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HomeMy WebLinkAbout8 - ZOA19-03_CITYWIDE This page left blank intentionally. EXHIBIT 1 Reso. 2019-xx Page 1 LS 5.13.19 RESOLUTION NO. 2019-xx A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF SANTA ANA ADOPT AN ORDINANCE AMENDING SECTIONS 41-2010, 41-2011, 41-2012, 41- 2013, 41-2014, 41-2015, 41-2022, 41-2023, AND 41-2024 OF THE SANTA ANA MUNICIPAL CODE IN THE TRANSIT ZONING CODE/SPECIFIC DEVELOPMENT (SD) NO. 84 ZONING DISTRICT TO MODIFY HEIGHT, MASSING, OPEN SPACE LOCATION, DRIVEWAY STANDARDS, LOT DIMENSIONS AND AMENDING VARIOUS OPTIONS TO SATISFY REQUIRED PARKING IN THE URBAN CENTER DISTRICT Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Various sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) have been revised periodically over the last several years to respond to changes in development, to adopt new permitting procedures, and to comply with changes to State and Federal laws. In a continuing effort to establish high-quality development standards and to create a user-friendly environment for residents and the business community within the City, the Planning Division is proposing revisions to various sections of Chapter 41 (Zoning) of the SAMC specifically found in the Transit Zoning Code (Specific Development No. 84). B. After a thorough analysis of the current code requirements in the City, staff identified several sections of the code for amendments necessary to ensure clear, uniform, and legally consistent regulations that are practical for the City and developers to implement through high-quality and safe building designs. The proposed amendments will enable the City to implement a regulatory framework that protects the health, safety and welfare of the City and limits undue strain on homeowners, business operators and developers. C. On May 13, 2019, the Planning Commission held a duly noticed public hearing and voted to recommend that the City Council adopt Zoning Ordinance Amendment No. 2019-03. Section 2. The proposed ordinance has been reviewed with respect to applicability of the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.). The project is exempt from CEQA as it can be seen with certainty that there is no impact on the Reso. 2019-xx Page 2 environment [Section 15061(b) (3)] and a Notice of Exemption will be filed upon adoption of this ordinance. Section 3. The Planning Commission recommends that City Council adopt an ordinance amending Sections 41-2010, 41-2011, 41-2012, 41-2013, 41-2014, 41-2015, 41-2022, 41-2023, and 41-2024 of the Santa Ana Municipal Code in the Transit Zoning Code/Specific Development (SD) No. 84 zoning district, attached hereto as Exhibit A and incorporated by reference as though fully set forth herein. Section 4. The Chairperson shall sign this Resolution and the Planning Commission Recording Secretary shall attest and certify to the adoption thereof. PASSED, APPROVED, AND ADOPTED this 13th day of May, 2019. AYES: Commissioners: NOES: Commissioners: ABSTAIN: Commissioners: NOT PRESENT: Commissioners: _______________________ Mark McLoughlin Chairperson 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. 2019-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on _______________, 2019. Date: ________________ ____________________________________ Recording Secretary City of Santa Ana ATTACHMENT A OF EXHIBIT 1 Ord. NS 2019-XXXX Page 1 LS 5.13.19 ORDINANCE NO. NS-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING SECTIONS 41-2010, 41-2011, 41-2012, 41-2013, 41-2014, 41-2015, 41-2022, 41-2023, AND 41-2024 OF THE SANTA ANA MUNICIPAL CODE IN THE TRANSIT ZONING CODE/SPECIFIC DEVELOPMENT (SD) NO. 84 ZONING DISTRICT TO MODIFY HEIGHT, MASSING, OPEN SPACE LOCATION, DRIVEWAY STANDARDS, LOT DIMENSIONS AND AMENDING VARIOUS OPTIONS TO SATISFY REQUIRED PARKING THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Various sections of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) have been revised periodically over the last several years to respond to changes in development, to adopt new permitting procedures, and to comply with changes to State and Federal laws. In a continuing effort to establish high-quality development standards and to create a user-friendly environment for residents and the business community within the City, the Planning Division is proposing revisions to various sections of Chapter 41 (Zoning) of the SAMC specifically found in the Transit Zoning Code (Specific Development No. 84). B. After a thorough analysis of the current code requirements in the City, staff identified several sections of the code for amendments necessary to ensure clear, uniform, and legally consistent regulations that are practical for the City and developers to implement through high-quality and safe building designs. The proposed amendments will enable the City to implement a regulatory framework that protects the health, safety and welfare of the City and limits undue strain on homeowners, business operators and developers. C. On May 13, 2019, the Planning Commission held a duly noticed public hearing and voted to recommend that the City Council adopt Zoning Ordinance Amendment No. 2019-3. D. The City Council, on June 4, 2019, held a duly noticed public hearing on this zoning ordinance and amendments, and has considered all testimony presented thereto. Ord. NS 2019-XXXX Page 2 Section 2. The proposed ordinance has been reviewed with respect to applicability of the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.). The project is exempt from CEQA as it can be seen with certainty that there is no impact on the environment [Section 15061(b) (3)] and a Notice of Exemption will be filed upon adoption of this ordinance. Section 3. Sections 41-2010, 41-2011, 41-2012, 41-2013, 41-2014, 41-2015, 41-2022, 41-2023, and 41-2024 of the Santa Ana Municipal Code in the Transit Zoning Code/Specific Development (SD) No. 84 zoning district are hereby amended and attached hereto as Exhibit A and incorporated by reference as though fully set forth herein. Section 4. If any section, subsection, sentence, clause, phrase or portion of this ordinance for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Santa Ana hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause phrase or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. ADOPTED this ______ day of ______________, 2019. _______________________ Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By:________________________ Lisa Storck Assistant City Attorney Ord. NS 2019-XXXX Page 3 AYES: Councilmembers __________________________________ NOES: Councilmembers __________________________________ ABSTAIN: Councilmembers __________________________________ NOT PRESENT: Councilmembers __________________________________ CERTIFICATE OF ATTESTATION AND ORIGINALITY I, NORMA MITRE, Acting Clerk of the Council, do hereby attest to and certify that the attached Ordinance No. NS-XXXX to be the original ordinance adopted by the City Council of the City of Santa Ana on _______________, 2019, and that said ordinance was published in accordance with the Charter of the City of Santa Ana. Date: ________________ ____________________________________ Acting Clerk of the Council City of Santa Ana TRANSIT ZONING CODE 3:1 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Division 3. Building and Parking Placement, Building Height and Profile, Encroachments, and Parking Summary A. Requirements 1. Purpose. This Division identifies the standards and requirements for new build- ings, or buildings to be modified, for each zone within the Code area to ensure that proposed development is consistent with the City's goals for building form, character, and quality within the Code area. The zones are organized by inten- sity from the most intense (TV) to the least intense (UN-1). Unless stated other- wise, all requirements are expressed as 'minimums' and may be exceeded (e.g., 2 parking spaces required and 3 provided) in compliance with all applicable provisions of this code and Chapter 41. 2. Applicability. Each proposed improvement and building shall be designed in compliance with the standards of this Division for the applicable zone, except for public and institutional buildings, which because of their unique disposition and application are not required to comply with these requirements and are reviewed by a special permit and procedures. 3. Requirements by zone. Each proposed building shall be designed according to the urban standards identified per the zone in which the property is located. B. Summary of Zones At right, in Table 3A, are the six zones (see Note below) organized in descend- ing order according to their role and intensity within the Code area and as they appear in this Chapter: • Transit Village (TV) • Downtown (DT) • Urban Center (UC) • Corridor (CDR) • Urban Neighborhood 2 (UN-2) • Urban Neighborhood 1 (UN-1) Note: the Government Center District and Open Space Zones are identified in this Code but regulated by the Santa Ana Municipal Code. 3.4 Downtown (DT)3.3 Transit Village (TV) Intent and Character of TV Zone Intent and Character of DT Zone Building Setbacks in feet Front yard 0-10 [1] Side Street 0-10 [1] Side yard 0 Rear yard 15 Alley rear yard 3 [1] Grand Ave - Min 15', From current R.O.W Building Setbacks in feet Front yard 0 Side Street 0-10 Side yard 0 Rear yard 15 Alley rear yard 3 Table 3A: ZONE SUMMARY OF STANDARDS Parking per DU or Sq Ft DU / Sq Ft + Guest Residential 2 0.15 Live-Work 2 - Non-Residential 1/400 - In-Lieu Fee Option [b] yes yes Parking per DU or Sq Ft DU / Sq Ft + Guest Residential 2 0.15 Live-Work 2 - Non-Residential 1/400 - In-Lieu Fee Option [b] yes yes : Urban Standards by Zones Key to Table 3A Light shaded text means 'not permitted' in the zone. ' - ' means not applicable in the zone. [a] Max Stories for all zones refer to the total number of stories permitted per Zone. The massing for all buildings are subject to size and massing standards, as described in Building Type Standards for each building type (Section 41-2020), as indicated in the example table below. ALLOWED MASSING BY STORY Ratio of Each Story in % of ground floor STORY 1 2 3 4 5 6 7 8 % 100 100 75 50 35 10 N/A [b] May be satisfied through In-Lieu Fee and/or Park-Once Program, if established Notes continued on next page Frontage Types Allowed (see Chapter 4.2 for standards) Arcade Y Gallery Y Shopfront Y Forecourt Y Stoop - Frontyard & Porch - Frontage Types Allowed (see Chapter 4.2 for standards) Arcade Y Gallery Y Shopfront Y Forecourt Y Stoop Y Frontyard & Porch - Building Types Max Stories [a] (see Chapter 4.1 for standards) Tower-on-Podium 25 Flex Block 5 Lined Block 5 Stacked Dwellings 6 Hybrid Court - Courtyard Housing 5 Live-Work 3 Rowhouse - Tuck-Under 3 Bungalow Court - Duplex/Triplex/ Quadplex - House - Building Types Max Stories [a] (see Chapter 4.1 for standards) Tower-on-Podium - Flex Block 10 Lined Block 5 10 Stacked Dwellings 6 Hybrid Court - Courtyard Housing 5 Live-Work 3 Rowhouse - Tuck-Under 3 Bungalow Court - Duplex/Triplex/ Quadplex - House - 3:2 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California 3.7 Urban Neighborhood 2 (UN-2)3.8 Urban Neighborhood 1 (UN-1)3.5 Urban Center (UC)3.6 Corridor (CDR) Intent and Character of UC Zone Intent and Character of CDR Zone Intent and Character of UN2 Zone Intent and Character of UN1 Zone Building Setbacks in feet Front yard 20 Side Street 10 Side yard 5 [1] Rear yard 20 Alley rear yard 3 Building Setbacks in feet Front yard 5-15 [1] Side Street 0-10 [1] Side yard 0 Rear yard 15 Alley rear yard 3 [1] Grand Ave - Min 25' from current R.O.W. Building Setbacks in feet Front yard 10 [1] Side Street 10 Side yard 1 story 5 2 story 5 3 story 8 4 story 12 Rear yard 15 Alley rear yard 3 Building Setbacks in feet Front yard 0 Side Street 0-10 Side yard 0 Rear yard 15 Alley rear yard 3 Parking per DU or Sq Ft DU / Sq Ft + Guest Residential 2 0.15 Live-Work 2 0.15 Non-Residential 1/300 - In-Lieu Fee Option [b] no yes no yes Parking per DU or Sq Ft DU / Sq Ft + Guest Residential 2 0.25 Live-Work 2 0.25 Non-Residential 1/200 - In-Lieu Fee Option [b] no no Parking per DU or Sq Ft DU / Sq Ft + Guest Residential 2 0.25 Live-Work 2 0.25 Non-Residential 1/300 - In-Lieu Fee Option [b] no no Parking per DU or Sq Ft DU / Sq Ft + Guest Residential 2 0.25 Live-Work 2 0.25 Non-Residential >750 sf: 1 - 750-1200 sf: 1 - >1200 sf: 1 per 300 s.f - In-Lieu Fee Option [b] no no [1] Grand Ave: Min 25' from current R.O.W. [1] Or varies Urban Standards by Zone, cont'd Notes: The above table is a summary of the requirements by zone. Refer to the following chapters of this code for the full requirements per building type. The zones are arranged on a continuum of intensity with the most intense at left and the least intense at right. Each zone is aimed at generating or maintaining a distinct character through the alloca- tion of appropriate building and frontage types and the placement of those types on parcels. Frontage Types Allowed (see Chapter 4.2 for standards) Arcade - Gallery - Shopfront - Forecourt - Stoop Y Frontyard & Porch Y Frontage Types Allowed (see Chapter 4.2 for standards) Arcade - Gallery Y Shopfront Y Forecourt Y Stoop - Frontage Types Allowed (see Chapter 4.2 for standards) Arcade - Gallery - Shopfront Y Forecourt Y Stoop Y Frontyard & Porch Y Frontage Types Allowed (see Chapter 4.2 for standards) Arcade - Gallery - Shopfront Y Forecourt Y Stoop Y Frontyard & Porch Y Building Types Max Stories [a] (see Chapter 4.1 for standards) Tower-on-Podium - Flex Block - Lined Block - Stacked Dwellings - Hybrid Court - Courtyard Housing - Live-Work 2 Rowhouse - Tuck-Under - Bungalow Court 2 Duplex/Triplex 2 House 2 Building Types Max Stories [a] (see Chapter 4.1 for standards) Tower-on-Podium - Flex Block 3 Lined Block - Stacked Dwellings - Hybrid Court - Courtyard Housing - Live-Work 3 Rowhouse - Tuck-Under - Bungalow Court - Duplex/Triplex/ Quadplex - House - Building Types Max Stories [a] (see Chapter 4.1 for standards) Tower-on-Podium - Flex Block - Lined Block - Stacked Dwellings - Hybrid Court 5[1] Courtyard Housing 4 Live-Work 3 Rowhouse 3 Tuck-Under 3 Bungalow Court 2 Duplex/Triplex/ Quadplex 3 House 2 [[1] see Regulating Plan for allowed location Building Types Max Stories [a] (see Chapter 4.1 for standards) Tower-on-Podium - Flex Block 5 Lined Block 5 Stacked Dwellings 5 Hybrid Court - Courtyard Housing 5 Live-Work 3 Rowhouse - Tuck-Under 3 Bungalow Court - Duplex/Triplex/ Quadplex - House - TRANSIT ZONING CODE 3:3 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California (a) Permitted buiding types and mini- mum and maximum height. Table TV-1, entitled Building Types and Mimimum and Maximum Height identifies the approved building types and the minimum and maximum height that is permitted for each building type within the TV zone subject to compliance with all applicable standards. Table TV-1. Building Types and Minimum and Maximum Height Building Types Min Stories Max Stories Tower-on-Podium 3 25 Flex Block 3 5 Lined Block 3 5 Stacked Dwellings 3 6 Hybrid Court not allowed not allowed Courtyard Housing 3 5 Live-Work 3 3 Rowhouse not allowed not allowed Tuck-Under Housing 3 3 Bungalow Court not allowed not allowed Duplex/Triplex/ Quadplex not allowed not allowed House not allowed not allowed Use-Type Parking Guest Parking In-Lieu [a] Residential [b]2 / unit min 0.15 / unit guest only Live-Work 2 / unit min -- Non-Residential 1 / 400 sq ft -yes Type Min Width Max Width 1-way 8'12' 2-way 20'25' [a] Parking not permitted not permitted (d) Parking. (1) Driveway Standards. Table TV-4 identifies the minimum and maximum width of driveways and permitted parking on driveways. (2) Off-street parking standards a. Table TV-5 identifies the minimum off-street parking spaces that shall be provided. All frac- tions shall be rounded up to the next whole number. Table TV-5- Off-Street Parking Standards. Setback Above Grade Subterranean (2a) Front yard Min. 40% design lot depth 0' min. (2b) Street side 10' min.0' min. (2c) Side yard 0' min.0' min. (2d) Rear yard 10' min.3' min. (2e) Alley yard 3' min.3' min.FrontStreet Side Alley where occurs2b 2c 2e 2d c. Parking setback standards. Table TV-6 identifies the minimum setback standards for the off-street parking. The setbacks shall apply to all stories of a building. Table TV-6- Parking Setback Standards. Table TV-2 identifies the minimum setbacks required and, where noted, maximum setbacks permitted. The setbacks shall apply to all stories of a building. Table TV-2- Building Setback Standards. [a] In situations where the existing sidewalk is 10 feet or less in width, at the discretion of the City of Santa Ana, a setback greater than iden- tified in the above table may be required to effectively result in a 10 foot wide sidewalk. [b] Setback at Grand Ave. is 15' minimum - 25' maximum measured from the right-of-way as it exists in 12/31/2009. (b) Building Setbacks. Setback Min.Max. (1a)Front yard 0' [a] [b]10' (1b)Street Side 0' [a] [b]10' (1c)Sideyard 0'Not applicable (1d)Rear yard 15'Not applicable 1a 1b 1e 1e 1d 1c FrontStreet Side Alley where occurssee encroachments see encroachments The ground floor fronting a street or other right- of-way (not including alleys) shall comply with the standards for the applicable frontage type, Sections 41-2033 thorugh 41-2039 and the Table TV-3 enti- tled Permitted Frontage Types. Table TV-3- Permitted Frontage Types Frontage Types Permitted % of frontage Arcade min. 50 Gallery min. 50 Shopfront min. 75 Forecourt Max. 50; remainder of frontage per permit- ted types (c) Frontage Requirements. (e) Encroachments. (1) Outdoor dining Such encroachments per approval of PBA (Planning & Building Agency) and PWA Directors, separate permit and agreement per SAMC. (2) Encroachments. Awnings, Signage, Balconies, Bay windows and Frontage Types may encroach into the required setback subject to the standards indentified in Table TV-7, entitled Encroachments. Table TV-7 Encroachments [1] Eave permitted to 3' of property line Encroachment Vertical Horizontal (2a)except awnings, and gal- lery and arcade frontage types min 8' clear max 18" (2b)except awnings, and gal- lery and arcade frontage types min 12' clear max 24" (2c)awnings, and gallery and arcade frontage types min 10'clear within 2' of curb Side yard N/A 0' Rear yard to eave [1] 5' a Min 2' clear of curbCURB Allowable Encroachment per table below R.O.W.Property Line Setback Line 2a,b 2b2a,b 2c 2c2c a R.O.W.Property Line Setback LinePer Table TV-1 Per Table TV-3 if parcel has side street frontage Frontage height and other re- quirements per Section 41-2033 [a] May be satisfied through In-Lieu Fee and and/or Park-Once Program for TV District, if established. [b] Permanent Special Need Housing including senior housing, will be parked at 1 space per unit minimum. Parking Permitted Section 41-2010. Transit Village (TV) b. Vehicular access to the off-street parking is per- mitted only from an alley or side street when present. Vehicular access to the off-street park- ing may be taken from primary street only when an alley or side street is not present. Urban Standards - Zone Requirements [a] Except as modified to meet fire and trash service requirements. 3:4 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Urban Standards - Zone Requirements, cont'd (a) Permitted building types and minimum and maximum height Table DT-1, entitled Building Types and Mimimum and Maximum Height identifies the approved building types and the minimum and maximum height that is permitted for each building type within the DT zone subject to compliance with all applicable standards, including Table DT-3 entitled Building Height. Table DT-1. Building Types and Minimum and Maximum Height. Building Types Min Stories Max Stories Flex Block 2 10 Lined Block 2 5 10 Stacked Dwellings 2 6 Hybrid Court not allowed not allowed Courtyard Housing 2 5 Live-Work 2 3 Rowhouse not allowed not allowed Tuck-Under Housing 2 3 Bungalow Court not allowed not allowed Duplex/Triplex/Quad- plex not allowed not allowed House not allowed not allowed b. The parking requirements found in Table DT-6 shall apply only to new buildings, additional building area on existing buildings or con- version of existing building area to a new use. Conversion of building area of an historically designated building to a new use, where the building envelope is not increased in size shall have no parking requirement until such time as the City determines that 95 percent capacity on the five existing City controlled parking struc- tures in the downtown has been reached. Use-Type Parking Guest Pkg.In-Lieu [a] Residential [b]2 / unit min 0.15 / unit guest only Live-Work 2 / unit min -- Non-Residential 1 / 400 sq ft -yes Type Min. Width Max. Width 1-way 8'12' 2-way 20'25' [a] Parking not permitted not permitted Setback Above Grade Subterranean (2a) Front yard min 40% lot depth 0' min (2b) Street side 10' min 0' min (2c) Side yard 0' min 0' min (2d) Rear yard 10' min 3' min (2e) Alley yard 3' min 3' min c. Vehicular access to the off-street parking is per- mitted only from an alley or side street when present. Vehicular access to the off-street park- ing may be taken from primary street only when an alley or side street is not present. d. Parking Setback Standards - Table DT-7, entitled Parking Setback Standards identifies the mini- mum setback standards for the off-street parking. Table DT-7. Parking Setback Standards 2c 2b 2a 2e 2d FrontStreet Side Alley where occurs Table DT-2 identifies the minimum setbacks required and, where noted, maximum setbacks permitted. The setbacks shall apply to all stories of a building. Table DT-2. Building Setback Standards [a] In situations where the existing sidewalk is 10 feet or less in width, at the discretion of the City of Santa Ana, a setback greater than identified in the above table may be required to effectively result in a 10 foot wide sidewalk. (b) Building Setbacks. Setback Min.Max. (1a)Front yard 0' [a]0' (1b)Street Side 0' [a]10' (1c)Side yard 0'No requirement (1d)Rear yard 15'No requirement (1e)Alley yard 3'No requirement 1a 1b 1c 1e 1e 1d FrontStreet Side Alley where occurssee encroachments see encroachments (e) Encroachments (1) Outdoor dining - Such encroachments per approval of PBA and PWA Directors, separate permit and agreement. (2) Encroachments. Awnings, Signage, Balconies, Bay windows and Frontage Types may encroach into the required setback subject to the standards indentified in Table DT-8, entitled Encroachments. Table DT-8 Encroachments Encroachment Vertical Horizontal (2a)except awnings, and gal- lery, and arcade frontage types min 8' clear max 18" (2b)except awnings, and gal- lery, and arcade frontage types min 12' clear max 24" (2c)awnings, and gallery, and arcade frontage types min 10'clear within 2' of curb Side yard N/A 0' Rear yard to eave [1] 5' [1] Eave allowed to 3' of property line. a Allowable Encroachment per table below R.O.W.Property Line Min 2' clear of curbCURB Setback Line 2b 2c 2c 2a,b (c) Building Height and Frontage Require- ments. (1) Building Height Table DT-3 entitled Building Height identifies the maximum building height permitted based upon the lot width and as per- mitted by individual building Type Building Height (stories) Lot Width Max. < 50 ft 3 stories 51 to 125ft 4 stories 125 to 175 ft 6 stories (2)The ground floor fronting a street or other right-of- way (not including alleys) shall comply with the frontage requirements per Section 41-2039 and per the Table DT-4, entitled Frontage Requirements. Types Permitted % of frontage Arcade Min. 50 Gallery Min. 50 Shopfront Min. 75 Forecourt Max. 50; remain- der of frontage per permitted types a R.O.W.Property Line Setback Line1 2 if parcel has side street frontage Frontage height and other require- ments per Section 4.2 [a] May be satisfied through In-Lieu Fee and and/or Park-Once Program for Downtown District, if estab- lished. [b] Permanent Special Need Housing including senior housing, will be parked at 1 space per unit minimum. (d) Parking. ((1) Driveway Standards. Table DT-5 identifies the minimum and maximum width of driveways and permitted parking on driveways. Table DT-5 Driveway Standards Parking Permitted Section 41-2011. Downtown Zone (DT) [1] 100 ft setback from all R.O.W. required for stories 7-10. Table DT-4. Frontage Types Table DT-3. Building Height (2) Off-street parking standards a. Table DT-6 identifies the minimum off-street parking spaces that shall be provided. All frac- tions shall be rounded up to the next whole num- ber. Table DT-6. Off-Street Parking Standards. [a] Except as modified to meet fire and trash service requirements. TRANSIT ZONING CODE 3:5 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Building Types Min Stories Max Stories Tower-on-Podium not allowed not allowed Flex Block 2 5 Lined Block 2 5 Stacked Dwellings 2 5 Hybrid Court not allowed not allowed Courtyard Housing 2 5 Live-Work 2 3 Rowhouse not allowed not allowed Tuck-Under Housing 2 3 Bungalow Court not allowed not allowed Duplex/Triplex/ Quadplex not allowed not allowed (a) Permitted building types and minimum and maximum height Table UC-1, entitled Building Types and Mimimum and Maximum Height identifies the approved building types and the minimum and maximum height that is permitted for each building type within the UC zone subject to compliance with all applicable standards. Table UC-1. Building Types and Minimum and Maximum Height. 2b 2c 2a FrontStreet Side Alley where occurs2e 2d Setback Above Grade Subterranean (2a) Front yard min 50% lot depth 5' min (2b) Street side 5' min 5' min (2c) Side yard 5' min 5' min (2d) Rear yard 5' min 5' min (2e) Alley yard 3' min 3' min c. d. Parking setback standards. Table UC-6 identi- fies the minimum setback standards for the off-street parking. Table UC-6. Parking Setback Standards. (2) Off-street parking standards a. Table UC-5 identifies the minimum off-street parking spaces that shall be provided. All frac- tions shall be rounded up to the next whole number. Table UC-5. Off-Street Parking Standards. Type Min Width Max Width 1-way 8'12' 2-way 20'25' [a] Parking not permitted not permitted (d) Parking. (1) Driveway Standards. Table UC-4 identifies the minimum and maximum width of driveways and permitted parking on driveways. Table UC-4. Driveway Standards Table UC-2, entitled Building Setback Standards identifies the minimum setbacks required and, where noted, maximum setbacks permitted. The setbacks shall apply to all stories of a building. Table UC-2. Building Setback Standards. [a] In situations where the existing sidewalk is 10 feet or less in width, at the discretion of the City of Santa Ana, a setback greater than iden- tified in the above table may be required to effectively result in a 10 foot wide sidewalk. Setback Min.Max. (1a)Front yard 0' [a]0' (1b)Street Side 0' [a]10' (1c)Side yard 0'No reqmt (1d)Rear yard 15'No reqmt (b) Building Setbacks. (1) Outdoor dining - Such encroachments per approval of PBA and PWA Directors, separate permit and agreement. (2) Encroachments. Awnings, Signage, Balconies, Bay windows and Frontage Types may encroach into the required setback subject to the standards indentified in Table UC-7, entitled Encroachments. Table UC-7. Encroachments Encroachment Vertical Horizontal (2a)except awnings min 8' clear max 18" (2b)except awnings min 12' clear max 24" (2c)awnings min 10'clear within 2' of curb Side yard N/A 0' Rear yard to eave [1]5' Alley yard to eave [1]3' [1] Eave allowed to 3' of property line. (e) Encroachments a Allowable Encroachment per table below R.O.W.Property Line Min 2' clear of curbCURB Setback Line 2b 2c 2c 2a,b Frontage Types Permitted % of frontage Shopfront min 65 Forecourt max 50; remainder of frontage per allowed types Stoop max 50 Frontyard/Porch max 100 (c) Frontage Requirements. a R.O.W.Property Line Setback Line1a 2a if parcel has side street frontage Frontage height and other require- ments per Section 4.2 : Urban Standards - Zone Requirements 1a 1b 1c 1e 1e 1d FrontStreet Side Alley where occurssee encroachments see encroachments Parking Permitted Section 41-2012. Urban Center (UC) b. The parking requirements found in Table UC-5 shall apply only to new buildings, additional building area on existing buildings or con- version of existing building area to a new use. Conversion of building area of an historically designated building to a new use, where the building envelope is not increased in size shall have no parking requirement until such time as the City determines that 95 percent capacity on the five existing City controlled parking struc- tures in the downtown has been reached. c. Vehicular access to the off-street parking is per mitted only from an alley or side street when present. Vehicular access to the off-street park ing may be taken from primary street only when an alley or side street is not present. The ground floor fronting a street or other right-of-way (not including alleys) shall comply with the standards for the applicable frontage type, Sections 41-2033 thorugh 41-2039 and the Table UC-3 entitled Permitted Frontage Types. Table UC-3. Permitted Frontage Types Use-Type Parking Guest Pkg.In-Lieu [a] Residential [a] [b] 2 / unit min 0.15 / unit guest only Live-Work 2 / unit min 0.15 / unit - Non-Residential 1 / 300 sq ft -yes [a] May be satisfied through In-Lieu Fee and/or Park- Once Program for Urban Center District, if estab- lished. [a][b] Permanent Special Need Housing including senior housing, will be parked at 1 space per unit minimum. [a] Except as modified to meet fire and trash service requirements. 3:6 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Urban Standards - Zone Requirements, cont'd (a) Permitted building types and maximum height Table CDR-1, entitled Building Types and Maximum Height identifies the approved build- ing types and the maximum height that is per- mitted for each building type within the CDR zone subject to compliance with all applicable standards. Table CDR-1. Building Types and Maximum Height. Building Types Max Stories in CDR Tower-on-Podium not allowed Flex Block 3 Lined Block not allowed Stacked Dwellings not allowed Hybrid Court not allowed Courtyard Housing not allowed Live-Work 3 Rowhouse not allowed Tuck-Under Housing not allowed Bungalow Court not allowed Duplex/Triplex/Quad- plex not allowed House not allowed (d) Parking. (1) Driveway Standards. Table CDR-4 identifies the minimum and maximum width of driveways and permitted parking on driveways. Table CDR-4. Driveway Standards (2) Off-street parking standards Table CDR-5, entitled Off-Street Parking Standards identifies the minimum off-street park- ing spaces that shall be provided. All fractions in the parking calculations shall be rounded up to the next whole number. Table CDR-5. Off-Street Parking Standards. Use-Type Parking Guest Pkg Residential [a]2 / unit min 0.25 / unit Live-Work 2 / unit min 0.25 / unit Non-Residential 1 / 200 sq ft - Type Min width Max width 1-way 8'12' 2-way 20'25' [a] Parking not permitted not permitted Setback Above Grade (2 a1) Front yard 5' for 50% of lot width (2 a2) Front yard 20% of lot depth for 50% of lot width (2b) Street side 5' min (2c) Side yard 5' min (2d) Rear yard 5' min (2e) Alley yard 3' min (4) Parking Setback Standards. Table CDR-6, enti- tled Parking Setback Standards identifies the minimum setback standards for the off-street parking. Table CDR-6. Parking Setback Standards 2d 2c2a2 FrontStreet Side Alley where occurs2e 2b 2d Table CDR-2, entitled Building Setback Standards identifies the minimum setbacks required and, where noted, maximum setbacks permitted. The setbacks shall apply to all stories of a building. Table CDR-2. Building Setback Standards. [a] In situations where the existing sidewalk is 10 feet or less in width, at the discretion of the City of Santa Ana, a setback greater than iden- tified in the above table may be required to effectively result in a 10 foot wide sidewalk. [b] Setback at Grand Ave. is 20' min - 30' max mea- sured from R.O.W as it exists in 2009. [c] Setback at Grand Ave. is 15' min - 25' max mea- sured from R.O.W as it exists in 2009. (b) Building Setbacks. Setback Min.Max. (1a)Front yard 5' [a] [b]15' [b] (1b)Street side 5' [a] [c]10' [c] (1c)Side yard 0'Not applicable (1d)Rear yard 15'Not applicable (1e)Alley yard 3'Not applicableFrontStreet Side Alley where occurs1a 1b 1c 1e 1e 1d see encroachments see encroachments (e) Encroachments Encroach- ment Min Vertical Max Horizontal (2a)Front (2c) 8' clear 2' (2b)Side Street (2c) 10'2' (2c)Awnings min 10' clear 2' Side yard Not applicable 0' Rear yard to eave [1]5' Alley yard to eave [1]3' (1) Outdoor dining. Such encroachments per approval of PBA and PWA Directors, separate permit and agreement. (2) Encroachments. Awnings, Signage, Balconies, Bay windows and Frontage Types may encroach into the required setback subject to the stan- dards indentified in Table CDR-7, entitled Encroachments. Table CDR-7. Encroachments [1] Eave permitted to 3' of property line. Allowable Encroachment per table below Sidewalk R.O.W.Property Line Setback Line 2a,b 2a,b 2c 2c2c The ground floor fronting a street or other right- of-way (not including alleys) shall comply with the standards for the applicable frontage type, Sections 41-2033 thorugh 41-2039 and the Table CDR-3 entitled Permitted Frontage Types. Table CDR-3- Permitted Frontage Types Frontage Types Permitted % of frontage Gallery min 65 Forecourt max 50; remainder of frontage per allowed types Shopfront min 65 (c) Frontage Requirements. R.O.W.Property Line Setback Line Table CDR -1 Table CDR-3 if parcel has side street frontage Frontage height and other require- ments : Urban Standards - Zone Requirements Parking Permitted Section 41-2013 Corridor (CDR). [a] Permanent Special Need Housing including senior housing, will be parked at 1 space per unit min. (3) Vehicular Access. Vehicular access to the off- street parking is permitted only from an alley or side street when present. Vehicular access to the off-street may be taken from primary street only when an alley or side street is not present. 2c 1c 2 a1 [a] Except as modified to meet fire and trash service requirements. TRANSIT ZONING CODE 3:7 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Building Types Max Stories in UN2 Tower-on-Podium not allowed Flex Block not allowed Lined Block not allowed Stacked Dwellings not allowed Hybrid Court 5 [a] Courtyard Housing 4 Live-Work 3 Rowhouse 3 Tuck-Under Housing 3 Bungalow Court 2 Duplex/Triplex/Quad- plex 3 House 2 [a] See Regulating Plan for allowable location (a) Permitted building types and maximum height. Table UN2-1, entitled Building Types and Maximum Height identifies the approved building types and the maximum height that is permitted for each building type within the UN-2 zone subject to com- pliance with all applicable standards. Table UN2-1. Building Types and Maximum Height. Setback Above Grade Subterranean (2a) Front yard 50% lot depth 10' min (2b) Street side 10' min 10' min (2c) Side yard 5' min 5' min (2d) Rear yard 5' min 5' min (2e) Alley yard 3' min 3' min (4) Parking Setback Standards - Table UN2-6, entitled Parking Setback Standards identifies the minimum setback standards for the off- street parking. Table UN2-6. Parking Setback StandardsFrontStreet Side Alley where occurs2c 2b 2d 2a 2e (2) Off-street parking standards Table UN2-5, entitled Off-Street Parking Standards identifies the minimum off-street parking spaces that shall be provided. All fractions in the parking calculations shall be rounded up to the next whole number. Table UN2-5. Off-Street Parking Standards. Use-Type Parking Guest Pkg Residential [a]2 / unit min 0.25 / unit Live-Work 2 / unit min 0.15 / unit Non-Residential 1 / 300 sq ft - Type Min Width Max Width 1-way 8'12' or width of garage 2-way 20'25' [a] Parking [a] [b]permitted permitted [a] provided the vehicles on such driveway do not ob- struct access to parking spaces serving any other unit [a] Except as modified to meet fire and trash service requirements. [b] Provided the vehicles on such driveway do not ob- struct access to parking spaces serving any other unit. (d) Parking. (1) Driveway Standards. Table UN2-4 identifies the minimum and maximum width of driveways and permitted parking on driveways. Table UN2-4. Driveway Standards Table UN2-2, entitled Building Setback Standards identifies the minimum setbacks required and, where noted, maximum setbacks permitted. The setbacks shall apply to all stories of a building. Table UN2-2. Building Setback Standards. [a] In situations where the existing sidewalk is 10 feet or less in width, at the discretion of the City of Santa Ana, a setback greater than iden- tified in the above table may be required to effectively result in a 10 foot wide sidewalk. Setback Min.Other Min. (1a)Front yard 10' [a]25' min (Grand Ave 2009 r.o.w.) (1b)Street side 10' [a]Not applicable (1c)Side yard 5'-1/2 story 8'- 3 story; 12'-4+stories (1d)Rear yard 15'Not applicable (1e)Alley yard 3'Not applicable (b) Building Setbacks.FrontStreet Side Alley where occurs1a 1b 1c 1e 1e 1d 1a 1d see encroachments see encroachments 1. Outdoor dining - Such encroachments per approval of PBA and PWA Directors, separate permit and agreement. 2. Encroachments. Awnings, Signage, Balconies, Bay windows and Frontage Types may encroach into the required setback subject to the stan- dards indentified in Table UN2-7, entitled Encroachments. Table UN2-7. Encroachments Encroachment Vertical Horizontal (2a)except awnings min 8' clear max 18" (2b)except awnings min 12' clear max 24" (2c)awnings min 10'clear 2' Side yard N/A 0' Rear yard to eave [1]5' Alley rear yard to eave [1]3' [1] Eave allowed to 3' of property line. (e) Encroachments Frontage Types Permitted % of frontage Shopfront min 65 Forecourt max 50; remainder of frontage per allowed types Stoop max 50 Frontyard/Porch max 100 (c) Frontage Requirements. R.O.W.Property Line Setback Line Table UN2-1 Table UN2-3 if parcel has side street frontage Frontage height and other require- ments a Allowable Encroachment per table below R.O.W. Property Line Sidewalk Setback Line 2b 2c 2c Parking Permitted Section 41-2014. Urban Neighborhood 2 (UN-2) [a] Permanent Special Need Housing including senior housing, will be parked at 1 space per unit min. (3) Vehicular access to the off-street parking is permit- ted only from an alley or side street when present. Vehicular access to the off-street may be taken from primary street only when an alley or side street is not present. 1c 2c The ground floor fronting a street or other right-of-way (not including alleys) shall comply with the standards for the applicable frontage type, Sections 41-2033 thorugh 41-2039 and the Table UN2-3 entitled Permitted Frontage Types. Table UN2-3. Permitted Frontage Types Urban Standards - Zone Requirements TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84A & 84B City of Santa Ana, California Type Min Width Max Width 1-way 8'12' or width of garage 2-way 20'25' [a] Parking [a] [b]permitted permitted [a] provided the vehicles on such driveway do not ob- struct access to parking spaces serving any other unit [a] Except as modified to meet fire and trash service requirements. [b] Provided the vehicles on such driveway do not ob- struct access to parking spaces serving any other unit. TRANSIT ZONING CODE Urban Standards - Zone Requirements, cont'd (a) Permitted building types and maxi mum height Table UN1-1, entitled Building Types and Maximum Height identifies the approved build- ing types and the maximum height that is per- mitted for each building type within the UN1 zone subject to compliance with all applicable standards. Table UN1-1. Building Types and Maximum Height. Building Types Max Stories in UN1 Tower-on-Podium not allowed Flex Block not allowed Lined Block not allowed Stacked Dwellings not allowed Hybrid Court not allowed Courtyard Housing not allowed Live-Work 2 Rowhouse not allowed Tuck-Under Housing not allowed Bungalow Court 2 Duplex/Triplex/Quad- plex 2 House 2 Setback Above Grade (a) Front yard 20% lot depth (b) Street side 10' min (c) Side yard 0' min (d) Rear yard 0' min (e) Alley yard 3' min (4) Parking Setback Standards - Table UN1-6, enti- tled Parking Setback Standards identifies the minimum setback standards for the off-street parking. Table UN1-6. Parking Setback StandardsFrontStreet Side Alley where occurs2c 2b 2d 2a 2e (d) Parking. (1) Driveway Standards. Table UN1-4 identifies the minimum and maximum width of driveways and permitted parking on driveways. Table UN1-4. Driveway Standards (2) Off-street parking standards Table UN1-5, entitled Off-Street Parking stan- dards identifies the minimum off-street park ing spaces that shall be provided. All fractions in the parking calculations shall be rounded up to the next whole number. TableUN1-5. Off-Street Parking Standards. Use-Type Parking Guest Pkg Residential [a]2 / unit min 0.25 / unit Live-Work 2 / unit min 0.25 / unit Non-Residential: <750 sq ft 1 / unit min - Non-Residential: 751-1200 sq ft 2 / unit min - Non-Residential: 1201-1500 sq ft 2 + 0.5 / 500 s.f. - TableUN1-2, entitled Building Setback Standards identifies the minimum setbacks required. The set- backs shall apply to all stories of a building. Table UN1-2. Building Setback Standards. (b) Building Setbacks. Setback Min. (1a)Front yard 20' (1b)Street side 10' (1c)Side yard 5' (1d)Rear yard 20' (1e)Alley yard 3' 1d 1a 1c 1e FrontStreet Side Alley where occurssee encroachments see F2 (encroachments) (e) Encroachments Encroachment Horizontal Vertical (2a)Porch max 5'see 41- 2039 (2b)Bay window, balcony max 2'to eave [1] (2c)Side yard max 2'to eave [1] Rear yard 5'to eave [1] Alley rear yard 3'to eave [1] 1. Outdoor dining - Not permitted. 2. Encroachments. Awnings, Signage, Balconies, Bay windows and Frontage Types may encroach into the required setback subject to the standards indentified in Table UN1-7, entitled Encroachments. Table UN1-7. Encroachments [1] Eave allowed to 3' of property line. R.O.W. 2a,b Allowable Encroachment Property Line Setback Line 2a,b 2a,c (c) Frontage Requirements. Types Permitted % of frontage Stoop max 50 Frontyard/Porch max 100 R.O.W.Property Line Setback Line Frontage height and other requirements per Section 4.2 1a 2a if parcel has side street frontage 3.7 - Urban Neighborhood (UN1) Zone Parking Permitted Section 41-2015. Urban Neighborhood 1 (UN-1) [a] Permanent Special Need Housing including senior hous- ing, will be parked at 1 space per unit min. (3) Vehicular access to the off-street parking is per- mitted only from an alley or side street when present. Vehicular access to the off-street may be taken from primary street only when an alley or side street is not present. 2c 1b The ground floor fronting a street or other right-of-way (not including alleys) shall comply with the standards for the applicable frontage type, Sections 41-2033 thorugh 41-2039 and the Table UN1-3 entitled Permitted Frontage Types. Table UN1-3- Permitted Frontage Types 3:8 TRANSIT ZONING CODE 4:1 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California L. DUPLEX, TRIPLEX, & QUADPLEX Flex Block Rowhouse Y = Permitted - = Not Permitted [1] The degree of mixed use depends on the particular zone in which the building is located. [2}In dwelling units per acre(du/ac). Each type is sub- ject to the maximum stories allowed in each zone and the particular building size and massing require- ments. [3] Measured along the front property line of the lot [4] This building type can be used on lots that have resulted from a legal subdivision provided there is a minimum frontage of 40 feet. [5] Allowed on specific locations only. [6] Quadplex not permitted in the UN-1 zone. [7] Line Block permitted to a maximum of 10-stories in Table BT-1. Permtted Building Types Building Type Multi- Family Mixed- Use [1] Density Range [2] Lot Depth Lot Width [3] Stories Building Types Allowed by Zone min - max min - max max TV DT UC CDR UN-2 UN-1 A. Tower-on-Podium YES YES 75 - 90 200' min 200'-250'25 Y ----- B. Flex Block YES YES 30 - 40 130 100' min 75'-10 Y Y Y Y -- C. Lined Block YES YES 45 - 50 170 100' min 125'-300'5 [7]Y Y Y --- D. Stacked Dwellings YES YES 40 - 50 130 100' min 125'-200'6 Y Y Y --- E. Hybrid Court YES YES 45 - 50 160'-250'150'-200'5 ----Y [5]- F. Courtyard Housing YES YES 20 - 30 130'-250'125'-200'5 Y Y Y -Y - G. Live/Work NO YES 12 -15 100'-200'75'-125'3 Y Y Y Y Y Y H. Rowhouse YES YES 7 - 18 100'-200'75'-150'3 ----Y - I. Tuck-Under YES YES 12 - 18 75'min 94'-250'3 Y Y Y -Y - J. Bungalow Court YES YES 10 -15 130' min 100'-180'2 ----Y Y K. Duplex/Triplex/ Quadplex YES YES 10 -15 100' min 50'-125'3 ----Y Y [6] L. House NO YES 5 - 7 100' min 40'-60'2 ----Y Y Tower-on-Podium Division 4. Architectural Standards/Building Types. Sec. 41-2020. Building Types, General Provisions. (a) Each proposed building shall be designed in compliance with the standards of the applicable building type. (b) Subject to the requirements of the applicable zone, a proposed building shall be designed as one of the building types permitted by the applicable zone by Table BT-1 entitled Permitted Building Types. Live-Work J. TUCK-UNDER HOUSING K. BUNGALOW COURT K J I I. ROWHOUSE H H. LIVE \ WORK G M. HOUSE L : 4.0 - Architectural Standards G H A B WALK-UP ACCESS TRANSIT ZONING CODE 4:3 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California (7) Frontage Standards: a. Frontage shall comply with the applicable standards set forth in Sections 41-2033 through 2039. (8) Building Size and Massing Standards: a. Buildings shall be constructed with a varied massing approach. Each building type contains an allowed massing by story table identifying the maximum ratio for each building story. Table BT-A identifies the infor- mation contain within each of these allowed massing by story tables. TABLE BT-A Allowed Massing by Story STORY Ground Floor 2 3 4 5 6 7 8 Percentage of ground floor by story 100 Percentage number refers to the percentage of the ground floor footprint of the build- ing area that is permitted for this particular story b. The maximum permitted ground floor footprint shall be determined as described in Figure BT-B c. Story heights 1. A story means a habitable level within a building from finished floor to finished ceiling. Specific requirements for a story in various con- figurations are identified in Table BT-2 Permitted Height by Story Type: Table BT-2: Permitted Height by Story type Type Location Minimum (ft)Maximum (ft) All building types, excluding house, duplex, triplex, and quadplex Upper Floor(s)9 14 All building types, excluding house, duplex, triplex, and quadplex Ground Floor 10 16 House, duplex, triplex, and quadplex Upper Floor 8 14 House, duplex, triplex, and quadplex Ground Floor 9 12 Garage Upper Floor(s)8 14 Garage Ground Floor (podium) Equal to adjacent ground floor of building, or 8 feet if detached 16 2. A basements shall not be considered a story for the purposes of determining building height where the finished surface of the floor above the basement is less than six feet above grade plane 3. Attics shall not be considered a story for the purposes of determining building height. 4. Above ground garages occupying a level shall be considered a story for the purposes of determining building height. d. Dwelling Unit Types There are three basic dwelling unit types. 1. The flat is a single story unit. 2. The loft is a double-story heihgt unit that may have a mezzanine. 3. A townhouse is a two or more story unit. These dwelling units types may be used in any combination through- out a building, as permitted by the various buildings types. (9) Accessory Dwellings: a. Second dwelling units shall comply with the requirements established in Section 41-194 of the Santa Ana Municipal Code. (10) Accessory Structures: a. The area occupied by accessory structures shall be included in the floor area ratio calculation. b. An accessory structure shall not encroach into any required open space or setback, except that a detached garage may be located 3 feet from the rear and interior side property line. (c) All building types are subject to the following: (1) Lot width and Depth: a. The width and depth shall be determined as described below: All buildings shall be designed to an individual lot as required in Table BT-1. The lot is for design purposes and may be made permanent through the regular process for parcel or tract maps. Lot width and depth shall be determined as described below. 1- Front (Lot Width): Primary (Principal) Frontage 2- Side (Lot Depth) 3- Rear (Lot Width) b. On corner lots fronting two streets, either street frontage may be used to comply with the lot width/frontage required per building type. c. Lots that have resulted from a legal subdivision but are less than 40 feet in width may be developed with standards that apply to lots 40 feet in width. (2) Access Standards: a. Where an alley is present, parking and services shall be accessed through the alley. b. Where an alley is not present, parking and services shall be accessed from the street through or alongside the building as permitted in the zone and this division. c. For corner lots without alley access, parking and services shall be accessed from the side street through or alongside the building. (3) Parking Standards: a. Entrances to garages, subterranean structured garages or driveways shall be located as close as possible to the side or rear of each lot. b. Surface parking lots shall not encroach into any required yards. (4) Service Standards: a. Services, including all utility access, above ground equipment, and trash enclosures shall be located on alleys b. Where alleys do not exist, services,including utility access, above ground equipment, and trash enclosures shall be located in compliance with the building location standards for the zone and this division. c. No trash enclosure shall be located in required landscape areas, within direct view of streets or in traffic or pedestrian aisles. d. Services and their appurtenances shall be screened from and shall not be located in required setback or landscaped areas. e. Each residential unit shall have access to on-site laundry facilities. f. Each development shall provide a trash area. g. Multiple family, commercial and industrial developments with common parking areas shall provide trash enclosures per 41-623. h. Residential development providing individual trash containers shall provide an area that measures a minimum of 3.5’ x 7’, outside of required setbacks and yards, to store and place out for pick up. i. Individual trash bins located in a garage shall not encroach into the required parking area (5) Open Space Standards: a. Balconies are permitted in any setback yard as provided in the encroach- ment requirements of the applicable zone. b. Private patios may be provided at the side and rear yards. c. The area of any patio covers, gazebos and other roofed shade structures with at least 2 sides fully opened to the outside may be counted towards the required open space. d. Corridors, walkways, paseos, driveways, parking courts, lobbies and other such spaces shall not be included in the required open space cal- culations. (6) Landscape Standards: a. All setbacks, yards and shared common open spaces shall be land- scaped. b. A landscape buffer of not less than 5 feet shall be provided to separate any parking lot from an adjacent property. c. Surface parking lots shall be landscape per the City's Commercial area landscape standards. : Architectural Standards 1 2 1 2 2 3 3 3 2 2 2 1 3 1 1 2 3PRIMARY STREET2 ALLEY (WHERE OCCURS)STREET 2 2 PRIMARY STREET TRANSIT ZONING CODE 4:7 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California (i) Building Size and Massing Standards (1) Each unit shall have at least one side exposed to the outdoors with direct access to common or private open space. (2) Buildings may contain any of three types of dwellings: flats, townhouses and lofts. (3) Units may be as repetitive or unique as deemed by individual designs. (4) Buildings are allowed to be composed of one dominant volume. (5) The Flex Blocks shall comply witht the height ratios established in Table BT-4 entitled Maximum Ratio for Each Flex Block Story. Table BT-4 Maximum Ratio of Each Flex Block Story STORY Ground Floor 2 3-5 6-10 [1] % of ground floor by story 100%100%80 85%[2} [1]40 85% [1] This area shall be setback at least 100 feet from any right-of-way. [2} [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. (j) Accessory Dwellings. Accessory dwellings shall not be permitted. (k) Accessory Structures. Accessory structures shall not be permitted. Sec. 41-2022. Flex Block Building Type (a) Flex Block is a building generally of a single massing element, designed for occupancy by retail, service, or office uses on the ground floor, with upper floors also configured for those uses or for residences. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to each ground floor unit shall be directly from the street. (2) Entrance to the residential portions shall be through a dedicated street-level lobby, or through a dedicated podium lobby accessible from the street or through a side yard. (3) Access to each unit above the second level, not accessed through a podium, shall be through an interior corridor of at least 6 feet in width with recessed doors or seating alcoves/offsets at at least 100 feet. (4) Each level of the building shall have access to the garage via an elevator. (d) Parking Standards (1) Required parking shall be accommodated in an underground garage, surface parking, tuck under parking, or a combination thereof. (2) Dwellings shall have indirect access to their parking stall(s). (e) Service Standards (1) Utility meters shall be screened from view from the street and shall not be located within any required landscape or setback area. (2) Mail boxes shall not be located in any required open space, landscape or setback areas or detract from the primary entrance to the development. (f) Open Space Standards (1) The common open space shall be at the rear or side yard designed as a courtyard, or in the front as a forecourt. This area shall be equal to 15 percent of the lot and shall be open to the sky. Courtyards may be located on the ground or on a podium. Side yards may also be formed to provide outdoor patios connected to ground floor commercial uses to serve as additional open space. (2) Minimum courtyard dimensions shall be 40 feet when the long axis of the courtyard is ori- ented EW and 30 feet for a NS orientation. Courtyard proportions shall not be less than 1:1 between the width of the courtyard and the height of the building for at least 2/3 of the court's perimeter. Horizontal shifts in upper floors adjacent to a court may not exceed 1/2 the height of each upper floor. (3) In 40 foot wide courtyards, frontages and architectural projections are permitted on two opposing sides of the courtyard provided that an overall minimum width of 40 feet is main- tained. Frontages and architectural projections are permitted on one side of a 30 foot wide courtyard provided an overall minimum width of 30 feet is maintained. (4) Private open space shall be provided for each residential unit and shall be no less than 50 square feet with a minimum dimension of 6 feet in each direction. (5) Private open space may be substituted for additional common open space or common inte- rior space the size of which will be equivalent to the displaced private open space. The mini- mum dimension of this space shall be 15 feet in each direction. (g) Landscape Standards (1) Where rear yards are present, at least one (1) 36-inch box canopy tree per 30 lineal feet shall be planted directly in the ground. (2) Courtyards located over garages shall be designed to avoid the sensation of forced podium hardscape. (3) Sideyard trees shall be placed to create a particular sense of place at a rate of one (1) 24-inch box tree per 30 lineal feet. (4) Where a front yard is present, at least one (1) 24-inch box tree per 25 lineal feet shall be plant- ed. The trees may be placed in groups in order to achieve a particular design. (5) One 36-inch box specimen tree is required per courtyard that meets the minimum dimen- sions. For courtyards that exceed the minimum dimensions, two or more 24-inch box smaller size trees may be substituted for the 36-inch box tree. (6) Six (6) 5-gallon sized shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground covershall be planted for every required tree. (7) Where rear yards are present, at least one (1) 36-inch box canopy tree per 30 lineal feet shall be planted directly in the ground. (h) Frontage Standards (1) Entrance doors and social rooms, such as living rooms and dining rooms located on the ground floor, are oriented fronting toward the courtyard(s) or street when fronting to one. Illustrative Axonometric Diagram Illustrative Photo: Flex Block with arcade frontage Illustrative Photo: Flex Block with shopfront frontage Illustrative Photo: Flex Block with shopfront frontage 1 b Illustrative Photo: Multi-Story example with shopfront front- : Architectural Standards - Building Types TRANSIT ZONING CODE 4:9 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Illustrative Photo: Lined block with shopfront frontage Illustrative Photo: Lined block with shopfront frontage Illustrative Photo: Lined block with shopfronts and street Sec. 41-2023. Lined Block Building Type (a) Lined block is a building that conceals a public garage or other faceless buildings, designed for occupancy by retail, service, or office uses on the ground floor, with upper floors also configured for such uses or residences. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to each ground floor shall be directly from the street. (2) Entrance to residential portions of the building shall be through a dedicated street level lobby, or through a dedicated podium lobby accessible from the street or through a side yard. (3) Access to each unit above the second level, not accessed through a podium, shall be through an interior corridor of at least 6 feet in width with recessed doors or seating alcoves/offsets at least every 100 feet. (4) Each level of the building shall have access to the garage via an elevator. (d) Parking Standards (1) Required parking shall be accommodated in an underground or above-ground garage, tuck under parking, or a combination thereof. (2) Dwellings shall have indirect access to their parking stall(s). (e) Service Standards (1) Utility meters shall be screened from view from the street and shall not be located within any required landscape or setback area. (2) Mail boxes shall not be located in any required open space, landscape or setback areas or detract from the primary entrance to the development. (f) Open Space Standards (1) The common open space shall be at the rear or side yard designed as a courtyard, or in the front as a forecourt. This area shall be equal to 15 percent of the lot and shall be open to the sky. Courtyards may be located on the ground or on a podium. Side yards may be formed to provide outdoor patios connected to ground floor commercial uses. (2) Minimum courtyard dimension shall be 20 feet when the long axis of the courtyard is oriented EW and 15 feet for a NS orientation. Courtyard proportions shall not be less than 1:1 between the width of the courtyard and the height of the building for at least 2/3 of the court's perim- eter. Horizontal shifts in upper floors adjacent to a court shall not exceed 1/2 the height of each upper floor. (3) In 20 foot wide courtyards, frontages and architectural projections are permitted on two opposing sides of the courtyard provided that an overall minimum width of 20 feet is main- tained. Frontages and architectural projections are permitted on one side of a 15 foot wide courtyard provided an overall minimum width of 15 feet is maintained. (4) Private open space shall be provided for each residential unit and shall be no less than 50 square feet with a minimum dimension of 6 feet in each direction. (5) Private open space may be substituted for additional common open space or common inte- rior space the size of which will be equivalent to the displaced private open space. The mini- mum dimension of this space shall be 15 feet in each direction. (g) Landscape Standards (1) Where a front yard is present, one (1) 24” box size tree per 25 lineal feet shall be provided. The trees may be placed in groups in order to achieve a particular design. (2) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (3) Courtyards located over garages shall be designed to avoid the sensation of forced podium hardscape. (4) Trees in the front yard shall be of small scale that do not exceed 12-15' height at maturity and suitable for built-in concrete planters or containers with a 36-inches minimum width. (5) One 36-inch box specimen tree is required per courtyard that meets the minimum dimen- sions. For courtyards that exceed the minimum dimensions, two or more 24-inch box smaller size trees may be substituted for the 36-inch box tree. (6) Where rear yards are present, at least one (1) 36-inch box canopy tree per 30 lineal feet shall be planted directly in the ground. (7) When side yards are present, at least one (1) 24-inch box tree per 30 lineal feet shall be plant- ed to protect privacy of neighbors. The trees may be placed in groups in order to achieve a particular design. (h): Frontage Standards (1) Entrance doors are oriented fronting toward the courtyard(s) or the street when fronting to (i) Building Size and Massing Standards (1) Each unit shall have at least one side exposed to the outdoors with direct access to common or private open space. (2) Buildings may contain any of three types of dwellings: flats, townhouses and lofts. (3) Units may be as repetitive or unique as deemed by individual designs. (4) Buildings may be composed of one dominant volume. (5) A Lined Block shall comply with the height ratios established in Table BT-5, entitled Maximum Ratio for Each Lined Block Story. Table BT-5 Maximum Ratio of each Lined Block Story STORY Ground Floor 2 3-5 6 % of ground floor by story 100%100%85% [1]30 85% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. (j) Accessory Dwellings. Accessory dwellings shall not be permitted. (k) Accessory Structures. Accessory structures shall not be permitted. Illustrative Axonometric Diagram: Lined Block b : Architectural Standards - Building Types TRANSIT ZONING CODE 4:11 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Illustrative Axonometric Diagram b Illustrative Photo: Stacked Dwellings with stoops Illustrative Photo: Stacked Dwellings with a stoop entry Sec. 41-2024. Stacked Dwellings Building Type. (a) A Stacked Dwelling is a structure of single-floor or multi-floor dwellings of similar configuration either above or below that are stacked. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) Entrance to the residential portions of the building shall be through a street level lobby, court- yard access, or through a combination of street/podium lobby directly accessible from the street. (2) The main entrance to each ground floor unit shall be directly from the street. Secondary access shall be through an elevator and corridor. (3) Access to each unit above the second level, not accessed through a podium, is through an inte- rior corridor of at least 6 feet in width with recessed doors or seating alcoves/offsets at least every 100 feet. (4) Each level of the building shall have access to the garage via an elevator. (d) Parking Standards (1) Required parking shall be accommodated in an underground garage, surface parking, tuck under parking, or a combination thereof. (2) Dwellings shall have indirect access to their parking stall(s). (e) Service Standards (1) Utility meters shall be screened from view from the street and shall not be located within any required landscape or setback area. (2) Mail boxes shall not be located in any required open space, landscape or setback areas or detract from the primary entrance to the development. (f) Open Space Standards (1) The common open space shall be at the rear or side yard designed as a courtyard. This com- mon open space shall be equal to 15 percent of the lot and open to the sky. Courtyards may be located on the ground or on a podium. Side yards may be formed as common use gardens. (2) Minimum courtyard dimension is 40 feet when the long axis of the courtyard is oriented EW and 30 feet for a NS orientation. Courtyard proportions shall not be less than 1:1 between the width of the courtyard and the height of the building for at least 2/3 of the court's perimeter. Horizontal shifts in upper floors adjacent to a court shall not exceed 1/2 the height of each upper floor. (3) In 40 foot wide courtyards, frontages and architectural projections are permitted on two opposing sides of the courtyard provided a minimum courtyard width of 40 feet is maintained. Frontages and archtitectural projections are permitted on one side of a 30 foot wide courtyard provided a minimum courtyard width of 30 feet is maintained. (4) Private open space shall be provided for each residential unit and shall be no less than 50 square feet with a minimum dimension of 6 feet in each direction. (5) Private open space may be substituted for additional common open space or common interior space, the size of which will be equivalent to the displaced private open space. The minimum dimension of this space shall be 15 feet in each direction. (g) Landscape Standards (1) Front yard trees shall not exceed the height of the buildings at maturity, except at the margins of the lot, where they may be used to frame and separate the building from its neighbors. The trees shall be planted at the rate of one (1) 24-inch box tree per 25 lineal feet of front yard. The trees may be placed in groups in order to achieve a particular design. (2) In the reay yard, at least one (1) 36-inch box canopy tree per 30 lineal feet shall be planted directly in the ground. (3) Courtyards located over garages shall be designed to avoid the sensation of forced podium hardscape. (4) One 36-inch box specimen tree is required per courtyard that meets the minimum dimen- sions. For courtyards that exceed the minimum dimensions, two or more 24-inch box smaller size trees may be substituted for the 36-inch box tree. (5) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (6) Side yard trees shall be placed to create a particular sense of place at a rate of one 24-inch box tree per 30 lineal feet. (h) Frontage Standards (1) Living rooms, dining rooms and bedrooms are oriented fronting toward the courtyard(s) or street. Service rooms are oriented backing to corridors. (b) Stoops up to 3 feet in height may be placed above subterranean parking, provided the area (i) Building Size and Massing Standards (1) Buildings may contain any of 3 types of dwellings: flats, townhouses and lofts. (2) Units may be as repetitive or unique as deemed by individual designs. (3) Buildings may be composed of one dominant volume, flanked by secondary ones. (4) Each unit shall have at least one side exposed to the outdoors with direct access to common or private open space. (5) A Stacked Dwellings shall comply with the height ratios established in Table BT-6 entitled Maximum Ratio for Each Stacked Dwellings Story. Table BT-6 Maximum Ratio of each Stacked Dwellings Story STORY Ground Floor 2 3-5 6 % of ground floor by story 100%100%75 85%[1]50 85% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. (j) Accessory Dwellings. Accessory dwellings shall not be permitted. (k) Accessory Structures. Accessory structures shall not be permitted. Illustrative Photo: Stacked Dwellings : Architectural Standards - Building Types TRANSIT ZONING CODE 4:13 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Sec. 41-2025. Hybrid Court Building Type. (a) Hybrid Court is a building composed of two building types, the stacked dwelling and couryard housing, arranged around a courtyard(s). This building type combines a point-access portion of the stacked dwelling building type (access through a double loaded corridor) with a walk-up portion of the courtyard housing building type (access directly from the street or courtyard). The building may be designed for occupancy by retail, service, or office uses on the ground floor, with upper floors also configured for those uses or for residences (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maxi- mum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to each ground floor unit shall be directly from the street. (2) Entrance to the residential portions of the stacked dwelling element shall be through a dedicated street level lobby, or through a dedicated podium lobby accessible from the street or through a side yard. (3) Access to each unit above the second level in the stacked dwelling element not accessed from the podium is through an interior, double-loaded corridor of at least 6 feet in width with recessed doors or seating alcoves/offsets at least every 100 feet. For other units, access shall be directly off a common courtyard or through stairs serving up to 3 dwell- ings. (4) Elevator access shall be provided between the garage and each level of the stacked dwell- ings portion of the building. (d) Parking Standards (1) Required parking shall be accommodated in an underground garage, surface parking, tuck under parking, or a combination thereof. (2) Dwellings shall have indirect access to their parking stall(s). (e) Service Standards (1) Utility meters shall be screened from view from the street and shall not be located within any required landscape or setback area. (2) Mail boxes shall not be located in any required open space, landscape or setback areas or detract from the primary entrance to the development. (f) Open Space Standards (1) The common open space shall be designed as a central courtyard or partial, multiple, separated or interconnected courtyards. This area shall equal to 15 percent of the lot and shall be open to the sky. Courtyards may be located on the ground or on a podium. Side yards may be formed as common use gardens. (2) Minimum courtyard dimension is 40 feet when the long axis of the courtyard is oriented EW and 30 feet for a NS orientation. Courtyard proportions shall not be less than 1:1 between the width of the courtyard and the height of the building for at least 2/3 of the court's perimeter. Horizontal shifts in upper floors adjacent to a court shall not exceed 1/2 the height of each upper floor. (3) In 40 foot wide courtyards, frontages and architectural projections are permitted on two opposing sides of the courtyard provided that an overall minimum width of 40 feet is maintained. Frontages and architectural projections are permitted on one side of a 30 foot wide courtyard provided an overall minimum width of 30 feet is maintained. (4) Private open space is required for each residential unit and shall be no less than 50 square feet with a minimum dimension of 6 feet in each direction. (5) Private open space may be substituted for additional common open space or common interior space, the size of which will be equivalent to the displaced private open space. The minimum dimension of this space shall be 15 feet in each direction. (g) Landscape Standards (1) Where a front yard is present, one (1) 24-inch box tree per 25 lineal feet shall be planted. The trees may be placed in groups in order to achieve a particular design. (2) Courtyards located over garages shall be designed to avoid the sensation of forced podi- um hardscape. (3) Side yard trees shall be placed to create a particular sense of place at a rate of one (1) 24-inch box tree per 30 lineal feet. (4) One 36-inch box specimen tree is required per courtyard that meets the minimum dimen- sions. For courtyards that exceed the minimum dimensions, two or more 24-inch box smaller size trees may be substituted for the 36-inch box tree. (5) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (6) In the rear yard, at least one (1) 24-inch box canopy tree per every 25 lineal feet planted directly in the ground. (7) Front yard trees shall be of small scale that shall not exceed 12-15' height at maturity and are suitable for built-in concrete planters or containers with a 36" minimum width. (h) Frontage Standards (1) Entrance doors and social rooms, such as living rooms and dining rooms are oriented fronting toward the courtyard(s) or the street when fronting one. Service rooms are ori- ented to the degree possible backing to corridors in the Stacked Dwellings portion and to side yards, service yards and rear yards in the courtyard housing portion. (2) Stoops up to 3 feet in height may be placed above subterranean parking, provided the area adjacent is landscaped and the stoops are scaled to the street and building. (i) Building Size and Massing Standards (1) Each unit shall have at least one side exposed to the outdoors with direct access private or common open space. (2) Buildings may contain any of three types of dwellings: flats, townhouses and lofts. (3) Units may be as repetitive or unique as deemed by individual designs. Illustrative Photo: Hybrid Court with stoop frontages Illustrative Photo: Hybrid Court courtyard Illustrative Photo: Hybrid Court access to the second level Illustrative Axonometric Diagram b : Architectural Standards - Building Types TRANSIT ZONING CODE 4:15 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Illustrative Photo: Courtyard with direct street and court Illustrative Photo: Courtyard with zaguan linking two court- Sec. 41-2026. Courtyard Housing Building Type (a) Courtyard Housing is a building type consisting of residences that may be arranged in four pos- sible configurations: townhouses, townhouses over flats, flats, and flats over flats. The structures are arranged next to each other on one or more courts that are partly or wholly open to the street. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entry to each ground floor unit shall be directly off a common courtyard or from the street. (2) Access to second story units not accessed directly from a podium shall be through stairs, serving up to 3 units. (3) Elevator access, if any, shall be provided between the garage and courtyard/podium only. (d) Parking Standards (1) Required parking shall be accommodated in an underground or above-ground garage, surface parking, tuck under parking, or a combination thereof. (2) Dwellings may have direct or indirect access to their parking stall(s), or direct access to stalls enclosed within the garage. (e) Service Standards (1) Utility meters shall be screened from view from the street and shall not be located within any required landscape or setback area. (f) Open Space Standards (1) The common open space shall be designed as a central courtyard or partial, multiple, separated or interconnected courtyards. The common opne space shall be at least 15 percent of the lot and must be open to the sky. (2) Courtyard proportions shall not be less than 1:1 between the width of the courtyard and height of the building for at least 2/3 of the court's perimeter. Horizontal shifts in upper floors adjacent to a court shall not exceed 1/2 the height of each upper floor. In a project with multiple court- yards, at least two of the courtyards shall conform to the patterns above. (3) In 40 foot wide courtyards, frontages and architectural projections are permitted on two oppos- ing sides of the courtyard provided that an overall minimum width of 40 feet is maintained. Frontages and architectural projections are permitted on one side of a 30 foot wide courtyard provided an overall minimum width of 30 feet is maintained. (4) Courtyards shall be connected to each other and to the public way by zaguans or paseos. (5) Private open space is required for each residential unit and shall be no less than 90 square feet with a minimum dimension of 6 feet in each direction. (6) Private open space may be substituted for additional common open space or common interior space, the size of which shall be equivalent to the displaced private open space. The minimum dimension of this space shall be 15 feet in each direction. (g) Landscape Standards (1) Landscape shall not obscure front yards on adjacent lots or the shopfront of ground floor flex space. Front yard trees shall not exceed 1.5 times the height of the porch at maturity, except at the margins of the lot, where they may be no more than 1.5 times the height of building at maturity. Trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. Trees may be placed in groups in order to achieve a particular design. (2)In the rear yard, at least one (1) 24-inch canopy tree per 25 lineal feet shall be planted directly in the ground. (3) One 36-inch box specimen tree is required per courtyard that meets the minimum dimensions. For courtyards that exceed the minimum dimensions, two or more 24-inch box smaller size trees may be substituted for the 36-inch box tree. (4) In courtyards over garages, one (1) 24-inch box size tree of small scale (12-15’ height at maturity) or similar tall shrubs shall be used in planters with a 36" minimum dimension. (5) Side yard trees shall be placed at a rate of one (1) 24-inch box tree per 30 lineal feet for privacy of neighbors. (6) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (h) Frontage Standards (1) Entrance doors and social rooms such as living rooms and dining rooms are oriented toward the courtyard(s) and the fronting street. Service rooms shall be oriented backing to side yards, ser- vice yards and rear yards to the degree possible. (2) Frontages and architectural projections or features such as towers, loggias and entry stairs shall not encroach into the required minimum dimension of a courtyard. (3) Stoops up to 3 feet in height may be placed above subterranean parking, provided the area adja- cent is landscaped and the stoops are scaled to the street and building. (i) Building Size and Massing Standards (1) Buildings shall be composed of one, two and three story masses, each designed to house scale, and not necessarily representing a single dwelling. (2) 3-story buildings shall be composed of single story and stacked units. In this case, the visibility of elevators and of exterior corridors at the third story shall be minimized by incorporation into the mass of the building. (3) Buildings may contain any three types of dwellings: flats, townhouses, and lofts. (4) Units may to be as repetitive or unique as deemed by individual designs. (5) 4 and 5-story masses shall be minimized inside courtyards and apparent on street frontages. (6) The intent of these standards is to provide for courtyard housing projects with varying building heights. Courtyard housing shall comply with the height ratios established in Table BT-8, entitled Maximum Ratio for Each Courtyard Housing Story. Table BT-8 Maximum Ratio of Each Courtyard Housing Story STORY Ground Floor 2 3 4 5 % of ground floor by story 100%100%85%[1]55%40% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. (j) Accessory Dwellings: Accessory dwellings shall not be permitted (k) Accessory Structures shall not be permitted. Detached garages shall be permitted. Illustrative Axonometric Diagram b Illustrative Photo: Courtyard with fountain and individual gar- : Architectural Standards - Building Types TRANSIT ZONING CODE 4:17 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Sec. 41-2027. Live/Work Building Type. (a) Live/Work is an integrated residence and work space (located on the ground floor), occupied and utilized by a single household in an array of at least 3 such structures, or a structure with at least 3 units arranged side by side along the primary frontage, that has been designed or structurally modified to accommodate joint residential occupancy and work activity. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to the ground floor work space shall be accessed directly from and face the street. (2) The upstairs dwelling shall be accessed by a separate entrance, and by a stair or elevator. (3) For lots without alleys, garages and services shall be accessed by a driveway 8 to 10 feet in width with 2-foot planters on each side when serving a private 2-car garage and 18 to 20 feet in width with 2-foot planters on each side when serving more than one private 2-car garage. (4) Accessibility should be accommodated between a pair of units and not in the front yard to the degree possible. (d) Parking Standards (1) At least one required parking space shall be in a garage, attached to or detached from the dwelling. (2) Additional required parking spaces may be enclosed, covered or open. (e) Service Standards (1) Services (including all utility access, aboveground equipment, and trash containers) shall be located on an alley when present, or in the rear of the lot for those lots without alley-access. (f) Open Space Standards (1) For all buildings, except for those with a tuck-under garage, the private open space shall be in the rear yard of each unit. The private open space shall be no less than 15% of the area of the lot or portion of the lot allocated for the unit. The private open space shall be of a regular geometry and open to the sky. The minimum dimension of each rear yard shall be 15 feet. (2) For buildings with tuck-under garage, one primary common open space of a regular geom- etry shall be provided. This common open space shall be equal to 15 percent of the lot, and shall be open to the sky. The minimum dimension for the common open space shall be 30 feet in each direction. Additionally, private open space shall be provided for each unit. The private open space shall be equal to 50 square feet per unit. Private open space may be sub- stituted for additional common open space or common interior space, the size of which will be equivalent to the displaced private open space. The minimum dimension of the substi- tuted common open space shall be 15 feet in each direction. (g) Landscape Standards (1) Landscape shall not obscure front yards on adjacent lots or the shopfront of ground floor flex space. Front yards trees shall not exceed 1.5 times the height of the porch at maturity, except at the margins of the lot, where they may be no more than 1.5 times the height of building at maturity. Trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. Trees may be placed in groups in order to achieve a particular design. (2) In each unit's rear yard, at least one (1) 24-inch canopy tree shall be provided for shade and privacy. (3) Side yards trees shall be placed a rate of one (1) 24-inch box tree per 30 lineal feet to protect the privacy of neighbors. (4) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (h) Frontage Standards (1) Each live/work unit shall be designed so that social areas (e.g., living room, family room, din- ing room, etc.), rather than sleeping and service rooms, are oriented toward the fronting street or to the courtyard. (i) Building Size and Massing Standards (1) Buildings shall be composed of 2 or 3-story volumes in compliance with the standards for the applicable zone. (2) Buildings on corner lots shall be designed with two front facades. (3) The minimum unit frontage shall be 21 feet. (4) A live/work shall comply with the height rations established in Table BT-9, entitled Maximum Ratio for Each Live/Work Story. (j) Accessory Dwellings. Accessory dwellings shall not be permitted. (k) Accessory Structures. Accessory structures shall be permitted. Illustrative Photo: Live-work type with shopfront frontage Illustrative Axonometric Diagram b Illustrative Photo: Live-work type with office and retail front- : Architectural Standards - Building Types Table BT-9 Maximum Ratio of each Live/Work Story All Zones Except UN-1 & UN-2 Zones Story Ground Floor 2 3 % of ground floor by story 100%100%100% UN-1 & UN-2 Zones 100%80% [1]50% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. TRANSIT ZONING CODE 4:19 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Illustrative Photo: Rowhouse building with stoop frontages Illustrative Photo: Individual Rowhouses with stoop frontages Illustrative Photo: Rowhouse Building with direct sidewalk access Sec. 41-2028. Rowhouse Building Type (a) Rowhouse is an individual structure on a parcel with a private rear yard and individual garage accessed from an alley, occupied by one primary residence in an array of at least 3 such structures or a structure of 3 multiple townhouse unit types arranged side by side along the primary frontage. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to each unit shall be accessed directly from and face the street. (2) Garages and services shall be accessed from an alley. (3) Accessibility should be accommodated between a pair of units and not in the front yard to the degree possible. (d) Parking Standards (1) Required residential unit parking shall be in a garage, which may be attached to or detached from the dwelling. (2) Additional required parking spaces may be enclosed, covered or open. (e) Service Standards (1) Services, including all utility access, aboveground equipment and trash containers shall be located on an alley when present or on the rear of the lot for those without alley access. (f) Open Space Standards (1) Private open space shall be located in the rear yard of each unit. The private open space shall be no less than 15% of the area of the lot or portion of the lot allocated for the unit. The pri- vate open space shall be of a regular geometry and open to the sky. The minimum dimension for the private open space shall be 15 feet in each direction. (g) Landscape Standards (1) Landscape shall not obscure front yards on adjacent lots. Front yards trees shall not exceed 1.5 times the height of the porch at maturity, except at the margins of the lot, where they may be no more than 1.5 times the height of building at maturity. The trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. The trees may be placed in groups in order to achieve a particular design. (2) At least one (1) 24-inch canopy tree shall be provided in each private open space for shade and privacy. (3) Side yards trees shall be placed a rate of one (1) 24-inch box tree per 30 lineal feet for privacy of neighbors. (4) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (h) Frontage Standards (1) Each rowhouse ground level shall be designed so that social areas such as the living room, family room, dining room, rather than sleeping and service rooms, are oriented toward the fronting street or to the courtyard to the degree possible. (i) Building Size and Massing Standards (1) Buildings shall be composed of 2 or 3-story volumes in compliance with the standards for the applicable zone. (2) Buildings on corner lots shall be designed with two front facades. (3) Each rowhouse building shall have direct access to yards. (4) In a 3-story building, a townhouse dwelling may be stacked over a ground floor flat. In this case, the flat shall be accessed by its own front door at the frontage, and the townhouse dwelling shall be accessed by a separate front door and a stair. (5) The minimum unit frontage shall be 21 feet. (6) A rowhouse shall comply with the height ratios established in Table BT-10, entitled Maximum Ratio for Each Rowhouse Story. (j) Accessory Dwellings: Accessory dwellings are not permitted, except in compliance with SAMC section 41-194, Second Dwelling Units. (k) Accessory Structures: Accessory structures are permitted. Illustrative Axonometric Diagram Illustrative Photo: Rowhouse building with stoop frontages : Architectural Standards - Building Types b Table BT-10 Maximum Ratio of each Rowhouse Story All Zones Except UN-1 & UN-2 Zones Story Ground Floor 2 3 % of ground floor by story 100%100%100% UN-1 & UN-2 Zones 100%80%[1]50% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. TRANSIT ZONING CODE 4:21 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Sec. 41-2029. Tuck-Under Housing Building Type. (a) Tuck-under housign is an individual structure on a parcel with no private rear yard and where its garage is tucked under the rear of the house and accessed by an alley. The structure is occupied by one primary residence arranged with at least 4 such structures or at least 4 multiple townhouse units types arranged side by side along the primary frontage. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to each unit adjacent to a street shall be directly from and face the street. The main entrance to all other units shall be from a courtyard. (2) Garages and services shall be accessed from an alley. (3) A back entry from the alley, and beside each garage shall be required for each unit. These entries are to be set back into the lot at a minimum distance of 5 feet so as not to be flush with the alley-facing garage doors. (4) Buildings at a street corner may span across the alley provided emergency access is main- tained and all required clearances are maintained. (5) Accessibility should be accommodated between a pair of units and not in the front yard to the degree possible. (d) Parking Standards (1) Required residential unit parking shall be in a garage that is attached to the dwelling. (2) All garages shall be accessed from a parking court separate but adjacent to the alley right-of- way. (3) The garage for the dwellings at the end of the structure shall not be accessed directly from the alley. They should be access from parking court. (4) Additional required parking spaces may be enclosed, covered, or open. (e) Service Standards (a) Services, including all utility access, aboveground equipment and trash containers shall be located on an alley when present or on the rear of the lot for those without alley access. (f) Open Space Standards (1) One primary common open space of regular geometry is required. This area shall be equal to 15 percent of the lot and shall be open to the sky. The common open space may be located on the ground or on a podium. The minimum dimension for this area shall be 30 feet in each direction. (2) Private open space shall be provided for each residential unit. The private open space shall be no less than 90 square feet with a minimum dimension of 6 feet in each direction and shall be open to the sky. (3) Private patios are permitted in front yards, subject to encroachments permitted per zone, in building interiors, and on upper floors (4) Single loaded courtyards adjacent to alleys or interior lot lines shall be at least 20 feet in width. The length of such courtyard shall equal to the length of the building frontage. (5) Up to 50 percent of the private open space may be substituted for additional common open space or common interior space, the size of which will be equivalent to the displaced private open space. The minimum dimension of this space shall be 15 feet in each direction. (g) Landscape Standards (1) Landscape shall not obscure front yard on adjacent lots. Trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. The trees can be placed in groups in order to achieve a particular design. (2) Where rear yard setbacks are present, at least one (1) 24-inch canopy tree per unit shall be provided for shade and privacy. (3) Side yard trees shall be placed at a rate of one (1) 24-inch box tree per 30 lineal feet for privacy of neighbors. (4) Six (6) 5-gallon shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (h) Frontage Standards (1) Each dwelling's ground level shall be designed so that social areas such as the living room, family room, dining room rather than sleeping and service rooms, are oriented toward the fronting street to the degree possible. (i) Building Size and Massing Standards (1) Buildings shall be composed of 2 or 3-story volumes in compliance with the standards for the applicable zone. (2) Buildings on corner lots shall be designed with two front facades. (3) Each building shall maintain setbacks from property lines and in compliance with the stan- dards for the applicable zone, providing as much direct access to yards as possible. (4) The minimum unit frontage shall be 21 feet. (5) A tuck-under shall comply with the height ratios established in Table BT-11, entitled Maximum Ratio for Each Tuck-under Story. (j) Accessory Dwellings Accessory dwellings shall not be permitted. (k) Accessory Structures Accessory structures shall not be permitted. Illustrative Photo: Tuck-under with stoop frontage Illustrative Photo: Alley providing service and garage access Illustrative Photo: Architecture of two individual tuck-under build- ings combined at the alley access that separates the two buildings Illustrative Axonometric Diagram b Illustrative Photo: Tuck-under garage access : Architectural Standards - Building Types Table BT-11 Maximum Ratio of each Tuck-undet Story Story Ground Floor 2 3 % of ground floor by story 100%80%50% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. TRANSIT ZONING CODE 4:23 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Sec 41-2030. Bungalow Court Building Type (a) Bungalow court is a configuration of single units arranged around a common, shared courtyard that is wholly open to the street. The individual buildings are arranged next to each other to form the bungalow court building type . (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) Entrance to units shall be directly from the front yard or from the courtyard. (2) Where an alley is not present, parking and services shall be accessed by a driveway 8 to 10 feet wide, with 2-foot planters on each side when serving a private 2-car garage, and 18 to 20 feet in width with 2-foot planters on each side when serving more than one private 2-car garage. (3) On a corner lot without access to an alley, parking and services shall be accessed from the side street. (d) Parking Standards (1) Required residential unit parking shall be within individual garages, which shall contain up to four cars. (2) Garages on corner lots without alleys shall front onto the side street and shall have 1-car garage doors and driveways no more than 8 feet wide that are separated by planters at least 2 feet wide. (3) Garages shall not front the primary street. (4) Additional required parking spaces may be enclosed, covered, or open. (e) Service Standards (1) Services, including all utility access, aboveground equipment and trash containers shall be located on an alley when present. (2) Where an alley is not present, utility access, above ground equipment and trash containers shall be located in a side or rear yard, at least 10 feet behind the front of the house, and be screened from view from the street with a hedge or solid fence. (f) Open Space Standards (1) The common open space shall be designated as a central courtyard. This area shall be at least 15 percent of the lot of a regular geometry and shall be open to the sky. (2) Minimum courtyard dimensions are 40 feet when the long axis of the courtyard is oriented East/West and 30 feet when the courtyard is oriented North/South. (3) In 40 foot wide courtyards, frontages and architectural projections are permitted on two opposing sides of the courtyard provided that an overall minimum width of 40 feet is main- tained. Frontages and architectural projections are permitted on one side of a 30 foot wide courtyard provided an overall minimum width of 30 feet is maintained. (4) Each dwelling shall have a private open space of at least 150 square feet, which may be locat- ed in a side yard, rear yard, or adjacent, but separate from the courtyard. (5) The private open space shall be at least 10 feet in each direction and enclosed by a fence, wall or hedge. (6) Up to 50 percent of the private open space may be substituted for additional common open space or common interior space, the size of which will be equivalent to the displaced private open space. The minimum dimension of this space shall be 15 feet in each direction. (7) Each unit shall be separated from the adjacent dwelling by at least 10 feet. (8) Porches and stoops may encroach into the required yard setbacks as permitted by the urban standards for the zone. (9) Private patios are permitted in any yard. (g) Landscape Standards (1) Landscape shall not obscure front yards on adjacent lots. Front yards trees shall not exceed 1.5 times the height of the porch at maturity, except at the margins of the lot, where they may be no more than 1.5 times the height of building at maturity. The trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. The trees may be placed in groups in order to achieve a particular design. (2) At least one (1) 24-inch canopy tree shall be provided in each unit rear yard for shade and pri- vacy. (3) Side yards trees shall be placed a rate of one (1) 24-inch box tree per 30 lineal feet to protect the privacy of neighbors. (4) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (5) One 36-inch box specimen tree is required per courtyard that meets the minimum dimensions. Above and Below: Illustrative Photo: Individual houses fronting the court Illustrative Axonometric Diagram b : Architectural Standards - Building Types Above and to the left: Illustrative Photos: Individual houses fronting a court with the entry porch and/or stoop encroach- ing into the common space. TRANSIT ZONING CODE 4:25 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Sec. 41-2031. Duplex, Triplex, and Quadplex Building Type (a) Duplex, triplex, and quadplex are multiple dwelling types that are architecturally presented as large single-family houses in their typical neighborhood setting. Such buildings may be used for residential, office, retail, or in combination as permitted by the applicable zone. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to each ground floor unit shall be accessed directly from and face the street. Access to second floor units shall be by a stair, which may be open or enclosed, but shall not face the street. (2) Where an alley is not present, parking and services shall be accessed by a driveway 8 to 10 feet wide with 2-foot planters on each side when serving a private 2-car garage and 18 to 20 feet in width with 2-foot planters on each side when serving more than one private 2-car garage. (3) On a corner lot without access to an alley, parking and services shall be accessed from the side street. (d) Parking Standards (1) Required residential parking shall be within individual garages, which shall contain up to four cars. (2) Garages on corner lots without alleys may front onto the side street only if provided with 1-car garage doors, and driveways up to 8 feet wide that are separated by planters at least 2 feet wide. (3) A street facing garage may accommodate no more than 2 cars and shall have 1-car garage doors and driveways no more than 8 feet wide that are separated by planters at least 2 feet wide. (4) Additional required parking spaces may be enclosed, covered or open. (e) Service Standards (1) Where an alley is not present, services including, utility access, above ground equipment and trash containers shall be located at least 10 feet behind the front of the house, and be screened from view from the street with a hedge or solid fence. (f) Open Space Standards (1) One primary common open space of regular geometry is required. This area shall be equal to 15 percent of the lot, shall be open to the sky and may be located on the ground or on a podium. The minimum dimension for the common open space shall be 15 feet in each direction. (2) Private open space is required for each ground floor residential unit. The private open space shall be no less than 150 square feet with a minimum dimension of 10 feet in each direction, enclosed by a fence, wall or hedge and open to the sky. (3) Porches and stoops may encroach into a required yard, as specified in the Urban Standards for the zone. (g) Landscape Standards (1) Landscape shall not obscure front yards on adjacent lots. Front yards trees shall not exceed 1.5 times the height of the porch at maturity, except at the margins of the lot, where they may be no more than 1.5 times the height of building at maturity. The trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. The trees may be placed in groups in order to achieve a particular design. (2) In the rear yard, at least one (1) 24-inch canopy tree shall be provided for shade and privacy. (3) Side yards trees shall be placed a rate of one (1) 24-inch box tree per 30 lineal feet to protect the privacy of neighbors. (4) Six (6) 5-gallon size shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (h) Frontage Standards (1) Each dwelling's ground level abutting front yards shall be designed so that social areas such as the living room, family room, dining room rather than bedrooms and service rooms, are ori- ented toward the fronting street to the degree possible. (2) On corner lots, entrances to triplex and quadplex dwellings shall be located on both street frontages. (i) Building Size and Massing Standards (1) Building elevations abutting side yards shall be designed to provide at least one horizontal plane break of at least 3 feet, and one vertical break of at least 2 feet. (2) Buildings on corner lots shall be designed with two front facades. (3) Buildings shall be massed as large houses, composed principally of 2-story volumes, each designed to house scale. (4) Dwellings within buildings may be flats or townhouses. (5) Duplex, Triplex, and Quadplex shall comply with the height ratios established in Table BT-13 entitled Maximum Ratio for Each Duplex, Triplex and Quadplex Story. (j) Accessory Dwellings. Accessory dwellings shall not be permitted. Illustrative Photo: Duplex with Porch Frontage Illustrative Photo: Duplex with frontyard and porch frontage Illustrative Photo: Triplex with frontyard frontage Illustrative Axonometric Diagram b Illustrative Photo: Quadplex with stoop frontage Table BT-13 Maximum Ratio of each Duplex, Triplex and Quadplex Story Ground Floor 2 3 % of ground floor by story 100%75%[1]40% [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. : Architectural Standards - Building Types TRANSIT ZONING CODE 4:27 TRANSIT ZONING CODE SPECIFIC DEVELOPMENT 84 City of Santa Ana, California Sec. 41-2032. House Building Type. (a) House is a structure occupied by one primary residence that also accommodates commercial and office uses as permitted allowed. Such buildings may be used for residential, office, retail or in combination as permitted by the applicable zone. (b) Lot Width and Depth. The minimum lot width shall be 200 feet and the maximum lot width shall be 250 feet. The depth of the lot shall be a minimum of 200 feet. The minimum and maximum lot width and the minimum lot depth shall be as prescribed in TableBT-1 (Permitted Building Types). (c) Access Standards (1) The main entrance to the house shall be accessed directly from and face the street. (2) Where an alley is not present, parking and services shall be accessed by of a driveway 8 to 10 feet wide, and with 2-foot planters on each side. (3) On a corner lot without access to an alley, parking and services shall be accessed from the side street. (d) Parking Standards (1) Required residential parking shall be within a garage. (2) Street facing garage may accommodate no more than 2 cars side by side or 3 cars in a tandem configuration. (3) An alley-accessed garage may accommodate up to three cars side by side. (4) Additional parking may be provided in the driveway. (5) A street-facing garage shall have 1-car garage doors and driveways no more than 8 feet wide that are seperated by planters at least 2 feet wide. (e) Service Standards (1) Where an alley is not present, services including utility access, above ground equipment and trash containers shall be located at least 10 feet behind the front of the house and be screened from view from the street with a hedge or solid fence. (f) Open Space Standards (1) Private open space shall be located in the rear or side yard and shall be no less than 15 per- cent of the area of the lot, of a regular geometry and open to the sky. The minimum dimen- sion for this area shall be 15 feet in each direction. (2) At least one side yard shall be designed to provide an open area no less than 10 feet by 10 feet. (3) Porches and stoops may encroach into a required yard, as specified by the zone requirement section. (g) Landscape Standards (1) Landscape shall not obscure front yards on adjacent lots. Front yards trees shall not exceed 1.5 times the height of the porch at maturity, except at the margins of the lot, where they may be no more than 1.5 times the height of building at maturity. Trees shall be planted at the rate of one (1) 36-inch box tree per 25 lineal feet of front yard. Trees may be placed in groups in order to achieve a particular design. (2) In the rear yard, at least one (1) 24-inch canopy tree shall be provided for shade and privacy. (3) Side yard trees shall be planted in required yards a rate of one (1) 24-inch box tree per 25 lin- eal feet to protect the privacy of neighbors. (4) Six (6) 5-gallon shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground cover shall be planted for every required tree. (h) Frontage Standards (1) A house’s ground level shall be designed so that social areas such as the living room, family room, dining room rather than sleeping and service rooms, are oriented toward the fronting street. (i) Building Size and Massing Standards (1) Building elevations abutting side yards shall be designed to provide at least one horizontal plane break of at least three feet, and one vertical break of at least two feet. (2) Houses on corner lots shall be designed with two front facades. (3) Buildings shall be composed of one and/ or two story volumes, each designed to house scale. (4) A house shall comply with the height ratios established in Table BT-14, entitled Maximum Ratio for Each House Story. (j) Accessory Dwellings. Accessory dwellings are permited subject to the requirements of Sec. 41-194 - second dwelling units. (k) Accessory Structures. Accessory structures are permitted. Illustrative Photo: Single dwelling with front yard frontage Illustrative Photo: Single dwelling with frontyard frontage Illustrative Axonometric Diagram b Table BT-14 Maximum Ratio of each House Story Ground Floor 2 % of ground floor by story 100%80%[1] [1] For any percentage less than 100%, the percentage refers to the percentage of the ground floor footprint of the building area that is permitted for this particular story. Illustrative Photo: Single dwellings with frontyard frontage : Architectural Standards - Building Types