HomeMy WebLinkAbout1- SPR 18-02_1660 E FIRST STREET1-1
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Resolution No. 2018-xx
RESOLUTION NO. 2018-xx
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING SITE PLAN
REVIEW NO. 2018-02 AS CONDITIONED FOR A NEW
MIXED-USE FAMILY RENTAL RESIDENTIAL AND
COMMERCIAL DEVELOPMENT FOR THE PROPERTY
LOCATED AT 1660 EAST FIRST STREET
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF
SANTA ANA AS FOLLOWS:
Section 1. The Planning Commission of the City of Santa Ana hereby finds,
determines and declares as follows:
A. Branden Wermers, representing Santa Anna First Street LLC (“Applicant”),
is requesting approval of Site Plan Review No. 2018-02, as conditioned to
allow the construction of a new mixed-use 603-unit rental residential and
commercial development at 1660 East First Street.
B. The Metro East Mixed Use (MEMU) Overlay Zone was adopted in 2007 as
a result of interest in developing mixed-use residential and commercial
projects in its project area. The City of Santa Ana expanded and
amended the MEMU to include the subject property and additional
properties along First Street between Grand Avenue and the Santa Ana (I-
5) Freeway. The regulating plan, which establishes land uses and
development standards, allows a variety of housing and commercial
projects, including mixed-use residential communities, live/work units,
hotels, and offices.
C. On July 23, 2018, the Planning Commission of the City of Santa Ana held
a duly noticed public hearing and at that time considered all testimony,
written and oral.
D. Section 41-595.5 of the Santa Ana Municipal Code (SAMC) requires a
review by the Planning Commission of all plans within a zoning district
classification combined with an OZ suffix where the applicant wants to
apply the overlay zone, to ensure the project is in conformity with the
overlay zone plan.
E. The zoning designation for the subject property was approved by the City
Council on October 2, 2018 as evidenced by Ordinance No. NS-2955,
Resolution No. 2018-075 and has been designated as Metro East Mixed
Use (MEMU) Overlay Zone (OZ-1) in the Active Urban land use district.
EXHIBIT 1
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Resolution No. 2018-xx
F. The approval herein will be effective upon the 31st day after the date
Ordinance No. NS-2955 was adopted unless Ordinance No. NS-2955 was
replaced or contested.
G. The Planning Commission determines that the following findings, which
must be established in order to grant this Site Plan Review pursuant to
SAMC Section 41-595.5, have been established for Site Plan Review No.
2018-03 to allow construction of the proposed project.
1. That the proposed development plan is consistent with and will
further the objectives outlined in Section 1.2 for the MEMU overlay
district.
The proposed development project will be compatible with
Section 1.2 (Objectives) of the Metro East Overlay zone. The
proposed project will contain 603 residential units (seven
live/work units) with a substantial commercial component of
8,900 square feet, which can be nearly doubled if a
mezzanine or second floor were constructed within. In
addition, the project has been designed to feature a public
plaza at its frontage on First Street, an ample amount of
publicly-accessible open space, and a full reconstruction of
Elk Lane between First Street and Chestnut Avenue leading
to the Santa Ana Zoo. Constructing 603 units in the project
area will add to the residential population in the area,
stimulating demand for community-serving commercial uses
such as restaurants, retail stores, services, and other similar
uses. Finally, the project meets several General Plan goals
and policies, including the Land Use Element’s Goal 2 (to
encourage diversity of quality housing, affordability levels,
and living experiences), Goal 4 (to provide adequate rental
and ownership housing and supportive services), and the
Housing Element’s policies HE-2.3 and 2.4 (to encourage
construction of rental housing, facilitate diverse types of
housing, prices, and sizing).
2. That the proposed development plan is consistent with the
development standards specified in Section 4 of the MEMU overlay
district.
Although the project complies with the majority of
development standards enumerated in the MEMU regulating
plan, it does not meet the requirements for certain building
setbacks, which the project exceeds. These standards
required approval of a zoning ordinance amendment by the
City Council as part of the overall MEMU expansion and
amendments project.
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Resolution No. 2018-xx
3. 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
district.
The proposed development consists of two multi-level
structures ranging from five to seven stories in height. Two-
level multiple-family residential communities abut the site to
the south and are across Lyon Street to the west, a three-
level hotel is to the north across First Street, and the Santa
Ana Zoo is across Elk Lane to the east. The MEMU
anticipates developments of this scale or larger in the “Active
Urban” land use district, and this development would be
consistent with the scale of recently-approved developments
in the MEMU area, including the Madison (200 N. Cabrillo
Park Drive) and two AMG housing communities (2222 and
2114 East First Street). Moreover, the project contains
ground-floor non-residential (commercial and community)
spaces at the front of the project, which will activate First
Street. These spaces have been designed to feature ground-
floor ceiling heights up to 24 feet tall, enhancing the urban,
mixed-use atmosphere envisioned by the MEMU overlay
district.
4. 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 district.
The proposed project is consistent with the scale and
intensity of projects anticipated in the original MEMU EIR
and the Subsequent EIR (SEIR) (SCH No. 2006031041)
prepared for the MEMU Overlay Zone regulating plan. No
negative impacts from noise, air quality, aesthetics, or traffic
are expected except for temporary impacts arising during
construction of the project. However, the SEIR identifies the
demolition of the now-vacant Elks Club building as the loss
of an eligible historic resource. To mitigate this loss, the
project will incorporate certain architectural and building
elements into its design. Finally, the site’s design is intended
to activate First Street by providing a two-story volume
commercial space, over 16,000 square feet, which can
accommodate a variety of commercial tenants such as a
large pharmacy, several smaller tenants, or a neighborhood
market or café.
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Resolution No. 2018-xx
H. The Applicant agrees to indemnify, hold harmless, and defend the City of
Santa Ana, its officials, officers, agents, and employees, from any and all
liability, claims, actions or proceedings that may be brought arising out of its
approval of this project, and any approvals associated with the project,
including, without limitation, any environmental review or approval, except to
the extent caused by the sole negligence of the City of Santa Ana.
Section 2. In accordance with the California Environmental Quality Act
(CEQA), the recommendation is analyzed by the certified EIR prepared for the MEMU
Overlay Zone and the certified SEIR prepared for the MEMU expansion and
amendments project (SCH No. 2006031041).
In accordance with the California Environmental Quality Act (CEQA), the
recommended action has been determined to be adequately evaluated in the previously
certified EIR No. 2006-01 (SCH No. 2006031041) and the certified SEIR 2018-15 as per
Sections 15162 and 15168 of the CEQA guidelines. All mitigation measures in EIR No.
2006-01 and associated Mitigation Monitoring and Reporting Program (MMRP) have
been enforced and continue to apply to the proposed project. The same measures
identified in the 2006 MMRP are carried over within the SEIR. The EIR for the MEMU
expansion adequately and fully analyzed the proposed project and it is determined that
the MEMU EIR is sufficient to satisfy CEQA review for the proposed project because the
proposed project will, among other things, result in no new or increased environmental
effects that would require different or new mitigation. In addition, a health risk
assessment (HRA) was prepared to identify any impacts from developing a residential
community near a major freeway. Using two methods of analysis, the HRA finds that a
less than significant impact to project residents would occur due to the project’s
proximity to a major freeway.
As outlined in the accompanying staff report, the project is consistent with the
City’s General Plan and the MEMU regulating plan.
Section 3. The Planning Commission of the City of Santa Ana, after conducting the
public hearing, hereby approves Site Plan Review No. 2018-02 as conditioned in Exhibit A
attached hereto and incorporated as though fully set forth herein. This decision is based
upon the evidence submitted at the above said hearing, which includes, but is not limited
to: the Request for Planning Commission Action dated July 23, 2018, and exhibits
attached thereto; and the public testimony, written and oral, all of which are incorporated
herein by this reference.
Section 6. This Resolution shall not be effective unless and until Ordinance No.
NS-2955 for the MEMU Overlay Zone expansion and amendments project becomes
effective. If said Ordinance is for any reason held to be invalid or unconstitutional by the
decision of any court of competent jurisdiction, or otherwise does not go into effect for any
reason, then this resolution shall be null and void and have no further force and effect.
ADOPTED this 22nd day of October, 2018 by the following vote:
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Resolution No. 2018-xx
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTENTIONS: Commissioners:
***Signature page follows***
_______________________
Mark McLoughlin
Chairman
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:________________________
Lisa Storck
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, SARAH BERNAL Recording Secretary, do hereby attest to and certify the attached
Resolution No. 2018-XXXX to be the original resolution adopted by the Planning
Commission of the City of Santa Ana on October 22, 2018.
Date: ________________ ____________________________________
Recording Secretary
City of Santa Ana
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Resolution No. 2018-xx
Conditions for Approval for Site Plan Review No. 2018-02
Site Plan Review No. 2018-02 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal
Code, the California Administrative Code, the California Building Standards Code, and all
other applicable regulations. In addition, it shall meet the following conditions of approval:
The Applicant or Owner, or Owner’s successor(s) or assignee(s) (collectively, “Applicant”)
with the City’s consent, which shall not be unreasonably withheld, must comply with each
and every condition listed below prior to exercising the rights conferred by this site plan
review.
The Applicant must remain in compliance with all conditions listed below throughout the
life of the development project. Failure to comply with each and every condition may result
in the revocation of the site plan review.
A. Planning Division
1. All proposed site improvements must conform to the Development Project Review
approval of DP No. 2017-06.
2. The approved Development is as follows: A mixed-use development project
consisting of 603 residential and live/work units and 8,530 square feet of
commercial area and 1,209 parking spaces. Specifically, the project will include
310 residential units and seven live/work units in one building and 293 residential
units in the other. The buildings will be five and seven stories in height and will
consists of approximately 49.6-percent one- and two-bedroom units and 50.4-
percent two- and three-bedroom units. The Elan project is comprised of two
buildings, the first with seven stories and the second with five. Open space will be
provided at 100 square feet per unit, with publicly-accessible open space ranging
from 18 percent (Building 2) to 23 percent (Building 1). The publicly-accessible
open space shall be a large street-level courtyard between the two buildings on the
project site. The courtyard shall contain a large lawn, forest walk, pavilion, dog
area, boardwalks, bike racks, and a drop-off area for the community and public.
The courtyard will be surrounded by an artist gallery, leasing office, and other
community amenities. Additional open space on site will serve the residents and
tenants within the community. Amenity rooms, decks and balconies, two pool
areas and private courtyards, and view rooms will also be provided at a rate of 100
square feet per unit.
·
3. The Applicant shall agree to all recommendations contained within the required
technical studies and reports prepared for the project. All studies and reports shall
be finalized by the Applicant and approved by the City of Santa Ana prior to
issuance of building permits.
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Resolution No. 2018-xx
4. Any amendment to this site plan review, including modifications to approved
materials, finishes, architecture, site plan, landscaping, unit count, mix, and square
footages must be submitted to the Planning Division for review. At that time, staff
will determine if administrative relief is available or if the site plan review must be
amended.
5. A residential property manager shall be available at all times that the Project is
occupied and onsite management shall at all times maintain a 24-hour emergency
contact and contact information on file with the City that is also posted at the
entrance to the leasing office for public view.
6. All Project mechanical equipment shall be screened from view from public and
courtyard areas.
7. A final detailed amenity plan must be submitted by the Applicant to the Planning
Division and approved prior to issuance of any building permits. The plan shall
include details on the hardscape design, lighting concepts and outdoor furniture for
amenity, plaza, or courtyard areas, as well as an installation plan.
8. Prior to installation of landscaping, Applicant shall submit photos and specifications
of all trees to be installed on the Project site for review and approval by the
Planning Division. Specifications shall include, at a minimum, the species, box size
(24 inches minimum), brown trunk height (10-foot minimum), and name and
location of the supplier.
9. Prior to issuance of certificate of occupancy and/or building permit final, Applicant
shall record a maintenance agreement for street improvements on the west side
of Elk Lane, including long-term maintenance of the parkway (irrigation and
landscaping but excluding street trees) and the sidewalk. The agreement shall be
reviewed and approved by Applicant and the City’s Public Works Agency, Planning
and Building Agency, Parks, Recreation and Community Services Agency, and City
Attorney Office.
10. Prior to issuance of certificate of occupancy and/or building permit finals, Applicant
shall obtain permits for and construct improvements to Elk Lane as per the
proposed street improvement plans in DP No. 2017-06.
11. Applicant shall maintain or cause to be maintained the interior and exterior of the
Project and the Property in a decent, safe and sanitary manner, and in
accordance with the standard of maintenance of first class multifamily rental
apartment complexes within Orange County. If at any time Applicant fails to
maintain the Project or the Property in accordance with this Site Plan Review
approval and such condition is not corrected within five (5) business days after
written notice from City with respect to debris and waste material, or thirty (30)
calendar days after written notice from City with respect to general maintenance,
landscaping and building improvements, then City, in addition to whatever
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Resolution No. 2018-xx
remedy it may have at law or at equity, shall have the right to initiate code
enforcement action to ensure that the development be maintained in accordance
with all approved project plans.
12. After Project occupancy, landscaping and hardscape materials must be maintained
as shown on the approved landscape plans.
13. The full volume (first and second levels) of the commercial square footages on First
Street, and the ground floor (shopkeeper) commercial spaces within each live/work
unit on Lyon Street, shall be maintained for commercial purposes only and may not
be converted or used for residential purposes.
14. The Applicant shall maintain a minimum of 20,000 square feet of commercial space
within the project at all times. A floor plan of the commercial space shall be
provided at plan check submittal for verification.
15. Prior to issuance of building permits, Applicant shall submit a Resident Storage
Plan for the Project. Storage shall be available at no cost to the residents.
16. Prior to issuance of building permits, Applicant shall submit a construction schedule
and staging plan to the Planning Division for review and approval. The plan shall
include construction hours, staging areas, parking and site security/screening
during Project construction.
17. Applicant shall provide onsite parking for residents and visitors of the Project and
actively monitor the parking demand of the Project site. Applicant shall take
continually monitor and take appropriate measures to manage the parking demand
of the Project site to mitigate the use of offsite parking spaces on private or public
properties and/or right-of-way. Prior to issuance of the certificate of occupancy
and/or building permit finals, Applicant shall submit and obtain approval from the
Planning and Building Agency a Parking Management Plan (the “PMP”) meeting
the requirements of this condition. The approved PMP shall be adhered to and be
enforced by the Project at all times.
18. Prior to plan check submittal, the applicant shall submit a public art plan for review.
A maximum of $500,000 of the public art requirement for the project shall be
utilized for the creation of a sign program, construction of signage, and the
installation of signage for the Santa Ana Zoo.
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EXHIBIT 2
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EXHIBIT 1
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EXHIBIT 2
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EXHIBIT 3
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Land Use Element
Land Use Plan
Exhibit 2
Revised - February 2018
Land Use Designations
LR-7 (Low Density Residential)
LMR-11 (Low-Medium Density Residential)
MR-15 (Medium Density Residential)
UN (Urban Neighborhood)
GC (General Commercial)
IND (Industrial)
INS (Institutional)
DC (District Center)
PAO (Professional & Administration Office)
OBPDC (One Broadway Plaza District Ctr.)
O (Open Space)
Pending
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BRISTOL STHARBOR BLVDFAIRVIEW ST
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HARBOR BLVDHARBOR BLVDEDINGER AVE
EDINGER AVE
HARBOR BLVDFAIRVIEW STRED HILL AVEGARDEN GROVE BLVD
SANTA ANA FR
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COSTA MESA FRW YCOSTA MESA FRW YCOSTA MESA FRW Y
GARDEN GROVE FRW Y
GARDEN GROVE FRW Y
4TH STNEW HOP E STNEW HOP E ST
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GREENVILLE STSUNFLOW
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17TH STW ESTMINSTER AVE SANTA ANA RIVERS
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25
26
26
27
I
La nd Use Ele m e nt
La nd Use P la n &De ve lopm e ntInte nsity Sta nda rds/FAR Are a s
Exhibit A-4
The se la nd use de sig na tions ha ve a floor a re a ra tio a s note d be low unle ss othe rwise indica te d in the ta ble be low.
Re vise d - July 2018
UN (Urba n Ne ig hborhood) 0.5 - 1.5
GC (Ge ne ra l Com m e rcia l) 0.5
IND (Industria l) 0.45
INS (Institutiona l) 0.5
O (Ope n Spa ce ) 0.2
DC (District Ce nte r) 1.0
P AO (P rofe ssiona l & Adm inistra tion Office ) 0.5
OBP DC (One Broa dwa y P la za District Ctr.) 2.9
LR-7 (Low De nsity Re side ntia l)
LMR-11 (Low-Me dium De nsity Re side ntia l)
MR-15 (Me dium De nsity Re side ntia l)
P roje ct / Are a Floor Are a Ra tio 1- Ma inP la ce … … … … … … … … … … … … … … .… ... 2.1 2- City P la ce … … … … … … … … … … … … … … … … . 2.54 3- North Ma in St… … … … … … … … … … .… … … .… 1.5 4- North Broa dwa y… … … … … … … … … … .… … … . 1.0 5- Muse um District… … … … … … … … … … … .… … .. 1.5 6- Hutton De ve lopm e nt… … … … … … … … .… … … .. 1.0 7- Civic Ce nte r Spe cific De v P la n… … .… … … … … . 1.0 8- Midtown Spe cific P la n… … … … … .… … … … … … 0.5-1.0 9- Civic Ce nte r… … … .… … … … … … … … … … … … . 1.0 10- Downtown… … … … … … … .… … … … … … … … … 3.0 11- Ora ng e County Re g iste r… … … … .… … … … … … 1.15 12- First St / Tustin Ave … … … … … … … … .… … … … 1.0 13- Be nta ll Ce nte r De v… … … … … … … … … .… … … . 1.5 14- 2720 Hote l Te rra ce Dr… … … … … … … … .… … … 1.0 15- 1951 E Ca rne g ie Ave … … … … … … … … … .… … . 0.55 16- 4040 W Ca rria g e Ave … … … … … … … .… … … … . 0.47 17- La ke Ce nte r De v… … … … … … … … … … … .… … . 0.72 18- South Coa st Me tro… … … … … … … … … … ...… … 1.0 19- Ma c Arthur P la ce … … … … … … … … … .… … … … . 2.0 20- Ma c Arthur P la ce South… … … … … … … … … … .. 1.0 21- P a c Te l Office … … … … .… … … … .… … … … … … . 1.5 22- Me tro Ea st… … … … … … … … … … … … … … … … . 3.0 23- Tra nsit Villa g e … … … … … … … … … … … … … … ... 5.0 24- Town a nd Country Ma nor… … … … … … … … … ... 1.27 25- Ha rbor Mixe d Use Spe cific P la n… … … … … … … 0.5-5.0 26- The He rita g e … … … … … … … … … … … … … … … . 1.7
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17TH ST
4TH ST
1 S T S TGRAND AVCABRILLOPARKDRTUSTI
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LADELL CIR
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MABURY STG
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EASTSIDE AVCONCORD STLINWOOD AV5TH ST
WRIGHT ST6TH ST
TRINIDADWY
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WRIGHT STLYON ST14TH ST
EASTSIDE AVFRUIT ST
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15TH ST
CONCORD STCONCORDSTWASHINGTON PL
WELLINGTON AVCONCORDST
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ELK LNLYON ST6TH STMCCLAY STS 1ST ST14THSTLINWOOD AVLINWOOD AVFRUIT ST WILLIAMS STPALM ST OLDTUSTINAVEASTSIDE AVDAYNA STEASTSIDE AVLYON ST6TH STMIRASOL ST15TH ST
LINWOOD AVSHERRY LNMANTLE LN16TH ST
MCCLAY STGOLDENCIRCLEDR15TH ST
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SD84
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A1/OZ1
C1/OZ1
C2/OZ1C2/OZ1C2/OZ1C2/OZ1
C2/OZ1C2/OZ1C2/OZ1
C2/OZ1
C2/OZ1
C5/OZ1
C5/OZ1
C5/OZ1
C5/OZ1 C5/OZ1
P/OZ1
P/OZ1
P/OZ1 P/OZ1
P/OZ1
P/OZ1
P/OZ1
P/OZ1
R2/OZ1
R2/OZ1
SD54/OZ1
SD89/OZ1
R2-B/OZ1
R1-BR1-B
R1-B
R1-B
R1-BR1-B
R1-PRD
R4-PRD
R4-PRD
C1
C1 C1
C1
C1
C2
C2
C2
C2
C2
C2
C4
C5
C5
C5
C5 C5
C5
C5
C5
C5
C5C5C5
C5C5 C5
M1
M1
M1
O
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O
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OO
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P
PPPPP
P PPPP
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R1
R1R1R1
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R1 R1
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R1 R1R1R1
R1 R1
R1 R1
R1
R1R1
R1R1
R1 R1
R1R1
R1
R1
R2
R2
R2
R2
R2
R2
R3
R4
R4
R4
R4
SD21
SD84
SD84
OZ1
17-5-9
N/A9-5-95-5-9 N/A9-5-95-5-9
6-5-97-5-917-5-918-5-97-5-9Exhibit 4
Print Date: 12/19/17
Sectional District Map: 8-5-9 I
A1 GENERAL AGRICULTURAL CSM SOUTH MAIN STREET COMMERCIAL DIST. R2 TWO-FAMILY RESIDENCE -B PARKING MODIFICATION
C1 COMMUNITY COMMERCIAL GC GOVERNMENT CENTER R3 MULTIPLE-FAMILY RESIDENCE -OZ OVERLAY ZONE
C1MD COMMUNITY COMMERCIAL - MUSEUM DIST. M1 LIGHT INDUSTRIAL R4 SUBURBAN APARTMENT
C2 GENERAL COMMERCIAL M2 HEAVY INDUSTRIAL RE RESIDENTIAL ESTATE
C4 PLANNED SHOPPING CENTER O OPEN SPACE SD SPECIFIC DEVELOPMENT -HD2 HEIGHT DISTRICT II
C5 ARTERIAL COMMERCIAL P PROFESSIONAL SP SPECIFIC PLAN
CR COMMERCIAL RESIDENTIAL R1 SINGLE-FAMILY RESIDENCE OZ1 METRO EAST OVERLAY ZONE
PLANNED RESIDENTIAL
DEVELOPMENT -PRD
City of Santa Ana, California
ZONING DISTRICTS
1-53
1 S T S T
MCFADDEN AV
MAIN ST TUSTIN AVCHESTNUT AV
GRANDAVG
R
A
N
D
A
V
VILLAGE WYLYON STSANTAFE
S
T
LYON STGOLDENCIRCLEDRRITCHEY STWRIGHTSTLYON STMABURYSTWAL N UTST
WARREN ST
N O R M ANDYPL S 1ST STNORMANDY PL
LINWOODAVWAKEHAM AV
WILLIAMS STWILSHIRE AV
HUNTER AV
CHESTNUT AV
WILSHIRE AV
M
ANTLELNMA R K &BRIAN E X W Y
WILSHIRE AVLYON STELK LNWRIGHT STAUTO
M
A
L
LDRMCCLAY STM1
A1/OZ1
A1/OZ1
C1/OZ1
C1/OZ1
C2/OZ1C2/OZ1C2/OZ1
C2/OZ1
C2/OZ1
C2/OZ1C2/OZ1C2/OZ1
C5/OZ1
C5/OZ1
C5/OZ1
C5/OZ1
C5/OZ1
R1/OZ1
R3/OZ1
R3/OZ1
SD89/OZ1
A1
A1
A1
A1
C2
C2
C5
M1
M1
M1
M1
M1M1
M1
M1
M1
M1
M1
M1
M1
M1
O
O
O
O
O
O
O
O
O
R1
R3
R4
R4
R4
SD16
SD60
SD85
20-5-9
N/AN/A8-5-9 N/AN/A8-5-9
8-5-918-5-920-5-919-5-918-5-9Exhibit 4:
Print Date: 12/19/17
Sectional District Map: 17-5-9 I
A1 GENERAL AGRICULTURAL CSM SOUTH MAIN STREET COMMERCIAL DIST. R2 TWO-FAMILY RESIDENCE -B PARKING MODIFICATION
C1 COMMUNITY COMMERCIAL GC GOVERNMENT CENTER R3 MULTIPLE-FAMILY RESIDENCE -OZ OVERLAY ZONE
C1MD COMMUNITY COMMERCIAL - MUSEUM DIST. M1 LIGHT INDUSTRIAL R4 SUBURBAN APARTMENT
C2 GENERAL COMMERCIAL M2 HEAVY INDUSTRIAL RE RESIDENTIAL ESTATE
C4 PLANNED SHOPPING CENTER O OPEN SPACE SD SPECIFIC DEVELOPMENT -HD2 HEIGHT DISTRICT II
C5 ARTERIAL COMMERCIAL P PROFESSIONAL SP SPECIFIC PLAN
CR COMMERCIAL RESIDENTIAL R1 SINGLE-FAMILY RESIDENCE
PLANNED RESIDENTIAL
DEVELOPMENT -PRD
City of Santa Ana, California
ZONING DISTRICTS
1-54
City of Santa Ana
METRO EAST MIXED-USE
OVERLAY ZONE
JULY 2018
EXHIBIT 5
1-55
1-56
metro east mixed-use overlay zone i
Table of Contents
Section 1 1
Section 2 3
Section 3 5
Section 4 9
Section 5 24
Section 6 28
Section 7 30
Section 8
Purpose and Objectives
Applicability
Development Districts
Development Standards
Design Principles
Signs
Compatibility/Operational
Standards Implementation 31
3
5
7
9
10
FIGURES
Figure 1: MEMU Overlay Zone Location
Figure 2: MEMU Overlay Zone Development Districts
TABLES
Table 1: District Descriptions
Table 2: Development Standards Summary
Table 3: Land Uses
Table 4: Building Setbacks
APPENDIX
Metro East Public Realm Amenity Plan
21
1-57
metro east mixed-use overlay zone1
Active urban mixed-use
1.0 Purpose and Objectives
Contemporary design solutions
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
standards which 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:
e.Create highly-amenitized streetscapes that provide
items such as landscaping, street furniture, niche or
linear parks, passive and active water features,
public plazas and courtyards, public art, and public
transportation shelters in a design that integrates
the public realm with adjacent private
development and serves to create a distinct
identity for the district.
Provide for an appropriate interface of land uses and
development intensities relative to the Transit Zoning
Code area, the Santa Ana (I-5) Freeway, and the Costa
Mesa (SR-55) Freeways.
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. 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.
Facilitate well-designed new mixed-use development
projects that combine residential and nonresidential uses
through innovative and flexible design solutions.
Achive the harmonious integration of new mixed-use
development within the existing fabric of the mid-
rise and high -rise office environment and commercial
land uses.
Encourage urban form anc achitecture that incorporate
contemporary design styles and solutions as well as the
use of sustainable building and site design concepts such
as green buildings, energy-conserving building materials,
and landscaping designs that reduce water consumption.
b.
c.
d.
f.
g.
a.
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metro east mixed-use overlay zone 2
Street-facing retail
Ground-floor commercial space at strategic corner
Contemporary building materials
Unique architecture
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 a
continuum of living and a variety of household types.
Ensure that each project includes exceptional site
planning, unique architecture, high-quality building
materials, extensive open space, indoor and outdoor
amenities and first-rate public improvements.
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.
l.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.
Allow for the development of varied residential
types in a mixed-use configuration including, but
not limited to loft-style units, live/work units,
attached row houses, and high-quality stacked flats.
Provide adequate access for public safety services.
Stimulate investment and reinvestment in the area
through the provision of a comprehensive planning
framework that facilitates private-market success.
Provide for an alternative set of zoning regulations
than is provided for by the underlying zoning
district .
Implement the City's General Plan.
h.
i.
j.
m.
n.
o.
p.
q.
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metro east mixed-use overlay zone3
2.0 Applicability
Figure 1 MEMU Overlay Zone Location
FIRST STREET
The MEMU Overlay Zone is comprised of the properties generally bounded by the Santa Ana (I-5) Freeway on the west,
Park Court Place and its prolongation to Tustin Avenue on the north, First Street on the south, Tustin Avenue and the Costa
Mesa State Route (SR-55) on the east, and also includes properties along First Street and Lyon Street between Grand
Avenue to the West and the Santa Ana (I-5) Freeway to the East. The boundaries of the MEMU Overlay Zone are depicted in
Figure 1 and the existing sectional district maps.
I-5
SANTA
ANA
FREEWAYCABRILLO PARK DRFOURTH STREETPARK CENTER DRTUSTIN AVENUEFIRST STREETFIRST STREET
LYON STREETGRAND AVENUESR - 55 COSTA MESA FREEWAYCHESTNUT AVENUE
PARK COURT PL
PALM STREET
SIXTH STREET
1-60
metro east mixed-use overlay zone 4
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.
2.1 APPLICABLE REGULATIONS 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.
1-61
3.0 Development Districts
Figure 2 MEMU Overlay Zone Development Districts
This section delineates the development districts within the MEMU Overlay Zone (Figure 2) and describes the overall form
and character of each District (Table 1). There are four development districts in the MEMU Overlay zone that differ in the
permitted land uses and development intensity as determined by their location and adjacency to sensitive land uses and
freeways as shown on Figure 2. The Village Center District contains a pedestrian-oriented area designed to serve a central
core for the Metro East area. Developments within the Village Center core are allowed at a slightly greater intensity to
facilitate the role and function of this area as an activity node within the Metro East area.
Table 1 provides general descriptions and representative images of the character of each District within the Metro East
Mixed-Use Overlay Zone.
metro east mixed-use overlay zone5GRAND AVENUECHESTNUT AVENUE ELK LANE PALM STREET
2ND STREET
MC CLAY STREETMABURY STREETFIRST STREETMC CLAY STREETWRIGHT STREETLYON STREET LYON STREETMEMU Overaly
Zone Boundary
Neighborhood
Transitional District
Village Center
District
Active Urban
District
Office District
Pedestrian-
Oriented Design at
Ground Level
Potential Roadways
1-62
metro east mixed-use overlay zone 6metro east mixed-use overlay zone 5metro east mixed-use overlay zone 6 TUSTIN AVENUE SANTA ANA (I-5) FREEWAYCOASTA MESA (SR-55) FREEWAYELK LANE PALM STREET
MABURY STREETFIRST STREET
FOURTH STREET
CABRILLO PARK DRIVEPARK COURT PLACE
PARK CENTER DRIVESIXTH STREET
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metro east mixed-use overlay zone
Table 1 MEMU Overlay District Description
Neighborhood Transitional District
The Neighborhood Transitional District is intended to provide opportunities
for development that acts as a transition between the single-family residential to
the north and the adjacent high-intensity Active Urban District. Designated
for the lowest scale and the lowest intensity of uses in Metro East, development
in this district is limited to residential, live/work, small scale neighborhood
serving commercialor office uses. These uses may combine office on the
ground floor with residential above or in freestanding single- use buildings
on the same site at between two and three four (2-34) stories in height.
New development in this area will be designed to provide an appropriate
interface with high levels of landscaping and design features that minimize
impacts to the adjacent single family residential area to the north.
Village Center District
The Village Center District is intended to serve as the focal point and central
gathering place within Metro East in well-designed highly connected
development sites and public spaces. The District will provide a high level of
neighborhood identity and activity through its central location and emphasis on
creating a vibrant, attractive, and highly-interconnected pedestrian environment.
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 from six to ten (6-10) stories in height, in
settings that provide open spaces, niches, and areas for gatherings and
activities along streets, paseos, and interconnecting walkways that link the
Village Center to adjacent districts and nearby public parks to the north. This
District contains a pedestrian-oriented area designed to serve as a core activity
center for the Metro East area. Developments within this core area along Fourth
Street are allowed up to ten (10) stories in height to enhance the function of
this area as a major activity center.
7 1-64
metro east mixed-use overlay zonemetro east mixed-use overlay zonemetro east mixed-use overlay zoneELK LANE PALM STREET
MABURY STREETActive Urban District
The Active Urban District is intended as the location for well-designed
high rise mixed use developments in a highly urbanized environment that
capitalizes on the exposure and access provided by two adjacent freeways, the
Santa Ana (I-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.
Office District
The Office District contains existing low-to high-rise office development
along Tustin Avenue and adjacent to the Santa Ana (I-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.
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metro east mixed-use overlay zone9
4.0 Development Standards
Table 2: Development Standards Summary
Development
Standards by
District
Neighborhood
Transitional
District
Village Center
District
Active Urban
District
Office
District
4.1 Land Uses (See Table 3)
4.2 Maximum No.
Stories
4.3 Minimum
Development Site
Area
4.4 Permitted Street
Level Building
Frontages
Front Porch
Stoop
Forecourt
Shop Front
Gallery
Arcade
4.5 Publicly Accessible
Open Space
4.6 Private/Common
Open Space
4.8 Parking
* For further detail, refer to Section 4.8, Parking and Access.
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.
Open Space
4.7 Building Setbacks
3 4
6
10 stories in Village Core
(See Section 4.2)
No Maximum
3 Stories Minimum 6 10
1 acre 1.5 acre30,000 sq. ft.20,000 sq. ft.
Yes
Yes
Yes
No Yes
Yes
Yes
Yes No No
Yes
Yes
Yes
Yes
Yes
No No
Yes
Yes
Yes
Yes Yes
Yes
Yes
Yes
5% of Total Lot Area 10% of Total Lot Area 15% of Total Lot Area 15% of Total Lot Area
100 90 sq. ft. per unit 100 90 sq. ft. per unit 100 90 sq. ft. per unit 10% of Total Lot Area
(See Table 4 on Page 21)
Residential: 2.25
spaces per unit
Non-Residential: Per
Code
Residential: 2-2.25
spaces per unit
Non-Residential: Per
Code
Residential: 2.25
spaces per unit
Non-Residential: Per
Code
Office: 3 spaces per
1,000 sq. ft.
Other: Per Code
*
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metro east mixed-use overlay zone 10
Table 3: Permitted Land Uses The allowable uses are established
by letter designations as follows:
Neighborhood Transitional District
Village Center District
Active Urban District
Office District*
P Permitted by right
N Prohibited
NA Not Applicable
CUP Conditional Use Permit required
LUC Land Use Certificate required
Special Provisions (references to other
applicable code sections or
limitations)
Residential Uses
Live/Work Units P P P N Subject to provisions of this division
Multiple-Family Residential P N P P N
Non-Residential Uses
Art galleries and studios including, but not limited to:
photography; fine art; fiber art; printing, lithography, and
calligraphy; ceramic and pottery; glass blowing and sculpting
P P P P
Eating establishments, (cafes, restaurants)N P P P P CUP for liquor sales, after hours operation
Bakeries N P P P P
Retail and Service uses N P P P P
Medical and Dental offices P P P P
Professional, administrative and business offices P P P P
Child care facilities P P P P
Gymnasiums and health clubs N P P CUP
Hotels N P P CUP
Indoor/outdoor entertainment N P P P As defined in Chapter 41 of the SAMC
Schools N P P N
Temporary outdoor activities LUC Subject to Sec. 41-195.5 of the SAMC
Theaters and cinemas N P P P
Use/Operational Standards
Drive through establishments N N N NNeighborhoodTransitionalVillage CenterActive urbanOffice4.1 LAND USES
The MEMU Overlay Zone sets forth specific uses to
be allowed within each district, as shown in Table 3,
subject to a MEMU Site Plan Review approval by the
Planning Commission. Any use that is not specified as
permitted or conditionally permitted within the MEMU
Overlay Zone is prohibited unless a determination is
made by the Executive Director of Planning that the
proposed use is compatible with the overall intent and
character of the MEMU Overlay Zone as specified in
Section 41-601(c) of the Santa Ana Municipal Code
(SAMC).
Tattoo Establishments Subject to Sec. 41-199.3 of the SAMCNPPN
Religious Institutions CUP
LUC LUC LUC
CUP CUP CUP
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metro east mixed-use overlay zone11
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.
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metro east mixed-use overlay zone 12
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
maximum story heights are typical established for the
uses within a building as calculated from floor to floor:
1.Residential: 9–15 feet (includes lofts and live workunit designs)
2.Retail: 18 feet
3.Retail with mezzanine: 22 feet
4.Specialty retail: 22–24 feet
5.Office: 13.5 feet
B.In compliance with the Airport Land Use
Commission (ALUC) of Orange County, the following
conditions shall apply to all new development with the
MEMU Overlay Zone.
1.For development of structures that exceed 200
feet in height above ground level at a
development site, applicants shall file a Notice of
Proposed Construction or Alteration with the
FAA (FAA Form 7460-1). Following the FAA’s
Aeronautical Study of the project, projects must
comply with conditions of approval imposed or
recommended by the FAA. Subsequent to the FAA
findings, the City shall refer the project to the ALUC
for consistency analysis.
2.Buildings within any District of the Overlay Zone
shall not penetrate the FAA FAR Part 77 imaginary
obstruction surface for John Wayne Airport.
3.Applicants shall file a Notice of Proposed
Construction or Alteration with the FAA (Form
7460-1) for any construction cranes that exceed
200 feet in height above ground level.
C.New development will be required to be within
the following maximum number of stories based upon
their location within the MEMU Overlay Zone
except as specified below:
1.Neighborhood Transitional District: Three Four
stories maximum
New development shall be of a low scale, and should
serve as a visual transition between the MEMU Village and
adjacent residential areas to the north. New development
Three-story live/work units
in this District shall be compatible in height, scale, and
mass with adjacent residential development to the
north, with heights ranging between two and three
four stories.
2. Village Center District: Six stories maximum; ten
stories maximum within core area (See Section 4.1.1)
New development in the Village Center District is more
intensive in scale than Neighborhood Transitional, and
shall serve as a visual transition from the low-intensity of
the Neighborhood Transitional District to the intensive
development in the Active Urban District. The height,
scale, mass and bulk of new development shall be
designed to achieve a “human scale” at the ground level
to foster a pedestrian-friendly atmosphere, with buildings
located along and oriented to the street frontages
and common plazas. In order to encourage and maintain
active streets and function as a central gathering place
and 18-hour activity center for residents, employees, and
visitors, a core area along Fourth Street will be allowed to
develop at a height of up to ten stories, for a depth of
150’.
Five-story mixed-use corner building
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metro east mixed-use overlay zone13
(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.
4.Office District: Six Ten stories maximum
Existing development within the Office District varies from
two-story garden offices to the high-rise Xerox Center
adjacent to the I-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.
a.Neighborhood Transitional District
20,000 square feet
b.Village Center District
30,000 square feet
Front street building orientation
Larger buildings shall be broken down in scale through
changes in massing, changes in plane and profile, façade
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.
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:
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metro east mixed-use overlay zone 14
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
1.Front Porch
A front porch is frontage wherein the façade is set back from the frontage line with an attached roofed
porch that extends into the front open space area. Porches shall have a minimum dimension of 8 feet in
any direction.
B. Street level building frontages shall be designed
according to the following descriptions and
requirements.
Front Porch
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metro east mixed-use overlay zone15
2.Stoop
A stoop is frontage wherein the façade is aligned
close to the frontage line with the first story
elevated from sidewalk sufficiently to secure
privacy for the windows. The entrance is usually an
exterior stair and landing. This type is
recommended for ground floor residential uses.
3.Forecourt
A forecourt is a frontage wherein a portion of the façade is close to
the frontage line and the central portion is set back. The forecourt
created is suitable for vehicular drop offs and/or required open space
areas. (Minimum dimension of a forecourt should be 20 x 20 feet).
This type of frontage should be allocated in conjunction with other
frontage types. Large trees within the forecourts may overhang the
sidewalks.
Forecourt
Stoop
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metro east mixed-use overlay zone 16
5.Gallery
A gallery is frontage wherein
the façade is aligned close
to the frontage line with an
attached cantilevered shed or a
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.
4.Shop Front
A shop front is frontage wherein the façade 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.
Shopfront
Gallery
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metro east mixed-use overlay zone17
Public plaza
6.Arcade
An arcade is frontage wherein the façade 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 façade entry of the
project. These areas may be inclusive of a front setback
or driveway areas, but may not include parking areas or
rear setbacks to satisfy a private open space
requirement. All new development within the MEMU
Overlay Zone shall provide publicly accessible open
spaces as a percentage of the total development
site area as follows:
1.Neighborhood Transitional District: 5 percent
2. Village Center District: 10 percent
3. Active Urban District: 15 percent
4. Office District: 15 percent
Arcade
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metro east mixed-use overlay zone 18
Active public/open space areas
In addition to the above requirements, the following
provisions shall apply to the design, location, and materials
used in these open space areas:
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.
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.
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.
A combination of landscape and hardscape materials
shall be used in the design of these areas to satisfy the
following requirements:
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.
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.
In order to achieve sunlight and air circulation in
required open space areas, the following minimum
height to width ratios shall be provided:
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 façade (measured perpendicularly from the
façade). This requirement shall apply to all sides of
the required open space.
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 façade).
This requirement shall apply to all sides of the
required open space.
The required publicly accessible open space areas shall
be located and configured as one of the following:
B.
1.
2.
3.
4.
5.
6.
a.
b.
a.
b.
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metro east mixed-use overlay zone19
Front
Forecourt Paseo or Central Courtyard
“L” Shaped
a.Front: The publicly accessible open space area is
located along the street facing frontage of the
building as illustrated.
b.Forecourt: The publicly accessible open space area
is located along a recessed center section of the
front façade 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.
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.
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metro east mixed-use overlay zone 20
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:
Private balcony
Private rooftop deck
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: 100 90 squarefeet per unit
2.Village Center District: 100 90 square feet per unit
and 5 percent of the total development site area for
nonresidential uses.
3.Active Urban District: 100 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.
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.
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.
Open space areas shall be constructed of permanent
materials and be permanently integrated into the
design of the building.
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
space is open on one or more sides.
2.
a.
b.
3.
4.
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metro east mixed-use overlay zone21
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.
4.7 BUILDING SETBACKS
A.Setback area requirements facilitate
the incorporation of publicly accessible open space
while reinforcing a continuous urban street
frontage that defines the street edge. Setback
requirements are designed as a range so that
variety may be achieved in the public/
private interface area depending on the site and
building design and its relationship to adjacent
developments. Setbacks are designed to coordinate
with the public improvements identified in the
Metro East Public Realm Amenity Plan (Appendix).
New development within the MEMU Overlay Zone
shall be designed to provide setback areas from
private or public streets as follows:
Notes
1.Setbacks are measured from the closest point of a building
to the property line or public easement, except for clear
zones. If a front yard/porch frontage is used, the building
facade may be setback a maximum of 15 feet.
2. Additional setbacks for 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.
In addition to the above setback requirements, the
following provisions shall also apply to new
development projects:
In order to encourage flexibility and provide an
organic feel in the design and building-street
interaction, there is no minimum setback
requirement within the MEMU Overlay Zone, with
the 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.
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.
Setbacks abutting public rights-of-way shall be
landscaped with lawn, trees, shrubs, or other
plants and/or decorated as a hard surface
expansion of the sidewalk. A combination of
landscape and hardscape materials shall be
provided as follows:
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.
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.
B.
1.
2.
3.
a.
b.
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metro east mixed-use overlay zone 22
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 perresidential unit, inclusive of guest parking
b.Office or other permitted nonresidential uses:
As required by Division 3 of Article 15, Off-Street
Parking Requirements, SAMC.
2.Village Center District
a. Stand-alone nonresidential Uses: As
required by Division 3 of Article 15, Off-
Street Parking Requirements, SAMC.
b. Stand-alone Residential Uses: As required by
Division 3 of Article 15, Off-Street Parking
Requirements, SAMC.
c. Mixed-use Developments with less than 10
percent of the gross floor area devoted to a
commercial activity: A minimum of 1.8 spaces per
residential or live/work unit inclusive of guest
parking and any nonresidential uses.
d.Mixed–use developments with 10 percent or
greater of the gross floor area devoted to a
commercial activity: Any development proposal
that devotes 10 percent or more of the
development’s gross floor area to a
nonresidential use shall be required to provide a
parking study by a city approved consultant to
establish an adequate parking requirement for
the mixture of uses in the proposed
development. In no case, however, shall a
standard of less than 2.25 spaces per unit
inclusive of guest parking and any nonresidential
uses be established.
3.Active Urban District
a.Stand-alone Nonresidential Uses: As
required by Division 3 of Article 15, Off-
Street Parking Requirements, SAMC.
b.Stand-alone Residential Uses: As required by
Division 3 of Article 15, Off-Street Parking
Requirements, SAMC.
c.Mixed-use Developments with less than 10
percent of the gross floor area devoted to a
commercial activity: A minimum of 1.8 spaces per
residential or live/work unit inclusive of guest
parking and any nonresidential uses.
d.Mixed-use developments with 10 percent or
greater of the gross floor area devoted to a
commercial activity: Any development
proposal that devotes 10 percent or more of
the development’s gross floor area to a
nonresidential use shall be required to provide
a parking study by a city approved consultant to
establish an adequate parking requirement
for the mixture of uses in the proposed
development. In no case, however, shall a
standard of less than 2.25 spaces per unit
inclusive of guest parking and any nonresidential
uses be established.
4.Office District
a. Office or other permitted nonresidential uses:
As required by Division 3 of Article 15, Off-Street
Parking Requirements, SAMC.
B.In addition to the parking requirements above,
new developments in the MEMU Overlay Zone shall
provide parking in compliance with the following:
1.Guest parking at a rate of 10 percent of the total
required parking spaces shall be set aside and
assigned for the exclusive use of guests in any
development project within the MEMU Overlay
Zone.
2.All residential units shall be provided a minimum of
one (1) assigned space per unit.
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metro east mixed-use overlay zone23
In order to provide well-designed parking areas that
enhance the pedestrian experience and adequately provide
for the mixture of uses that may occur on a development
site, the following standards shall be required for all new
developments within the MEMU Overlay Zone:
3.Parking facilities (surface or structures) shall be located
below grade, behind buildings, and/or screened from
the main right of way and all active public areas,
except for areas designed for and devoted to
vehicular access, drop off, or valet parking. Those
portions of new parking structures that face a public
street shall include commercial spaces or other
pedestrian oriented design features at the ground
floor level.
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.
Screening of parking structures along main streets
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metro east mixed-use overlay zone 24
5.0 Design Principles
The MEMU Overlay Zone establishes qualitative design principles that will be used by Staff and decision makers in
evaluating proposed projects. This section establishes qualitative design standards intended to guide the developer to
achieve the image and design desired for the Metro East Overlay Zone. Staff and decision makers will use these
principles to review proposed development projects and determine their approval based on the extent to which the
plans address the intent of the City for the area as part of the MEMU Overlay Zone Site Plan Review process.
Architectural/massing variety
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
components.
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
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metro east mixed-use overlay zone25
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 façade) by 6 Ft deep.
c.Buildings facades shall be articulated through the use
of separated wall surfaces, contrasting colors and
materials, variations in building setbacks, and
attractive window fenestrations.
Street-facing facade elements
Street-facing building elements and massing
Building is broken down
into distinct elements
Arcade at street levelDriveway
Upper level setback creates
mass articulation
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.
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metro east mixed-use overlay zone 26
d.Street facing facades shall be integrated with public
plazas, mini parks, outdoor dining, and other
pedestrian-oriented amenities where feasible.
Contrasting colors and materials
Primary pedestrian access Overhangs, and awnings along
street-facing facade
Street-facing ground floor elements
5.6 GROUND FLOOR USES
a.Ground floor commercial or retail uses oriented to the
street shall provide primary pedestrian access directly
from the adjacent public street frontage.
b.Ground floor commercial or retail uses oriented to the
street shall incorporate the use of overhangs, awnings,
or trellis work for at least 60 percent of the frontage.
5.7 COMMUNITY CONNECTIONS
Project site plans shall create community connections
and linkages between developments within the various
Districts within the MEMU 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.
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metro east mixed-use overlay zone27
Podium parking screening
Ventilation
Podium parking
Landscape screening berm
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.
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 TION—SHADE AND ENERGY CONSERVA
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.
Pedestrian/bicycle oriented streetscape
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metro east mixed-use overlay zone 28
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:
6.0 Signs
Main access signage
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.
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.
Secondary access sign
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metro east mixed-use overlay zone29
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.
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.
e.
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metro east mixed-use overlay zone 30
7.0 Compatibility/Operational Standards
The following standards are intended to ensure
the compatibility of the mix of residential and
nonresidential uses that may occur within one building or
on a development site in the MEMU Overlay Zone. These
standards are intended to mitigate the potential impacts
that may occur as a result of the interface between
nonresidential and residential uses within one project.
Compatible design: Public open space, retail on first level, and
residential uses on top
7.1 SECURITY
Residential units shall be designed to ensure the security
of residents through the provision of secured entrances
and exits that are separate from the nonresidential uses
and are directly accessible to parking areas.
Nonresidential and residential uses shall not have
common entrances that provide direct access to
residential units. The separation of entrances shall be
shown on the development plan and the separations shall
be permanently maintained.
7.2 RESTRICTION ON ACTIVITIES
Commercial uses shall be designed and operated,
and hours of operation limited, so that neighboring
residents are not exposed to offensive noise, especially
from traffic, trash collection, routine deliveries, or late
night activity. There shall be no loading or unloading of
trucks between the hours of 9:00 P.M. and 9:00 A.M.
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.
Mixed use along corridor
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.
1-87
metro east mixed-use overlay zone31
8.0 Implementation
This Division includes development Standards and
design principles that are designed to work in concert to
facilitate the vision for the long-term development of
the MEMU Overlay Zone. Successful implementation
of this Division requires effective and coordinated
administration of these required standards and
principles by professional staff on a cooperative basis
with developers and property owners with the goal of
expediting the entitlement/permit process for projects
consistent with the plan.
8.1 MEMU SITE PLAN REVIEW BY PLANNING
COMMISSION
A.Any application for development 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 6.
B.Upon receipt of a MEMU Site Plan Review application,
the same shall be reviewed by City staff to
determine conformance with the provisions of the
MEMU Overlay Zone and referred to the Planning
Commission for review and recommendations. The
Planning Commission shall review said plans for the
purpose of ensuring that buildings, structures, and
grounds will be in keeping with the compatibility
standards and design principles of this division, and
will not be detrimental to the harmonious
development of the city or impair the desirability
of investment or occupation in the MEMU Overlay
Zone. Depending on the level of conformance with the
findings of the MEMU Overlay Zone, the Planning
Commission may take any of the following actions:
1.Approve the development plan
2.Approve the development plan with conditions
3.Deny the development plan
8.2 FINDINGS FOR GRANTING A MEMU
OVERLAY ZONE SITE PLAN REVIEW
APPROVAL
The Planning Commission may grant a MEMU Overlay
Zone Site Plan Review approval subject to finding the
following:
a.That the proposed development plan is consistent
with and will further the objectives outlined in
Section 1.2 for the MEMU Overlay Zone.
b.That the proposed development plan is consistent
with the development standards specified in Section
4 of the MEMU Overlay Zone.
c.That the proposed development plan is designed to
be compatible with adjacent development in terms
of similarity of scale, height, and site configuration
and otherwise achieves the objectives of the Design
Principles specified in Section 5 of the MEMU
Overlay Zone.
d.That the land use uses, site design, and operational
considerations in the proposed development plan
have been planned in a manner that will result in a
compatible and harmonious operation as specified
in Section 7 of the MEMU Overlay Zone.
8.3 CONDITIONAL USE PERMITS, VARIANCES
AND MINOR EXCEPTIONS
Conditional use permits, variances and minor exceptions
in the MEMU Overlay Zone shall be processed and
considered pursuant to SAMC Chapter 41, Article 5.
1-88
metro east mixed-use overlay zone 32
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,
no development shall be entitled until an
environmental review, including a traffic study, has
been completed pursuant to CEQA. These
development capacity “triggers” are as follows:
a. Commercial—770,400 square feet
b. Office—552,000 square feet
c. Residential—4,440 units
1-89
1-90
SPR No. 2018-02 ELAN MIXED-USE RESIDENTIAL COMMUNITY 1660 EAST FIRST STREET
SITE PHOTO EXHIBIT 6 7/12/2018 1-91
EXHIBIT 71-92
0’
TCA # 2016-070
REVISED ENTITLEMENT
SUBMITTAL #3
JUNE 25, 2018
120’60’30’COMPOSITE LANDSCAPE PLAN2018.06.22 Revised 3rd Entitle-
ment Package
2018.06.22 Revised 3rd Entitle-
ment Package
SANTA ANA, CA
WERMERS
PROPERTIESWFIRST STREETLYON STREET
BUILDING 1
RESIDENT
LOUNGE
(LEASING
BELOW)
ARTIST’S
GALLERY
SCREENING
ROOM
CLUB HOUSE
CABANA
FITNESS
LOBBY
MOVE-IN
LOBBY
POST
FITNESSYOGA
RESTROOMS
& SHOWERS
RESTROOMS
& SHOWERS
BUILDING 2
ELK LANE STREETSCAPE
-see L.-6.1
CENTRAL COURTYARD
-see L-2.1
BUILDING 1 POOL COURTYARD
-see L-3.1
BUILDING 1 ROOFTOPBUILDING 1 ENTERTAINMENT COURTYARD
-see L-3.1
BUILDING 1 VIEW TERRACE
-see L-3.1
BUILDING 2 “BACKYARD” COURTYARD
-see L-3.2
BUILDING 2 POOL COURTYARD
-see L-3.2
ELK LANE
NOT A PART
L-1.0
EXHIBIT 8
1-93
0’
TCA # 2016-070
REVISED ENTITLEMENT
SUBMITTAL #3
JUNE 25, 2018
120’60’30’GROUND LEVEL LANDSCAPE PLAN
SANTA ANA, CA
WERMERS
PROPERTIESWFIRST STREETBUILDING 1
ARTIST’S
GALLERY
CLUB HOUSE
CABANA
FITNESS
BUILDING 2
ELK LANE STREETSCAPE
-see L.-6.1
benches
- 980 feet to e. 1st Street bus stop
CENTRAL COURTYARD
-see L-2.1
BUILDING 2 POOL COURTYARD
-see L-3.2
BUILDING 2 “BACKYARD” COURTYARD
-see L-3.2
LEASING
SHARED CLUB
LOADINGLOBBY MOVE-IN
LOBBY
RESTROOMS
& SHOWERS
PET
SPA
COMMERCIAL
POST
POST
SCREENING
ROOM
LOBBY
public art
(4) short term
bike stalls - 380 feet to e. 1st Street bus stop
(4) short term
bike stalls - 970 feet to e. 1st Street bus stop
drinking fountain
public art drinking fountain
NOTE: THE DESIGN, SELECTION and PLACEMENT OF ALL SITE FURNISHINGS
(E.G. TABLES, BENCEHS, BOLLARS, BIKE RACKS, AND TRASH RECEPTACLES)
SHALL BE COMPATIBLE WITH THE OVERALL SITE DESIGN AND ARCHITECUTRAL
CHARACTER OF THE DEVELOPMENT (CDG SECTION 7.12)
LOBBY
ELK LANE
LYON STREET
NOT A PART
L-1.1
1-94
TCA # 2016-070
ENTITLEMENT PACKAGE #3
JANUARY 8, 2018
CENTRAL COURTYARD AND STREETSCAPE IMAGERY
SANTA ANA, CA
WERMERS
PROPERTIESW L-2.0
1-95
0’
TCA # 2016-070
ENTITLEMENT PACKAGE #3
JANUARY 8, 2018
40’20’10’CENTRAL COURTYARD ENLARGEMENT
SANTA ANA, CA
WERMERS
PROPERTIESW ELK LANELEASING
ARTIST’S
GALLERYPOSTMOVE-IN
LOBBY
SHARED CLUBLOADING
SCULPTURE GARDEN
•art
•specimen tree
•meandering decomposed granite walk
COMMUNITY LAWN
•turf lawn
•shade trees
SEAT WALL
•wood clad angular wall
•cantilevered benches
PUBLIC BOARDWALKBARK PARK
•low louvered fence
•synthetic turf
•boulders and benches
LOUVERED ART FENCE AND GATES
•central courtyard security
PAVILION
•decorative trellis
•accent wall with signage
FOREST WALK
•lush planting
•meandering d.g. walk
•enlarged patios
GAME ROOM
•outdoor games
•firepit
•lounge seating
FIRST STSEATING AREA SHADED with TREE CANOPY BIKE RACKS DROP OFF/
PICKUP AREA
DRINKING
FOUNTAIN
L-2.1
1-96
TCA # 2016-070
ENTITLEMENT PACKAGE #3
JANUARY 8, 2018
RESIDENT COURTYARD IMAGERY
SANTA ANA, CA
WERMERS
PROPERTIESW L-3.0
1-97
0’
TCA # 2016-070
ENTITLEMENT PACKAGE #3
JANUARY 8, 2018
64’32’16’BUILDING 1 LEVEL 3 LANDSCAPE PLAN
SANTA ANA, CA
WERMERS
PROPERTIESW
OUTDOOR LIVING ROOM
RESIDENT
LOUNGE
FITNESSYOGA
RESTROOMS
& SHOWERS
LOUNGE LAWN ENTERTAINMENT TERRACE
DINING TERRACE
COMMUNITY KITCHEN
POOL DECK
VIEW TERRACE
ACTIVITY LAWN
L-3.1
1-98
0’
TCA # 2016-070
ENTITLEMENT PACKAGE #3
JANUARY 8, 2018
64’32’16’BUILDING 2 LANDSCAPE PLAN
SANTA ANA, CA
WERMERS
PROPERTIESW
BACKYARD LOUNGE
LOUNGE LAWN
TRELLIS with VINES
TRELLIS with VINES
SOCIAL CLUB
GAME LAWN
POOL DECK
CLUBROOM DECK
ARTIST’S
GALLERY
FITNESS
LOBBY
LOBBY
POST
CLUB HOUSESCREENING ROOM RESTROOMS
& SHOWERS
L-3.2
1-99
PRELIMINARY PLANT PALETTE
PRENTICE PARK APARTMENTS
SANTA ANA, CA
THE OBJECTIVE OF THE OVERALL LANDSCAPING CONCEPT IS TO PROVIDE A DISTINCT VISUAL IMPRESSION AND BUILDING IDENTITY, SOFTEN THE URBAN EXPERIENCE, PROVIDE THE HIGHEST LEVEL OF AESTHETIC
STANDARDS COMPLIMENTED BY THE QUALITY OF THE BUILDING MATERIALS THAT WILL ASSURE AN ATTRACTIVE ENVIRONMENT ENHANCING THE QUALITY OF LIFE AMONG ITS RESIDENTS AND VISITORS.
SUCCESSFUL STREETSCAPES ARE A PARTNERSHIP BETWEEN THE BUILDING DESIGN AND THE LANDSCAPED EDGE OF THE STREET DISTINGUISHING PRENTICE PARK LANE, LYON STREET & FIRST STREET THROUGH
DISTINCTIVE LANDSCAPING, STREET TREE SPACING, LIGHTING AND STREET FURNISHINGS.
THE LANDSCAPE IRRIGATION CONCEPT FOR THE SITE WILL BE DESIGNED TO PROVIDE THE MOST EFFICIENT AND CONSERVING MEANS TO DISTRIBUTE IRRIGATION WATER AND PROVIDE THE PROPERTY MANAGEMENT
COMPANY WITH THE LATEST TECHNOLOGY FOR WATER CONSERVATION AND DISTRIBUTION. THE PRELIMINARY PLANT PALETTE IS DESIGNED TO UTILIZE A MAJORITY OF WATER-CONSERVING PLANTS.
THE FOLLOWING PLANT MATERIAL AS SELECTED IS COMPLIANT WITH CITY OF SANTA ANA WATER CONSERVATION MEASURES WITH CONSIDERATION FOR NON-INVASIVE SPECIES.
TREES:
Botanical Name Common Name Size:
First Street:
Platanus a. 'Bloodgood'Plane Tree (to match existing) 36" box
Location to be coordinated with City of Santa Ana Public Works Street Tree Supervisor
Tree to be planted in 6' x 4' tree wells.
Elk Lane:
Ceiba speciosa Floss Silk Tree 24" box
Eucalyptus citriodora Lemon-Scented Gum 24" box
Eucalyptus ficifolia Red-Flowering Gum 24" box
Jacaranda mimosifolia Jacaranda 36" box
Magnolia g. 'St. Mary"Southern Magnolia 36" box
Quercus virginiana Southern Live Oak 36" box
Tipuanu tipu Tipu Tree 36" box
Tristania conferta Brisbane Box 36" box
Lyon Street:
Tristania conferta Brisbane Box 24" box
Location to be coordinated with City of Santa Ana Public Works Street Tree Supervisor
Tree to be planted in 6' x 4' tree wells.
Central Courtyard Trees:
Aloe barberae Tree Aloe 24" box
Arbutus x 'Marina'Hybrid Strawberry Tree 36" box
Archontophoenix cunninghamiana King Palm 48" box
Bambusa oldhamii Timber Bamboo 24" box
Brahea armata Mexican Blue Palm 36" box
Draceana draco Dragon Tree 24" box
Erythrina crista-galli Cockspur Coral Tree 48" box
Jacaranda mimosifolia Jacaranda 36" box
Olea europeae 'Wilsonii''Fruitless Olive 48" box
Platanus mexicana Mexican Sycamore 36" box
Plumeria obtusa 'Singapore White'Singapore Plumeria 36" box
Prunus caroliniana 'Bright & Tight'Compact Carolina Cherry 24" box
Quercus agrifolia Coast Live Oak 48" box
Spathodea campanulata African Tulip Tree 48" box
Tabebuia ipe Pink Trumpet Tree 36" box
Tipuanu tipu Tipu Tree 36" box
Trachycarpus fortunei Windmill Palm 6'-10' b.t.h.
Washingtonia robusta Mexican Fan Palm - Hts. vary 12'-24' b.t.h.
Pool Courtyard Trees/Palms (in raised planters over-structure):
Arbutus x 'Marina'Hybrid Strawberry Tree 36" box
Archontophoenix cunninghamiana King Palm 48" box
Bambusa oldhamii Timber Bamboo 24" box
Dactylifera 'Medjool"Medjool Date Palm - matching hts. 18' b.t.h.
Draceana draco Dragon Tree 24" box
Ficus m. 'Green Gem'Green Gem Laurel (Column) 36" box
Howea forsteriana Kentia Palm 36" box
Laurus noblis 'Saratoga'Sweet Bay (Column) 36" box
Magnolia 'Little Gem'Southern Magnolia 36" box
Olea europeae 'Wilsonii''Fruitless Olive 48" box
Prunus caroliniana 'Bright & Tight'Compact Carolina Cherry 24" box
Strelitzia nicolai Giant Bird of Paradise 24" box
Tabebuia ipe Pink Trumpet Tree 48" box
Trachycarpus fortunei Windmill Palm 6'-10' b.t.h.
Entertainment Terraces (in raised planters over-structure):
Aloe barberae Tree Aloe 24" box
Arbutus x 'Marina'Hybrid Strawberry Tree 36" box
Archontophoenix cunninghamiana King Palm 48" box
Bambusa oldhamii Timber Bamboo 24" box
Brahea armata Mexican Blue Palm 36" box
Citrus species Thornless Citrus-in Pots 24" box
Draceana draco Dragon Tree 24" box
Ficus m. 'Green Gem'Green Gem Laurel-Column 36" box
Erythrina crista-galli Cockspur Coral Tree 48" box
Howea forsteriana Kentia Palm 36" box
Magnolia 'Little Gem'Southern Magnolia 36" box
Olea europeae 'Swan Hill'Fruitless Olive 48" box
Plumeria obtusa 'Singapore White'White Plumeria 36" box
Prunus caroliniana 'Bright& Tight'Compact Carolina Cherry 24" box
Spathodea campanulata African Tulip Tree 48" box
Strelitzia nicolai Giant Bird of Paradise 36" box
Tabebuia ipe Pink Trumpet Tree 48" box
Trachycarpus fortunei Windmill Palm 6'-10' b.t.h.
SHRUBS and ACCENT PLANTS:
Botanical Name Common Name
Large shrubs (minimum 15 gallon size at 3' o.c.)
Arbutus unedo Strawberry Tree
Furcraea 'Mediopicta'Mauritius Hemp
Hibiscus rosa-sinensis Tropical Hibiscus
Philodendron monstera Philodendron
Phormium hybrids Hybrid Flax
Raphiolepis 'Majestic Beauty'Yedda Hawthorne-Modular Wetland
Strelitzia nicolai Giant Bird of Paradise
Tecoma stans Yellow Bells
Medium Shrubs (minimum 5 gallon size)
Asparagus meyerii Meyer's Asparagus
Bougainvillea species Bouganivillea
Callistemon 'Little John'Dwarf Bottlebrushco
Dietes vegeta 'Orange Drop'Fortnight Lily
Olea 'Little Ollie'Little Ollie Olive
Pittosporum species Mock Orange
Philodendron xanadu Dwarf Philodendron
Raphiolepis 'Enchantress White' Yedda Hawthorn
Strelitzia reginae Bird of Paradise
Westringia f. 'Smokey'Dwarf Coast Rosemary
Low Shrubs and Groundcovers (minimum 5 gallon size)
Buxus 'Green Beauty'Boxwood
Carissa m. 'Boxwood Beauty'Natal Plum
Carex species Sedge
Hemerocallis hybrids Evergreen Daylilies
Liriope gigantea Giant Liriope
Rosmarinus o. prostratus Dwarf Rosemary
Accent/Color Shrubs (minimum 5 gallon size)
Aeonium x floribundum Aeonium Hybrid
Aloe species Agave
Bromeliad species Bromeliad
Canna species Canna
Colocasia species Elephant Ears
Cycas revoluta Sago
Dypsis lutescens Areca Palm
Rose 'Carpet Red'Carpet Rose
Screen Shrubs for Above-Ground Utilites (minimum 15 gallon size)
Ligustrum j. texanum Wax Leaf Privet - Column
Podocarpus maki Shrubby Yew Pine
Prunus c. 'Bright & Tight' Compact Carolina Cherry
1. MAINTAIN SHRUBS AT 24" HIGH INSIDE OF STREET AND DRIVEWAY LINE OF SIGHT.
2. ROOT BARRIERS ARE REQUIRED FOR ALL TREES WITHIN 5' OF ANY HARDSCAPE SURFACE.
GENERAL PLANTING NOTES:
ALL ABOVE-GROUND UTILITIES INCLUDING BACKFLOW DEVICES AND TRANSFORMERS WILL BE
SCREENED WITH A DENSE PLANTING HEDGE TO MITIGATE VIEWS OF THE UTILITIES FROM THE
PUBLIC REALM AS REQUIRED BY THE CITY OF SANTA ANA ORDINANCE.
UTILITY SCREENING NOTES:
TREES FOUND WITHIN THE FIRE LANE SHALL BE MAINTAINED AT
THE MINIMUM CLEARANCE OF 13'-6" FOR FIRE DEPARTMENT ACCESS.
FIRE ACCESS NOTES:
WUCOLS, WATER USE CLASSIFICATION OF LANDSCAPE SPECIES, IS A UNIVERSITY OF CALIFORNIA
COOPERATIVE EXTENSION PUBLICATION AND IS A GUIDE TO THE WATER NEEDS OF LANDSCAPE PLANTS.
THIS PRELIMINARY PLANT PALETTE IS INTENDED TO REPRESENT A TYPICAL SAMPLE OF THE PROPOSED
PLANTS BUT DOES NOT INDICATE THE EXACT SPECIES WHICH WILL BE DEVELOPED ON THE DETAILED
PLANS.
1.SITE PREVIOUSLY GRADED. NO EXISTING TREES.
WATER EFFICIENT LANDSCAPING:
THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE WATER:
1.THE IRRIGATION SYSTEM SHALL MEET THE REQUIREMENTS OF THE CITY OF SANTA ANA GUIDELINES
FOR WATER EFFICIENT LANDSCAPES.
2.THE ESTIMATED APPLIED WATER USE ALLOWED FOR THE LANDSCAPE AREA SHALL NOT EXCEED THE
MAWA CALCULATION.
1.LANDSCAPE TO BE DESIGNED TO CONFORM WITH THE CITY OF SANTA ANA COMMERCIAL AREA
LANDSCAPE STANDARDS SEC 41-372(d).
2.PLANT MATERIALS WILL BE MAINTAINED AND DEAD MATERIAL REPLACED AS SPECIFIED IN THE CITY
OF SANTA ANA CODE SECTION 41-609.
GENERAL PLANTING NOTES:
1.MAINTAIN SHRUBS AT 24" HIGH INSIDE OF VEHICULAR LINE OF SIGHT.
2.SECURITY PLANTING MATERIALS WILL BE UTILIZED ALONG WALL AND PROPERTY LINES AND UNDER
VULNERABLE WINDOWS.
3.ROOT BARRIERS ARE REQUIRED FOR ALL TREES WITHIN 5' OF ANY HARDSCAPE SURFACE.
POLICE DEPARTMENT SECURITY NOTES:
ADEQUATE LIGHTING OF PARKING STRUCTURE, CIRCULATION AREAS, AISLES, PASSAGEWAYS, RECESSES,
and GROUNDS CONTIGUOUS TO BUILDINGS SHALL BE PROVIDED with LIGHTING of SUFFICIENT WATTAGE
TO PROVIDE ADEQUATE ILLUMINATION TO MAKE CLEARLY VISIBLE THE PRESENCE OF ANY PERSON ON or
ABOUT THE PREMISES DURING HOURS OF DARKNESS and PROVIDE A SAFE, SECURE ENVIRONMENT FOR
ALL PERSONS, PROPERTY, and VEHICLES ON-SITE.
LANDSCAPE STANDARDS:
WUCOLS NOTE:
PLANT PALETTE NOTES:
TREE SURVEY NOTE:
LANDSCAPE NOTES:
1.ALL LANDSCAPING MUST MEET THE STANDARDS SET BY THE STATE OF CALIFORNIA EMERGENCY
DROUGHT PLAN.
2.ALL SYNTHETIC TURF MUST MEET THE CITY OF SANTA ANA'S STANDARDS FOR SYNTHETIC TURF.
3.ALL STREET STREETS SHALL BE 24-INCH BOX AT 35 FEET O.C. ON THEORETICAL STREET, INCLUDING
DEEP ROOT IRRIGATION SYSTEMS, PER CITY STANDARDS.
4.INSTALL 24-INCH BOX STREET TREES PER THE CITY STANDARDS AND APPROVED PLAN, AS NEEDED.
5.THE DEVELOPER SHALL MAINTAIN SIDEWALK AND TREES IN THE PUBLIC RIGHT-OF-WAY.
6.LANDSCAPING ON ELK LANE AND LYON STREET SHALL BE DROUGHT TOLERANT LANDSCAPE PER THE
CITY OF SANTA ANA PARKWAY GUIDELINE FOR DROUGHT TOLERANT PLANTS IN THE EXISTING
PARKWAY.
7.A NEW DEDICATED IRRIGATION WATER SERVICE WILL BE PROVIDED PER PUBLIC WORKS
REQUIREMENTS. THESE FACILITIES WILL BE INSTALLED IN CONFORMANCE WITH CITY STANDARDS AND
APPROVED PLANS. INSTALLATION WILL BE DONE BY THE DEVELOPERS CONTRACTOR (REQUIRING "A"
OR A "C-34" CONTRACTING LICENSE) FOLLOWING THE ISSUANCE OF A WATER APPLICATION AND A
STREET WORK PERMIT. DEMAND CALCULATIONS PER GALLON PER MINUTE FOR SIZE DETERMINATION
ARE REQUIRED FOR BOTH DOMESTIC AND IRRIGATION WATER METERS. CONTACT PHILLIP VAKILI AT
(714) 647-5038 FOR ASSISTANCE.
GRAFFITI NOTES:
1.ANY GRAFFITI PAINTED OR MARKED UPON THE PREMISES OR ON ANY ADJACENT AREA UNDER THE
CONTROL OF THE LICENSEE(S) SHALL BE REMOVED OR PAINTED WITHIN 24 HOURS OF BEING APPLIED.
TREES:
Perimeter Common Area:
Bambusa oldhamii Timber Bamboo 24" box
Hymenosporum flavum Sweetshade 24" box
Pinus eldarica Afghan Pine 36" box
Podocarpus 'Icee Blue'Icee Blue Yellow-Wood 15 gal.
Podocarpus maki Shrubby Yew Pine 24" box
Tristania conferta Brisbane Box 36" box
TCA # 2016-070
REVISED ENTITLEMENT
SUBMITTAL #3
JUNE 25, 2018
PRELIMARY PLANT PALETTE / NOTES / FURNITURE IMAGES L-4.0
SANTA ANA, CA
WERMERS
PROPERTIESW
SITE BENCHES
HAMMOCK
BIKE RACKS
HANGING CHAIRS DRINKING FOUNTAIN
1-100
0’
TCA # 2016-070
REVISED ENTITLEMENT
SUBMITTAL #3
JUNE 25, 2018
120’60’30’GROUND LEVEL LANDSCAPE PLAN
SANTA ANA, CA
WERMERS
PROPERTIESWFIRST STREETBUILDING 1
ARTIST’S
GALLERY
CLUB HOUSE
CABANA
FITNESS
BUILDING 2
ELK LANE STREETSCAPE
-see L.-6.1
benches
- 980 feet to e. 1st Street bus stop
CENTRAL COURTYARD
-see L-2.1
BUILDING 2 POOL COURTYARD
-see L-3.2
BUILDING 2 “BACKYARD” COURTYARD
-see L-3.2
LEASING
SHARED CLUB
LOADINGLOBBY MOVE-IN
LOBBY
RESTROOMS
& SHOWERS
PET
SPA
COMMERCIAL
POST
POST
SCREENING
ROOM
LOBBY
public art
(4) short term
bike stalls - 380 feet to e. 1st Street bus stop
(4) short term
bike stalls - 970 feet to e. 1st Street bus stop
drinking fountain
public art drinking fountain
NOTE: THE DESIGN, SELECTION and PLACEMENT OF ALL SITE FURNISHINGS
(E.G. TABLES, BENCEHS, BOLLARS, BIKE RACKS, AND TRASH RECEPTACLES)
SHALL BE COMPATIBLE WITH THE OVERALL SITE DESIGN AND ARCHITECUTRAL
CHARACTER OF THE DEVELOPMENT (CDG SECTION 7.12)
LOBBY
ELK LANE
LYON STREET
NOT A PART
L-1.1
1-101
0’
TCA # 2016-070
REVISED ENTITLEMENT
SUBMITTAL #3
JUNE 25, 2018
120’60’30’COMPOSITE LANDSCAPE PLAN2018.06.22 Revised 3rd Entitle-
ment Package
2018.06.22 Revised 3rd Entitle-
ment Package
SANTA ANA, CA
WERMERS
PROPERTIESWFIRST STREETLYON STREET
BUILDING 1
RESIDENT
LOUNGE
(LEASING
BELOW)
ARTIST’S
GALLERY
SCREENING
ROOM
CLUB HOUSE
CABANA
FITNESS
LOBBY
MOVE-IN
LOBBY
POST
FITNESSYOGA
RESTROOMS
& SHOWERS
RESTROOMS
& SHOWERS
BUILDING 2
ELK LANE STREETSCAPE
-see L.-6.1
CENTRAL COURTYARD
-see L-2.1
BUILDING 1 POOL COURTYARD
-see L-3.1
BUILDING 1 ROOFTOPBUILDING 1 ENTERTAINMENT COURTYARD
-see L-3.1
BUILDING 1 VIEW TERRACE
-see L-3.1
BUILDING 2 “BACKYARD” COURTYARD
-see L-3.2
BUILDING 2 POOL COURTYARD
-see L-3.2
ELK LANE
NOT A PART
L-1.0
EXHIBIT 9
1-102
TCA # 2016-070
ENTITLEMENT PACKAGE #3
JANUARY 8, 2018
CENTRAL COURTYARD AND STREETSCAPE IMAGERY
SANTA ANA, CA
WERMERS
PROPERTIESW L-2.0
1-103
0’
TCA # 2016-070
ENTITLEMENT PACKAGE #3
JANUARY 8, 2018
40’20’10’CENTRAL COURTYARD ENLARGEMENT
SANTA ANA, CA
WERMERS
PROPERTIESW ELK LANELEASING
ARTIST’S
GALLERYPOSTMOVE-IN
LOBBY
SHARED CLUBLOADING
SCULPTURE GARDEN
•art
•specimen tree
•meandering decomposed granite walk
COMMUNITY LAWN
•turf lawn
•shade trees
SEAT WALL
•wood clad angular wall
•cantilevered benches
PUBLIC BOARDWALKBARK PARK
•low louvered fence
•synthetic turf
•boulders and benches
LOUVERED ART FENCE AND GATES
•central courtyard security
PAVILION
•decorative trellis
•accent wall with signage
FOREST WALK
•lush planting
•meandering d.g. walk
•enlarged patios
GAME ROOM
•outdoor games
•firepit
•lounge seating
FIRST STSEATING AREA SHADED with TREE CANOPY BIKE RACKS DROP OFF/
PICKUP AREA
DRINKING
FOUNTAIN
L-2.1
1-104
TCA # 2016-070
ENTITLEMENT PACKAGE #3
JANUARY 8, 2018
RESIDENT COURTYARD IMAGERY
SANTA ANA, CA
WERMERS
PROPERTIESW L-3.0
1-105
0’
TCA # 2016-070
ENTITLEMENT PACKAGE #3
JANUARY 8, 2018
64’32’16’BUILDING 1 LEVEL 3 LANDSCAPE PLAN
SANTA ANA, CA
WERMERS
PROPERTIESW
OUTDOOR LIVING ROOM
RESIDENT
LOUNGE
FITNESSYOGA
RESTROOMS
& SHOWERS
LOUNGE LAWN ENTERTAINMENT TERRACE
DINING TERRACE
COMMUNITY KITCHEN
POOL DECK
VIEW TERRACE
ACTIVITY LAWN
L-3.1
1-106
0’
TCA # 2016-070
ENTITLEMENT PACKAGE #3
JANUARY 8, 2018
64’32’16’BUILDING 2 LANDSCAPE PLAN
SANTA ANA, CA
WERMERS
PROPERTIESW
BACKYARD LOUNGE
LOUNGE LAWN
TRELLIS with VINES
TRELLIS with VINES
SOCIAL CLUB
GAME LAWN
POOL DECK
CLUBROOM DECK
ARTIST’S
GALLERY
FITNESS
LOBBY
LOBBY
POST
CLUB HOUSESCREENING ROOM RESTROOMS
& SHOWERS
L-3.2
1-107
PRELIMINARY PLANT PALETTE
PRENTICE PARK APARTMENTS
SANTA ANA, CA
THE OBJECTIVE OF THE OVERALL LANDSCAPING CONCEPT IS TO PROVIDE A DISTINCT VISUAL IMPRESSION AND BUILDING IDENTITY, SOFTEN THE URBAN EXPERIENCE, PROVIDE THE HIGHEST LEVEL OF AESTHETIC
STANDARDS COMPLIMENTED BY THE QUALITY OF THE BUILDING MATERIALS THAT WILL ASSURE AN ATTRACTIVE ENVIRONMENT ENHANCING THE QUALITY OF LIFE AMONG ITS RESIDENTS AND VISITORS.
SUCCESSFUL STREETSCAPES ARE A PARTNERSHIP BETWEEN THE BUILDING DESIGN AND THE LANDSCAPED EDGE OF THE STREET DISTINGUISHING PRENTICE PARK LANE, LYON STREET & FIRST STREET THROUGH
DISTINCTIVE LANDSCAPING, STREET TREE SPACING, LIGHTING AND STREET FURNISHINGS.
THE LANDSCAPE IRRIGATION CONCEPT FOR THE SITE WILL BE DESIGNED TO PROVIDE THE MOST EFFICIENT AND CONSERVING MEANS TO DISTRIBUTE IRRIGATION WATER AND PROVIDE THE PROPERTY MANAGEMENT
COMPANY WITH THE LATEST TECHNOLOGY FOR WATER CONSERVATION AND DISTRIBUTION. THE PRELIMINARY PLANT PALETTE IS DESIGNED TO UTILIZE A MAJORITY OF WATER-CONSERVING PLANTS.
THE FOLLOWING PLANT MATERIAL AS SELECTED IS COMPLIANT WITH CITY OF SANTA ANA WATER CONSERVATION MEASURES WITH CONSIDERATION FOR NON-INVASIVE SPECIES.
TREES:
Botanical Name Common Name Size:
First Street:
Platanus a. 'Bloodgood'Plane Tree (to match existing) 36" box
Location to be coordinated with City of Santa Ana Public Works Street Tree Supervisor
Tree to be planted in 6' x 4' tree wells.
Elk Lane:
Ceiba speciosa Floss Silk Tree 24" box
Eucalyptus citriodora Lemon-Scented Gum 24" box
Eucalyptus ficifolia Red-Flowering Gum 24" box
Jacaranda mimosifolia Jacaranda 36" box
Magnolia g. 'St. Mary"Southern Magnolia 36" box
Quercus virginiana Southern Live Oak 36" box
Tipuanu tipu Tipu Tree 36" box
Tristania conferta Brisbane Box 36" box
Lyon Street:
Tristania conferta Brisbane Box 24" box
Location to be coordinated with City of Santa Ana Public Works Street Tree Supervisor
Tree to be planted in 6' x 4' tree wells.
Central Courtyard Trees:
Aloe barberae Tree Aloe 24" box
Arbutus x 'Marina'Hybrid Strawberry Tree 36" box
Archontophoenix cunninghamiana King Palm 48" box
Bambusa oldhamii Timber Bamboo 24" box
Brahea armata Mexican Blue Palm 36" box
Draceana draco Dragon Tree 24" box
Erythrina crista-galli Cockspur Coral Tree 48" box
Jacaranda mimosifolia Jacaranda 36" box
Olea europeae 'Wilsonii''Fruitless Olive 48" box
Platanus mexicana Mexican Sycamore 36" box
Plumeria obtusa 'Singapore White'Singapore Plumeria 36" box
Prunus caroliniana 'Bright & Tight'Compact Carolina Cherry 24" box
Quercus agrifolia Coast Live Oak 48" box
Spathodea campanulata African Tulip Tree 48" box
Tabebuia ipe Pink Trumpet Tree 36" box
Tipuanu tipu Tipu Tree 36" box
Trachycarpus fortunei Windmill Palm 6'-10' b.t.h.
Washingtonia robusta Mexican Fan Palm - Hts. vary 12'-24' b.t.h.
Pool Courtyard Trees/Palms (in raised planters over-structure):
Arbutus x 'Marina'Hybrid Strawberry Tree 36" box
Archontophoenix cunninghamiana King Palm 48" box
Bambusa oldhamii Timber Bamboo 24" box
Dactylifera 'Medjool"Medjool Date Palm - matching hts. 18' b.t.h.
Draceana draco Dragon Tree 24" box
Ficus m. 'Green Gem'Green Gem Laurel (Column) 36" box
Howea forsteriana Kentia Palm 36" box
Laurus noblis 'Saratoga'Sweet Bay (Column) 36" box
Magnolia 'Little Gem'Southern Magnolia 36" box
Olea europeae 'Wilsonii''Fruitless Olive 48" box
Prunus caroliniana 'Bright & Tight'Compact Carolina Cherry 24" box
Strelitzia nicolai Giant Bird of Paradise 24" box
Tabebuia ipe Pink Trumpet Tree 48" box
Trachycarpus fortunei Windmill Palm 6'-10' b.t.h.
Entertainment Terraces (in raised planters over-structure):
Aloe barberae Tree Aloe 24" box
Arbutus x 'Marina'Hybrid Strawberry Tree 36" box
Archontophoenix cunninghamiana King Palm 48" box
Bambusa oldhamii Timber Bamboo 24" box
Brahea armata Mexican Blue Palm 36" box
Citrus species Thornless Citrus-in Pots 24" box
Draceana draco Dragon Tree 24" box
Ficus m. 'Green Gem'Green Gem Laurel-Column 36" box
Erythrina crista-galli Cockspur Coral Tree 48" box
Howea forsteriana Kentia Palm 36" box
Magnolia 'Little Gem'Southern Magnolia 36" box
Olea europeae 'Swan Hill'Fruitless Olive 48" box
Plumeria obtusa 'Singapore White'White Plumeria 36" box
Prunus caroliniana 'Bright& Tight'Compact Carolina Cherry 24" box
Spathodea campanulata African Tulip Tree 48" box
Strelitzia nicolai Giant Bird of Paradise 36" box
Tabebuia ipe Pink Trumpet Tree 48" box
Trachycarpus fortunei Windmill Palm 6'-10' b.t.h.
SHRUBS and ACCENT PLANTS:
Botanical Name Common Name
Large shrubs (minimum 15 gallon size at 3' o.c.)
Arbutus unedo Strawberry Tree
Furcraea 'Mediopicta'Mauritius Hemp
Hibiscus rosa-sinensis Tropical Hibiscus
Philodendron monstera Philodendron
Phormium hybrids Hybrid Flax
Raphiolepis 'Majestic Beauty'Yedda Hawthorne-Modular Wetland
Strelitzia nicolai Giant Bird of Paradise
Tecoma stans Yellow Bells
Medium Shrubs (minimum 5 gallon size)
Asparagus meyerii Meyer's Asparagus
Bougainvillea species Bouganivillea
Callistemon 'Little John'Dwarf Bottlebrushco
Dietes vegeta 'Orange Drop'Fortnight Lily
Olea 'Little Ollie'Little Ollie Olive
Pittosporum species Mock Orange
Philodendron xanadu Dwarf Philodendron
Raphiolepis 'Enchantress White' Yedda Hawthorn
Strelitzia reginae Bird of Paradise
Westringia f. 'Smokey'Dwarf Coast Rosemary
Low Shrubs and Groundcovers (minimum 5 gallon size)
Buxus 'Green Beauty'Boxwood
Carissa m. 'Boxwood Beauty'Natal Plum
Carex species Sedge
Hemerocallis hybrids Evergreen Daylilies
Liriope gigantea Giant Liriope
Rosmarinus o. prostratus Dwarf Rosemary
Accent/Color Shrubs (minimum 5 gallon size)
Aeonium x floribundum Aeonium Hybrid
Aloe species Agave
Bromeliad species Bromeliad
Canna species Canna
Colocasia species Elephant Ears
Cycas revoluta Sago
Dypsis lutescens Areca Palm
Rose 'Carpet Red'Carpet Rose
Screen Shrubs for Above-Ground Utilites (minimum 15 gallon size)
Ligustrum j. texanum Wax Leaf Privet - Column
Podocarpus maki Shrubby Yew Pine
Prunus c. 'Bright & Tight' Compact Carolina Cherry
1. MAINTAIN SHRUBS AT 24" HIGH INSIDE OF STREET AND DRIVEWAY LINE OF SIGHT.
2. ROOT BARRIERS ARE REQUIRED FOR ALL TREES WITHIN 5' OF ANY HARDSCAPE SURFACE.
GENERAL PLANTING NOTES:
ALL ABOVE-GROUND UTILITIES INCLUDING BACKFLOW DEVICES AND TRANSFORMERS WILL BE
SCREENED WITH A DENSE PLANTING HEDGE TO MITIGATE VIEWS OF THE UTILITIES FROM THE
PUBLIC REALM AS REQUIRED BY THE CITY OF SANTA ANA ORDINANCE.
UTILITY SCREENING NOTES:
TREES FOUND WITHIN THE FIRE LANE SHALL BE MAINTAINED AT
THE MINIMUM CLEARANCE OF 13'-6" FOR FIRE DEPARTMENT ACCESS.
FIRE ACCESS NOTES:
WUCOLS, WATER USE CLASSIFICATION OF LANDSCAPE SPECIES, IS A UNIVERSITY OF CALIFORNIA
COOPERATIVE EXTENSION PUBLICATION AND IS A GUIDE TO THE WATER NEEDS OF LANDSCAPE PLANTS.
THIS PRELIMINARY PLANT PALETTE IS INTENDED TO REPRESENT A TYPICAL SAMPLE OF THE PROPOSED
PLANTS BUT DOES NOT INDICATE THE EXACT SPECIES WHICH WILL BE DEVELOPED ON THE DETAILED
PLANS.
1.SITE PREVIOUSLY GRADED. NO EXISTING TREES.
WATER EFFICIENT LANDSCAPING:
THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE WATER:
1.THE IRRIGATION SYSTEM SHALL MEET THE REQUIREMENTS OF THE CITY OF SANTA ANA GUIDELINES
FOR WATER EFFICIENT LANDSCAPES.
2.THE ESTIMATED APPLIED WATER USE ALLOWED FOR THE LANDSCAPE AREA SHALL NOT EXCEED THE
MAWA CALCULATION.
1.LANDSCAPE TO BE DESIGNED TO CONFORM WITH THE CITY OF SANTA ANA COMMERCIAL AREA
LANDSCAPE STANDARDS SEC 41-372(d).
2.PLANT MATERIALS WILL BE MAINTAINED AND DEAD MATERIAL REPLACED AS SPECIFIED IN THE CITY
OF SANTA ANA CODE SECTION 41-609.
GENERAL PLANTING NOTES:
1.MAINTAIN SHRUBS AT 24" HIGH INSIDE OF VEHICULAR LINE OF SIGHT.
2.SECURITY PLANTING MATERIALS WILL BE UTILIZED ALONG WALL AND PROPERTY LINES AND UNDER
VULNERABLE WINDOWS.
3.ROOT BARRIERS ARE REQUIRED FOR ALL TREES WITHIN 5' OF ANY HARDSCAPE SURFACE.
POLICE DEPARTMENT SECURITY NOTES:
ADEQUATE LIGHTING OF PARKING STRUCTURE, CIRCULATION AREAS, AISLES, PASSAGEWAYS, RECESSES,
and GROUNDS CONTIGUOUS TO BUILDINGS SHALL BE PROVIDED with LIGHTING of SUFFICIENT WATTAGE
TO PROVIDE ADEQUATE ILLUMINATION TO MAKE CLEARLY VISIBLE THE PRESENCE OF ANY PERSON ON or
ABOUT THE PREMISES DURING HOURS OF DARKNESS and PROVIDE A SAFE, SECURE ENVIRONMENT FOR
ALL PERSONS, PROPERTY, and VEHICLES ON-SITE.
LANDSCAPE STANDARDS:
WUCOLS NOTE:
PLANT PALETTE NOTES:
TREE SURVEY NOTE:
LANDSCAPE NOTES:
1.ALL LANDSCAPING MUST MEET THE STANDARDS SET BY THE STATE OF CALIFORNIA EMERGENCY
DROUGHT PLAN.
2.ALL SYNTHETIC TURF MUST MEET THE CITY OF SANTA ANA'S STANDARDS FOR SYNTHETIC TURF.
3.ALL STREET STREETS SHALL BE 24-INCH BOX AT 35 FEET O.C. ON THEORETICAL STREET, INCLUDING
DEEP ROOT IRRIGATION SYSTEMS, PER CITY STANDARDS.
4.INSTALL 24-INCH BOX STREET TREES PER THE CITY STANDARDS AND APPROVED PLAN, AS NEEDED.
5.THE DEVELOPER SHALL MAINTAIN SIDEWALK AND TREES IN THE PUBLIC RIGHT-OF-WAY.
6.LANDSCAPING ON ELK LANE AND LYON STREET SHALL BE DROUGHT TOLERANT LANDSCAPE PER THE
CITY OF SANTA ANA PARKWAY GUIDELINE FOR DROUGHT TOLERANT PLANTS IN THE EXISTING
PARKWAY.
7.A NEW DEDICATED IRRIGATION WATER SERVICE WILL BE PROVIDED PER PUBLIC WORKS
REQUIREMENTS. THESE FACILITIES WILL BE INSTALLED IN CONFORMANCE WITH CITY STANDARDS AND
APPROVED PLANS. INSTALLATION WILL BE DONE BY THE DEVELOPERS CONTRACTOR (REQUIRING "A"
OR A "C-34" CONTRACTING LICENSE) FOLLOWING THE ISSUANCE OF A WATER APPLICATION AND A
STREET WORK PERMIT. DEMAND CALCULATIONS PER GALLON PER MINUTE FOR SIZE DETERMINATION
ARE REQUIRED FOR BOTH DOMESTIC AND IRRIGATION WATER METERS. CONTACT PHILLIP VAKILI AT
(714) 647-5038 FOR ASSISTANCE.
GRAFFITI NOTES:
1.ANY GRAFFITI PAINTED OR MARKED UPON THE PREMISES OR ON ANY ADJACENT AREA UNDER THE
CONTROL OF THE LICENSEE(S) SHALL BE REMOVED OR PAINTED WITHIN 24 HOURS OF BEING APPLIED.
TREES:
Perimeter Common Area:
Bambusa oldhamii Timber Bamboo 24" box
Hymenosporum flavum Sweetshade 24" box
Pinus eldarica Afghan Pine 36" box
Podocarpus 'Icee Blue'Icee Blue Yellow-Wood 15 gal.
Podocarpus maki Shrubby Yew Pine 24" box
Tristania conferta Brisbane Box 36" box
TCA # 2016-070
REVISED ENTITLEMENT
SUBMITTAL #3
JUNE 25, 2018
PRELIMARY PLANT PALETTE / NOTES / FURNITURE IMAGES L-4.0
SANTA ANA, CA
WERMERS
PROPERTIESW
SITE BENCHES
HAMMOCK
BIKE RACKS
HANGING CHAIRS DRINKING FOUNTAIN
1-108
EXHIBIT 101-109
EXHIBIT 111-110
1-111
1-112
1-113
1-114
1-115
1-116
1-117
1-118
EXHIBIT 121-119
1-120
1-121
5’0’10’20’
TCA # 2016-070
REVISED ENTITLEMENT
SUBMITTAL #3
JUNE 25, 2018
L-6.080’40’20’ELK LANE STREETSCAPE
SANTA ANA, CA
WERMERS
PROPERTIESWFIRST STREETMATCHLINE - SEE ABOVEMATCHLINE - SEE BELOWELK LANE STREETSCAPE
INSPIRATIONAL IMAGERY
ELK LANE
ELK LANE
ZOO ACCESS GATE ZOO ACCESS GATE 11’ SHARED PEDESTRIAN / BIKE PATH
SIDEWALK CONCEPT SIDEWALK CONCEPT STREETSCAPE CONCEPT IRREGULAR PLANTING BULBOUTS EXAMPLE
CROSS GUTTER TO
DELINEATE DRIVE AISLE
- BOTH SIDES
11’ SHARED PEDESTRIAN
/ BIKE PATH
STREETSCAPE DESIGN NARRATIVE:
STREETSCAPE:
THE DESIGN INTENT IS TO CREATE A STREETSCAPE WITH TREE CANOPIES THAT PULLS FROM
THE ZOO FLORA TO CREATE A SENSE OF COHESION AND NOT A SEPARATION AS YOUR ARRIVE
FROM FIRST STREET. IN AN EFFORT TO MITIGATE CAR SPEED AND PROVIDE A TREE LINED
STREETSCAPE, BULBOUTS IN THE CURBS ARE PROVIDED THE FULL LENGTH OF ELK LANE.
CROSS GUTTERS ON BOTH SIDES OF THE STREET HAVE BEEN PROVIDED TO DELINEATED THE
DRIVE AISLE. PARALLEL PARKING WILL BE PROVIDED BETWEEN TREE BULBOUTS.
SIDEWALK:
AN ANGULAR WALK DESIGN WHICH WILL ALLOW MEANDERING WHILE ALSO ALLOWING A
DIRECT PATH OF TRAVEL, IF DESIRED. THE ANGULAR WALK WILL ALLOW ACCESS TO THE
PARKED CARS AND PROVIDE LANDSCAPE AT THE STREETSCAPE EDGE. WALKS WILL BE
ACCENTED WITH PAVER BANDS TO ENHANCE THE PEDESTRIAN EXPERIENCE.
ELKS STREETSCAPE
•angular meandering walk
with paver or decorative
concrete bands
•lush natural tree placement
NOT A PART
NOT A PART
MID BLOCK CROSSINGPARALLEL PARKING ON BOTH
SIDES OF THE STREET WITH
PLANTING BULBOUTS
20 ‘- (2) LANE DRIVE
- 24’ CURB TO CURB (PLANTING BULBOUTS)
- 36’ CURB TO CURB (PARALLEL PARKING)
PARALLEL PARKING ON BOTH
SIDES OF THE STREET WITH
PLANTING BULBOUTS
20 ‘- (2) LANE DRIVE
- 24’ CURB TO CURB (PLANTING BULBOUTS)
- 36’ CURB TO CURB (PARALLEL PARKING)
EXHIBIT 13
1-122
STREETSCAPE DESIGN NARRATIVE:
STREETSCAPE:
THE DESIGN INTENT IS TO CREATE A STREETSCAPE WITH TREE CANOPIES THAT PULLS FROM
THE ZOO FLORA TO CREATE A SENSE OF COHESION AND NOT A SEPARATION AS YOUR ARRIVE
FROM FIRST STREET. IN AN EFFORT TO MITIGATE CAR SPEED AND PROVIDE A TREE LINED
STREETSCAPE, BULBOUTS IN THE CURBS ARE PROVIDED THE FULL LENGTH OF ELK LANE.
CROSS GUTTERS ON BOTH SIDES OF THE STREET HAVE BEEN PROVIDED TO DELINEATED THE
DRIVE AISLE. PARALLEL PARKING WILL BE PROVIDED BETWEEN TREE BULBOUTS.
SIDEWALK:
AN ANGULAR WALK DESIGN WHICH WILL ALLOW MEANDERING WHILE ALSO ALLOWING A
DIRECT PATH OF TRAVEL, IF DESIRED. THE ANGULAR WALK WILL ALLOW ACCESS TO THE
PARKED CARS AND PROVIDE LANDSCAPE AT THE STREETSCAPE EDGE. WALKS WILL BE
ACCENTED WITH PAVER BANDS TO ENHANCE THE PEDESTRIAN EXPERIENCE.
5’0’10’20’
TCA # 2016-070
REVISED ENTITLEMENT
SUBMITTAL #3
JUNE 25, 2018
L-6.0A80’40’20’ELK LANE STREETSCAPE
with EXISTING OVERLAYSANTA ANA, CA
WERMERS
PROPERTIESWFIRST STREETMATCHLINE - SEE ABOVEELK LANE STREETSCAPE
CROSS GUTTER TO
DELINEATE DRIVE AISLE
- BOTH SIDES
EXISTING CURB
11’ SHARED PEDESTRIAN
/ BIKE PATH
11’ SHARED PEDESTRIAN / BIKE PATH MATCHLINE - SEE BELOWELKS STREETSCAPE
• angular meandering walk
with paver or decorative
concrete bands
• lush natural tree placement
ELK LANE
ELK LANE
INSPIRATIONAL IMAGERY
SIDEWALK CONCEPT SIDEWALK CONCEPT STREETSCAPE CONCEPT IRREGULAR PLANTING BULBOUTS EXAMPLE
ZOO ACCESS GATE ZOO ACCESS GATE
NOT A PART
NOT A PART
MID BLOCK CROSSINGPARALLEL PARKING ON BOTH
SIDES OF THE STREET WITH
PLANTING BULBOUTS
20 ‘- (2) LANE DRIVE
- 24’ CURB TO CURB (PLANTING BULBOUTS)
- 36’ CURB TO CURB (PARALLEL PARKING)
PARALLEL PARKING ON BOTH
SIDES OF THE STREET WITH
PLANTING BULBOUTS
20 ‘- (2) LANE DRIVE
- 24’ CURB TO CURB (PLANTING BULBOUTS)
- 36’ CURB TO CURB (PARALLEL PARKING)
EXISTING CURB
EXISTING CURB
1-123
0’
TCA # 2016-070
REVISED ENTITLEMENT
SUBMITTAL #3
JUNE 25, 2018
10’20’40’L-6.10’ELK LANE STREETSCAPE ENLARGEMENT
SANTA ANA, CA
WERMERS
PROPERTIESW
ELK LANE
FIRST STREETPOST
LOFT UNITS
LOBBY
ENTRY PLAZA
• art
• enhanced paving
• raised metal planter
• accent trees
PRENTICE PARK GATEWAY
MONUMENTS
ELKS STREETSCAPE
• angular meandering walk
with paver or decorative
concrete bands
• lush natural tree placement
PRIVATE PATIOS AT LOFT UNITS (TYPICAL)
• raised decks with irregular edges
• patio trees
• cable rail fence
• direct access
EXISTING ZOO SIGNAGE PRENTICE PARK GATEWAY
MONUMENTS
11’ SHARED PEDESTRIAN
/ BIKE PATH
EXISTING FENCE
NOT A PART
PARALLEL PARKING ON BOTH
SIDES OF THE STREET WITH
PLANTING BULBOUTS
20 ‘- (2) LANE DRIVE
- 24’ CURB TO CURB (PLANTING BULBOUTS)
- 36’ CURB TO CURB (PARALLEL PARKING)
1-124
5’0’10’20’
TCA # 2016-070
REVISED ENTITLEMENT
SUBMITTAL #3
JUNE 25, 2018
L-6.2STREETSCAPE CUTSHEETS
SANTA ANA, CA
WERMERS
PROPERTIESW
SIDEWALK BANDS
OPTION 1: PAVERS
ACKERSTONE -4 X 24 -
GRAPHITE - RUNNING BOND
OPTION 2: CONCRETE
DARK GRAY WITH MEDIUM RELEASE
SIDEWALK CONCRETE
NATURAL GREY WITH MEDIUM RELEASE FINISH
STREET TREE
CEIBA SPECIOSA
BACKGROUND TREE
JACARANDA MIMOSIFOLIA
STREET TREE
EUCALYPTUS CITRIODORA
BACKGROUND TREE
EUCALYPTUS FICIFOLIA
BACKGROUND TREE
MAGNOLIA G. ‘ST MARY’
BACKGROUND TREE
QUERCUS VIRGINIANA
BACKGROUND TREE
TIPUANU TIPU
BACKGROUND TREE
TRISTANIA CONFERTA
STREET LIGHTING / TREE SETBACKS:
IN ORDER TO CREATE A LUSH STREETSCAPE, THE FOLLOWING UPRIGHT TREES TO
BE PLACED 10’- 20’ FROM STREETS LIGHTS (DEVIATION FROM CITY STD 1124B):
CEIBA SPECIOSA
EUCALYPTUS CITRIODORA
THE REMAINING TREES LISTED TO BE LOCATED PER CITY STD. 1124B
POLE LIGHTS
OPTION 1: VEHICULAR (HIGH)
AND PEDESTRIAN (LOW)
LANDSCAPE FORMS RAMA or APPROVED EQUAL -
COLOR: STROMCLOUD
OPTION 2:
DOUBLE KING POLE LIGHT
CITY OF SANTA ANA STANDARD
1-125
1-126
1-127
EXHIBIT 14
The Metro East Mixed Use (MEMU) Overlay Zone Subsequent Environmental Impact Report (SEIR) and technical appendices may be accessed at:
Santa Ana City Hall Planning Counter, First Floor
20 Civic Center Plaza
Santa Ana, CA 92701
or
Santa Ana Main Library 26 Civic Center Plaza
Santa Ana, CA 92701
or
http://santa-ana.org/pba/planning/MetroEastMixed-UseOverlayZoneExpansion.asp
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