HomeMy WebLinkAbout11A - 2ND READ ORD - MEMUREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
OCTOBER 2, 2018
TITLE:
ORDINANCE SECOND READING:
AMENDING THE METRO EAST MIXED USE
(MEMO) OVERLAY ZONE
(STRATEGIC PLAN NO. 5,1)
RECOMMENDED ACTION
Place ordinance on second reading and adopt.
DISCUSSION
CLERK OF COUNCIL USE ONLY:
APPROVED
❑ As Recommended
❑ As Amended
❑ Ordinance on 1 s' Reading
❑ Ordinance on 2nd Reading
❑ Implementing Resolution
❑ Set Public Hearing For_
CONTINUED TO
FILE NUMBER
On September 18, 2018, the following ordinance was introduced for first reading and City Council
authorized publication of title by a vote of 4-3:
ORDINANCE NO. NS -2955 - 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
(MEMU) OVERLAY ZONE (OZ -1)
In summary, 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, allowing additional mixed-use development opportunities
in the project area. Additional details are provided in the Planning Commission staff report. The
Subsequent Environmental Impact Report (SEIR), prepared as both a program and project -level
document, evaluates the environmental impacts of the MEMU expansion and amendments project
and of Elan, a mixed-use development that will be considered by the Planning Commission at a
future date.
STRATEGIC PLAN ALIGNMENT
Approval of this item supports the City's efforts to meet Goal #5 - Community Health, Livability,
Engagement & Sustainability, Objective #1 (Establish a comprehensive community engagement
initiative to expand access to information and create opportunities for stakeholders to play an
active role in discussing public policy and setting priorities).
11 A-1
Second Reading Ordinance:
Amending The Metro East Mixed Use Overlay Zone
October 2, 2018
Page 2
FISCAL IMPACT
There is no fiscal impact associated with this action.
Maria
Clerk of the Council
Exhibit: 1. Ordinance No. NS -2955
11 A-2
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).
A
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 MEM(
a copy which is available at the Planning Division Public Counter and Ma
Public Library, or viewed on the City's MEMU webpage. The amendmen
will create greater consistency among the MEMU and other form -base
codes that have been adopted since 2007, including the Transit Zoning Coc
and Harbor Mixed -Use Transit Corridor Specific Pian (Exhibit B).
Ordinance No. NS -XX)
Page 1 of
11 A-3
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.
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
11 A-4
ADOPTED this 21 s' day of August, 2018
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
By: c_.. C._...,
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
11 A-5
Ordinance No. NS-XXXX
Page 3 of b
EXHIBIT A
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CITY OF SANTA ANA. CALIFORNIA
Exhibit: A
11 A-7
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CITY OF SANTA ANA, CALIFORNIA
Exhibit: A
11 A-8
Proposed Amendments to the Metro East Mixed -Use Overlay District
11 A-9
11A-11
Section 1
Purpose and Objectives
1
Section 2
Applicability
3
Section 3
Development Districts
5
Section 4
Development Standards
q
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
Table 4: Building Setbacks 10
21
G" ►D►:I
Metro East Public Realm Amenity Plan
1.0 Purpose d 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. 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 consumotion.
t I nrer�o easy fn[ xea-u:
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) 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.
Provide for a mix of housing in order to encourage
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 corner
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
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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
Neighborhood
Transitional District
Village Center
District
®Active
Urban
District
_
Office District
Pedestrian -
Oriented Design at
Ground Level
Potential Roadways
Z
FIRST STREET
CHESTNUT AVENUE
Figure 2 MEMU Overlay Zone Development Districts
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NORTH
NOT TO SCALE
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
The Village Center District is intended to serve as the focal point and central
E gathering place within Metro East in well-designed highly connected
development sites and public spaces. The District will provide a high level of
neighborhood identity and activity through its central location and emphasis on
a creating a vibrant, attractive, and highly -interconnected pedestrian environment.
U 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
j, 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
t, 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
rt�? this area as a major activity center.
�.•"""�ilF K1'
The Active Urban District is intended as the location for well-designed
Z{ 4rX high rise mixed use developments in a highly urbanized environment that
w„ 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,
commercial, and residential uses within one vertical mixed use -building
with commercial on the ground floor and office or residential on the upper
floors or a mix of uses within freestanding buildings on the same site.
Developments will be designed to showcase an amenity -enhanced
environment that provides numerous open space opportunities within
this urban environment for the enjoyment of residents, employees, and
visitors, and to promote pedestrian connections between this District and
the Village Center as well as Cabrillo Park located north of Metro East area.
Vo VTI`IJIW
_.Rim
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.
1 % •�! Wro A 141
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.
Development
Standards by
District
4.1 Land Uses
4.2 Maximum No. 1 6 No Maximum
Stories -34 10 stories in Village Core 3 Stories Minimum 10
See Section 4.2
4.3 Minimum
Development Site 20,000 sq. ft. 30,000 sq. ft. 1 acre1.5 acre
Area
4.4 Permitted Street
Level Building
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
SOX 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
s aces per unit
P P
spaces per unit
P P
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
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
Gymnasiums and health clubs
Hotels
Religious Institutions
Schools
Tattoo Establishments
Temporary outdoor activities
Theaters and cinemas
Drive through establishments
MM
`a
Q
P N Subject to Sec. 4.1.2 of this division
P N Subject to Sec. 4.1.3 of this division
Special Provisions (references to other
applicable code sections or
O limitations)
P I P I P I P
P
P
o«
u
P
P
i c
m�
m
o
P
P
P P
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
Gymnasiums and health clubs
Hotels
Religious Institutions
Schools
Tattoo Establishments
Temporary outdoor activities
Theaters and cinemas
Drive through establishments
MM
`a
Q
P N Subject to Sec. 4.1.2 of this division
P N Subject to Sec. 4.1.3 of this division
Special Provisions (references to other
applicable code sections or
O limitations)
P I P I P I P
P
P
I P I P
CUP for liquor sales, after hours open
P
P
P P
P
P
P P
P
P
P P
P
P
P P
P
P
P P
N
P
i P I CUP
N
P
P CUP
N
P
P P
As defined In Chapter 41 ofthe SAMC
CUP
CUP
CUP CUP
N
P
P N
N
P
P N
Subject to Sec. 41-199.3 of the SAMC
LUC
LLC
LC LU
Subjeccto Sec.41-195.5ofthe SAMC
N
P
P P
N
N
N
N
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 Live/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 corner 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.
Front street building orientation
Larger buildings shall be broken down in scale through
changes in massing, changes in plane and profile, fa4ade
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.
1. 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
a ny d i recti on.
exterior stair and landing. This type is
recommended for ground floor residential uses.
IM
3. Forecourt.
A forecourt is a frontage wherein a portion of the fagade is close to r'
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.
mixed-usemetro east overlay zone
4. Shop Front � �. � = XKV1d�F �F 11 1 / /
A shop front is frontage wherein the fagade 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.
5. Gallery
A gallery is frontage wherein
the facade 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 fagade entry of the
project. These areas may be inclusive of a front setbad<
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/open 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.
S. 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 facade (measured perpendicularly from the
fa4ade). 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 fapade).
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:
a. 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 PRIVATE/COMMON 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:
1. 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 MEMO Overlay Zone
shall be designed to provide setback areas from
private or public streets as follows:
Adjacentto public street right-of-way or _- 10ft(4)
public easement
Adjacentto alley or internal aisle
aft
--
Adjacentto parking
7 ft
ClearZone
25 ft
--
Adjacentto
any residential
use
lstand2ndfioor
15 ft
---
3rd floor and above (5)
20/30 ft
Adjacentto all
other uses
All floors
5 ft
Up to 3rd floor
6 ft
4th floor and above
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 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 MEMO 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. Setbacl<s 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
forthe 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
enhancethe 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.
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 fa(;ade) by b 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
• ! *0gjqr
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.
Pedestrian/bicycle oriented streetscape
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.
11 .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.
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.
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.
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.
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.
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 PIAN REVIEW BY PLANNING
COMMISSION
A. Any application fordevelopment subject to the 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 b.
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
'r•
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.
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 CEO -A. These development
capacity "triggers" are as follows:
a. Commercial -770,400 square feet
b. Office -552,000 square feet
C. Residential -4,440 units
11 A-45
` *
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.
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ib C Re dei
Table of Contents
Introduction .........
Site and Planning Context
Metro Last Public Realm
Amenity Plan
Existing Conditions
Existing Conditions
Street Trees
Street Ligins
Existing Streetscapes
MEMU Overlay
Development Zone
Metro East Public Realm
Amenity Concept
Proposed Easements
Street Trees
Pedestrian Street Lighting
Improved Streetscapes
Cost Estimate
Photo Survey
2
3
4
5
BaseMap..............................................................14
Locations and Types 15
Locations and Types 21
Typical Plans and Sections .............. ...-........... 23
......... 28
......... 30
31
32
33
Typical Plans and Sections .............................. 34
............... 41
A1ru-o Last Public Realm Amenity Plan 1
11 A-47
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.
cr olsama.a.o 14etro East Public Realist .Amenity Plays 2
— — --- ---- .. --— — — _
11 A-48
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.
a
Key-
Slid),
a
/ss�'r:
Santa Ana Regional
ti
Transportation Center
o
a
of
Y
a
_
h
114 mile
i
Y
Fourth St.
112 mile
—
i
1 i
First'st.
1 mile
Y
1112-
12-
KeySli dy Area
-^ City Boundary
NN+�,J{
0 500 1000 FT
Git r qjSanni dm: Zlrtru Esast Public Realm Auric ilitq Pfau
11 A-49
Metro East Public Realm In conjunction with the Metro East Mixed -Use Overlay
Amenity Plan Zone, this amenity plan provides a framework from
which to build a clear Identity for the district.
CABRILLO PARK
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-- SattivAbra "��'" PubhcQpenSpaco a Isu Mg) VI !.L/
i
-• CQv Roundar 1, Zrisli g Stuart Trees =
—•— E.risldrg Pavel Lines I& Existing PnLtt Trees
-^- Setback Liras New SlreetTrres•
b•
h' ietin r Sten, `
,e� Aem I''ethwHan Soret N ln.r
�L=g
i
Addidanal Selback h'asentents
ifeub Last PLIbIiC Rralra Amenity Plan �
�.a l
11A-50 _
Existing Conditions Urban Studio documented conditions in the field,
Photo Swrvey 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.
Key
N
ShtdV Ares it 230 sW FT
----^ C,ily Bonrulaiy �-�
Metro Lisa Public Pcaim Anienih- Plan
11 A-51
Existing Conditions
First Street
First Street is automobile oriented. There is no
sense of arrival or signage that marks the district.
Street tree plantings are inconsistent and in many
locations non-existent.
First Street and Cabrillo Park Drive Looking West to East _
First Street and Golden Circle Drive Looking North
�-� First Stroet and Tustin Avenue Looking North
.J e
sjn-nfSa f. Art¢ , Xtetro .hast Public Realrn Amenity Plait. G'
I
11 A-52
Existing Conditions
First Street
(continued)
The First Street environment mainly addresses the
functional requirements of the automobile.
C First Street View East �� First Street and Freeway Looking First Street View West to Freeway
East 6
l First Street Panorama South Side
First Street South Side _ 9 First Street South Side 1 s F(rst Street South Side
`J - ---- -
n s
nay ��f s.,n�,,�� tura F..awt Public Rcrvinr ?.me mt} ]']an �
11 A-53
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 arrival from the
surrounding area.
11 Faurth Street and Cabrillo Park Dr1ve Looking Eaat to West
! l o l Fourth Street and Golden Circle Drive Looking North
3 Fourth Street and Tustin Avenue Looking West to East __
caPJ&,,wAnAletro East Public RealrnAnienityPlan 8
�j
11 A-54
Existing Conditions
Fourth Street
(continued)
Inconsistent street tree plantings along Fourth Street
and underutilized landscaped medians provide little
sense of identity.
Fourth Street Looking East to " Fourth Street Looking South at Fourth Street Looking West to
4 District _ 15 Freeway1 Freeway Overpass
— --- .....--. - — - --
Fourth Street Looking South to Fourth Street and Park Center Fourth Street Looking Northwest from
1 Co rnercfa, Buildir��8� Drive Looking East �? 9 Intersection on Golden Circle Drive
Fourth Street and Tustin Avenue Fourth Street Looking Southeast at Fourth Street L000king East Towards
2D Lookin West to East 21 Golden Circle Drive 22 Tustin Avenue
-- -- - ...-- - --- .1- ----
cin r n Metro East Public iwenlm Amenity Plan
11A-55-
Existing Conditions
Golden Circle Drive
Golden Circle Drive is the main centrally located
north -south street that serves the district.
rrt
.. !'� '?` •.° i � � LLA .iQ���� � t �) .:
a a
i
C�Fourth Street Looking North at 4j The Theme Building Looking The Theme Building from the
Golden Circle Drive C '? North at Golden Circle Drive_ 25 Southwest _...--
a�
a
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".
tam
�Golden Circle Drive: Western Golden Circle Drive: Northern Fourth Street Looking Northwest from
26 Section Looking North _ P! Section �28 Intersection with Golden Circle Drive
L
jv r
29 Golden Circle Drive West Side GD Golden Circle Drive East Side Ct Gofden Circle Drive East Side
I
(Ao,,(5an,aAna MetroEast Public Realm Amenity .Plan 10 ..
11
11 A-66
Existing Conditions Cabrillo Park Drive connects the existing uses to tthe
Cabrillo Park Drive major public amenity in the area, Cabrillo Park,
Cabrillo Park
Cabrillo Park Drive and Park Court Place
CCabrillo Park Drive
East Side
— Cabrillo Park Drive View to Freeway- t Cabrillo Park Drive and First Street Golden Circle Drive
/ East Side
riE}nfsare6rt.(rm Mateo East Public Realm Ani niiv Plan 1.1'
11 A-57
Existing Conditions Tustin Avenue provides a connection to the public
Tustin Avenue bus transportation lines running north and south
through Orange County.
Tustin Avenue and East 6th Street
North to South
C
21 Tustin Avenue West Side 43 Tusiin Avenue West Side 44 Tustin Avenue West Side
k'
(la�-nf5ru.ubi�
nIctro East Public Realm Auu tasty Phan 12
1 IA -58
Existing Conditions
Tustin Avenue
(continued)
Street lights along the eastern side of Tustin Avenue
are infrequently placed.
Tustin Avenue East Side48 Tustin Avenue East Side
47 ----- -----_ .....
\tetra East Public Realm-Arnmity Plan LI3 r
11 A-59
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.
t; CARRILLO PARK
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B.�j^.—_t'�. FIRST ST.171
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-� - — Stuc(y Area (6) Existing Sheet Lights
—�-- City Botnvdwy 0 Existing Sheet Trees
\^N
Ft\\
\0 ISO 300 FT 1 \..
Bits Stops (Routes 64 & 71) ExlstingPolm Trees
Signalizedlntersection
Notes
• Existing bus stops along tat Street and Tustin Avenue.
• Existing street trees vary In distance.
. Only existing street lights; no pedestrian lighting.
Nletro East Public Realm Amenity Pian 14
i
11 A-60
Existing District
Street Tree Types
The existing trees along Tustin Avenue vary widely in
species.
CABRILLO PARK
—._.. Vin—
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K�,PARiWOURT
7
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0 Existing Sheet Trees
Existing Palm Trees
N
0 ISO 300 PT
PyrusKawakamii 2'11gustrum Lucidum 3sL(quidambar 4,Syagrus Ramanzofflanum
Metro Last Public Realm Amenity Plan 15`'
11 A-61
Existing District Along First Street, the predominant type of street tree
Street Tree Types is the Leptospermum.
'5 Brahea Edulis
6 Leptospermum
7 Leptospermum
8 Leptospermum
9 Leptospermum
10 Leptospermum
11 Leptospermum
C i 4. f �ri i A n Aletro East Public Realm Amenity Plan
11 A-62
12 Leptospermurn
Existing District Pinus Canariensis and the Ficus tree occur primarily
Street Tree Types along the existing medians.
LJ I --CABR44O PARK
-111
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Key
Stady Area
--- CityBoandaty
Existing Sh-eet Trees
Existing Pnhn Trees
�\� N
rT*N�/]
o iso 300 (T '`.L/
11 .Pinus Canariensis
4i Ficus
E 3 Ficus
o„}ss„e�r.UJ Metro East Public Realm Amenity Ptah 17-
11 A-63
� � � � � \ \��_ \ /� � «�� �� \
�f�\` »-..� � � / \�
Existuig District Lagerstroemia Indica is the existing median tree
Street Tree Types along Cabrillo Park Drive.
CASgIl40 PARK T.
_ 12_s� IU .1517 _�`
ffi I
rEtxPARKY7217RT PL cOL2Ce+,_vLKs �
14
s A
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"� _l � i � "•t�-
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41
PI
FIRSTST.
Key
- — Sturty kwa
-•—• CityBaunday
0 Existing Sheet Dees
Existing Palin Trees
N�j��/-\�
0 ISO 300 YT
3 "King Palms
(Lagerstroemia Indica
�3)Lagerstroemia Indica
i iro :as[ Public Realm Amenity Plan 19�
11 A-65
Existing Street Lights All of the street light types in the area are cobrahead
Locations and Types variants.
CABRILLO PARK .. i I
-J
es`_ THST
IEE
_ ppm
TPAFOI�flT PL—"" y,.—_�1 ,r�� / - `1 7: k.
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FIRST ST.:
i��
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Key
-- - -• Study Area
----- City Boundmy
00 SxisthtgSheetLights
0 Signaiized/nlersectioh
N�t��—�—/\j
o Iso Sou F'r
r
(! rai5rznn nr:3 7 3
11ctLo East Public Realm 1�nemt}' Plan 21`
11A-67
Existing Street Lights
Locations and Types
Street lights along the First Street corridor are
irregular.
I
m
5
0
3
Oso, f Saoa.4na Metro East Public Realm Amenity Plan
1
11 A-68-
Existing Streets Wide streets and inconsistent street lights provide low
Typical Plan and Section visibility for passing traffic and the surrounding
environment.
Main Traffic Corridor
CAS' Scale: V=25' ----—._�_----
carMctro East Public Realm Amenity Mata 23
11 A-69
Existing Streets The existing medians and sidewalks along Fourth
Typical Plan and Section Street are sparsely landscaped and make little use of
the potential gateway qualities of this major street.
Central Street Corridor
�J Scale: T'=25'
r
s
cap�,fs,mtaA... Metro East Public flea n Amenity Plan HCl;
r
i'
11 A-70
Existing Streets Cabrillo Park Drive maintains a fairly uniform raw of
Typical Plan and Section street tree planting north of Fourth Street. However,
the southern portion of the street breaks with the
regularity.
Typical Local Access Street
Scale: V=25'
ININI-0 Eaht PUbIiC Realm Amenia, Plan 25
11 A-71 _
Existing Streets Golden Circle Drive is a narrow two lane street
Typical Plan and Section providing access from First to Fourth Street.
W.V.22-W 2z -w a
Main Street
Scale: 1"=25'
CityMetro 61st Public c RcrinAmenity Plan 26
11 A-72
Existing Streets
Typical Plan and Section
Street tree plantings along Park Center Drive are
non-existent
8'.0" j 22.0' 22'.0" 1 6,0`
Secondary Local Access Streets
Scale: 1"=26'
„ u(foi,w.Lm
Metro Last Public. Reahn.Amcnity Plan 27`
11 A-73
MEMU Overlay Development
Zone Districts
E=I,Ji
�Nis 0[7
rp n MURM
GAMIUOFXRK
7N7 N
1 43-Y
LL
TZ 71
r
n
in
Key N
Study Area District 1: Neighborhood Transitional
City Boundary Dish -id 2: Village Center
Existing Parcel Lines District 3: Active Urban
❑ E3 Improved Pedestrian and Bicycle Corridor R,91/5 Pedestrian-Orlented Uses on Ground Level f
+mw+ Pedestrian Linkage ExIsIbig Office Uses 0 250 snow
1,500.ft, Radhis fMalkingDWance
Ca.Qf&wtfaAno Metto Last Public Realm AJI-Icuity PlaIll
11 A-74
MEMU Overlay Development
Zone District Descriptions
11 A-75
District 1
_ _,
1j{
District 1 is intended to provide opportunities for
Neighborhood
low -intensity development that acts as a transition
Transitional
between the single-family residential to the north and
the adjacent high-intensity Active Urban District.
i
District 2
District 2 is intended to serve as the focal point and
K
Village Center
central gathering place in well-designed highly
connected development sites and public sites.
r
District 3
District 3 is intended as the location for well-designed
Active Urban
high rise mixed-use developments in a highly
urbanized environment.
Pedestrian -Oriented
Pedestrian -oriented uses are Intended to generate
Uses on Ground Level
pedestrian activity and provide uses that are
neighborhood serving and contribute to an active
k
street life
Existing Office Uses
Existing office uses include low and high rise office
development along Tustin Avenue and the Santa Ana
{
I
I
(1-5) Freeway Corridor.
Cil, ofSmw Am,
Metro East Public Realm Amenitc Plan
11 A-75
Public Realm Concept The proposed public realm amenities will enhance the
pedestrian scale and quality of living in the area.
KeL
N
Study Area—
District 1: Neighborhood 7,ansillonal
City Boundwy
District 2: Village Center
Existing Paivel Lines
District 3: Active Urban
Gamey Opportunities
Pedestrion-Oriented Uses on Ground Level
[:3 El ED Alain I)-ajlc Corridors
Existing Ofjlce Uses
DEIE3 Local Access Sweets (existing & nem)
0 El D Central Sheet Corridor
Open SpacelPedes(rian Linkage Component
won Moin Sh-eet
1,500 ft. Radlas Walking Distance 0 250 500 FT
MON Alley Street with Pedestrian Orientation
Metro East Public Realm ArneniLy Plaii
11 A-76
Proposed Easements By allowing for greater easernents, this plan provides
an opportunity to create a walkable environment and a
friendly pedestrian atmosphere.
PARK, CCURT PL
LOPARK
KeV N
- — 511141 rea - — -- - Selhack Lines
�u ;oo rr
---- C'7lr Hwilldort' h.1'islnlg Sll'ec'ls r• r�
_.
--- h'xistiag Parcel Lines _ : Idditional Setback h'asealelllc
Pithhc Open Solace
Notes
. Minimum 35,000 SF of public Ian space
including roads shall be created within this area. ,
• NEW and EXISTING Dimensions from Center
of Right-ol-way,
1lrtrrr East I'uhlic ReArn rlrrmenita Plan
11 A-77
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.
_ s ,
1
y
C
ip,
0s�_i
9 .
c
C+
_ c
•. ji i 1 n
+
Key
- — Shady Area
-•— Oh"801111dary
--- Setback Lines
`T%,
Existing street Trees
Existing Pale Trees
New Street Trees
Notes;
New street trees should average 30' on center.
. Flowering trees at medians create seasonal color.
01.1"JSw#OAnn tifetrn East Public Realm Arrtcmti' Pian
11 A-78 -
Improved Condition Regular pedestrian street lighting throughout the
Base Map district increases night-time visibility and safety for
Pedestrian Street Lighting pedestrians.
CABRILLO PARK
17 ilk �I
FL
_!j
—PARK40WAT PL.
r
�Z
L Jj
ki
..... . . ..... .
Key
Study A?va
QyBoundaty
Setback Lines
Bas Stops (Routes 64 & 71)
New Pedestrian Slivel Lights
Notes
-, Pedestrian lightpoles in the Central Area every 60 ft.
I— _I 4- - -i,
N
150 300 FT
C1?,,f,qnwa 4w, Metro East Public Realm Anieiiiw Ptah 33
11 A-79
Improved Streetscape
Typical Plan and Section
Improvements:
■ District signage & identity
with flowering trees at
remainder of median
■ 10' vs. 8' sidewalk
■ 5' parkway at curb
Infill:
■ Magnolia Grandiflora or
similar at ± 30' o.c. along
sidewalk
■ Pinus Canariensis or similar
at t 30' o c. on median
■ Pyrus Kawakamii or similar
at t 30' o.c. on median
Pynis Kawakamii
M�"
Magnolia Granth lan '
Pedestrian Light Poles:
Alternative 1
IT
Altestative 1
District signage and flowering trees mark Fourth Street
as the major gateway into the district.
1B. -O.- i- 42'-0" 142'V 1 16.0,
Scale:
Condition --
......
Ana l tro East Public Realm Ainenity Flan 34
11 A-80
Improved Streetscape Wider sidewalks in conjunction with the parkway
Typical Plan and Section enhance the overall quality of the urban environment
for both pedestrians and automobiles.
Improvements:
■ 10' vs. 8' sidewalk
r 5' parkway at curb
r New pedestrian light poles at
±- 60' o.c. along sidewalk
Infill:
■ Magnolia Grandiflora or
similar at ± 30' o.c. along
sidewalk
■ Pinus Ganariensis or similar
at±30' o.c. on median
I 15.0" 421-0" 42'.0" 1, 18'-O" I.
Magnolia Grandiora
Pedestrian Light Poles:
Alternative I
AUernalive 2
AJ
Central Street Corridor
Scale: 1"=25'
rrix,1tic11-o Gast Public Realm Amenity Plan 35'
11 A-81
Improved Streetscape Decorative paving and pedestrian scaled lighting place
Typical Flan and Section an emphasis on the walkable nature of the district.
Improvements:
■ One lane in each direction
with parking on both sides
■ 8' sidewalk
■ 4' parkway at curb
■ Pedestrian light poles at±
60' o.c?in`line with trees
Infill:
■ Ligidambar or similar at ±
30' o.c. along sidewalk
12-0 2z'-0" 22'-0" i2' -p" I.
Liquidambar §
rot Ni
Pedestrian tight Poles:
Alternative
i
1
IT
Altemative2
1
Secondary Local Access Streets
Scale: 1"=26' —
CiiP,f irsaAna -3fi
Metro l?,ast Public Realm tlriienity Plan
P
11 A-82 ry
Proposed Streetscape Greater allowances for the parkway provide a physical
Typical Plan and Section buffer between pedestrians and automobile traffic. in
turn, this buffer increases the comfort level for
pedestrians.
Improvements:
e 8' sidewalk
r 4' parkway at curb
■ Pedestrian light poles at ±
60' o.c. in line with trees
Infill:
■ Leptospermum or similar at
± 30' ox. along sidewalk
® Pyrus Kawakamii or similar
at ± 30' o.c. along sidewalk
Leptospennuin
Pedestrian Light Poles:
Alternative 1
I
54'-0" i i 54'•0"
Main Traffic Corridor
/ Scale; 1"=25'
f iit �f5arzm riru
`Retro 7i:lst l ttfaLr' Realm =VMIlit4' Rai
11 A-83
35:
®
C
Main Traffic Corridor
/ Scale; 1"=25'
f iit �f5arzm riru
`Retro 7i:lst l ttfaLr' Realm =VMIlit4' Rai
11 A-83
Proposed Streetscape A variety of trees located at the curb and the median
Pian and Section give the street a diverse range of colors and textures
as the seasons progress.
Improvements:
■ 8' sidewalk
■ 4` parkway at curb
■ New pedestrian light poles at
± 60' o.c. in line with trees
Infill:
■ Platanus or similar at t 30'
o.c. along sidewalk
■ Pyrus Kawakamii or similar
at:t 30' o.c. along median
■ Lagerstroemia indica or
similar at t20' o.c. along
median
�° 1 •4�
am
Platanus
Pedestrian Light Poles: Y
Alleniallve %-Ir
1 a �
--. Allentarive 2
Typical L04aI ACCesS Street
Soale:1"=25'
L
cr:�-alc �a a Metro East Public Realin AmcnityPlan 38
11 A-84
Proposed Streetscape Generous decoratively paved sidewalks provide
Typical Plan and Section a textured surface and visual appeal for the area.
Improvements
a 15' decorative paved
sidewalk
■ Pedestrian light poles at +
60' o.c. in line with trees
Infill:
■ Koelreuteria Bipinnata or
similar at±30' o.c. along
sidewalk
15,-O" 22'-W — 22'-0„ 15,0"
i
''i.,, I i
"r -
gyp,:,
Koehvuteria Bipinnala ®� b
a
Pedestrian Light Poles: r
Alternative 1 �c r
151-0" 18'-R" 14'-0" 14'iD' 8' R" f 151-0
�
Alternative 2
Typical Main Street _
Scale: V=25'
Ci1�uf5v�fn Ann) - x
_ Xfet.<1 Exist 1 ttlllai� Realm :11n4�1ut5 Plan
11 A-85
Proposed Streetscape
Typical Plan and Section
Improvements:
■ 37' decorative paved street
with pedestrian orientation
■ Bollards 5' from one-way
alley at ± 10' o.c.
■ Pedestrian light poles at±
60' o.c. in line with trees
Infill:
Koelreuteria Bipinnata21'
from curb ± 30'oc.
Pedestrian tight Poles:
Alternative. l
i
-T - -- Alternative 3
Located between First and Fourth Street, the
pedestrian -oriented street creates a natural gathering
place for the community.
1 _ eno^ 1 26.4. I.
37'4"
.,. i0:.
IVAU
II 26'-0"
RT>
Pedestrian -Oriented Street
Scale: 1"=25'
(aa}olSnna, qna Metro Eam Public Realm .Amenity Plan
11 A-86
Metro East Public Realm Amenity Plan
Cost Estimate
METRO EAST PU6IIC REAIM AMENITY PLAN
NIT C Si IMA FOR AM NITY IMPROV MEN S
UM[ Unit Number of ImpraVement
T e est Unite Cost Nstae
(N) Roadway. (acquisition)
cast of development
(N) Roadway. (eanetmetlon)
coat of development
(N) S(dewalka (acquisition)
cost of development
(N) Stdewalka (camtucGan)
cost of development
(N) Paved SN.W.W B Golden 0.1. Drive
emmme feet
$16
35,000
$560,000
(N) Paved Surface at (N) Nley
-
cost of development
(N) Public Open Space (acclubloon)
scum. feet
$125
43,500
$5,437,500
assurnme purchase of epproximptety one nam of now open space In district
(N) Public Open Space (befell and eoftscepe)
square feat
$20
43,500
$520.000
assume, improvement of one acre of new open space
(N) Parkway. (landsman. Improvement.)
-
cost of development
Medlana (ministate and softeoopa Improvements)
endsrs feet
$5
23,500
$141,000
Irtlgatlon
spume feet
$3
23,500
$70,500
0owsnce
(N) Trans (evaporate, tmiduoo, and tbwering)
each
$1,000
000
$800,000
(N) True Dunce
each
$1,000
100
$100,000
Golden Cents Dew, only
(N) Tees Grates
each
$1,000
100
$100,000
Golden Circle Odve only
(N) Pulubi Street ❑ghgng / Pole,
each
$3,500
275
$902,500
(N) Sellers,
eacb
$750
200
$150,000
(N) Truh Receptacles
each
$750
100
$25,000
(N) Santhe.
each
$1,250
100
$125,000
(N) SMyela Racks
eoch
$1,250
100
$1251000
(N) Newspaper Racks
such
$1,000
20
$20000
(N) Sus Suisse
each
$30,000
]
$210,000
allowance
(N) WayOnding / Dletdd Identity
Ouch
$2SO,000.Oo
$2$0,00D
aibwnnos
Gataway Monuments
each
$25,000.00
2
$50000
allowance
Water Features / Fountains
each
$50,000.00
4
S200,000
allowance
Subtotal Unit costa
Contingency 0
Englneering and Dust,
Construction Management
Subtotal Metro East Public Real Amenity casts
Assume Inflation During Pru)ect Duncan 0
Metro East Public Realm Amenity Casts
410 46 5 0 Ivoludas Contract., 0 & P
20% .42 049. DO
5% 1$614.790
5% 15614]90
52536
YO%
$162$tl 456
(ill og8mtuAnn 3
l[ttro East Public Realm .Une)utN Han 41
11A-87
11 A-88