club site at the corner of Lyon and First Street (Elan Project). The MEMU Overlay zoning document would also be updated to refine development standards and allowable land uses. Together these proposals constitute the "proposed project" The City actions required to approve the proposed project include the following: • Certify the SEIR and adopt the Mitigation Monitoring and Reporting Program. • Approve the General Plan Amendment. • Approve the Zone Change. Monitoring and Reporting Procedures The MMRP for the proposed project will be in place through all phases of the project, including design, construction, and operation. The City will be responsible for administering the MMRP and ensuring that all parties comply with its provisions. The City may delegate monitoring activities to staff, consultants, or contractors. The City will also ensure that monitoring is documented through periodic reports and that deficiencies are promptly corrected. The designated environmental monitor will track and document compliance with mitigation measures, note any problems that may result, and take appropriate action to rectify problems. Metro East Mlxed-Use Overlay District Expansion and Elan Development Projects 75B-174 Iff00D19.18 City of Santa Ana Mitigation Monitoring and Reporting Program Mitigation Monitoring and Reporting Program Implementation Due to the program- and project -level components of this SEIR, the MMRP has been divided into two parts to address each component separately. The mitigation measures that pertain to implementation of the MEMU Overlay District.Expansion and their methods of implementation are listed in Table 1. The mitigation measures, which include several mitigation measures from the program -level component, that pertain to the Elan Development Project are listed in Table 2. Certain inspections and reports may require preparation by qualified individuals, and these are specified as needed. The timing and method of verification for each measure are also specified. It should also be noted that where applicable, mitigation measures from the 2007 Final MEMU EIR were carried forward into this SEIR, and, for some impacts, new mitigation measures were developed (highlighted gray in the tables below). Mitigation measures carried forward from the 2007 Final MEMU EIR maintained their original numbering and naming convention from the MEMU ' EIR and begin with"MM-OZ" in this MMRP. 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O a an d y �' 'O Y' �. y N EO 7 y •� D i m N iii o .q !o v'� O..d G m _0.'L T m. w ani m ate+., aU+ •$ a P• o ,d y a ami .^ O. F C H b W c5 G 6., �, D '� d.. O A u O A 'u •d a �.>ma �O>, 00 .y�ii'o Nq O,,p,,dm m my, e E. L]• \ y .� . C .�G Y S N O ,0 E'G pa0.'O •a . f� 0 � � •nmj' Eva •a • a � � p p O.0.�b U.. NOF'• U... O O. uMp''Fn •O '7. 'Caa .: •..'O... 'ar7Cy...0 �ym.3.�.gdP"abA 75B-208 M E 2 C U 05 CD F .L C d 4 N d 7 A C C C G tori m a c •a rp. 3 a m a m L7 7+ C F Q Q' 0 C V 7 as S O F U p 0 A U A v C N L q tori m a c 3 a m a m Y � y tO.t F Q Q' 0 0 V 7 as S O F U p 0 m Z me m Q C c a e G D .5 G O m 7 CVD 4 m O O= N F m 7 aro¢ N a•�.� p G O aaa � N N L F tori m a c 3 p u 0 Iz Y � y tO.t F Q Q' 0 0 N F 7 as S O V U p 0 GaYu me u o96 r D 7 O r F 4 m O O= N F ltl w 7 .45 N a•�.� p G O 3 m o m 3 m S m F L 0 i y.my < E i u LO^ NzQ w C m.n rYnrna-F000 a7 E ah 0.0 b C u O d pu F_ C w� Na m o y 0 0 t0 C v C d O O m pp y G C 0 Fy m y V 0 O .s., u u= m F 3 E�m7I"A Q,E 01 u gm O V .r v E a v .0 d y F 2 H z F 75B-209 M�i m V L .,rvr m a c 3 p u 0 Iz r E F y L V p N N GaYu me u o96 .FO �ot°a F 3! V 7 O ao m G N C O d w CDw ah 0.0 w� Na m o 01 L� p 0 0 m pp F G d m� L 02 r. Q,E 01 u a FCo N V C FC woFS au L°y mEu :j o U C F X y V u d 3 i0 O F F m q o 01 .�Gp. m V m � � y •C y ,a+ 7 t' V w at 10 L� A O •C N u -. .ba C m C E L i m bo OD C C C O d a y5 C to '� m E u u uba p IQa DO ~ •• •r L L u V .Ti C O CF L E O '0 cco°c IF0 m 0 s4 N 1'f 1 R.G. 75B-209 M�i m V L Exhibit C: General Plan Amendments Resolution No. 2018-xx Page 12 of 12 75B-21 U City of Santa Ana General Plan Land Use Element 1998 City of Santa Ana Planning Division Adopted February 2, 1998 (Reformatted January 2010) The following is a chronology of the approved general plan amendments that have been incorporated into this document since the comprehensive update of the General Plaa land Use Element adopted by the Santa Ana City Council February 2, 1998 (GPA 1997- 05): GPA 2018-01(August 21, 2018) . GPA 2011-03 (March 19, 2012) GPA 2005-02 (October 17, 2005) GPA 2001-02 (Ja may 7, 2002) GPA 2018-02 (May 15, 2018) GPA 2011-02 (June 6, 2011) GPA 2004.01 (Ara S. 2005, as passed by GPA 2000-09 (May 7, 2001) GPA 2016-01(May15, 2016) GPA 2010-01 (June 7, 2010) the voters of Santa Ana) GPA 2000-00(February5, 2001) GPA 2017-02 (December 19,2017) GPA 20011-02 (July 20, 2009) GPA 20114-04 (July 19, 2004) GPA 2000-03(Deomber4,2000) GPA 2017-01 (June 20, 2017) GPA 207-03 (May 18, 2009) GPA 204-06 (July 6, 2004) GPA 2000-02(November 20, 2000) GPA 2016-03 (February 21, 2017) GPA 2008-01 (May 6, 2008) GPA 200342 (June 16, 2003) GPA 199902 (October 18, 1999) GPA 201602 (May 17, 2016) GPA 2004-03 (February 2, 2009) GPA 20113-01(February18, 2003) GPA 199MI (August 16,1999) GPA2016-01(Apol 19, 2016) GPA 2007-02 (June 18, 2007) GPA 2002-01(September3, 2002) GPA 1998-04 (October 5. 1998) GPA 201503 (February 2, 2016) GPA 20U-01(March 19, 2007) GPA 2002-03 (August 19, 2002) GPA 1998-05 (September 21.1998) GPA 2014-02 (October 21, 2014) GPA 200601(October 2, 2000 GPA 2001-03(February 19, 2002) GPA199801(May 4,1998) GPA 2014-01 (June 3. 20141 GPA2005-01(December5.20051 75B-211 LAND USE ELEMENT areas. To encourage a dynamic mixture ofresidential, office and commercial uses, within these areas both building intensity and residential density is -based on floor area ratio and zoning development standards. In calculating either the allowable floor area or the allowable residential density, it is the City's policy to not allow upward rounding. The Land Use Plan is illustrated in Exhibit 2. Additional information concerning the Land Use Plan and the land use designations is provided in Table 1 (Land Use Development Intensity Standards), and in the Appendix. Table 7 Land Use Medium Density Residential Density/intensity Standards FrTIEVARIM11 Metro East District Center FAR3.D Transit Village District Center FAR 5A Harbor Corridor District Center FAR 5.0 Fifth & East 0.75-1.5 Professional and Administrative Office (PAO)FAR 0.51.0 General Commercial (GC) FAR 0.5-1.0 One Broadway Plaza District Center (OBPDC) 4 I FAR 2.9 FAR The Intensity standards shown refer to the theoretical maximum amount of development permitted for each land use designation (du -dwelling units; FAR -floor area ratio). Development must also adhere to zoning regulations, and/or specific plan requirements. z The District Center and Urban Neighborhood land use designations permit both residential and non-residential development. a Commercial intensities may vary. Baseline FAR is 0.5. Specific areas allowing greater intensities are Indicated in Exhibit A-3. ' One Broadway Plaza District Center land use designation permits office, restaurant and ancillary retail for a master planned development *Refer to Appendix for description of Land Use designations. CITY OF SANTA ANA GENERAL PLAN is 75B-212 LAND USE ELEMENT LAND USE PLAN IMPLEMENTATION To effectively achieve the broad range of goals outlined for the City's future growth and development, a variety of plans, programs, and regulations must be relied upon. This section of the Element discusses these tools, and how they correlate with implementation of the City's land use goals. DEVELOPMENT INTENSITY STANDARDS Table A-1 summarizes the development intensity standard foreach ofthe General Plan designations, and provides land use distribution by acreage for the land use. The intensity standards for the categories permitting residential development are expressed in density, measured in "units per acre,' or floor area ratio and zoning development standards in the case of certain Mixed Use land use designations. The intensity standards for non-residential development are expressed as "floor area ratio" or FAR. The FAR concept is illustrated in Exhibit A-3. The intensity standards in concert with the zoning and development standards regulate the massing, form and building size. Table A-1 du - dwelling unit FAR - floor area ratio . Residential development is not a pennitted use. CITY OF SANTA ANA GENERAL PLAN A-11 75B-213 LAND USE ELEMENT The City established development intensity standards in 1988, for nonresidential land use designations. The standards measure intensity through the use of floor area ratios. The floor area ratios proposed for the City's major commercial corridors are expected to remain in place over the life of the Land Use Element. Those areas of the City proposed for the most intensive levels of development include district centers, professional and administrative office districts, and several other commercial centers with a unique character, or special development concerns. Some of these areas correspond to those for which Specific Plans have been prepared. The proposed floor area ratio(s) for most of the City's commercial corridors allows structures of two to three stories with surface parking. The major development areas -the District Centers and ProfessionaVAdministrative Office Districts along Tustin Avenue and East First Street -allow mid -rise and high-rise buildings with structured parking. These areas are expected to generate the highest level of development activity in the City as centers of commerce. These areas are listed in Table A-2 and are shown in Exhibit A-4. The floor area ratios indicated in Table A-2 are the maximum building intensity allowed for development. A-12 CITY OF SANTA ANA GENERAL PLAN 75B-214 LAND USE ELEMENT Residential The Land Use Plan provides for three distinct residential land use designations. Residential development is also permitted in two other designations: District Center and Uiban Neighborhood. The Santa Ana Land Use Plan includes the following residential land use designations: ■ The Low Density Residential (LR -7) designation applies to those areas of the City which are developed with lower density residential land uses. The allowable maximum development intensity is 7 units per acre. Development in this category is characterized primarily by single-family homes. This designation applies to a large proportion of the City (6,454.6 acres) representing 47 percent of the City's 'total land area. ■ The Low -Medium Density Residential (LMR -11) designation applies to those sections of the City which are developed with residential uses at permitted densities of up to I1 units per acre. The land area included in this designation is approximately 420.6 acres. The great majority of the land designated as Low -Medium Density Residential is located in the westerly portion of the City, north and south of First Street. Properties with this designation are typically characterized by mobile home parks, a mixture of duplexes and single family residences, or small lot subdivisions. • The Medium Density' Residential (MR -15) designation applies to those sections of the City which are developed with residential uses at densities of up to 15 units per acre. Development in this designation is characterized by duplexes, apartments, or a combination of both. A total of 362.3 acres is designated as Medium Density Residential. The designation applies to areas located in the vicinity of downtown, areas north and south of MacArthur Boulevard, and in other areas where there are established multiple -family development projects. CITY OF SANTA ANA GENERAL PLAN A-19 75B-215 LAND USE ELEMENT Commercial The Land Use Plan identifies three land use designations that encourage a variety of office, retail and commercial enterprises to serve the community. ■ The Professional/Administrative Office (PAO) designation applies to those areas where professional and/or administrative offices are predominant, or where such development is being encouraged. Land included in this designation is found primarily near the Civic Center, and along the First Street and Tustin Avenue Corridors in close proximity to freeways. There are other smaller PAO areas in the City such as along North Broadway and along portions ofeast and west Seventeenth Street A total of600.8 acres is included in this land use designation. The floor area ratio intensity standard applicable to this land use designation ranges from 0.5 to 1.0. The Professional and Administrative Office areas are intended to provide a unique environment for office development in those areas of the City where office uses are the predominant land use. The purpose for maintaining and supporting these areas exclusively for office and office -related uses is to encourage major employment centers at locations which significantly lessen the impact to the City's local street system. The First Street/Tustin Avenue office corridor between the Santa Ana (I-5) and Costa Mesa (SR -55) Freeways serves this purpose. In addition, the orderly, well-maintained quality of existing development supports a continuation of these areas as functional office/employment centers. A-20 The Professional and Administrative Office designation includes a range of floor area ratios to differentiate development intensity and character in relation to adjacent land uses. The areas with a FAR of 0.5 are not major office centers, but rather have an established character of lower intensity garden office and professional service uses. These areas are typically adjacent to low density residential neighborhoods, or are converted residential office uses. Office development along East Fourth Street, between Grand Avenue and the Santa Ana Freeway, is typical of this low-rise office character. The PAO area located adjacent to the Civic Center contains a range of office development intensity which supports the City's functional role as the government center of the County The types of uses typically located in the PAO district include the following: ■ Professional. and administrative offices/office parks; Service activities such as copy centers, courier services, travel agencies, and restaurants when such uses are an integral component of a planned office development; and Professional uses such as accountants, attorneys, doctors, engineers, and insurance brokers. 75B-216 CITY OF SANTA ANA GENERAL PLAN LAND USE ELEMENT • The General Commercial (GC) district applies to commercial corridors in Santa Ana including those located along Main Street, Seventeenth Street, Harbor Boulevard, and other major arterial roadways in the City. The intensity standard applicable to this designation is a floorarea ratio of0.5-1.0, though most General Commercial districts have a FARof0.5. A total of855.3 acres of land is included in this designation. General Commercial districts are key components in the economic development of the City. They provide highly visible and accessible commercial development along the City's arterial transportation corridors. In addition, General Commercial land uses provide important neighborhood facilities and services, including shopping, recreation, cultural and entertainment activities, employment, and education. The districts also provide support facilities and services for industrial areas including office and retail, restaurants and various other services. The General Commercial development standards are based upon the character and intensity of development, as well as the degree of access and market demand for these properties. The relationships to adjacent land uses, are also considered. Uses typically located in this district are: • Business and professional offices; • Retail and service establishments; • Recreational, cultural, and entertainment uses; and • Vocational schools. General Commercial Districts have a floor area ratio of0.5 with the exception of the Mid -town area which has an floor area ratio of up to 1.0. ■ One Broadway Plaza District Center is a separate land use designation as it has an F.A.R. of 2.9, which exceeds the typical District Center intensity limit. Additionally, it does not include a residential component One Broadway Plaza is envisioned as a landmark professional office complex that will be a focal point in the Downtown Redevelopment area serving the Civic Center complex, Downtown, and Midtown urban areas. The City's District Centers and major development areas are shown in Exhibit A-5. CIN OF SANTA ANA GENERAL PLAN A-21 75B-217 LAND USE ELEMENT Mixed Use The Land Use Plan provides for two distinct mixed use land use designations. These designations allow for both vertical and horizontal mixed use developments, with an emphasis on linkages to a range of transportation options: ■ The District Center (DC) land use designation includes the major activity areas in the City. Seven areas of the City, totaling 681.1 acres, are designated as District Center. The intensity standard for the District Center designation ranges from a floor ratio of 1.0 to 5.0. District Centers are designed to serve as anchors to the City's commercial corridors, and to accommodate major development activity. District Centers are to be developed with an urban character that includes a mixture of high- rise office, commercial, and residential uses which provide shopping, business, cultural, education, recreation, entertainment, and housing opportunities. Residential developments within some District Centers are allowed at a density of up to 90 units per acre when developed as an integral component ofa master planned mixed use project In Harbor Corridor, Metro East, Downtown, and Transit Village District Centers residential development intensity is based on a combination of floor area ratio and zoning overlay and/or development standards. Some District Centers serve as major retail and employment centers locally and regionally, and should include development which promotes the City as a regional activity center while creating an environment conducive to business on a regional scale. District Centers in Santa Ana include the following- The ollowing The Main Place/City Place District Center includes a regional shopping center and office complex, as well as high intensity housing and mixed-use development. • The Museum District located between the Downtown and MainPlace/City Place District Centers is proposed as a major office/cultural center which will be developed over the next 15 to 20 years. The area will focus upon the expanded Bowers Museum, the Discovery Science Center and the construction of additional museums and cultural centers. The Downtown District serves as one of the County's major employment and governmental operations centers complemented with a mix of residential, commercial, and services uses to enhance its urban vibrancy. Emphasis on streets that accommodate all modes of transportation, including mass transit, pedestrian and bicyclist is key in this urban setting. A-22 CITY OF SANTA ANA GENERAL PLAN 75B-218 N-- LAND USE ELEMENT The intensity standard for the Urban Neighborhood ranges from a floor area ration of 0.5 to 3.0; with residential density based on a combination of floor area ratio and zoning development standards. A total of 313.4 acres of land in the City are designated Urban Neighborhood. Industrial The Industrial designation applies to those areas developed with manufacturing and industrial uses. The designation applies to areas which are predominantly industrial in character, and includes those industrial districts in the southwestern, south central and southeastern sections ofthe City. A total of2,152.8 acres ofland in the City is designated as Industrial. The maximum floor area ratio for this designation is 0.45. The Industrial districts of the City are vital to its economic health. These areas provide employment opportunities for local residents, and generate municipal revenues for continued economic development. As one of the County's oldest cities, Santa Ana has long been an industrial center for the region. The City's goal is to maintain this strong industrial base by setting land use policies which preclude the intrusion of less intensive commercial or residential uses. Typical uses found in this district include the following: ■ Light and heavy product manufacturing and assembly. • Commercial uses which are ancillary to industrial uses in the district. Institutional The Institutional designation includes the Civic Center, other governmental facilities, City facilities and public institutions such as schools, etc. Only public properties of approximately five acres or more are designated as Institutional. The maximum applicable floor area ratio standard for this designation is 0.5. The 0.5 FAR is used as a guideline since most development in this designation are State, federal, and local governmental facilities that are not subject to local development regulations. A total of 800.6 acres of land is included in this designation. Open Space The Open Space designation is applied to parks, water channels, cemeteries and other open space uses. A total of 1,010.9 acres are included in this land use. designation. Of this total, 358 acres ofpublic park land is included in this land use designation. A-24 CITY OF SANTA ANA GENERAL PLAN 75B-219 LAND USE ELEMENT 6chibitA5 Major Development Areas 1-MainPlace 2 -Museum District 3 - Downtown 4 -One Broadyway Plaza 5-Southcoast Metro 6 -MacArthur Place 7 -Tustin Avenue Corridor 8 - Metro East 9 -Transit Village 10 - Harbor Mixed -Use Corridor - — City Limits 0 Ob 12 Miles -1�111 CRY OF SANTA ANA GENERAL PLAN A-25 75B-220 LAND USE ELEMENT Table A-4 I and9lce Plan Rurld-nut Caoacities Institutional INS 800.6 FAR 02-0.5 1 6,974,740 at Infensity/ Effective Buildout' Theoretical Land Use I B,BG6,961 s Acres I Density 15,781,701 at l I 26,243,811 sl Buildout LowDensltyResidential LR -7 6,454.6 7du/ac 45,182 du Law Medium Density Residential LMR -11 1 420.51 11 du/ac 4,627 du Medium Density Residential MR -15 3623 15 du/ac 5,435 du Subtotal I 7,237.5. 95,843 du' 55,243 du rr• , District Center Othera OC - 309.5 11111 lac FAR 1.0-2.0 11,955,583 sf 3,017 du 23,764,534 s 3,017 du Heritage DC 18.8 FAR 1.7 54,090 sf 1,221 du 54,090 s 1,221 du Downtown 00 B2.5 FAR 3.0 2,057,B24 sf 1,661 du 2,057,824 sfJ 1,661 du Metro East 00 113.9 FAR 0.75- 3.0 2,464,776 at 5,037 du 2,464,776 si 5,037 du Transit Village DC 51.4 FAR 5.0 402,864 at . 2,761 du 402,864s 2,761 du Harbor Corridor OC 125:0 FAR 5.0 1,836,155 sf 2,029 du 1,836,155S 2,029 du Urban Neighborhood UN 313.4 FAR 0.5-3.0 1,656,955 at 5,529 do 1,656,955S 5,529 du 994.5 20,428,247 at 21,255 du 32,327,198 s 21,255 du Subtotal Professional &Admin. Office PAO 600.8 FAR 0.5-1.0 13,085,424 sf 26,170.848 all General Commercial GC 855.3 FAR 0.5-1.0 18,628,434 sf 37,256,868 s One Broadway Plaza District CW OBPDC 4.3 FAR 2.9 543,193 sf 543,193 s Subtotal 1,460.4 32,257,051 at 63,970,909 s Industrial IND 2,11.8 FAR 0.45 I 42,199,991 at 42,199,991 s Institutional INS 800.6 FAR 02-0.5 1 6,974,740 at 1 17,436,850 s Open Space DS 1,010.9 FAR 0.2 8,806,951 at B,BG6,961 s Subtotal 1 1 1,811.51 I 15,781,701 at l I 26,243,811 sl I Effective capacity for non-residentlal development assumes development possible under the lower range of FAR intensity standards with the exception of the Metro East District Center, Transit Village District Center, Downtown District Center, Heritage District Center. and Urban Neighborhood areas. The Harbor Corridor District Center, Metro East District Center, Transit Village District Center, Downtown District Center, and Urban Neighborhood areas agow, a range of Intensity for mbdure of residential and non-residential development based on the zoning development standards. Residential effective capacity was calculated by adding the 21,255 units passible in the District Center and Urban Neighborhood w8h the existing 74,588 (Census 2000) housing units. x Land use designation peonBs bogy residential and non-residential development Build -out assumes 90% of land area will be developed as commercial. and 10% w01 be developed as residential; with the exception of Town and Country Manor project Intended for continuum of care and housing seniars. a Land use designation permits high Intensity office development with ancillary retail use. This fable has been rev(sed to correspand with the GIS tend Use Vale Nushated in Exhibit 2. i :i CITY OF SANTA ANA GENERAL PLAN 75B-221 5B -22A A-35 City of Santa Ana General Plan Urban Design Element 1998 City of Santa Aria Planning Division Adopted July 6; 1998 (Reformatted January 2010) This document includes revisions to the Urban Design Element adopted by City Council March 19, 2007 (GPA 2007-01) and as pasted - -by the voters of Santa Ana April 5, 2005 (GPA 2004-01) and GPA 2018-01 (August 21, 2018). 75B-222 URBAN DESIGN ELEMENT Exhibit 4 City Form Map l__J Din aNelghborhoods Paden Traveling Houten ® Nodm Dudnadan Polnu Faau lnwmecdons; laol Apes ® landmarks•.Fbol Polnb ® Gateways; Arrival Polnu Qyumiu 31 0 0.6 1.2MI10 mwwwwwr- CITY OF SANTA ANA GENERAL PLAN 21 75B-223 URBAN DESIGN ELEMENT Exhibit 5 Districts LTJ 1. Trask Fairview 12. Downtown 23. South Harbor Blvd. 2. Northwest 13. Broadway 24.Thorton Park 3. North Main 14. French Park 25. Bristol Manor/SE Side/Delhi 4. Park Santiago 15. Intercity/RTC 26. Freeway Window S. Cabrillo Park 16.4th St. Professional 27. Armstrong 6. West Side 17. Tustin Ave. 28. South Coast 7. Harbor Blvd. 18. Midcity 29. Sand Pointe S. Santa Ana 19. Central Historic 30. MacArthur Place/Hutton Center 9. Artesia Pilar 20. South Main 31. Freeway Corporate 10. Washington/Willard 21. Eastside 32. Metro East 11. Flower Park 22. Southeast Industrial — - — City Limits Mnv CITY OF SANTA ANA GENERAL PLAN 23 75B-224 URBAN DESIGN ELEMENT Exhibit 7 Nodes 1. Main Place Mall to. Tustin Ave, South of 17th St L MaInSCConmurse 11. Santa Ana Zoo City Limits 3. MacArthur Place 12 Centennial Park 4. Hutton Center 13. Willowick Gol(Course S. South Coasteristol 14. Bdstol Marketplace 6. CivicCenwr 15. Rancho Santiago College 7. Downtownl4th StfArtistYoage 16. Regional TranspertationCenter A One Broadway Plaza 17. Metro Fast 0 0.6 11 Miles 9. Bowers Museum 1& Hatcor Corddor Plan CIN OF SANTA ANA GENERAL PLAN 29 75B-225 75B-226 ORDINANCE NO. NS-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2018-06 REZONING VARIOUS PROPERTIES LOCATED ALONG THE FIRST STREET CORRIDOR AND ZONING ORDINANCE AMENDMENT NO. 2018-03 AMENDING THE METRO EAST MIXED USE OVERLAY ZONE (OZ -1) THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. In 2007, the City Council approved and adopted the Metro East Mixed Use (MEMU) Overlay Zone (OZ -1). The MEMU was intended to provide the framework for future redevelopment of a 200 -acre section of the City along First and Fourth streets between the Santa Ana (1-5) and Costa Mesa (SR - 55) freeways. B. Since 2007, one development project has been constructed and three others entitled that are consistent with the goals and objectives of the MEMU. However, changes to the development market following the recession have resulted in the need to modify the MEMU in order to continue to further the goals of the plan while implementing a regulatory framework that protects the health, safety, and welfare of the City. C. Amendment Application No. 2018-06 has been filed by the City of Santa Ana to apply the OZ -1 designation to approximately 52 parcels located along First Street between Grand Avenue and the Santa Ana (1-5) Freeway and along Lyon Street and Elk Lane between First Street and Chestnut Avenue (Exhibit A). D. The OZ -1 designation of the various parcels as shown on Exhibit A will allow additional development opportunities of these parcels into mixed-use developments, thereby being consistent with the goals and objectives of the MEMU. E. Zoning Ordinance Amendment No. 2018-03 will amend the existing MEMU, a copy which is available at the Planning Division Public Counter and Main Public Library, or viewed on the City's MEMU webpage. The amendments will create greater consistency among the MEMU and other form -based codes that have been adopted since 2007, including the Transit Zoning Code and Harbor Mixed -Use Transit Corridor Specific Plan (Exhibit B). EXHIBIT D Ordinance No. NS-XXXX Page 1 of 5 75B-227 F. On July 23, 2018, the Planning Commission held a duly noticed public hearing and voted to recommend that the City Council adopt an ordinance approving Amendment Application No. 2018-06. This action will be consistent with the General Plan, as amended by General Plan Amendment No. 2018-03, and Zoning Ordinance Amendment No. 2018-03 to amend the MEMU. G. The City Council, prior to taking action on this ordinance, held a duly noticed public hearing on August 21, 2018. H. The City Council also adopts as findings all facts presented in the Request for Council Action dated August 21, 2018 accompanying this matter. I. For these reasons, and each of them, Amendment Application No. 2018-06 and Zoning Ordinance Amendment No. 2018-03 are hereby found and determined to be consistent with the intent and purpose of Chapter 41 of the Santa Ana Municipal Code, thus changing the zoning districts is found to be consistent with the General Plan of the City of Santa Ana and otherwise justified by the public necessity, convenience, and general welfare. Section 2. The City Council has reviewed and considered the information contained in the previously -approved Environmental Impact Report and the Subsequent Environmental Impact Report for the Metro East Mixed Use Overlay Zone (SCH No. 2006031041) prepared with respect to this project. The City Council has, as a result of its consideration of the record as a whole and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, the proposed Subsequent Environmental Impact Report for the Metro East Mixed Use Overlay Zone meets all of the requirements of CEQA. Section 3. This ordinance shall not be effective unless and until Resolution No. 2018- (Subsequent Environmental Impact Report No. 2018-05 and General Plan Amendment No. 2018-03) are adopted and become effective. If said resolution and ordinance are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise does not go into effect for any reason, then this ordinance shall be null and void and have no further force and effect. Section 4. If any section, subsection, 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, or portions be declared invalid or unconstitutional. Ordinance No. NS-XXXX Page 2 of 5 75B-228 ADOPTED this 2151 day of August, 2018 Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By: �a C-- Lisa rLisa Storck Assistant City Attorney FIV443 NOES: ABSTAIN: NOT PRESENT: Councilmembers Councilmembers Councilmembers Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the attached Ordinance No. NS-XXXX to be the original ordinance adopted by the City Council of the City of Santa Ana on , 2018, and that said ordinance was published in accordance with the Charter of the City of Santa Ana. Date: Clerk of the Council City of Santa Ana 75B-229 Ordinance No. NS-XXXX Page 3 of 5 EXHIBIT A Sectional District Map Ordinance No. NS-XXXX Page 4 of 5 75B-230 5-5.9 AT • R1♦ ; CI ; R p p P cs CS .. r _. g — }9d __ 17TH ST — R1�B jan N R. :Rld: P1 c6 4T �• J _m4T RI i R1 il 'es I spa oxur _ p IRI r P �4P.Ce i f �' Rt $ _ {�RI•.� FI I3 �e � f ro.o •cif i �O9o' s sTu o 0 T v � °1 _Y 4 I Pl4 '!.0 P1'PPO.( . �, -f ° CwV tlr �. ••BPOwN t fy! e t IRI.P1 C R1 `R1 .IRP 4TH ST F7771 -. so5.ron y' kr r� id CLOZI SOSSWZI CLOZI CLOZI i CLOZI d '• Ala CS Exhibit:A 75B-231 GENERAL AGRICULTURAL CSM SOUTH MAN STREET COMMERCIAL DIST. R2 TWD-FAMRYRESIOENCE -B PARKING MODEK COMMUNITY COMMERCIAL GC GOVERNMENTCENTER RJ MULTIPLE- FAMILY RESIDENCE -OZ OVERLAYZONE COMMUNITY COMMERCIAL -MUSEUM DIST. MI LIGHT INDUSTRIAL R4 SUBURBAN APARTMENT PRD PLANNED RESIDE DEVELOPMENT I GENERAL COMMERCIAL M2 HEAVY INDUSTRIAL RE RESIDENTIAL ESTATE PLANNED SHOPPING CENTER 0 OPENSPACE SO SPECIFIC DEVELOPMENT -HD2 HEIGHTDISTRICT ARTERIAL COMMERCIAL P PROFESSIONAL SP SPECIFIC PLAN COMMERCIAL RESIDENTIAL RI SINGLE FAMILY RESIDENCE OZ1 METRO EAST OVERLAY ZONE SECTIONAL DISTRICT NEAP: 8-5-9 CITY OF SANTA ANA, CALIFORNIA Exhibit:A 75B-231 Sol, Em mc, -�f"1 1 p R. Al 1 Y1 i R. I i W.41YM,Y - t' eb EYWt i 1 O 1 Q� RI -MRM WVPL �; OM1{ IRW rMW. 1 eS3 t1 YI 5 SI 4t• O Al ICs, �• 1 '�-� •---—p-_-� R MCFA EPIAV- 1400 L t 'u, 11 l rnsaxwe,v �� muxwe.v [� `Y' K o 1 In Y' J 1 swo Ke,a vo-s-Y R... o.o unom 1 ZONING DISTRICTS Al GENERAL AGRICULTURAL CSM 0Y _ R2 TVA-FAMLYRESIDENCE h J evoz,- I6 evoz, € ezrozl o CI ----_ - -T-ST - - - -- �9$ ---- - - -- z R3 MULTIPLE- FAMILY RESIDENCE - cvazijwossrozl bl ,�i.wJR��t RvZ�i• coon 4(„ , 1 , R]IULI ' �i i i YYtMfC —T Ri SUBURBAN APARTMENT PLANNED C2 GENERAL COMMERCIAL cf10[�•�' „IULI.CLOI,••i RE RESIDENTIAL ESTATE Sm tU- DEVELOP! G bl e O. RVO2t � .—•.—•• • O OPENSPACE SD © R]IOZt 1� ♦ A •ii -HD2 HEIGHTDE 1� ARTERIAL COMMERCLAL P PROFESSIONAL SP SPECIFICPLAN _CHESTNUTAV— Sol, Em mc, -�f"1 1 p R. Al 1 Y1 i R. I i W.41YM,Y - t' eb EYWt i 1 O 1 Q� RI -MRM WVPL �; OM1{ IRW rMW. 1 eS3 t1 YI 5 SI 4t• O Al ICs, �• 1 '�-� •---—p-_-� R MCFA EPIAV- 1400 L t 'u, 11 l rnsaxwe,v �� muxwe.v [� `Y' K o 1 In Y' J 1 swo Ke,a vo-s-Y R... o.o unom 1 ZONING DISTRICTS Al GENERAL AGRICULTURAL CSM SOUTH MAN STREET COMMERCIAL DIST. R2 TVA-FAMLYRESIDENCE -B PARKWGI CI COMMUNITY COMMERCIAL GC GOVERNMENTCENTER R3 MULTIPLE- FAMILY RESIDENCE -OZ OVERLAY CIM!) COMMUNITY COMMERCIAL - MUSEUM DIST. Mt LIGHTINDUSTRWL Ri SUBURBAN APARTMENT PLANNED C2 GENERAL COMMERCIAL M2 HEAVY INDUSTRIAL RE RESIDENTIAL ESTATE -PRD DEVELOP! G PLANNED SHOPPING CENTER O OPENSPACE SD SPECIFIC DEVELOPMENT -HD2 HEIGHTDE C5 ARTERIAL COMMERCLAL P PROFESSIONAL SP SPECIFICPLAN CR COMMERCIAL RESIDENTIAL R1 SINGLE- FAMILY RESIDENCE SECTIONAL DISTRICT MAP: 17-5-9 CITY OF SANTA ANA. CALIFORNIA Exhibit: A 75B-232 EXHIBIT B Proposed Amendments to the Metro East Mixed -Use Overlay District 75B-23 75B-235 Table of Contents Section 1 Purpose and Objectives 1 Section 2 Applicability 3 Section 3 Development Districts 5 Section 4 Development Standards 9 Section 5 Design Principles 24 Section 6 Signs 28 Section 7 Compatibility/Operational 30 Section 8 Standards Implementation 31 FIGURES Figure 1: MEMU Overlay Zone Location 3 Figure 2: MEMU Overlay Zone Development Districts 5 TABLES Table 1: District Descriptions Table 2: Development Standards Summary 7 Table 3: Land Uses 9 Table 4: Building Setbacks 10 21 APPENDIX Metro East Public Realm Amenity Plan 1.0 Purpose and Objectives 1.1 PURPOSE The purpose of the Metro East Mixed Use Overlay Zone, hereinafter referred to as the MEMU Overlay Zone, is to introduce development forms and uses that will provide for the creation of a high-intensity, mixed-use urban village within a previously developed mid -rise to high-rise office environment. This chapter establishes standardswhich will fulfill the following major objectives for this mixed-use urban village area. 1.2 OBJECTIVES e. Create highly-amenitized streetscapes that provide items such as landscaping, street furniture, niche or linear parks, passive and active water features, public plazas and courtyards, public art, and public transportation shelters in a design that integrates the public realm with adjacent private development and serves to create a distinct identity for the district. Mixed-use urban village prototype The Metro East Mixed Use Overlay Zone is intended to create a unique urban environment that achieves the following objectives: a. Create an active, mixed-use urban village where it is possible to live, work, shop and play all within a short walk of each other. b. Facilitate well-designed new mixed-use development projects that combine residential and nonresidential uses through innovative and flexible design solutions. C. Achieve the harmonious integration of new mixed- use development projects within the existing fabric of the mid -rise and high-rise office environment and commercial land uses. d. Encourage urban form and architecture that incorporate contemporary design styles and solutions as well as the use of sustainable building and site design concepts such as green buildings, energy -conserving building materials, and landscaping designs that reduce water consum tion. Contemporary design solutions f. Provide for an appropriate interface of land uses and development intensities relative to the Transit Zoning Code area, the Santa Ana (1-5) Freeway, and the Costa Mesa (SR -55) Freeway. g. Create a highly -integrated pedestrian system that provides for connectivity between the residential areas and public recreation amenities to the north and the MEMU Overlay Zone area. Active urban mixed-use Street -facing retail h. Provide for active street life through the inclusion of dedicated pedestrian -oriented design and active uses on the ground floor at strategic location. i. Provide for a mix of housing in order to encourage a continuum of living and a variety of household types. Ensure that each project includes exceptional site planning, unique architecture, high-quality building materials, extensive open space, indoor and outdoor amenities and first-rate public improvements. I. Facilitate project designs that encourage adequate amounts of retail or commercial space to service residents and/or employees within the development and the larger Metro East Overlay Zone area. m. Allow for the development of varied residential types in a mixed-use configuration including, but not limited to loft -style units, live/work units, attached row houses, and high-quality stacked flats. n. Provide adequate access for public safety services. o. Stimulate investment and reinvestment in the area through the provision of a comprehensive planning framework that facilitates private -market success. p. Provide for an alternative set of zoning regulations than is provided for by the underlying zoning district . q. Implement the City's General Plan. Ground -floor commercial space at strategic comer k. Encourage parking solutions that provide for adequate parking to ensure the long-term quality of the project, but that are creative in their design thereby enhancing the area's urban form. Parking requirements are designed to create a level of scarcity that will discourage vehicle trips, increase pedestrian activity, and enhance the provision of high-quality building and site design. Unique architecture Contemporary building materials ., -SLY t* �,tAW, ~PARK COUflT r F rte: zn Is .y -45IESTNUTAVENUEi 3 metro east m x—i-use nvPrlay zone 2.1 APPLICABLE REGULATIONS These provisions shall apply to all properties within the MEMU Overlay Zone, but do not supersede the underlying zoning districts. All new development within the MEMU Overlay Zone will be subject to the requirements and improvements required in the Metro East Public Realm Amenity Plan, which is included as an Appendix. Definitions of terms not found within the MEMU Overlay Zone are found within SAMC Chapter 41, Article 1, Division 2. 2.2 CONTINUANCE OF DEVELOPMENT RIGHTS UNDERLYING ZONING DISTRICT STANDARDS All regulations, development standards, and requirements in the underlying zoning districts shall continue to apply to those properties that are currently developed according to the existing standards. New properties may also be developed to the existing underlying zoning district provided that all standards and requirements of the underlying zone are met. 2.3 OPTION TO APPLY THE MEMU OVERLAY ZONE Properties within the MEMU Overlay Zone may choose to develop to the standards of the underlying zoning districts or to the standards contained within this MEMU Overlay Zone. In order to exercise the option to develop under the MEMU Overlay Zone district, a MEMU Site Plan Review application approved by the Planning Commission shall be required. In granting such approval, the Planning Commission must find that the proposed development is in compliance with the provisions of the MEMU Overlay Zone and the Findings in Section 8.2 of this code section. In order to facilitate project and site design consistent with the provisions of this MEMU Overlay Zone, any development proposal for exercising use of the MEMU Overlay Zone shall be designed so that any primary use within the development is located within a newly constructed building. No primary use or uses shall be located in a building that has been rehabilitated or is otherwise the reuse of an existing building. 2.4 USE OF PHOTGRAPHS Photographs are used liberally throughout this document and are intended for illustrative purposes only. Specific development standards and regulations contained in this document are the controlling language for purposes of development regulation. 3.0 Development Districts This section delineates the development districts within the MEMU Overlay Zone (Figure 2) and describes the overall form and character of each District (fable 1). There are four development districts in the MEMU Overlay zone that differ in the permitted land uses and development intensity as determined by their location and adjacency to sensitive land uses and freeways as shown on Figure 2. The Village Center District contains a pedestrian -oriented area designed to serve a central core for the Metro East area. Developments within the Village Center core are allowed at a slightly greater intensity to facilitate the role and function of this area as an activity node within the Metro East area. Table 1 provides general descriptions and representative images of the character of each District within the Metro East Mixed -Use Overlay Zone. MEMU Overaly Zone Boundary Figure 2 MEMU Overlay Zone Development Districts Neighborhood Transitional District ® Village Center District Active Urban District ® Office District Pedestrian - Oriented Design at Ground Level Potential Roadways Figure 2 MEMU Overlay Zone Development Districts Neighborhood Transitional District The Neighborhood Transitional District is intended to provide opportunities for development that acts as a transition between the single-family residential to the north and the adjacent high-intensity Active Urban District. Designated for the lowest scale and the lowest intensity of uses in Metro East, development in this district is limited to residential, live/work, small scale neighborhood serving commercial or office uses. These uses may combine office on the ground floor with residential above or in freestanding single- use buildings on the same site at between two and four (2-4) stories in height. New development in this area will be designed to provide an appropriate interface with high levels of landscaping and design features that minimize impacts to the adjacent single family residential area to the north. Village Center District r. The Village Center District is intended to serve as the focal point and central gathering place within Metro East in well-designed highly connected ui development sites and public spaces. The District will provide a high level of neighborhood identity and activity through its central location and emphasis on I creating a vibrant, attractive, and highly -interconnected pedestrian environment. ~ I Opportunities will be provided for shopping, dining, recreation, entertainment and services accessed by extensively landscaped, wide sidewalks that allow free flow between jobs, housing, and retail and commercial services, or opportunities for leisure walking within the District. The Village Center will provide commercial, office, and residential uses in the same building or on the same site in mid -rise buildings of six to ten (6-10) stories in height, in �i settings that provide open spaces, niches, and areas for gatherings and activities along streets, paseos, and interconnecting walkways that link the Village Center to adjacent districts and nearby public parks to the north. This y "=� District contains a pedestrian -oriented area designed to serve as a core activity center for the Metro East area. Developments within this core area along Fourth RStreet are allowed up to ten (10) stories in height to enhance the function of this area as a major activity center. Active Urban District The Active Urban District is intended as the location for well-designed high rise mixed use developments in a highly urbanized environment that capitalizes on the exposure and access provided by two adjacent freeways, the Santa Ana (1-5) and Costa Mesa (SR -55), and three, major arterials (First and Fourth Streets and Tustin Avenue). Development in this District is i {Y 1 envisioned to reflect signature architecture that reinforces the identity and It •w character of Metro East as a vibrant urban village that serves as a regional employment and activity center. The Active Urban District will include "4 major office, residential, commercial, hotel, and entertainment opportunities that are more intensive in scale and design than the adjacent Village Center. Developments in this District may combine office, `. 1 _In commercial, and residential uses within one vertical mixed use -building with commercial on the round floor and office or residential on the upper g PP ylrT floors or a mix of uses within freestanding buildings on the same site. _ Developments will be designed to showcase an amenity -enhanced P 9 environment that provides numerous open space opportunities within s this urban environment for the enjoyment of residents, employees, and rt visitors, and to promote pedestrian connections between this Districtand T .= ?_. the Village Center as well as Cabrillo Park located north of Metro East area. OEM �GLrc Office District The Office District contains existing low -to high-rise office development along Tustin Avenue and adjacent to the Santa Ana (1-5) Freeway. These developments were in place prior to establishment of the MEMU Overlay Zone and will be maintained exclusively as office to promote and maintain a healthy balance between office, commercial and residential land uses within the Metro East area. 4.0 Development Standards The MEMU Overlay Zone establishes development standards for each District, as summarized below in Table 2. Additional requirements for the standards listed in Table 2 are specified in Sections 4.1 through 4.8. • For further detail, refer to Section 4.8, Parking and Access. la 1 �, max;,, Development a � ;,,� � .�,1�"`� ._-_ ��=� � __ %,� Standards by � District p O • O C • 4 H�J p £.� B 4.1 Land Uses, (See Table 3) 4.2 Maximum No. 6 No Maximum 10 Stories 44 10 stories in Village Core $tOfleS Minimum See Section 4.2)3 4.3 Minimum Development Site 20,000 sq. ft. 30,000 sq. ft. 1 acre 1:5 acre Area 4.4 Permitted Street Level Building Frontages Front Porch Yes Yes No No stoop Yes Yes No No Forecourt Yes Yes Yes Yes Shop Front Yes Yes Yes Yes Gallery Yes Yes Yes Yes Arcade Yes Yes Yes Yes 4.5 Publicly Accessible 5% of Total Lot Area 10%'of Total Lot Area 15% of Total Lot Area 15% of Total Lot Area Open Space 4.6 Private/Common 90 sq. ft. per unit 90 sq. ft. per unit 90 sq. ft. per unit 10% of Total Lot Area Open Space 4.7 Building Setbacks (See Table 4 on Page 21) Residential: 2.25 Residential: 2-2.25 Residential: 2.25 Office: 3 spaces per 4.8 Parking * spaces per unit spaces per unit spaces per unit 1,000 sq. ft. Non -Residential: Per Non -Residential: Per Non -Residential: Per Other. Per Code Code Code Code • For further detail, refer to Section 4.8, Parking and Access. 4.1 LAND USES The MEMU Overlay Zone sets forth specific uses to made by the Executive Director of Planning that the be allowed within each district, as shown in Table 3, proposed use is compatible with the overall intent and subject to a MEMU Site Plan Review approval by the character of the MEMU Overlay Zone as specified in Planning Commission. Any use that is not specified as Section 41-601(c) of the Santa Ana Municipal Code permitted or conditionally permitted within the MEMU (SAMC). Overlay Zone is prohibited unless a determination is Residential Uses Live/Work Units Multiple -Family Residential Non -Residential Uses Art galleries and studios including, but not limited to: photography; fine art; fiber art; printing, lithography, and calligraphy; ceramic and pottery; glass blowing and sculpting Eating establishments, (cafes, restaurants) Bakeries Retail and Service uses Medical and Dental offices Professional, administrative and business offices Child care facilities Gvmnasiums and health clubs Hotels Indoor/outdoor entertainment Religious Institutions Schools Tattoo Establishments Temporary outdoor activities Theaters and cinemas /Operational Standards Drive through establishments o o { Special Provisions (references to other s "c ; m ' i applicable code sections or Z< 0 limitations) P P P N I Subject to Sec. 4.1.2 of this division P P P N I Subject to Sec. 4.1.3 of this division P I P I P I P P P P P CUP for liquor sales, after hours o P P P P P P P P P P P P P P P P P P P P N P P CUP N P P CUP N P P P As defined in Chapter 41 of the SAMC CUP CUP I CUP CUP N P P N N P P N Subject to Sec. 41-199.3 of the SAMC LUC LUC LUC LUC Subject to Sec. 41-195.5 of the SAMC N P P P �©©amu In addition to the land use categories listed in Table 3, the following regulations and operational standards shall apply to development within the MEMU Overlay Zone. 4.1.1 Village Center Core: Pedestrian -Oriented Design and Active Ground -Floor Uses In order to generate pedestrian use and contribute to an active street life, developments located in the Village Center core, properties fronting on Fourth Street will be allowed to develop up to a height of ten stories for a depth of 150'. The ground floor of buildings fronting on Fourth Street between Cabrillo Park Drive and Park Center Drive, and Golden Circle Drive south of Fourth Street as shown in Figure 2 shall have commercial uses and pedestrian -oriented designs. The pedestrian -oriented design features include, but are not limited to, visually transparent and architecturally articulated building facades, or designing arcades or courtyards for activities such as outdoor dining or active open -space areas. Active uses that are visually accessible to the public also may satisfy this requirement and may include, but are not limited to, uses such as a workout room for a health club, a cooking class, the nonresidential portion of live/ work units, or other active -artisan use. Three-story live/work units 4.1.2 Uve/Work Units The residential component of live/work units shall be contiguous with and integral to the working space with direct access between the two areas and shall not be designed as a separate stand-alone dwelling unit. This requirement does not preclude a separate access for the residential area as long as there is not a physical separation between the living area and the work areas of the unit. In addition, the following regulations shall apply to live/work units: Two-story live/work units a. Residential use is permitted only in combination with individual studios in a manner which provides an integrated working and living environment. b. At least one (1) off-street parking space shall be provided for each dwelling unit. c. A live/work unit shall be at least one thousand (1,000) square feet in size. d. It shall comply with all Housing Code requirements as modified by section 8-2700 of the SAMC. e. The residential component of a live/work unit shall meet the following standards: 1. It shall have a space of at least seven hundred fifty (750) square feet. 2. It shall have access to separate bathroom facilities, including a water closet, a wash basin, and a bathtub or shower. 3. It shall have separate kitchen facilities including a kitchen sink, cooking appliances and refrigerator. All such facilities shall have a clear working space of at least thirty (30) inches in front. f. On-site laundry facilities are required within each unit. 4.1.3 Stand Alone Residential Development Consistent with the objectives of the MEMU Overlay Zone to encourage and facilitate mixed-use, no stand-alone residential building shall be permitted except in the Neighborhood Transitional District or as a component of a mixed-use project that has different uses in multiple buildings designed as an integrated development on a single development site. An integrated development is a project that is built on a site comprised of more than one parcel or contained in more than one building when the uses and support facilities such as parking or open space are designed to function in a cohesive interactive manner throughout the development site. 4.2 MAXIMUM NUMBER OF STORIES A. The overall scale and massing of development within the MEMU Overlay Zone should transition from the existing low -scale intensity of the Neighborhood Transitional District, which is adjacent to an existing single-family residential neighborhood, to mid -rise development in the Village Center and high-rises in the Urban Core adjacent to the Santa Ana Freeway. To create a varied skyline and enhance the form of development sites throughout the Metro East area, building heights will be regulated based on the maximum number of stories permitted. The following heights are typical for the uses within a building as calculated from floor to floor: 1. Residential: 9-15 feet (includes lofts and live work unit designs) 2. Retail: 18 feet 3. Retail with mezzanine: 22 feet 4. Specialty retail: 22-24 feet 5. Office: 13.5 feet B. In compliance with the Airport Land Use Commission (ALUC) of Orange County, the following conditions shall apply to all new development with the MEMU Overlay Zone. 1. For development of structures that exceed 200 feet in height above ground level at a development site, applicants shall file a Notice of Proposed Construction or Alteration with the FAA (FAA Form 7460-1). Following the FAA's Aeronautical Study of the project, projects must comply with conditions of approval imposed or recommended by the FAA. Subsequent to the FAA findings, the City shall refer the project to the ALUC for consistency analysis. 2. Buildings within any District of the Overlay Zone shall not penetrate the FAA FAR Part 77 imaginary obstruction surface for John Wayne Airport. 3. Applicants shall file a Notice of Proposed Construction or Alteration with the FAA (Form 7460-1) for any construction cranes that exceed 200 feet in height above ground level. C. New development will be required to be within the following maximum number of stories based upon their location within the MEMU Overlay Zone except as specified below: 1. Neighborhood Transitional District: Four stories maximum New development shall be of a low scale, and should serve as a visual transition between the MEMU Village and adjacent residential areas to the north. New development Three-story live/work units in this District shall be compatible in height, scale, and mass with adjacent residential development to the north, with heights ranging between two and four stories. 2. Village Center District: Six stories maximum; ten stories maximum within core area (See Section 4.1.1) New development in the Village Center District is more intensive in scale than Neighborhood Transitional, and shall serve as a visual transition from the low -intensity of the Neighborhood Transitional District to the intensive development in the Active Urban District. The height, scale, mass and bulk of new development shall be designed to achieve a "human scale" at the ground level to foster a pedestrian -friendly atmosphere, with buildings located along and oriented to the street frontages and common plazas. In order to encourage and maintain active streets and function as a central gathering place and 18 -hour activity center for residents, employees, and visitors, a core area along Fourth Street will be allowed to develop at a height of up to ten stories, for a depth of 150'. Five -story mixed-use comer building (See also Section 4.1.1). Properties outside the core of the Village Center will be allowed to develop up to a height of six stories. 3. Active Urban District: No maximum height; minimum three stories required The Active Urban District is the most intensive in scale within the MEMU area, and is designed to create a highly urbanized environment. New development in this District shall relate in scale, height, and configuration with adjacent buildings. New development shall be designed and oriented to promote intensive public activity at the ground level that integrates and establishes a cohesive transition to adjacent Districts. Larger buildings shall be broken down in scale through changes in massing, changes in plane and profile, facade subdivision, as well as other architectural means to ensure that the building is well proportioned and creates a satisfactory composition. Sites in this District shall be designed so that tower elements do not impact adjacent lower intensity developments but rather are designed to maximize exposure to the freeway or to adjacent developments of a similar intensity. A minimum building height of three stories is required within this District to ensure that a level of intensity is achieved on any development site even when there are multiple buildings of various heights. Any new development that is ten stories or greater in the Active Urban District and is proposed at a location adjacent to a multiple -family residential use or zone outside of the MEMU area shall be set back at least 150' from the property line of the adjacent residentially used or zoned property. 4. Office District: Ten stories maximum Existing development within the Office District varies from two-story garden offices to the high-rise Xerox Center adjacent to the 1-5 Freeway. Development in this District is limited to office uses to maintain a core of offices uses within the Metro East area and therefore is least likely to utilize the provisions of the MEMU Overlay Zone. New development in this District under the Overlay Zone will vary from low-rise garden office to mid -rise office buildings with ancillary uses and may not redevelop as quickly as other Metro East areas. Higher intensity mixed-use building The height, scale, mass and bulk of new development shall be designed to achieve a "human scale" at the ground level to foster a pedestrian -friendly atmosphere, with buildings located along and oriented to the street frontages and common plazas. In order to maintain a consistent level of development intensity within this District, a minimum height of three stories is encouraged. If a project is on a large site with multiple buildings, an average of four stories should be used as a guide. 4.3 MINIMUM DEVELOPMENT SITE AREA As a means to encourage development that achieves the objectives of the MEMU Overlay Zone, all new development shall have a minimum lot size that facilitates the use of design principles that achieve adequate setbacks, open spaces, connections with adjacent properties in the district, and a high level of site design. Required development site area is required as follows: a. Neighborhood Transitional District 20,000 square feet b. Village Center District 30,000 square feet c. Active Urban District 1 Acre (43,560 square feet) d. Existing Office District 30,000 square feet 4.4 PERMITTED STREET LEVEL BUILDING FRONTAGES A. Appropriate building frontages reinforce a continous urban street wall defining the street edge and encouraging public-private interaction which results in active pedestrian urban spaces. in order to encourage a stronger public-private interaction within the Metro East area, new development will be required to inlcude one of the building frontages specified by district below: • Front Porch • Stoop • Forecourt • Shop Front • Gallery • Arcade 1. Neighborhood Transitional District: a. Front Porch b. Stoop c. Forecourt building frontages are permitted d. Shop Front 2. Village Center District a. Front Porch b. Stoop c. Forecourt d. Shop Front e. Gallery f. Arcade 3. Active Urban District a. Forecourt b. Shop Front c. Gallery d. Arcade 4. Office District a. Forecourt b. Shop Front c. Gallery d. Arcade B. Street level building frontages shall be designed according to the following descriptions and requirements. Front Porch A front porch is frontage wherein the fagade is set back from the frontage line with an attached roofed porch that extends into the front open space area. Porches shall have a minimum dimension of 8 feet in any direction. 2. Stoop A stoop is frontage wherein the fagade is aligned close to the frontage line with the first story elevated from sidewalk sufficiently to secure privacy for the windows. The entrance is usually an exterior stair and landing. This type is recommended for ground floor residential uses. 3. Forecourt A forecourt is a frontage wherein a portion of the fagade is close to the frontage line and the central portion is set back. The forecourt created is suitable for vehicular drop offs and/or required open space areas. (Minimum dimension of a forecourt should be 20 x 20 feet). This type of frontage should be allocated in conjunction with other frontage types. Large trees within the forecourts may overhang the 5. Gallery A gallery is frontage wherein the fagade is aligned close to the frontage line with an attached cantilevered shed ora lightweight colonnade which may overlap front open space areas. This type is convenient for retail use. The gallery shall be no less than 10 feet wide and may overlap adjacent open space areas up to within 5 feet of the parkway or sidewalk area. I An arcade is frontage wherein the fagade may abut the sidewalk at the frontage line. This frontage type is conventional for retail use. The arcade shall be no less than 12 feet wide and may not overhang the sidewalk but may be within 5 feet of the parkway or sidewalk. 4.5 PUBLICLY ACCESSIBLE OPEN SPACE In order to provide relief from the intensity of development within the MEMU Overlay Zone and provide for a high level of pedestrian connectivity and activity throughout the Metro East area, it is necessary to provide a variety of open space opportunities. Publicly accessible open space areas shall be designed to optimize linkages and connections with adjacent properties within the District. Further, open space areas shall encourage active use and pedestrian activity between the public and the private realm. A. To achieve well-designed and highly amenitized open space areas that are accessible to the public, new development will be required to include an open space component that is accessible to the public through the main street -facing fayade entry of the project. These areas may be inclusive of a front setback or driveway areas, but may not include parking areas or rear setbacks to satisfy a private open space requirement. All new development within the MEMU Overlay Zone shall provide publicly accessible open spaces as a percentage of the total development site area as follows: Public plaza 1. Neighborhood Transitional District: 5 percent 2. Village Center District: 10 percent 3. Active Urban District: 15 percent 4. Office District: 15 percent Active public%pen space areas B. In addition to the above requirements, the following provisions shall apply to the design, location, and materials used in these open space areas: 1. Plazas, courtyards, or other publicly accessible open space areas at the ground level may be used to satisfy this requirement, and shall be incorporated into the design of the development. 2. Parking and rear setback areas shall not be considered to meet this requirement. Front and side setback areas that are integrated into the design of the public open space may be considered to satisfy this requirement. 3. Public open space areas shall be visible and accessible from the public rights-of-way to engage the interest of pedestrians and encourage public use. 4.A combination of landscape and hardscape materials shall be used in the design of these areas to satisfy the following requirements: a. Hardscape paving may include brick, stone, interlocking concrete pavers, textured concrete, and/ or impressed patterned concrete. Hardscape elements may include, but are not limited to, seating areas, potted plant materials, water features, and public art installations. b.The balance of the open space areas shall be landscaped with turf, shrubs, or groundcover, and trees. All plant materials shall be in proportion to the height and mass of the building, and shall be permanently maintained. 5. In order to achieve sunlight and air circulation in required open space areas, the following minimum height to width ratios shall be provided: a. Enclosed Open Space: 2 to 1 ratio (Open space that is enclosed on four sides, such as a courtyard). The required open space shall have a width of at least one-half the height of the adjacent building fagade (measured perpendicularly from the fagade). This requirement shall apply to all sides of the required open space. b. Open Space which is open on one or more sides: 3 to 1 ratio The required open space shall have a width of at least one-third the height of the adjacent building facade (measured perpendicularly from the fa(;ade). This requirement shall apply to all sides of the required open space. 6. The required publicly accessible open space areas shall be located and configured as one of the following: a. Front: The publicly accessible open space area is located along the street facing frontage of the building as illustrated. b. Forecourt: The publicly accessible open space area is located along a recessed center section of the front fagade of the building as illustrated. e c. "L" Shaped: The publicly accessible open space area is located along the front and side of the lot as illustrated. Pay�seo•o�r Central Courtyaril,� 11 a d. Paseo or Central Courtyard: The publicly accessible open space area is located on the side of the building or along a center pedestrian paseo or courtyard as illustrated. 4.6 PRIVATEXOMMON OPEN SPACE To support and enhance the publicly accessible open space, new development within the MEMU Overlay Zone will be required to include private and/or common open space for resident, tenant and visitor use. Private and/or common open space shall be provided in addition to the required publicly accessible open space in Section 4.5. Residential developments: Private or common open space shall be provided on a per unit basis for residential projects and shall be a combination of the total required space divided between private areas such as balconies or patios or common areas such as courtyards, recreation facilities, multi-purpose room or other areas designed for the common use of residents as specified below. Nonresidential or mixed-use developments: Private or common open space shall be provided as a percentage of the total lot area for nonresidential projects and may be used to provide site amenities such as rooftop decks, courtyards, or similar features. Mixed use developments shall combine the residential standards and the nonresidential standard to satisfy this provision. A. Private or common open space shall be provided in the following amounts: 1. Neighborhood Transitional District: 90 square feet per unit 2. Village Center District: 90 square feet per unit and 5 percent of the total development site area for nonresidential uses. 3. Active Urban District: 90 square feet per unit and 5 percent of the total development site area for nonresidential uses. 4. Office District: 10 percent of the total development site area B. In addition to the above standards, all private and/ or common open space areas are also subject to the following provisions in their design, location, and selection of amenities: Private and common open space areas shall be designed for the exclusive use of the residents or tenants of the property and their guests and shall not be publicly accessible except in the Neighborhood Transitional District where the required private/common open space may be designed in combination with the required publicly accessible open space specified in Section 4.5. 2• In the Neighborhood Transitional, Village Center, and Active Urban Districts, a combination of private and common open space shall be provided to satisfy the following requirements: a. Common open space amenities shall include, but are limited to, one or more of the following amenities: courtyards, plazas, tennis courts, swimming pools, spas, permanently equipped gym/ exercise rooms, or other permanent amenity. Rooftop decks and terraces may be used to satisfy this requirement, however, these areas shall be easily accessible to all residents within the building, and face the public rights-of-way where possible. b. Private open space areas may include balconies, patios, terraces, or rooftop decks. These areas shall be carefully integrated into the overall architectural design of the building. Architectural elements such as railings, trellises, short walls, or roof top enclosures shall be consistent with the architectural style of the structure to which they are attached. 3. Open space areas shall be constructed of permanent materials and be permanently integrated into the design of the building. 4. In order to achieve sunlight in outdoor common open space areas, the following building height to open space width ratios are required: 1 to 1; and 2 to 1 if the Private rooftop deck Private balcony 4.7 BUILDING SETBACKS A. Setback area requirements facilitate the incorporation of publicly accessible open space while reinforcing a continuous urban street frontage that defines the street edge. Setback requirements are designed as a range so that variety may be achieved in the public/ private interface area depending on the site and building design and its relationship to adjacent developments. Setbacks are designed to coordinate with the public improvements identified in the Metro East Public Realm Amenity Plan (Appendix). New development within the MEMU Overlay Zone shall be designed to provide setback areas from private or public streets asfollows: a o Setbacks h�t.l')= +l l >a�t}p Adjacent to public street right-of-way or — pubiiceasement 10ft(4) Adjacent to alley or internal aisle 3ft — Adjacentto parking 7 ft — ClearZone 258 — l-iillj`j-'t'fit�s Irrt�T''7pP:'.Itllf=' Adjacentto any residential use I st and 2nd floor 15 ft 3rd floor and above (5) 20130 ft — Adjacentto all otheruses All floors 5 ft — Up to 3rd floor 6 ft — 4th floor and above 15 a — Notes 1. Setbacks are measured from the closest point of a building to the property line or public easement, except for clear zones. If a front yard/porch frontage is used, the building facade may be setback a maximum of 15 feet. 2. Additional setbacks for entry plazas or courtyards, or to meet adjacent structures, may be permitted subject to additional design review. Frontage types may be used to satisfy setback requirements. 3. Building planes above 3rd floor shall have, at a minimum, a 50% variation in setback within the specific standards in Table 4. 4. If a development project has multiple frontages, the maximum setback along one street frontage may be exceeded if the area is used for publicly -accessible open space. 5. For building with seven or more stories, the third floor and above must be set back a minimum of 30 feet from any residential use. 6. Clear Zones: a. Clear zones are required at driveway, street, or alley intersections to provide adequate line of sight for drivers, bicyclists, and pedestrians as they approach intersections. The clear zone shall consist of an isosceles right triangle with 25 -foot sides along the property line. b. The clear zone shall not be occupied by a ground floor building facade. Site and building features that are taller than 30 inches in height, including utilities, mechanical equipment, fences, and landscaping, are prohibited in the clear zone. c. Upper floors may extend over the clear zone. Awnings must maintain a vertical clearance of at least 15 feet within the clear zone. B. In addition to the above setback requirements, the following provisions shall also apply to new development projects: 1. In order to encourage flexibility and provide an organic feel in the design and building -street interaction, there is no minimum setback requirement within the MEMU Overlay Zone, with the exception that all structures shall maintain the maximum rear setback specified if the property abutting on the rear property line is developed solely as a residential use. 2. Setbacks abutting public right-of-way may be further recessed from the maximum setback specified for the purpose of a public open space, dining/gathering or special entry area. These areas may not satisfy private open space requirements. 3.Setbacks abutting public rights-of-way shall be landscaped with lawn, trees, shrubs, or other plants and/or decorated as a hard surface expansion of the sidewalk. A combination of landscape and hardscape materials shall be provided as follows: a. Hardscape paving may include brick, stone, interlocking concrete pavers, textured concrete, and/or impressed patterned concrete. Hardscape elements shall also be provided when setback area is being used to satisfy publicly accessible open space areas. These elements may include, but are not limited to, seating areas, potted plant materials, water features, and public art installations. b.The balance of the setback areas shall be landscaped with turf, shrubs, or groundcover, and trees. All plant materials shall be in proportion to the height and mass of the buildin, and shall be permanently maintained. 4.8 PARKING AND ACCESS Adequate parking is necessary to service the full -range of uses permitted within a development project. In order to enhance the appearance and character of the Metro East area, parking should not be a part of the pedestrian level streetscape. The goal of the Metro East area is to provide adequate parking that encourages people to "park once" and conveniently walk to multiple destinations in the same area. Standards below reflect this concept except in the Neighborhood Transition District where parking is established at a rate that does not impact the adjacent residential neighborhood to the north. The parking standards for the MEMU Overlay Zone are designed to accommodate the wide variety of uses in the area while providing an incentive for mixed-use projects that encourage an active street life and convenient services and leisure activities for Metro East residents and visitors. A mixed-use development is defined as any development that contains more than one type of use in a building or set of buildings and contains within the development a residential component. Stand alone uses are defined as operations or uses that are not a component of an integrated mixed-use development project. Dimensions of parking spaces and drive aisles shall be consistent with SAMC Article XV, Division 1. A. Parking within the MEMU Overlay Zone shall be required for new development in each district as follows: 1. Neighborhood Transitional District a. Stand-alone residential: 2.0 spaces per residential unit, inclusive of guest parking b. Office or other permitted nonresidential uses: As required by Division 3 of Article 15, Off -Street Parking Requirements, SAMC. 2. Village Center District a. Stand-alone nonresidential Uses: As required by Division 3 of Article 15, Off - Street Parking Requirements, SAMC. b. Stand-alone Residential Uses:Asrequiredby Division 3 of Article 15, Off -Street Parking Requirements, SAMC. c. Mixed-use Developments with less than 10 percent of the gross floor area devoted to a commercial activity: A minimum of 1.8 spaces per residential or live/work unit inclusive of guest parking and any nonresidential uses. d. Mixed—use developments with 10 percent or greater of the gross floor area devoted to a commercial activity: Any development proposal that devotes 10 percent or more of the development's gross floor area to a nonresidential use shall be required to provide a parking study by a city approved consultant to establish an adequate parking requirement for the mixture of uses in the proposed development. In no case, however, shall a standard of less than 2.25 spaces per unit inclusive of guest parking and any nonresidential uses be established. 3. Active Urban District a. Stand-alone Nonresidential Uses: As required by Division 3 of Article 15, Off - Street Parking Requirements, SAMC. b. Stand-alone Residential Uses:Asrequiredby Division 3 of Article 15, Off -Street Parking Requirements, SAMC. c. Mixed-use Developments with less than 10 percent of the gross floor area devoted to a commercial activity: A minimum of 1.8 spaces per residential or live/work unit inclusive of guest parking and any nonresidential uses. d. Mixed-use developments with 10 percent or greater of the gross floor area devoted to a commercial activity: Any development proposal that devotes 10 percent or more of the development's gross floor area to a nonresidential use shall be required to provide a parking study by a city approved consultant to establish an adequate parking requirement for the mixture of uses in the proposed development. In no case, however, shall a standard of less than 2.25 spaces per unit inclusive of guest parking and any nonresidential uses be established. 4. Office District a. Office or other permitted nonresidential uses: As required by Division 3 of Article 15, Off -Street Parking Requirements, SAMC. B. In addition to the parking requirements above, new developments in the MEMU Overlay Zone shall provide parking in compliance with the following: 1. Guest parking at a rate of 10 percent of the total required parking spaces shall be set aside and assigned for the exclusive use of guests in any development project within the MEMU Overlay Zone. 2. All residential units shall be provided a minimum of one (1) assigned space per unit. In order to provide well-designed parking areas that enhance the pedestrian experience and adequately provide for the mixture of uses that may occur on a development site, the following standards shall be required for all new developments within the MEMU Overlay Zone: 3. Parking facilities (surface or structures) shall be located below grade, behind buildings, and/or screened from the main right of way and all active public areas, except for areas designed for and devoted to vehicular access, drop off, or valet parking. Those portions of new parking structures that face a public street shall include commercial spaces or other pedestrian oriented design features at the ground floor level. Screening of parking structures along main streets 4. Parking spaces specifically designated for nonresidential and residential uses shall be clearly marked by the use of posting, pavement markings, and/or physical separation. Parking area design shall incorporate a separation of the parking for nonresidential and residential uses, except that guest parking may be combined with nonresidential parking as long as the total required parking for the development is not reduced. 5. Driveways shall be a maximum of 24 feet wide, in order to enhance the pedestrian experience, except as required to satisfy fire and/or waste collection requirements. A maximum of one curb cut shall be permitted for each parcel with up to 150 feet of street frontage. Development sites exceeding 150 feet of street frontage shall be permitted a maximum of two curb cuts. Three curb cuts shall be permitted only if a separate residential entrance is required. 5.0 Desian Principles The MEMU Overlay Zone establishes qualitative design principles that will be used by Staff and decision makers in evaluating proposed projects. This section establishes qualitative design standards intended to guide the developer to achieve the image and design desired for the Metro East Overlay Zone. Staff and decision makers will use these principles to review proposed development projects and determine their approval based on the extent to which the plans address the intent of the City for the area as part of the MEMU Overlay Zone Site Plan Review process. 5.1 INTEGRATED DESIGN The design of buildings, signs, landscaping, and other structures or elements shall feature a unified and integrated theme. 5.2 ARCHITECTURAL QUALITY Projects shall utilize materials, window and door systems, hardscape, softscape, and water features, and architectural details and components throughout that convey a distinct sense of endurance and quality. 5.3 ARCHITECTURAL VARIETY Projects shall utilize architectural means such as varied massing, breaks in plane, a diverse palette of high-quality materials, and changes in form, proportion and detail, as well as a variety of unit types to create variety and differentiation between and within project In order to further promote variety and interest within the project as a whole, the use of more than one architect is required for projects on development sites with an area that exceeds two (2) acres. This requirement can be met by compliance with any one of the following as approved by the Planning Manager at the time of the initial Site Plan Review: a. Architectural design is completed by two different firms b. Architectural design is peer reviewed by a second architectural firm c. Architectural design is completed by different studios within one architectural firm d. Applicant conducts an architectural design workshop with City staff in the early phase of design 24 Street -facing building elements and massing 5.4 MASSING a. In general, project massing should be broken down into discrete building elements and components that reinforce a continuous street -facing urban block pattern. This pattern should be broken by intervening the required publicly accessible open space areas. See Section 4.5. b. Within this block pattern, individual buildings shall be massed such that individual building planes or architectural masses do not exceed one -hundred -fifty (150) feet in length. c. The design of buildings shall incorporate a variety of massing and forms to introduce variety at the ground plane and skyline of the project. 5.5 FACADES a. Street facing facades shall be architecturally enhanced through the use of arcades, colonnades, recessed entrances, window details, bays, variation in building materials, and other details such as cornices and contrasting colors. b. Building step backs at the upper level of buildings along public rights -of -ways in the Neighborhood Transitional, Village Center, and Active Urban Districts shall be provided as a means to provide building articulation. The building articulation may include private/ common open space terraces or roof decks. The minimum upper level setback area shall be 10 Ft wide (parallel to the building fagade) by 6 Ft deep. c. Buildings facades shall be articulated through the use of separated wall surfaces, contrasting colors and materials, variations in building setbacks, and attractive window fenestrations. Contrasting colors and materials d. Street facing facades shall be integrated with public plazas, mini parks, outdoor dining, and other pedestrian -oriented amenities where feasible. Street-focing ground floor elements 5.6 GROUND FLOOR USES a. Ground floor commercial or retail uses oriented to the street shall provide primary pedestrian access directly from the adjacent public street frontage. b. Ground floor commercial or retail uses oriented to the street shall incorporate the use of overhangs, awnings, or trellis work for at least 60 percent of the frontage. 5.7 COMMUNITY CONNECTIONS Project site plans shall create community connections and linkages between developments within the various Districts within the MEMU Overlay Zone area, as well as facilitate comfortable and visually interesting pedestrian and bicycle movements. a. Pedestrian- and sidewalk -oriented buildings. Projects as a whole, as well as individual building components, shall reinforce activity and pedestrian scale along adjacent sidewalks through the use of active building entries and frontages, and/or publicly accessible open space fronting the streets. Pedestrion/bicycle oriented streetscope b. Pedestrian -oriented sidewalks and streetscapes. Projects as a whole shall incorporate design and development features that facilitate pedestrian and bicycle -scale orientation at the street level. These features include, but are not limited to, street trees, improved medians with trees, widened sidewalks, pedestrian -scale lighting, integrated bicycle paths, curbside parkways, and feasible curbside parking to create a streetscape that accommodates increased and comfortable pedestrian and bicycle use. 5.8 LANDSCAPE BUFFERS a. In order to establish a strong public street and sidewalk edge, building massing shall establish variation in relationship of the building frontages to the street. Landscape buffers should be provided along driveways which are adjacent to any project which includes residential development. „--.1- -- Podium parking screening b. Landscape buffers in addition to other screening techniques should also be provided as a means to screen trash collection areas, and above grade surface parking. 5.9 PARKING Parking areas, whether at grade or in a structure, shall be completely screened from the public street view. Above -grade parking structures shall be completely screened at the street level by architectural features including retail spaces, stoops, porches, landscaping or other pedestrian oriented design features. 5.10 ENERGY CONSERVATION -SHADE AND SHADOW Energy consumption shall be minimized using the following features where feasible: cogeneration, solar access, south facing windows with eave coverage, double glazed windows, deciduous shade trees, good ventilation, efficient lighting, and day lighting. Individual units, where possible, should be oriented such that they receive a minimum of two (2) hours of direct sunlight in major living spaces such as living rooms, dining rooms, dens, great rooms, or kitchens on the day of the winter solstice. 5.11 RESIDENTIAL UNIT SIZE An average unit size of 1,200 square feet per unit will be used as a guideline to assess the overall quality and livability of any residential units. The mix of unit sizes within a project should be more heavily weighted towards units larger than 1,000 square feet in size. 6.0 Sians Building identification and signage can be used as a creative tool to enhance the look and design of a development project. When signs are designed to complement the form and function of the building and its users, it contributes to the aesthetics of the project and aids in way finding. The City desires to encourage creative sign proposals where the standard provisions of Article XI do not well suit a particular need, situation, or circumstance. In exchange, certain signs that otherwise would be allowed by Article XI might not be allowed. Main access signage 6.1 MASTER SIGN PROGRAM Building identification and signage can be used as a creative tool to enhance the look and design of a development project. When signs are designed to complement the form and function of the building and its users it contributes to the aesthetics of the project and aids in way finding. The provisions of this section encourage creative sign proposals where the standard provisions of the sign code may not well suit a particular need, situation, or circumstance. In exchange, certain signs that otherwise would be allowed might not be allowed in the MEMU Overlay Zone. Prior to issuance of any sign permits or certificates of occupancy for any building or portion thereof, a master sign program for the entire site, including directional signs and graphics for any parking structure, shall be submitted to the Planning Commission as part of the MEMU Site Plan Review application. The purpose of the Master Sign Program is as follows: a. The primary purpose of a master sign program is to provide a mechanism by which the sign regulations established in the SAMC can be modified to ensure that signs for a uniquely planned or designed development are most appropriate for that development or area. b. A master sign program may include sign regulations that are, at the same time, both more restrictive in some respects and less restrictive in other respects than the regulations established in the SAMC. Less restrictive provisions in a master sign program may also include signs that are otherwise prohibited by the SAMC. c. Each master sign program application shall show to the Planning Commission's satisfaction why the modifications requested are warranted and how the total sign proposal for the development meets the general purpose and intent of the SAMC. Secondary access sign d. The Planning Commission shall approve, conditionally approve, or disapprove any application for a master sign program based on the signage and its compatibility with the proposed development project based on the following findings: 1. Compliance with the objectives of the MEMU Overlay Zone as specified in Section 1.2. 2. Compliance with the purpose and objectives outlined in the Citywide Design Guidelines; and 3. Compliance with the purpose and intent of Section 41-860 et seq. except for the variations specified in the Master Sign Program application. e. Applications for a Master Sign Program that are denied by the Planning Commission may be appealed to the City Council. Appeals from decision of the Planning Commission shall be processed and considered consistent with SAMC Chapter 41, Article 5. 7.0 Compatibility/ rational Standards The following standards are intended to ensure the compatibility of the mix of residential and nonresidential uses that may occur within one building or on a development site in the MEMU Overlay Zone. These standards are intended to mitigate the potential impacts that may occur as a result of the interface between nonresidential and residential uses within one project. 7.3 LOADING AND UNLOADING Every building involving the receipt or distribution by vehicle of materials or merchandise incidental to carrying on such activity shall provide adequate area for the loading and unloading of vehicles, include moving vans, garbage trucks, and other delivery vehicles. 7.1 SECURITY Residential units shall be designed to ensure the security of residents through the provision of secured entrances and exits that are separate from the nonresidential uses and are directly accessible to parking areas. Nonresidential and residential uses shall not have common entrances that provide direct access to residential units. The separation of entrances shall be shown on the development plan and the separations shall be permanently maintained. 7.2 RESTRICTION ON ACTIVITIES Commercial uses shall be designed and operated, and hours of operation limited, so that neighboring residents are not exposed to offensive noise, especially from traffic, trash collection, routine deliveries, or late night activity. There shall be no loading or unloading of trucks between the hours of 9:00 P.M. and 9:00 A.M. 7.4 VIBRATIONS AND ODORS No use, activity, or process shall produce vibrations or noxious odors that are perceptible without instruments by the average person at the property lines of the site or within the interior of residential units on the site. 7.5 LIGHTING Outdoor lighting associated with commercial uses shall not adversely impact surrounding residential uses, but shall provide sufficient illumination for access and security purposes consistent with the lighting standards in Chapter 8 of the SAMC (Security Ordinance). 7.6 WINDOWS Residential windows shall not directly face loading areas and docks. To the extent windows of residential units face each other, the windows shall be offset to maximize privacy. 8.0 1=1ernentation This Division includes development Standards and design principles that are designed to work in concert to facilitate the vision for the long-term development of the MEMU Overlay Zone. Successful implementation of this Division requires effective and coordinated administration of these required standards and principles by professional staff on a cooperative basis with developers and property owners with the goal of expediting the entitlement/permit process for projects consistent with the plan. 8.1 MEMU SITE PLAN REVIEW BY PLANNING COMMISSION A. Anyapplication fordevelopment subjecttothe provisions of the MEMU Overlay Zone shall require filing an application with the Planning Manager for approval of a MEMU Site Plan Review by the Planning Commission. The application and development plan shall contain the materials outlined in the Planning Division's Development Review Committee Checklist which includes but is not limited to the following materials that shall demonstrate conformance with the provisions of this section and other required sections of the SAMC: 1. A site plan consisting of architectural drawings or sketches and plot plans, all to a workable scale and fully dimensioned, showing the elevations of the proposed building or structure, off-street parking and other physical features such as trees, hydrants, poles, and other installations, and any other such information as determined necessary by the Planning Manager to fully evaluate any requirement of a building permit. 2. A landscape design plan, pursuant to the requirements of Section 41-1507, showing fully dimensioned private, common, and public open space areas. 3. A master sign program, pursuant to the requirements of Section 6. B. Upon receipt of a MEMU Site Plan Review application, the same shall be reviewed by City staff to determine conformance with the provisions of the MEMU Overlay Zone and referred to the Planning Commission for review and recommendations. The Planning Commission shall review said plans for the purpose of ensuring that buildings, structures, and grounds will be in keeping with the compatibility standards and design principles of this division, and will not be detrimental to the harmonious development of the city or impair the desirability of investment or occupation in the MEMU Overlay Zone. Depending on the level of conformance with the findings of the MEMU Overlay Zone, the Planning Commission may take any of the following actions: 1. Approve the development plan 2. Approve the development plan with conditions 3. Deny the development plan 8.2 FINDINGS FOR GRANTING A MEMU OVERLAY ZONE SITE PLAN REVIEW APPROVAL The Planning Commission may grant a MEMU Overlay Zone Site Plan Review approval subject to finding the following: a. That the proposed development plan is consistent with and will further the objectives outlined in Section 1.2 for the MEMU Overlay Zone. b. That the proposed development plan is consistent with the development standards specified in Section 4 of the MEMU Overlay Zone. c. That the proposed development plan is designed to be compatible with adjacent development in terms of similarity of scale, height, and site configuration and otherwise achieves the objectives of the Design Principles specified in Section 5 of the MEMU Overlay Zone. d. That the land use uses, site design, and operational considerations in the proposed development plan have been planned in a manner that will result in a compatible and harmonious operation as specified in Section 7 of the MEMU Overlay Zone. 8.3 CONDITIONAL USE PERMITS, VARIANCES AND MINOR EXCEPTIONS Conditional use permits, variances and minor exceptions in the MEMU Overlay Zone shall be processed and considered pursuant to SAMC Chapter 41, Article 5. 8.4 TIME LIMITS MEMU Site Plan Review shall automatically become void after two (2) years from the effective date of such approval when the owner fails to institute an action to erect, build, alter, move or maintain the use of the property as specified in the terms and conditions of the MEMU Site Plan Review. City Council may, by resolution, extend the date on which a MEMU Site Plan Review becomes void for a period or periods not exceeding three (3) years in total beyond the date it would otherwise become void. Acceptable action shall be considered to be actual construction, alteration, repairs and use of the structures and land. Preparation of plans, financial negotiations, or change of property owners are not considered sufficient evidence of action. 8.5 DEVELOPMENT CAPACITY MONITORING AND ENVIROMENTAL REVIEW In order to maintain conformity with the provisions of the environmental analysis completed for this project under the California Environmental Quality Act (CEQA), development capacity within the MEMU Overlay Zone shall be limited to 1.27 million gross square feet of commercial (retail and service) and 3.41 million gross square feet of office space. This corresponds to a potential net increase of 963,000 square feet of commercial, and 690,000 square feet of office space, and the potential for 5,551 residences above existing development constructed prior to March of 2007. When new development within the MEMU Overlay Zone reaches 80 percent of the allowable increased capacity, )ment shall be entitled until an environmental review, including a traffic study, has been completed pursuant to CEQA. These development capacity "triggers" are as follows: a. Commercial -770,400 square feet b. Office -552,000 square feet c. Residential -4,440 units 75B-269 75B-270 Table of Contents Intioductiori.: . ................................................................................... 2 = Site and Planning Context 3 ' Metro East Public Realm A"meiiity Plan, 4 Existing Conditions - Photo Survey.......................................................5 Existing Condirions•. - . Base Map..............................................................14 Street .Trees' ` Locations and Types 15 StreeCLights. Locations and Types 21 .''Existing §tri ekscapes . Typical Plans and Sections..............................23 • : MEMU Overlay' Developniezit Zone ' Metro. East'Pitblic Realm Amenity Concept .: .............................................30 Proposed -Easements .,' 31 StreeETree.s32 Pedestrian Street Lighting 33 Improved Streetscapes' Typical Plans and Sections..............................34 CostEstimate .. ................................................................................... 41 ra, °fsu uu a°° \Ictro East Public Realm Amenity.Plan l z 75B-271 Introduction.. The Metro East Public Realm Amenity Plan is an outline of streetscape and open space improvements that reinforce the new uses proposed for the Metro East Mixed Use Overlay Zone. The improvements of this Plan are in addition to the normal infrastructure improvements that are consequent to new development. These improvements are proposed to ensure that the public realm complements and supports the introduction of residential uses into this formerly commercial area. Additional street trees, pedestrian scale lighting, district identity signs, water features, improvements to the character of Golden Circle Drive, and the acquisition of new open space amongst other improvements are all proposed to establish the amenities required to both attract and support quality residential and mixed use development. The goal of this public realm plan is to ensure that appropriate high quality streetscape and open space improvements are realized as this area emerges as a mixed-use urban village. • A4etro I ast Puhtie Realm, liiieniry Plan 75B-272 Site and Planning Context Bounded by the Santa Ana Freeway to the East and the Costa Mesa Freeway to the West, the Metro East district covers approximately 147 acres of land in the north-eastern corner of the City of Santa Ana. ai o C U C W J C7 Santa Ana Regional 4 e c .P m LL I Transportation Center o d d Y c L) r h 1 114 mile • 1 Fourth St. 4y 12 mile r I • First St.— 1 T ;, y 1 mile 1 1 . - 1 - 1 12 mile N Key — - — Stria), Area o silo laoo tT -- Ch),Bmmdan, � n /a5uin \Intro Cast PuLlir f r Im _A1 nr1>.it) PIa11 3 75B-273 G Metro East Public Realm In conjunction with the Metro East Mixed-Use.Overlay I Amenity Plan Zone, this amenity plan provides a framework from Which to build a clear identity for the district. 13a..9 o 1a Key open J wwc space --'— Cip•Uoundan• --- rsishng Parcel Lroes ---- Setback Lines L rrisrings(reels ® ddditlaral Setback rasentenes Ellsr a,Real n Amenity 75B-274 It. open J wwc space ! rsisling Street Trees • r_ris(ing Pnlnt Trves • ryeu• Strut Tees loi Abu, Pedesitian Soret fights Ellsr a,Real n Amenity 75B-274 It. Existing Conditions Urban Studio documented conditions in the field, Photo Survey Locations the streets, sidewalks and open spaces that define the areas public resources. In general, district open space character has an incomplete sense of place with few fully realized streetscapes and little connectivity to the surrounding area. Cabrillo Park 38 .,.- , •; 33 J35 ii 11 ' H12L .� 14 15 \-` 171 19 18 21 - - `'�.� •itl j• -J`:- 231.,40',:� _ 1• `i r lT r�• - - - �. _ vT r. -� 41 __ _ A, X29�i.-14r 1 - 39, q aa�l r! `( _ ff i,•. R• 421 � 41.1 34 ' '>Y 31 7I10 3 2 1361 c � i A� t_ - • g Vq —': tt Key N -- Studt'Area "'0 250 500 Fr(D 00, Boundary - \-Ictro Last Public Realm Atnenih° Plan 5 75B-275 r I Existing Conditions First Street is.automobile oriented. There is no First Street sense of arrival or signage that marks the,district. t Street tree plantings'are inconsistent and in many locations non-existent: r ��� Lam ,.__=:-..:.:_ -" .• u.-.. .z.-, - _ - +��Oa� s. - �� First Street and Cabrillo Park Drive Looking West to East r =r / - •:ter` j.'. ��� First Street and Golden Circle Drive Looking North L I!. All r tom- �• ` �: x ��First Street and Tustin Avenue Looking North � -' 14 a7 gfSanrapna-_ \Metro )last Public Realm _Amenity Plan L 75B-276 Existing Conditions The First Street environment mainly addresses the, First Street functional requirements of the automobile. (continued) First Street View East First Street and Freeway Looking First Street View West to Freeway 2 First Street Panorama South Side First Street South Side 9 First Street South Side �1 First Street South Side \-Ictro East Puhlic.Rcatrq-tl'meni Ly- Plan 75B-277 r• i Existing Conditions Fourth Street is the central east-west street that Fourth Street bisects the district, but has missed median . opportunities and no sense of a�ri-val from the surrounding area. L. 7r�(frn113 ..��� to (i' 4 � as Fourth Street and Cabrillo Park Drive Looking East to West 6 L A J i• cy i a s - d ���Fourth Street and Golden Circle Drive Looking North �. yy r IN iL,r�: _ �I� �a1 Fourth Street and Tustin Avenue Looking West to East rra:rzfsurz:rzarzrz INIetro"EastPublic Realm Amenity _Plait .: = 8. 75B-278 �' I Existing Conditions Ini:onsistentstreet tree plantings -'along Fourth Street '. FouitH$tieef- and undertltilizetl landscaped medians provide little. . - ... sense of identity. _ (continued) •. in WR Fourth Street Looking East to Fourth Street Looking South at Fourth Street Looking West to 14 District 15 Freeway 16 Freeway Overpass Fourth Street Looking South to Fourth Street and Park Center Fourth Street Looking Northwest fro 1 Commerciat Building 16 Drive Looking East 1 g Intersection on Golden Circle Drive ==and and Tustin Avenue Fourth Street Looking Southeast at g Fourth Street L000king East Towards 20 Looking West to East 21 Golden Circle Drive 22 Tustin Avenue ayoJsoman��. - �--Ictro G1st Public Realrri,rYmcmty.PlSn .' - � '9 75B-279 Existing Conditions Golden Circle Drive Golden Circle:Driye.is the main centrally located, north -south street that serves the district. r JrYy MUMi� Tv F t :� at iNE THEME BUILDING ft'. r I L 23 Fourth Streel Looking North at The Theme Building Looking The he Building from the Golden Circle Drive 24 North at Golden Circle Drive 25 Southwest P t �r J rt n Golden Circle Drive: Western Golden Circle Drive: Northern Fourth Street Looking Northwest from L 26 Secf an Looking North 27 Section 28 Intersection with Golden Circle Drive I 11 L, �\ Golden Circle Dr ve West Side �n1 Golden Circle Dr ve East Side Golden Circle Drive East Side cilof4*.A°° \tetTo'last Pnb_lic Realni tYmenity.PlarL 10:: 75B-280 j` Existing Conditions Cabrillo Park Drive connects the existing: uses to tthe Cabrillo.Park Dade major public amenity in the area, Cabrillo Park Cabrillo Park 33 Cabrillo Park Drive and Park Court Place Cabrillo Park Drive 34 East Side 35 Cabrillo Park Ddve View to Freeway 36 Cabrillo Park Drive and First Street 37 Golden Circle Drive East Slde ltetin`L'aist Eubfi'c Rcalm-rCmenity Ylau:. :11 75B-281 Existing Conditions Tustin Avenue provides a connection to the public . r° Tustin Avenue bus transportation lines running north and south through Orange'County. rr ❑, Tustin Avenue and East 6th Street Looking North to South i Tustin Avenue East Side �n1 Tustin Avenue East Side ��� Tustin Avenue East Side ( , �1 42 Tus[in Avenue West Side ��� Tustin Avenue West Side �� Tustin Avenue West Side - arolsa�,a l- .1,0`Eas[ EutrGc Re11ai _ nenity Plan - 12 Q+ 750-282 i Existing Cont iEions Street lights along the eastern side of Tustin Avenue Tustin Avenue are n.requentlyplaced. . i (continued) 9 47 Tustin Avenue East Side 48 Tustin Avenue East Side Cd�f�fSamnMo; ' iv L•'ast :PubGd Realm-tlinenity.PLjn 13 75B-283 Existing Conditions The existing conditions of the Metro East district Base Map include limited street tree plantings, a lack of distinctive markers, and lighting oriented towards the automobile. K V CABRILLO PARK ---- Ella� L"J I�o �PARKCOURT PLS • C _ �_� ... _ ��• a i � �i zCB�G l a p 777f a (iC L Fill FIFT f -FIRST T. - - L r L n L r, L r L l Key N ` Study Area Existing Street Lights o Iso aw Fr --- City Boundary Q Existing Street Trees Bus Stops (Routes 64 & 71) ® Existing Patnt Trees SiglraJizedlnterseclion I I u, Notes • Existing bus stops along 1st Street and Tustin Avenue. •Existing street trees vary in distance. LI • Only existing street lights; no pedestrian lighting. r� II L Nfetro East Public Realm Amenity Plan 75B-284 Existing District, Street Tree Types The existing trees along Tustin Avenue vary widely in species. RRA CA9 UO PARK �J ) I O LI =CT16 -_---_—CI__�.�.� �PARrIIC tl TPL-vim L:iO+ (� �i . 15 © ILI a �_ Fn r 1z Qin r�l' o —� Q (7 �lil 5 r \li �l Key - — 'Study Area --- Cily Bounday Existing Stree( Trees • Eris(ing Pabn Trees N o iso aaoFr(D @Pyrus Kawakamii)Ligustrum Lucidum 3i Liquidambar )Syagrus Romanzoffianum Metro Last Public Realm Ameiiky Plan la 75B-285 Existing District Along First Street, the predominant type of street tree Street Tree Types is the.Leptospermum. QBraheaEdulis (6.)Leptospermum t7), Leptospermum Leptospermum ° 7,77_-_._____��qq L x _ f L tilEk ItI t. '[fir • ._ ire a 1 • _ ��Ii�' �� r J � . t' �. � L . 0 Leptospermum C 01 Leptospermum ft✓+ Leptospermum (CZ Leptospermum 111 i �V z� �_ r 1061 O3 Callistemon Citrinus 14 Callistemon Citrinus i@ Callistemon Citrinus -\,fetro Exist Public Realm Ameiiit),Plan, 75B-286 C` Existing Distilct Pinus Canariensis and the Ficus tree occur primarily " Street Tree Types along the existing medians t1 -. MRILL0PARK - J I r ! �PARK>CCVWPL I I + I © � , a �J � a 4 ...,�- 13 12 ° GI 1 If JJ a R Key N — - — Study Area 0 Existing Street Trees D Iso 300 Fr -City Boundary ® Existing Palm Dees Ficus I Metro East Public Real rnA inemty, Pl in I 75B-287 @ Ficus r' l Existing District Long portions of sidewalk along Fourth Street contain r, - Street Tree Types little or no landscaping. i s <� r - •A . U . <1 I (a) Pinus Canariensis @Ficus (6)magnolia Grandiflora 1 ,{ .1 i54 L. t�7• Callistemon i,8i, Washingtonia/Queen 0 Washingtonia 00 Magnolia Grandiflora Palm P JI 1i1 Magnolia Grandiflora 1^U2 Platanus 13- \4ctro t aSL Public kcalm Amenity Plait T8' 75B-288' Existing District Lagerstrobniia Indica is the existing median tree -Street Tree Types along Cabrillo Park Drive CARRILLO PARK — -- 013 J t o -1a ��, 12� 6 .� _ __ :� :115 17' a^a^+IDPARKCOURT PL'x-^G5 ftN _ w 1 II nll .FIIFh` 10 ' U L'7 94 •' - O - - _ - FIRST ST. Key — – — Study Arra City Bomrdary C' Existing Street Trees ® Existing Palm Trees N 0 150 500 Fr 1®King Palms @Lagerstroemia Indica 0 Lagerstroemia Indica ' CnbfSpnlaMb_ - \Iceio l ast Public.Realm-rYmendy. Elan 75B-289 Existing District Platanus and Liquidambar trees defirie the street r Street Tree Types along Cabrillo Park Drive. L L Y �"'�' ��. � � Y' •K,`yt, lam. _ ' is �^`+1 .8" 1 s moi. S + . � �,•f Sir ��y,.AY; 3'.: .• M•a �� �} � �o nh �p f .�;',�� yh ytl'' ..rA ,'wiz "°�: i�_ 1 -_ ( � �� -- 1= S -.. ,• -�- - L. Lagerstroemia Indica @Platanus @y Platanus r I 1 �• '�a � � 1 "�. �� nits �i'.`�.`�'t ��., � • i` ,qf i■I 7 1t -_"`�' . - __ _. ---- _•au .� r' rte`' — 4_-! L. ;T` Platanus R,�Lagerstroernia Indica CR) Pinus Canariensis 1 Platanus (( Al 0 Olea Eoropaea 12 Liquidambar 1@ Liquidambar (C4) Liquidambar (j L: Metro Last Publt'c Realm Amcniw-Plan 75B-290 Existing Street Lights . All of the street light,types in the area are cobrahead Locations.and Types:variants Key - — Stint, Aiwa --- City Boundmy ® Existing Sheet Lights Signalizedbrtersection I N 0 Iso JOa FT i cpoJsuurs � : tMctro last Public Rcalm-tlmemty Plan 75B-291 Existing Street Lights ` Street lights along the First Street corridor are - Locations and Types irregular. + +♦ Hyl 1 �' 1 e• t _ iA rum, 0 it w•im 3q� � _e J _ - • is 's ° G- R fl• s U: l: metro l ast Public Reairri•Amenity Plan 22 j 75B-292 Q` Existing Streets ._ Wide stredtsand 'incorisistentstreet lights provide low .' Typical Plan and Section, visibility for passing traffic and the surrounding enviroriment. .' " Main Traffic Corridor Scale: 1"=25' OD,vfsanta Ana - 1�'tEII'O:Last Public ReaLri-rlmenity. Plan- _ i3� 75B-293 U Existing Streets The existing medians and sidewalks along Fourth Typical Plan and:Section Street are sparsely landscaped and make little use of e the potential gateway qualities of this major street. �5 42'-0" 42'-0` [a--v s� `E } i l 41, i fi 1 �c 1 r a Central Street Corridor Scale:l"=25' \fe[ o'Eak Public_Realm Amenity Plan 424 .7513-294 I Existing Streets" Cabrillo Park'gnve maintains a'fairly uniforrn'row of Street: How Typical"Plan arid -Section street tree ,planting;th of Fou'rtti ever, the southern pprtion.6f the street breaks with the regularity. B'-0- 32'-0" I 32'-0- 1 Bb' Local Access Street Scale: 1"=25' Metro ,G-jstPubli'RcalrritVricrutyPlaii 75B-295 E' Existing Streets : Golden Circle Drive_is a narrow two lane street Typical Plan acid Section providing access from First to Fourth Street. E° E' E' P i 22-0• 22'-0• 8--W 1, 1 S V N ;=7 a .0. ' zz-05 ll zrff t -e-W [ T Typical Main Street Scale: 1^=25' qJ°rs°"'°A"° - .. Metro East Public Realm neruty Pl f DO -296 8'-W I 2Z-0• 2Z-0• I 8'-0 I Secondary Local Access Streets Scale: 1"=25' cal"Ls�6euaI Me[ro Eask Public Realm�AmeiuLyrylan 27 75B-297 r MEMU Overlay Development �. Zone Districts 1 F Key — - — Sturdy Area District 1: Neighborhood Transitional -- City Boundary ® District 2: Village Center Existing Parcel Lines ® District 3: Active Urban L ❑ ❑ ❑ Improved Pedestrian and Bicycle Coirldor Pedestrian -Oriented Uses on Ground Level fes, Pedestrian Linkg, Existing Office Uses o zso soon �) 1,500n. Radius Walking Distance ® jj q , q&s .I^A^. ` ' Metro Gast Public Realm Aiiteiiity. Plait - 28 75B-298 C. 75B-299 District 1 Neighborhood Transitional District 1 is intended to provide opportunities for low -intensity development that acts as a transition between the single-family residential to the north and the adjacent high-intensity Active Urban District. District 2 Village Center District 2 is intended to serve as the focal point and central gathering place in well-designed highly connected development sites and public sites. District 3 Active Urban District 3 is intended as the location for well-designed high rise mixed-use developments in a highly urbanized environment. r j r Pedestrian -Oriented Uses on Ground Level Pedestrian -oriented uses are intended to generate pedestrian activity and provide uses that are neighborhood serving and contribute to an active street life. Existing Office Uses Existing office uses include low and high rise office development along Tustin Avenue and the Santa Ana (1-5) Freeway Corridor. :.i4ctro)astPublic 'Realm•rUiicnity:Pian. 29 75B-299 Public Realm Concept The,proposed-public realm amenities will enhance the �r pedestrian. scale and quality 6f living in the area. Key ., — - — Study Area N. District 1: Neighborhood Transitional ---- City Boundary _ ® District 2: tillage Center FQ Existing Parcel Lbrea District 3: Active Urban Gateway Opportunities Pedestrian -Oriented Uses on Ground Level ❑ ❑ ❑ Main Trac Corridors 0 Exrsting Office Uses IN IiR Local Access Streets (existing & new) E E9 l) Central Sheet Corridor• Open Space/Pedestrian Linkage Component EBB Main Street ` j 1,500 ft, Radiu, Walk -Ing Distance o xst 500 FT ■ E.■ Alky Sheet with Pedestrian Orientation g9j.ofS"araAa° . ' \Metro fast PuUlic Realm tlinemty Plazt .. ' 30 _ 75B-300 _` Proposed Easements By allowing for greater easements, this plan provides an opportunity to Create a walkable environment and a friendly pedestrian atmosphere. I CAaR.= PARK r 7 —1 ! — — — �j, —t -----r- t - I 7 �- a C j li I I -_ 1—=' -- Key Selbnck l finer ---- CQr ltnundar�• i-xisling Snretc —•— Esisling Pnael Lines ® A&Ihiaual Selbach Lirsernenls i 11111/10 OpenSpace Notes . Minimum 35,000 SF of publicopen space including be /j roads shall created within this area. . NEW and EXISTING Dimensions from Center of Right -of -Way. N ci tso ;arr-r ra I_6 Nletro E:tst PLII)IIC Re:tlni Amenity Plan 75B-301 Improved Condition Consistent street tree plantings throughout the district Base Map provide a coherent visual identity and an attractive Street Trees streetscape for visitors, workers, and residents. - �^^'d dal?rl �'11.1ra a. v. b T� • Y � a Y I i 1 F r _ 9 a reel �— r . O , n.• e a Key N i Study Area O Ecisting Street Trees o 150 300 FI' r -•— CityBoundary ® Ectstinglcalnr Tires -- Setback Lines New Street Trees Y 4 Notes: r • New street trees should average 30' on center. L • Flowering trees at medians create seasonal color. R R o"'fs nsa'l.° Alctro East Public kc dui Anici iq' Plan 1,,32' _ 75B-302 Improved Condition Regular pedestrianstreet lighting throughout the Base Map district increases night-time visibility and safety for Pedestrian Street Lighting _ Pedestrians.. CAaRILLO PARKIf II 11 ---•-- - �J'' �; —•—ISI--- s��•—•—'+r=I_ I: 7C71,-�Iil : �� 'I u ij =PARK*OURT PLo NE ET • E6THS . . r `w yd a it if LIJ1i L F'Lr jn ,3 b lIIJJJ - d i a 7 M N o — I fill UA ILI - I Key -- ShldyArea -- CityBotmdmy ---- Setback -Lines ®B Bus Stops (Routes 64 & 71) QQ New Pedestrian Sheet Lights Notes - Pedestrian lightpoles in the Central Area every 60 k. N b Iso toorr I c."`°ls° °""°_. \Ictro E6M Public Rcaliri Arh'itN Plain '33' 75B-303 Improved Streetscape Typical Plan and Section District signage and flowering trees. mark Fourth Street as the major gateway into the district. h Improvements• - P a'd7siricCsignage:8;+identify'. z _° with,f16w6ring tees at.; "remaihd&-of•median ■ i 0' vs 8' sidewalk of 5;:parkway at curb Infill. ■ Magnolia Giandiflora of ' impar att 30' o c along ,,:sidewalk-.'"--.-.,-.-' ■ Pinus:Canatiensis;or.similar_. L iS.rrat�t30'�gcon;median�":-:_, _ S ■ F'yrus Kawakamu orsirriilar aft30 o c on median: `, x ' L-r < ti a . n I Gi— x c t mil Gni .� �- 15'-0 42'-0' I� 42'-0' I 15'-0' I ' Ryn s Kai va.'amn � ..a7 -0" i , ST -o" l ;I L. vp ! Mdk) to gGranaifloraper- Pedestrlan Ua-ht Poies { a i 1 ! '1 n III _ � i � � �'■�' , , l � � I, � � . v. _ .s:, i ,ow^ ;i -0 x, ,r-0' •jl 1i'-0 ,`:o 1 n-0' ;;..,;w^ { ,a'-0•— to' -0° I i Gateway Condition F --- C Scale: V=25' r'+}°fs"nw't.. Me" G-st Public Realm Amenity Plan 75B-304 `Improved $treetscape' Wider sidewalks m conjunction with the parkway" . Typical Plan'aisd Section enhance the.overall quality of the urbari environmerit for both pedestrians and automobiles Imvrovemerits.. 4 ■ 10' Vs 8' 9 e I v'., j ev5"parkwa'..atcurb;.; ■, New pedestrian light poles aiq t 60'o:c:'along"'sidewalk;.' , Magnolia Grandiflora or similar at t,30`o c along .: � Sidewalk, ` I ■ Pirus Cahariensts or, stmllaz at't 30' o:c. on median .l I is, -0, I 4r-0• I. aro• 1. tsw° I. azo ! _ I �Igz-0 l II i � •' �I it � �1: is 1 4 MagnolrnGrandLied - l Pedestrian L'ight`Poles i 7 t��.' + �` 1 too - ; ts-0 .n no• ,� tro a tro° ,,i tib• hI aa' -W ,,•B 10--0* j '71 c wr i i B Central Street Corridor Scale: V=25' P;y.fsa4iaAna.'-• \Ictio'Last Publ cRealrn rCinenrty,I'lan 35 75B-305 Improved Streetscape Typical Plan and Section Decorative paving and pedestrian scaled lighting place an emphasis on the walkable nature of the district. C Improvements: -. ;:-One lane .in each direction- : with parking on both shies ; 51 8'.sidev4k ' n!A' parkway at curb ■ pedestrian light poles'at t l' •: 60'd.6, iri:line.Mth'irees.' ■ Liq{dambar or similar at t `30;o:o.;alorig sidewalk •r'+" ,+s 3 , , ir-a 22'-0 2r-0• 12'-0• I '34' 0" i t '.� �. 22'.0•., 22'-0' - 9 Lrgmdombar bI Pedestrian'LightPoles:I I' AUenradve./ '3 -I t j { �.:I 1' I I 8'-0' 9'-0• , '/3-0• SII 7d'-0' -1w-0 #7I'-0• j ii ell < .. f i�.ilternarire,l' ^ I I �`. a �' 1 — Ii r Secondary Local Access Streets r=25' c'�y°fS°w.A"° \'fetio`Eas-t Public Rcalm Amenity Plait: . 75B-306 L. r' L. L. n• r, r' U. i. Propose"d Streetscabe Greater allowances for the parkway11- provide ti.^E�ical .- Typical. Plan bet'we6n.'p6d6stdaris Eind'abtomobile traffic. in PI and Section - - - tur'n,,this puffer 'in'direases the com ort- eve] for pedestrians., Improvements roverfientsal: K-13!,sidewalk i,: at-CurP 60!�6'qJh liheVvith tees, zw,P'yr—us'k'aw'aka-m-ii-:':ol'r:siffiilar at.E 30 ox.-..alonq.sldew k, ospenin'"v, NN &j Main Traffic Corridor ��Sca'=26 le. �l Ntet.rb.Eot Pu.blic Rea m:Arneh!ty..Plan 75B-307 Proposed Streetscap.6 Plan and Section ""IftiDrovements: 1 ■'4'sidewak ;'T'.4"pa(kw4y a!,ciiirbi. av o . in iine wim trees i!'P_ lat&kh iUs brilar�at"�� 3& -o:c.'al6rigj'sidewalk ,' tat.:k 30 ox. along mediary, 'a'gerstroemia Indica or". -a . simil - arat 2.0.. o.c.ialoqg- - ,median tett 1, 44 11 "'A 7' A variety of trees located at the curb and the median give the street a diverse range of colors and textuines as the seasons -progress.- - 12'-0' W -O' 32'-0' C Typical Local Access Street Scale: 1"=25' IMeLro East Public Realm-Arnenity Plan h. L L Proposed Streetscape Generous decoratively paved sidewalks provide atexturedsufaceandsualel for the areaTypical Planand Section w Improvemerits:' x:1.5': decorative. paved'4 sidewalk , �'♦! Pedestrian light'poles at±,;� � 60'o.c. In line�witfi trees' sidewalk' I t I i 15-0' I 22-V I 22'-0' 15-0' r g a Me KoelretdenmBtpuntato 401 Pedestrian Light Poles: I i �, - { �� ' ,p ff { X15-0' II Bd' ».16-0 . I,l_14'-0' h. -- 'I 1 Typical Main Street ` " Scale: 1"=25' e j�fso maa"o lMctrd*E6k Public Re..dni tlmemi} Plan .. 3�J 75B-309 Proposed Streetscape Located between First and Fourth Street, the Typical Plan and Section Pedestrian -oriented street creates a natural gathering place for the community. r Improvements: :`'37';decore6e paved street with -pedestrian orientation Bollards 5',froril one-way r,alley.at•±'10'.0.6.," �. Pedestrian light poles at t' 60'-o.6.'in line'with trees ' ■; Koelreuteria Ripinnata;21' ., fromcurba30' oic. , 37'-0• I W.O. I rr ' 37-p" , 2 6'x... , 16-0' b - --j- y 8'4 ' 18'-0' n o .�. K4elreiileria'Bipiminld. Imo. o Pedestrian Light Poles: --' jAltegralive,I ;Alten'rntive2 : Q I i Pedestrian -Oriented Street � Scale: V=25' r c, _o/sd�ran�a Xletro Gast Public Realm Mienity Plan-, 40.; 75B-310 _ p` N1:T0.0 fiatPUBOC REALM AMEIdTy RAN f1a 2.6500 kWJes Oanmor 0 a Cwthpercy0 20% 12.049,300 C'OSf ESTINAIE FOR AstElM WROWWWS 5% 3614390 Carunuctbn HMuaensent 0 5% 15614,790 5u6tntal Metro Gert Pubgs Real Money Carta IMrt Nephei of MP t Asewna hNaOon Who Reject 0ua0sn 0 20% Type C, UnIst Coet 14e1e3 (N) Iles~ (AmAstlpn) mzt of d.IW nt (N) Read.aye (eenttnml%n) cast of des.1c anent IN) 5%ewahe (.gaWn) Fust el dewkpnent (N) SWeenOa (eenstnest.0 eastoldeaell s. (M panted SW41n0O 0 Goldin Cud. Orale seurafeet SIG 35,000 SSGO.000 (N) Prvad SWm at (N) Ally . tintofd.i,.m 00 hbffg Open Swce (actpd ) e4uae feet 5125 43,500 35,437$00 essurres prep+¢ of eppraeMatety one apa of rew emn space n dctrht (N) P fi- Own Spm (h dswpe and eoftsww) t4uere feet $20 43,500 $030.000 ettwee hen.,nnent el pna eve of new open apxa (N) h M Nndsvw ImprwammU) cost of dsvebpaent Nen lana (hatdaeape and sals., htpeoe.nsants) sRuare fast $5 M.SW S14I M ' InfwOon yuan feet S3 23.500 $30,500 eibxance (In T... (enrOreen, decl&o ere fhwerhP) each S1,OW 600 saw.000 (N) Tna Guard. each $1.000 100 5100.000 Gnl e C Ome oNy (N) Tn. Gates exN 51,000 100 $100,000 Gd bele Orm..nly (N) Pedestrian Street Lighting / Pees each 53.500 235 (962500 (N) SWards sees $350 200 5150,000 (N) Teeth Raeep%ee. each $350 100 335.000 (N) Olnele. aee $1.250 100 S125,W0 (N) aicycle NeM each $1.250 100 5125AW (N) Nelrapaper Necks each SLOOO 20 S20.000 (N) Ow S tars each 530,000 3 S216Aw a5owaxe (N) Waite M / Ustdct tendty each $250.000.00 $250,000 p$4caca Gatany NunonanU each $25,000,00 2 $50,000 IS. Watt/ Faaneet / Fountahni each 350,000,00 4 3200,000 Wawanca Sub"fal Unit Cwt. f1a 2.6500 kWJes Oanmor 0 a Cwthpercy0 20% 12.049,300 ErglnaeMR aM Design 0 5% 3614390 Carunuctbn HMuaensent 0 5% 15614,790 5u6tntal Metro Gert Pubgs Real Money Carta $13.525.380 Asewna hNaOon Who Reject 0ua0sn 0 20% 1 $2,705,076 Metro East gAlia Remains Anserety Carta il6 230 456 CtivfSaiva Ana 'NIctro P851 Public Realm t�mCElity Plan 75B-311 75B-312 MAYOR Miguel A. Pulido moulidoCa Santa-ana.org MAYOR PRO TEM Michele Martinez Ward 2 m i marti nez(a)santa-ana.o rg P. David Benavides Ward 4 dbenavi des(g),santa-ana.o ro Vicente Sarmiento Ward 1 vsarmiento )santa-ana.org Jose Solorio Ward 3 *solo rio(?santa-an a.org Sal Tinajero Ward 6 stinaiero(o)sante-ana.org Juan Villegas Ward 5 ivillegas(dsa nta-ana.org EXHIBIT E q4 SAW.TQCITY OF SANTA ANA 9- 1P September 10, 2018 Economic Development, Infrastructure, Budget and Technology Committee Councilmember David Benavides Councilmember Vicente Sarmiento RE: Item #2 — Metro East Mixed Use (MEMU) of the EDIBT Agenda Dear Councilmember Benavides and Sarmiento, The objectives of the Metro East Mixed Use Overlay Zone (MEMU) are to encourage an active commercial and residential community, provide an expanded economic base, maximize property sales tax revenues, improve the jobs/housing balance within the City, and provide for a range of housing options. The MEMU creates the possibility for this area of Santa Ana to be brimming with vibrant, yet intelligently designed new development that has long lasting impacts to the City throughout the 21st Century. To achieve these objectives, the plan largely depends on the creation of new development opportunities through increasing development intensity and density, and mixed -multi uses. The plan permits construction of up to 5,551 new residential units, 1,275,440 gross square feet (gsf) of commercial (retail and service) space, as well as 3,410,507 gsf of office space. This corresponds to a potential net increase of approximately 963,000 square feet (sf) of commercial space and 690,000 sf of office space, and a potential increase in City population of 11,102 residents within the MEMU area. In my opinion, the objectives of the overlay zone has fallen short in that the new zoning does not provide a clear and transparent roadmap to incentivize or require private participation in public investments and services as well as community benefits to ensure the creation of a thriving, attractive, and sustainable city. The regulatory framework of the MEMU has not attracted developments that are consistent with the vision of the Plan in term creating a balanced community consisting of mixed residential and commercial activities. I would request for the Committee to consider and include the following transformative strategies: Embed community benefits into the zoning document so it can become a standard moving forward. Community benefits can include a Fair Share Mitigation Fund or the formation of a Community Facility District (CFD) to ensure development covers the ongoing costs for public services associated the development, attainable housing, local hire, local contracting, development fees for community facilities and programing. Outline a public engagement process that focus on early public participation and including the community and its people during the planning and design CITYATTORNEY CITY MANAGER CLERK OF THE COUNCIL Sonia R. Carvalho Raul Godinez II Maria D. Huizar 20 CIVIC CENTER PLAZA - P.�QZ( 8, 3 Ey.,N QA A� CALIFORNIA 92702 TELEPHONE (714) 647-6 0� tq,ddjj �7 ITEM #2 — METRO EAST MIZED USE (MEMU) OF THE EDIBT AGENDA September 10, 2018 development stages; creating an inclusive People Public/Private Partnership and development process. • Incorporate sustainable and green design elements such as car -sharing, pedestrian centric design, bicycle paths, urban gardens, civic open spaces, public frontage, heat island reduction, LEED requirements, etc. • Provide enhanced development intensity and density opportunity within the district for projects electing to financially participate or constructing public facilities or infrastructure. • Provide enhanced development intensity and density opportunity within the district to encourage consolidation of existing smaller parcels and development projects. • Require mixed -income development creating housing opportunities for market rate and affordable housing. • Embed design and land use development standards that balances and enhances commercial development as standalone project or within a mixed -multiuse community development concept focusing on place making and creating experiential community activity centers. It is critical that we take into consideration Property Tax Dollar Breakdown, as outlined by HdL Coren & Cone (see attachment). The Metro East Overlay Zone has the capability of expanding economic base and maximizing property sales tax revenue. The City must take into account the on-going long-term tax revenue and the expenditures of public services and facilities with each commercial and residential parcel. Please refer to the property tax breakdown provided by HDL for a full illustration of how to make best use of the area. In addition, I would request that the Committee consider directing staff to complete an in-depth fiscal and economic impact analysis of the existing and proposed MEMU regulations to refine land use and zoning regulations with a goal of creating an additional level of focus on fiscal and economic sustainability of current and future land use decisions. It is also recommended that future development projects within the MEMU area complete a fiscal and economic impact analysis evaluating the project's long range impacts, benefits, and public service and facility maintenance requirements. The immense competition that exists today amongst cities with fiscal challenges that are all competing for economic development opportunities, illustrates the challenges faced by many of these municipalities. Proactive cities that embrace this sense of urgency and prepare for it will succeed in fostering positive change, while reactive cities that remain on the sidelines will continue to suffer from the pains of indecision. The above comprehensive approach to development framework of the MEMU will have the following benefits: • Position our City for success, especially combined with Santa Ana core assets - unrivaled location and transit connections, a talented and diverse population, and great schools, libraries and neighborhoods. There is no community in Orange County that offers a better opportunity today or a bigger upside tomorrow. • Enhance the area in a way that appeals to members of our entire City and the larger region and serves as a catalyst for job creation, economic growth, private investment, and higher property values. 75B-314 ITEM #2 — METRO EAST MIZED USE (MEMU) OF THE EDIBT AGENDA September 10, 2018 • Usher Santa Ana into the 21st century, while respecting our city's history and soul, and celebrating and enhancing Santa Ana's cultural and artistic vitality. • Leverage and utilize Santa Ana's unparalleled location and transit access to provide attractive housing options for young professionals, seniors and the workforce. • Strengthen Santa Ana's tax base and provide a positive return to taxpayers by analyzing how development patterns can drive a community's tax revenues up or down. • Improve our environment through green, sustainable, energy-efficient design while creating a new skyline with iconic architecture that inspires civic pride. The lesson of the past generation is that meaningful commercial development in Santa Ana depends on three factors, all of which must be present at the same time and they are as follows: • A good economy, nationally and regionally, that provides enough fuel for investment. • A good plan that fosters both growth and preservation, and that hits the sweet spot between what we want and what the market will actually build. • Good leadership, that takes hard choices head on, works through the inevitable labor pains of change, inspires public trust, and gives investors the confidence to take risks. When all three of the above elements come together, there's no stopping our community. And they are coming together today. Finally, the MEMU is considering the permitting of religious assembly uses in all land use districts within the overlay zone subject to a conditional use permit. The economic and fiscal impact of this proposed land use refinement needs to be further evaluated. Thank you, Michele Martinez Mayor Pro Tem Attachments: 1. Objectives of the Metro East Overlay Zone 2. Property Tax Dollar Breakdown 75B-315 The Objective of the Metro East Mix Overlay Zone: The overall objectives of the Overlay Zone are to encourage a more active commercial and residential community, provide an expanded economic base, maximize property sales tax revenues, improve the jobs/housing balance within the City, and provide for a range of housing options. Creation of this Overlay Zone will also allow the City to consider subsequent actions consistent with these updates in the General Plan and Land Use designations. Response: In my personal opinion the objectives of the overlay zone has fallen short in the following areas: The new zoning does not provide in detail a clear and transparent roadmap for investment to developers and or property owners, community benefit requirements that are intended to create a thriving, attractive, and sustainable city. I would request for the city to include the following to be truly transformative: Embed community benefits into the zoning document so it can become a standard moving forward. Below are potential community benefits to be included and can also look at providing density bonuses in the districts . • Community Benefits- A new Fair Share Mitigation Fund that would help ensure that development covers any public costs associated with growth and that taxpayers receive a net benefit. The plan creates the possibility for Santa Ana brimming with vibrant, yet intelligently designed new development that would impact the City throughout the 21st Century, as it permits construction of up to, a potential increase in City population of 11,102 residents, A potential increase in the number of available residences within City limits by 5,551 units, The potential development of 1,275,440 gross square feet (gsf) of commercial (retail and service) space, as well as 3,410,507 gsf of office space. This corresponds to a potential net increase of approximately 963,000 square feet (sf) of commercial space and 690,000 sf of office space. • Inclusionary development ( community engagement "process before plan", People Public/Private Partnerships • Attainable Housing, local hire, local contracting, development fees for community, facilities and programing • Sustainability, car -sharing, pedestrian, bicycle paths, urban gardens, civic open spaces, public frontage, heat island reduction, LEED This innovative development framework can position our City for success, especially combined with Santa Ana core assets - unrivaled location and transit connections, a talented and diverse population, and great schools, libraries and neighborhoods. There is no community in Orange County that offers a better opportunity today or a bigger upside tomorrow. • Enhance our area in a way that appeals to members of our entire city and the larger region and serves as a catalyst for job creation, economic growth, private investment, and higher property values • Usher Santa Ana into the 21st century, while respecting our city's history and soul, and celebrating and enhancing Santa Ana's cultural and artistic vitality. -Leverage and utilize Santa Ana's unparalleled location and transit access to provide attractive housing options for young professionals, seniors and the workforce. 75B-316 -Strengthen Santa Ana's tax base and provide a positive return to taxpayers by analyzing how development patterns can drive a community's tax revenues up or down. Rather than looking at the total tax production of a given piece of land to gauge its economic performance, Joe Minicozzi with Urban 3 advocates looking at tax production per acre as the best way to measure a piece of land's relative value to the community. A 2013 report by Smart Growth America drives that point home. "Building Better Budgets: A National Examination of the Fiscal Benefits of Smart Growth" examined data from 17 previously completed studies from around the country and found that denser smart growth development patterns generate an average of 10 times more tax revenue per acre compared to less dense conventional suburban development. The report also found that smart growth saves municipalities an average of 38 percent on the upfront cost of infrastructure and 10 percent on the annual cost of public services. Information about the fiscal differences between various development patterns is critical because decisions about where and how to focus growth ripple through municipal budgets in any number of ways, from the cost of constructing roads and providing police and fire service to property values and tax collections. -Improve our environment through green, sustainable, energy-efficient design while creating a new skyline with iconic architecture that inspires civic pride. • The lesson of the past generation is that meaningful commercial development in Santa Ana depends on three factors, all of which must be present at the same time. A good economy, nationally and regionally, that provides enough fuel for investment. The second: A good plan, that fosters both growth and preservation, and that hits the sweet spot between what we want and what the market will actually build. And the third leg: Good leadership, that takes hard choices head on, works through the inevitable labor pains of change, inspires public trust, and gives investors the confidence to take risks. When all three of those things come together, there's no stopping us. And they are coming together today." The immense competition that exists today amongst cities with fiscal challenges that are all competing for economic development opportunities, illustrates the challenges faced by many of these municipalities. Proactive cities that embrace this sense of urgency will succeed in fostering positive change, while reactive cities that remain on the sidelines will continue to suffer from the pains of indecision. 75B-317 Do the Math! Property Tax bee THE CITY OF SANTA ANA WhImaddillipm 2017/18 USE CATEGORY SUMMARY BASIC PROPERTY TAX TABLE Category Parcels Net Taxable Value G. F. Revenue Incr. Revenue Residential 46,054 $14,747,916,898 (58.5%) $25,295,502.98 S9,783,475.82 Commercial 3,285 55,563,378,699 (22.1%) $4,706,585.54 829,924,938.83 Industrial 1,657 $3,035,719,721 (12.0%) $2,420,502.93 $18,110,00024 Agdouiaval 3 56,021,803 (0.0%) 58.842.54 $140.05 Vacant. 699 $283,791,436 (1.1%) $259,928.83 $1.447,202.13 Exempt 1,875 SO (0.0%) $0.00 50.00 Outer Parcels 0I $64.676 (0.0%) $0.00 $569.70 SBE Nonunilary 1121 $2.490.615 (0.0%) 54,392.38 $1.728.80 Cross Referenoe [3,159) $69.441,910 (0.3%) S115,040.94 $41,845.40 Unsecured [8,860) $1,490,526,499 (5.9%) $1,493,412.31 $6,900,071.10 TOTALS 53,873 1 $25,199,352,157 $34,304,208.4$ $66,209,972.07 CITY REVENUE PORTION INCREMENTAL REVENUE PORTION Due Sowro: 6anye Cwuybwww 2JI)/13 DombigOTURg4 Prepart00n 1292013 By This"boliane' b be uwd n a u( WvfcbM hews orW,pNiq 6 doove ffiteMWS MxhbW Ne wnsenw "b WL Pa17 ceana am ( Stable and Growing Source of Revenue) 75B-318 HdEr' THE CITY OF SANTAANA CORENONE PROPERTY TAX DOLLAR BREAKDOWN $ 0.3726 Santa Ana Unified General Fund I i $0.1003 Santa Ana General Fund $ 0.1830 Educational Revenue Augmentation Fund $0.0819 Rancho Santiago Canmunity College General Fund $ 0.0661 Orange County General Fund $ 0.0337 O.C. Sanitation #1 Operating S 0.0214 O.C. Dept. of Education. General Fund $0.0212 Orange County Flood Control District fe01e[e OC. Wbvsaeatln6VaN LID 38 ,,Colas adryp Cov[y Wattt as4itl 30=1 a pcouY/T2nI1AOWu S,Man Way C01N/vttW Wogated a s.M3 ammew[alea�n[n puLL cenerY ___s000013 rnan¢eway walnoama. Walnanerva $1.0000 ATI (Annual Tax Incmmentl Ration for Tax Rate Arca 11003. Excludlam Redavoloomont Factwe 6 Additlorel Debt aewlce Data SOV :02nge County Aisemw201)tlsMnual Tax ln[remenl TaDbs Plryaled On I VIlIM179y FW RnseepM Is nal[a be us[JNsupaw[aldeallswurcs wconOnubp EU[huuraslalemeMa l[ilhouf Me vrie<n[an[enlaladl. Conan A Cone Poe, 21 75B-319 Category of Property Residential TotabParcels 46,054 G.F Revenue filer. Rev $255295.502.98 $9,783.475.82 Grand Totq1 $359078.97 Commercial 3,285 $4,706.585.54 $29,924.938.83 $349631.52 Industrial 1,657 $ 22420.502.93 $18,110,000.24 $20,530.50 Vacant 699 $259,928.83 $1,447.202.13 $1,706 Exempt 1,875 $0.00 $0.00 $0.00 The Property Tax Base Is Diverse. Property taxes and charges are imposed on many types of property. For the 1 percent rate, owner—occupied residential properties represent about 39 percent of the state's assessed value, followed by investment and vacation residential properties (34 percent) and commercial properties (28 percent). Certain properties—including property owned by governments, hospitals, religious institutions, and charitable organizations—are exempt from the 1 percent property tax rate. • All Revenue From Property Taxes Is Allocated to Local Governments. Property tax revenue remains within the county in which it is collected and is used exclusively by local governments. State laws control the allocation of property tax revenue from the 1 percent rate to more than 4,000 local governments, with K-14 districts and counties receiving the largest amounts. The distribution of property tax revenue, however, varies significantly by locality. The Property Tax Has a Significant Effect on the State Budget. Although the property tax is a local revenue source, it affects the state budget due to the state's education finance system— additional property tax revenue from the 1 percent rate for K-14 districts generally decreases the state's spending obligation for education. Over the years, the state has changed the laws regarding property tax allocation many times in order to reduce its costs for education programs or address other policy interests. The State's Current Property Tax Revenue Allocation System Has Many Limitations. The state's laws regarding the allocation of property tax revenue from the 1 percent rate have 75B-320 evolved over time through legislation and voter initiatives. This complex allocation system is not well understood, transparent, or responsive to modern local needs and preferences. Any changes to the existing system, however, would be very difficult. • Economists evaluate taxes using five common tax policy criteria—growth, stability, simplicity, neutrality, and equity. The state's property tax system exhibits strengths and limitations when measured against these five criteria. • property assessment can result in different treatment of similar taxpayers. For example, newer property owners often pay a higher effective tax rate than people who have owned their homes or businesses for a long time. In addition, the property tax system may distort business and homeowner decisions regarding relocation or expansion. Table ES -1. Comparison of Existing MENU District and Proposed Expansion Existing MEMU District Proposed MEMU Expansion Existing MEMU + Expansion Combined Acres 200 Parcels 77 33 48 0 233 Increase in residential 5,551 units units 00 129 5,551 units - Net increase in 963,000 square commercial space feet 963,000 square feet 690,000 square feet 75B-321 75B-322