HomeMy WebLinkAboutNS-2980 - Approving Amendment Application No. 2018-10 Rezoning Propety Located at 2525 North Main StreetORDINANCE NO. NS-2980
AN ORDINANCE OF THE CITY COUNCIL APPROVING
AMENDMENT APPLICATION NO. 2018-10 REZONING
THE PROPERTY LOCATED AT 2525 NORTH MAIN
STREET FROM PROFESSIONAL (P) TO SPECIFIC
DEVELOPMENT NO. 93 (SD-93) (AA NO. 2018-10) AND
ADOPTING SPECIFIC DEVELOPMENT NO. 93 (SD-93)
FOR SAID PROPERTY
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:
WHEREAS, Chapter 41, Article 1, Division 1, Section 41-1 of the Santa Ana
Municipal Code establishes the necessity of segregating the location of residences,
businesses, trades and industries; regulating the use of buildings, structures, and land
regulation; the location, height, bulk and size of buildings and structures, the size of
yards and open space; the City is divided into land -use districts of such number, shape
and area as may be considered best suited to carry out these regulations and provide
for their enforcement; and
WHEREAS, the regulations are considered necessary in order to: encourage
the most appropriate use of land, conserve and stabilize property value, provide
adequate open spaces for light and air and to prevent and fight fires, prevent undue
concentration of population, lessen congestion on streets and highways, and promote
the health, safety and general welfare of the people, all as part of the general plan of
the City; and
WHEREAS, the City of Santa Ana has adopted a zoning map which has since
been amended from time to time; and
WHEREAS, AC 2525 Main, LLC ("Applicant") seeks to develop the Addington
Multi -Family Residential Project ("proposed Project"), originally proposed as a 496-unit
multi -family project on a 5.93-acre site at 2525 North Main Street in Santa Ana,
California ("Project Site"); and
WHEREAS, during the entitlement and environmental review process, and in
response to comments and concerns raised by the public and the City's elected
officials, the Applicant has proposed modifications to the original proposal; and
WHEREAS, the Project as currently proposed now entails, among other things,
(1) demolition of the existing 81,172 square foot vacant two-story office building and
442-space surface parking lot on the Project Site; (2) redevelopment of the 5.93-acre
Ordinance No. NS-2980
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site with 444,534 square feet of total development, including 277,281 square feet of
residential buildings that would provide 256 for -rent multi -family residential units and a
167,253 square foot central parking structure and a 284 space surface level parking lot
with residential and commercial parking; (3) approval of Development Agreement No.
2018-01 between the City of Santa Ana ("City") and Applicant; (4) approval of General
Plan Amendment No. 2018-06, which would change the Project Site's existing land use
designation of Professional & Administration Office (PAO) to District Center (DC); and
(5) approval of Amendment Application No. 2018-10, which would change the zoning of
the Project Site from Professional (P) to Specific Development No. 93 (SD-93)
designation; and
WHEREAS, the requested Amendment Application would change the zoning
designation of the property from Professional (P) to Specific Development No. 93 (SD-
93) and adoption of Specific Development No. 93 to reflect this change in order to
facilitate the construction of the multi -family housing project; and
WHEREAS, Environmental Impact Report No. 2018-01 (State Clearinghouse
No. 2018021031) for the proposed Project was circulated between August 7, 2018 and
October 4, 2018; and
WHEREAS, the Environmental Impact Report analyzed the impacts related to
the proposed amendment to the zoning map and adoption of Specific Development
No. 93; and
WHEREAS, on August 27, 2018, the Planning Commission conducted a work
study session to overview the project and thirty-two (32) verbal comments were
received (three (3) in support and twenty-nine (29) in opposition) and nine (9) written
comments were received (one (1) in support and eight (8) in opposition); and
WHEREAS, on November 26, 2018, the Planning Commission continued a duly
noticed public hearing for the project to January 14, 2019 and held a second study
session to overview the Project and fifty-eight (58) verbal comments were received
(twenty-five (25) in support; thirty-one (31) in opposition and two (2) neutral) and
eleven (11) written comments were received (two (2) in support and nine (9) in
opposition); and
WHEREAS, on January 14, 2019, the Planning Commission conducted a duly
noticed public hearing to consider the EIR, Development Agreement No. 2018-01,
General Plan Amendment No. 2018-06, and Amendment Application No. 2018-10 and
solicited comments on the EIR. At the meeting, seventy-nine (79) members of the
public spoke on the item, thirty (30) speakers supported the project, forty-eight (48)
opposed it and one speaker was neutral. After hearing all relevant testimony from staff,
the public and the City's consultant team, the Planning Commission voted to
recommend that the City Council does not certify the EIR, adopt the findings, the
statement of overriding considerations and the mitigation monitoring and reporting
program and deny the Project; and
Ordinance No. NS-2980
Page 2 of 23
WHEREAS, on February 5, 2019, the City Council conducted a duly noticed
public hearing to consider the EIR, Development Agreement No. 2018-01, General Plan
Amendment No. 2018-06, and Amendment Application No. 2018-10 and solicited
comments on the EIR. At the meeting, sixty-one (61) members of the public spoke on
the item, thirty-eight (38) speakers supported the project, twenty (20) speakers opposed
it and three (3) speakers were neutral and the public hearing was continued to the next
regular adjourned City Council meeting on February 19, 2019; and
WHEREAS, on February 19, 2019, the City Council continued to conduct a duly
noticed public hearing to consider the EIR, Development Agreement No. 2018-01,
General Plan Amendment No. 2018-06, and Amendment Application No. 2018-10 and
solicited comments on the EIR. At the meeting, one hundred and thirty-one (131)
members of the public spoke on the item, twenty-six (26) speakers supported the
project and one hundred and five (105) speakers opposed it and one hundred and sixty-
six (166) written comments were received with nine (9) in support and one hundred and
fifty-seven (157) in opposition. After hearing all relevant testimony from staff, the public
and the City's consultant team, the City Council voted that the applications go back to
the Planning Commission for reconsideration after further consultation with the
community; and
WHEREAS, in June 2019, the applicant submitted a revised plan consisting of
development 347 multi -family units (59 dwelling units per acre), with 642 parking spaces
(1.85 parking spaces per unit) and parking capacity at 2.0 spaces per unit, within a 4-
story residential building wrapped around a five -level parking structure with an amenity
deck on the sixth -level, private open space, and redesigned the intersection of Main
Street and Walkie Way/Santiago Park Drive to provide access to the project on a 5.93-
acre site (the "June Revised Plan"); and
WHEREAS, on August 12, 2019, the Planning Commission conducted a duly
noticed public hearing to consider the June Revised Plan. At the meeting, seventy-
seven (77) members of the expressed opposition; nine (9) supported the project, and
one speaker was neutral. In addition, one -hundred (100) written comments were
received with six (6) in support and ninety-four (94) in opposition. After hearing all
relevant testimony from staff, the public and the City's consultant team, the Planning
Commission vote resulted in an impasse; and
WHEREAS, in October 2019, in response to comments received the applicant
submitted a further revised plan. including redevelopment of the 5.93-acre site with
444,534 square feet of total development, including 277,281 square feet of residential
buildings that would provide 256 for -rent multi -family residential units and a 167,253
square foot central parking structure and a 284 space surface level parking lot which
also reduced the Project's height, increased the Project's setbacks, and modified the
Project entrance ("October Modified Project"); and
Ordinance No. NS-2980
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WHEREAS, the City has prepared "Clarifications to the Final EIR" to determine if
the Modified Project would result in new or substantially increased environmental effects
than those analyzed in the EIR such that the EIR would require recirculation prior to its
certification; and
WHEREAS, the Clarifications to the Final EIR include detailed analysis, based
upon substantial evidence, that demonstrate that the Modified Project would not result
in any new or substantially greater impacts than are disclosed in the EIR, no new
mitigation measures beyond those identified in the EIR are required, and no additional
feasible alternatives or mitigation measures considerably different from others
previously analyzed would clearly lessen the significant environmental impacts of the
project; and
WHEREAS, on October 28, 2019, the Planning Commission conducted a duly
noticed public hearing to consider the EIR, Development Agreement No. 2018-01,
General Plan Amendment No. 2018-06, and Amendment Application No. 2018-10 and
solicited comments on the EIR. At the meeting, sixty-two (62) expressed opposition and
two (2) in expressed support the project. In addition, ninety-eight (98) individuals
submitted comments with ninety-four (94) in opposition and four (4) in support; and
WHEREAS, after hearing all relevant testimony from staff, the public and the
City's consultant team, the Planning Commission by a vote of 3:2, voted to recommend
denial of the project. Since the entitlements require final action by the City Council, the
actions were forwarded to the City Council; and
WHEREAS, on November 8, 2019, the City gave public notice of a City Council
public hearing for consideration of Amendment Application No. 2018-10 by advertising
in the Orange County Register, a newspaper of general circulation, and by mailing to
owners of property and residents within 500 feet of the Project; and
WHEREAS, on November 19, 2019, the City Council conducted a duly noticed
public hearing to consider General Plan Amendment No. 2018-06, Amendment
Application No. 2018-10, and Development Agreement No. 2018-01, and the
Environmental Impact Report for the Project, at which hearing members of the public
were afforded an opportunity to comment upon Amendment Application No. 2018-10;
and
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA ANA
DOES RESOLVE, DETERMINE, FIND, AND ORDER AS FOLLOWS:
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT: The City Council
has reviewed and certified Environmental Impact Report No. 2018-01; adopted the
Mitigation Monitoring and Reporting Program (MMRP); and adopted the Statement of
Overriding Consideration for the proposed Project, including this Amendment
Application No. 2018-10.
Ordinance No. NS-2980
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SECTION 3. AMENDMENT APPLICATION: The Amendment Application
consists of amendments to the zoning map (SDM 6-5-9) and adoption of Specific
Development No. 93, as shown in Exhibit A and Exhibit B respectively, attached hereto
and incorporated herein by reference.
SECTION 4. LOCATION OF DOCUMENTS: The Amendment Application,
Environmental Impact Report and all supporting documents are on file and available
for public review at Santa Ana City Hall, 20 Civic Center Plaza, Santa Ana, California
92702.
SECTION 5. GENERAL PLAN CONSISTENCY: The City Council hereby finds
that the proposed Amendment Application is compatible with the objectives, policies,
and general plan land use programs as amended by General Plan Amendment No.
2018-06 in that:
A. The proposed Amendment Application will not adversely affect the public
health, safety, and welfare in that the Amendment Application will not result in
incompatible land uses on adjacent properties, inconsistencies with any
General Plan goals or policies, or adverse impacts to the environment.
B. The amendment application to change the zoning designation from
Professional (P) to Specific Development 93 (SD-93) is consistent with Santa
Ana Municipal Code section 41-593.1 for the following reasons:
(1) Protecting and enhancing the value of properties by encouraging the
use of good design principles and concepts, as related to the division of
property, site planning and individual improvements with full recognition
of the significance and effect they have on the proper planning and
development of adjacent and nearby properties.
The site plan has been designed with the vehicular entrance on
Main Street away from the residential neighborhood to the south
and east. In addition, the parking structure and rooftop amenity
deck, which are the tallest building elements are positioned closer
to Main Street, with residential buildings wrapped around the
structure to screen it. There is a 90-foot rear (east) setback
requirement which creates a buffer between the multi -family
buildings and single-family homes. In addition, the existing healthy
trees along the east property line will be protected in place and
new mature trees will be planted or replaced as needed. The wall
along the eastern property line will be increased to 8-feet in height
and the east side of the building will tier in height from two, three,
to four stories to provide a transition in height when compared to
the single -story residential dwellings to the east. The building is
also designed with courtyards rather than one large "box" to
Ordinance No. NS-2980
Page 5 of 23
provide open space and variation in the massing. Furthermore, the
units along Edgewood Road will have patios with access to the
street to mimic single-family dwelling porches and to connect the
project with the residential neighborhood.
(2) Encouraging, securing and maintaining the orderly and harmonious
appearance, attractiveness and aesthetic development of structures
and grounds in order that the most appropriate use and value thereof
be determined and protected.
The property is a 5.93-acre site with street frontage along Main
Street, a major urban corridor with cultural, educational,
employment and retail destinations such as the Bowers Museum,
Discovery Science Center, Main Place Mall and in the City of
Orange; the Children's Hospital of Orange County and St.
Joseph's Hospital of Orange County. Therefore, the residential
development would be within close proximity of major
employment centers and retail establishments. The site is also
located just north of the Santa Ana (1-5) freeway which provides
regional access to and from the City. The multi -storied
development will complement the nearby mid -rise office buildings
located along Main Street to the north and west of the site and
the multi -family residential use supports a mixed -use setting. In
addition, the new building will have a variety of materials such as
multiple brick veneers, stone veneer, metal panels, ceramic tile,
metal canopies, flat and metal seamed roofs to assist in creating a
modern contemporary design. The residential development will
replace a potential office use with a residential use. Although a
professional office use is typically considered a low intensity land
use when compared to commercial or industrial uses, issues with
parking, traffic and noise may still arise. When comparing land
uses multi -family uses are more compatible in nature with single-
family residential neighborhoods than office uses.
(3) Providing a method whereby specific development plans are to be
based on the general plan as well as other regulations, programs, and
legislation as may in the judgment of the city be required for the
systematic execution of the general plan.
With approval of General Plan Amendment No. 2018-06, the
Project will be consistent with the General Plan Land Use
Element. Although the Project requires an amendment to the
Land Use Element to allow for residential use of the property, the
Project still supports and is consistent with several other
overarching goals and policies of the General Plan. For example,
Ordinance No. NS-2980
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as described in the associated General Plan Amendment No.
2018-06: Housing Element Goal 2, to create diversity of quality
housing, affordability levels, and living experiences that
accommodate Santa Ana's residents and workforce of all household
types, income levels, and age groups to foster an inclusive
community. Land Use Element Goal 4, to protect and enhance
development sites and districts which are unique community assets
that enhance the quality of life. Urban Design Element, Goal 1, to
improve the physical appearance of the City through development of
districts that project a sense of place, positive community image,
and quality environment.
(4) Recognizing the interdependence of land values and aesthetics and
providing a method to implement this interdependence in order to
maintain the values of surrounding properties and improvements and
encouraging excellence of property development, compatible with the
general plan for, and character of, the city, with due regard for the
public and private interests involved.
Development of the Project would result in a substantial change in
views and a significant and unavoidable impact to aesthetics.
However, the Project will replace an over 30-year old structure
with a modern building with enhanced landscaping contributing to
the character of the City. Furthermore, a Development Agreement
between the developer/property owner and the City of Santa Ana
has been entered into. Public benefits of the agreement include:
public art, Santiago Park for improvements, Park Santiago
Neighborhood benefits including access to on -site amenities for
Park Santiago residents, security patrol of the residential
neighborhood and Santiago Park, and Park Santiago
Neighborhood for traffic improvements and calming such as street
calming, traffic diversion, and street lights.
(5) Insuring that the public benefits derived from expenditures of public
funds for improvements and beautification of streets and public facilities
shall be protected by exercise of reasonable controls over the character
and design of private buildings, structures and open spaces.
The multi -family residential development will utilize existing
water, sewer, and drainage infrastructure and will not result in the
expansion of infrastructure. In addition, the Project will not result
in the expansion of new or altered police or fire facilities. The
Project will be subject to utility user tax, property taxes based on
the valuation of the new construction and management company
business taxes. The building facades and new landscaping are
Ordinance No. NS-2980
Page 7 of 23
designed to deter graffiti, existing sidewalks will be removed and
replaced with new sidewalks that are constructed to City
standards, new street lights will be installed and the City's
Building Security Ordinance will be implemented which includes
security and crime preventing measures to help reduce City
expenditures on public services and maintenance. In addition,
the residential development will be subject to all required
development impact fees.
SECTION 6. INDEMNIFICATION. The Applicant shall indemnify, protect,
defend and hold the City and/or any of its officials, officers, employees, agents,
departments, agencies, authorized volunteers, and instrumentalities thereof,
harmless from any and all claims, demands, lawsuits, writs of mandamus, and other
and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory
in nature), and alternative dispute resolution procedures (including, but not limited to
arbitrations, mediations, and such other procedures), judgments, orders, and
decisions (collectively "Actions"), brought against the City and/or any of its officials,
officers, employees, agents, departments, agencies, and instrumentalities thereof,
that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or
any permit or approval issued by the City and/or any of its officials, officers,
employees, agents, departments, agencies, and instrumentalities thereof (including
actions approved by the voters of the City) for or concerning the project, whether
such Actions are brought under the Ralph M. Brown Act, California Environmental
Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil
Procedure sections 1085 or 1094.5, or any other federal, state or local constitution,
statute, law, ordinance, charter, rule, regulation, or any decision of a court of
competent jurisdiction. It is expressly agreed that the City shall have the right to
approve, which approval will not be unreasonably withheld, the legal counsel
providing the City's defense, and that Applicant shall reimburse the City for any costs
and expenses directly and necessarily incurred by the City in the course of the
defense. City shall promptly notify the Applicant of any Action brought and City shall
cooperate with Applicant in the defense of the Action.
SECTION 7. 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.
SECTION 8. CITY COUNCIL ACTIONS: The City Council hereby takes
the following actions:
Ordinance No. NS-2980
Page 8 of 23
1. The City Council hereby adopts an Ordinance approving Amendment
Application No. 2018-10 as follows:
A. Subject to compliance with the Mitigation Monitoring and Reporting Program,
the property at 2525 North Main Street shall be amended to Specific
Development No. 93 and Specific Development No. 93 plan shall be
adopted as set forth in Exhibit A and Exhibit B, attached hereto and
incorporated herein by reference.
B. The Amendment Application shall not take effect unless and until
Environmental Impact Report No. 2018-01 and General Plan Amendment
No. 2018-06, are each certified and approved by the City Council, and the
associated Development Agreement No. 2018-01 is approved by the City
Council and executed by all parties thereto.
SECTION 9. EXECUTION OF ORDINANCE. The Mayor shall sign this
Ordinance and the Clerk of the Council shall attest and certify to the adoption thereof.
ADOPTED this 215i day of January, 2020.
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
By: �4 C -�,�
Lisa Storck
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
Iglesias, Penaloza, Sarmiento, Solorio (4)
Bacerra, Pulido, Villegas (3)
None (0)
None (0)
Ordinance No. NS-2980
Page 9 of 23
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify that the attached
Ordinance No. NS-2980 to be the original ordinance adopted by the City Council of the
City of Santa Ana on January 21, 2020 and that said ordinance was published in
accordance with the Charter of the City of Santa Ana.
Date: /-0?3'a0x(
Daisy Gome
Clerk of the Council
City of Santa Ana
Ordinance No. NS-2980
Page 10 of 23
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Ordinance No. NS-2980
Page 11 of 23
EXHIBIT B
SPECIFIC DEVELOPMENT NO. 93
2525 North Main Street Development Project
SECTION I—APPLICABILITV OF ORDINANCE
The Specific Development Zoning District No. 93 (SD-93) for the 2525 North Main Street
development project is authorized by Chapter 41, Division 26 Section 41-593 et seq. of the
Santa Ana Municipal Code. SD-93 contains specific standards and regulations for the purpose
of establishing land use regulations and development and operational standards for the project
site. All other applicable chapters, artieles, and sections of the Santa Ana Municipal Code are
in effect unless expressly superseded by regulations contained in this ordinance. The
boundaries of the 2525 North Main Street development project shall be defined pursuant to
Attachment I (attached hereto and incorporated a though fully set forth herein). The 2525
North Main Street Development District shall have two zones, Lone 1 and Zone 2, as depicted
in Attachment 1.
SECTION 2 — PURPOSE
The Specific Development Plan No_ 93 for the 2525 North Main Street project consists of
standards and regulations established for the purpose of protecting the health, safety, and
general welfare of the people of the City of Santa Ana by prortioung and enhancing the value
of property and encouraging the orderly development of the property.
Objectives
The objectives of the 2525 North Main Street project specific development plan
include provisions of the following:
1. Promote theCity'simageasproviding high-qualityresideritalprojects for
individuals and families of all income groups.
2. Create a clean and safe environment for the City's residents, workers, and
visitors.
3. Contribute to the North Main Street corridor by providing a high density
residential development that supports nearby cultural, office and
commercial uses.
4. Provide regulations that allow development, in response to market
coarditions while achieving overall City and community goals.
5. Provide parking opportunities fornearbymuseumuses and+orcommercial
uses.
1of] 2
Ordinance No. NS-2980
Page 12 of 23
SECTION 3 — Uses Permitted in 'Gone I
The following uses are permitted in the SD-93 district:
(a) A maximum of 256 multiple -family dwelling units not exceeding a density of 58
dwelling units/acre,
(1) The unit mix shall be comprised of:
a. 700/6 studio and once-bodroom units
b. 30%two-bedroom and thrct-bodroom units
(2) Unit square: footage ranging from
a. 556 to 592 square foot studios
b. 633 to 930 square foot one -bedrooms
c. 909to 1,179 square fort two-bedmoms
d. 1,362 square foot three -bedrooms
(b) Home occupations, pursuant to section 41-192.1 of the Santa Ana Municipal Code-
(c) Accessory recreational rooms, dog wash, club room, fitness room, welinesscenter, bike
moms, pooh and spas for residential use.
SECTION 4 — Uses suhje¢t to a conditional use permit in Zone I
(a) Childcare facilities canng for more than eight (8), but no more than fourwen (14)
children -
SECTION 5 — Uses permitted in Zone 2
(a) Surface parking lot with 180 spaces (approximate 1.4 acre lot) to be used by a
commercial, museum, or professional offices uses.
(b) Parking may be shared with the residential development through a shared parking
agreement.
(c) All other use andobr structures are prohibited.
SECTION 6— Maximum permitted floor area ratio (FAR)
The maximum authorized building intensity for the 2525 North Main Streit project is a floor
area ratio (FAR) of 1.43, including residLutial areas, Community -serving areas (e.g., leasing
office, gym and club room) and interior corridors.
SECTION 7 — Minimum lot size in Specific Development N o. 93
The minimum lot size is 1.4 acres-
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Ordinance No. NS-2980
Page 13 of 23
SECTION 8 - Minimum stmet frontage in Specific Development No. 93
Lots shall have a minimum street frontage of at least 250 feet
SECTION 9 - Building height in Specific Development No. 93
(a) No residential structure shall exceed 50 feet ( four stories) in height, as measured from
the lowest adjacent grade of the structure to the top of the structure.
(b) The six level parking structure (five levels with one level subterranean) and amenity
deck shall not exceed 61 feet as measured from the lowest adjacent grade to the top of
flue structure.
(c) The stair tower and elevator tower shall not exceed 74 feet as measured from the lowest
adjacent grade to the top of structure.
(d) Along the east property line the building shall tier from two, three, and four stories as
shown on the approved site plan.
SECTION 10 - Setback standards in Specific Development No. 93
(a) North setback. A minimum building setback of ten (10) feet shall be provided between
the property line and buildings along Santiago Park.
(b) South setback. A minimum building setback of onehundred thirty-four (134) feet shall
e pro—r a rom Edgewood Road.
(c) West setback A minimum building setback of twelve (12) feet shall be provided
between the properly line and buildings along Main Street.
(d) Past setback A minimum building setback of ninety (90) feet shall be provided
between the east property line and buildings.
SECTION I I -Off-street Parking standard in Specific Development No. 93
(a) The minimum off-street parking requirements for the project are as follows:
(1) 2.0 spaces per unit shall be provided (407 spaces within the parking
structure and 104 space surface level parking lot).
(2) Parking stalls shall not be less than eight (8) feet six (6) inches wide and
eighteen (18) feet long. Double -striping is required, with the width of
stalls measured from lines midway between each pair of stripes.
Structural, mechanical, utility or similar appurtenances are only
permitted adjacent to required stall areas if the required width ofthestall
is increased at least six (6) inches and if the appurtenance is not located
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Ordinance No. NS-2980
Page 14 of 23
ro as to interfere with safe and free: parking movement, car door
opening, or of visibility.
(3) Aisles to and from parking stalls shall not be less than: Twenty-three:
(23) feet wide for 90-degree parking.
(4) Drive aisles shall not dead-eM; a turn -around method be provided to
allow cars to exit if all stalls are occupied
(5) The interior of the parking structure without natural lighting shall be
painted white or shall be equipped with lighting devices which will
provide a minimum maintained two (2) footeandle of light on the
parking surface during hours of darkness. Subterranean parking areas
shall maintain lighting twenty-four (24) hours a day. Lighting devices
shall be protected by vandal resistant covers.
(6) A minimum of ten (10) bicycle spaces shall be provided onsite. 'rhe
design and materials shall comply with the approved materials board
submitted for the project during building plan check.
(7) Prior to submittal into building plan check, a parking management plan
shall be submitted to the Planning Division for review, identifying
parking per unit, and guest parking The plan is subject to approval of
the Executive Director of the Planning and Building Agency. Onsite
parking shall be provider) for residents and visitors of the Project and
the parking demand of the Project site shall be actively monitored.
Property owner "Owner" shall continually monitor and take appropriate
measures to manage the parking demand of the Project site to mitigate
the use of offsite parking spaces on private or public properties andfor
right-of-way.
SECTION 12- Vehicular Access in Specific Developnsent Nu. 93
the dLvelopment shall prepare: all neeessary plans per City Standards and to the satisfaction of the
City Engineer to:
(a) Provide public access via Walkie Way/Park Santiago Drive and %lain Street The
Santiago Park Entrance design and construction shall be subject to the review and
approval of the City s Planning & Building, Public Works, and Parks, Recreation and
Community Services Agency Direr -tors, including residential units to front onto
Santiago Park, Main Street, and the Santiago Park Drive entrance-
(b) Reconstruct the existing intersection of Main Street and W'alkie W"aydPark Santiago
Drive to accommodate the southerly relocation the east leg of the intersection,
including, but not limited to:
i. Removal of all portions of the existing east leg of the intersection.
ii. Construction of PCC curb, gutter and sidewalk along the cast side of Main
Street
iii. Reconstruct pavement within the intersection.
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iv. Modification of the Traffic Signal for the Walkie Way/Park Santiago Drive
intersection for the intended signal operation shall include new signals
poles, traffic cabinet, install conduits and wiring, traffic signal,
interconnect, provide Accessible Pedestrian Signals pedestrian push
buttons, vehicle/bike video detection, signing and striping as needed to
accommodate the proposed entrance to the development and Santiago Park.
(c) Remove and reconstruct the raised -curb median in Main Street between Walkic Way
and Edgewood Road to provide increased left turn pocket lengths per Attachment 2,
including, but not limited to:
i. Reconstruct asphalt pavement in Main Street to maintain standard cross
slopes, positive drainage and smooth vertical transitians.
iL Provide landscaping and irrigation in the median
iii. Modify theexisting ehannelization striping extending through intersections.
(d) Coordinate with Caltranstoenter into aCooperative Agreement with City ofSanta Aria
to implement traffic signal synchronization timing along Main Street between the 1-5
ramps and the modified traffic signal at Main Street and Walkie Way -Santiago Park to
enhance traffic flow and reducecortgesfions between city streets and the State Highway
System. The scope of work shall include but not limited to preparation of cooperative
agreement, any required improvements, preparation and implementation of timing
plans, and required permits.
(c) The Emergency Vehicular Access Lane (Fire Lane) with access to Edgewood Road
shall he gated per orange County Fire Authority and City Public Works Agency
requirements and standards. The emergency lane shall not be used for trash staging,
trash loading and/or move-insrouts. No other vehicular access or curb approach
openings will be approved on Edgewood Road for the project.
SECTION 13 — Omen Space standard in Specific Development No. 93
(a) Pedestrian W alkways and open Space. The project will provide a minimum of 15% of
the total lot size shall be open space in the farm of common, landscaped open space
areas, pools, spas, deck, courtyard and lobby, interior community room, dining mom,
*,in, business room, etc.
(b) Courtyards.
(1) East courtyards shall be a nunmum of 34 feet wide by 100 feet in depth and shall
not contain any pools, spas or recreational rooms.
(2) West courtyard shall be a minimum of 48 feet wide by 58 feet in depth.
(c) Private Upen Space. Each residential unit shall have a patio or balcony a minimum of
TOsquare feet in size.
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SECrfON 14 — Watts/Fences standard in Specific Development No. 93
(a) Gast property line. Prior to issuance of the first building permit, a solid block wall with
a minimum height of eight (8) feet shall be constructed along the east property line.
The block wall shall be designed to contain a decorative cap, regularly -spaced
decorative pilasters, and a decorative finish in accordance to the design provisions
contained within the most recent version of the City's design guidelines.
(b) North p1oMtv line. Prior to the issuance of the first building permit, a new wrought
iron fence shall be constructed. Ilse fence shall also incorporate decorative pilasters
located a maximum of 50 feet on center. Any walls and/or fences are limited to eight
(8) feet in height.
(c) South and West property line walls are prohibited. Within the front and street side
setbacks, walls andlor fences shall be limited to four (4) feet in height.
SECTION IS — Landscape standard in Specific Development N o. 93,
(a) A Landscape Plan prepared by a licensed landscape architect shall be submitted to the
Planning Division for review and approval prior to the issuance of budding permits.
The Irrigation Plan shall include an irrigation system layout with the location of
controllers and points of connection with data on valve sizes and gallons per minute
(G.PAL), the size and location of sleeves and all spray heads, including the location of
conventional systems and drip systems; an irrigation legend with complete
specifications; irrigation notes and construction details- of all assemblies and
components; a recommended irrigation schedule, preferably on an annual basis; and a
summary block on the initial page of submitted plans that will present the above
information clearly and accurately. Ilic landscape plan shall include a Plant Legend
containing: plant symbol, scientific name of plant material, common none of plant
material, plant container size, and plant spacing. Very low, low and modium water
usage plant materials are encouraged. The landscape plan shall provide across section
of the eastern planter showing tyre planter at time of planting, after five (5) years and at
full maturity. The cross section shall de-rrmxnstrate the landscaping will adeluately
screen the project from the adjacent residential uses along the eastern portion of die
Property. A minimum size of 36-inch box trees shall be planted along sheet setbacks,
open span: areas and shared parking areas.
(b) Per the arbonst report dated May 4, 2018:
(1) Retain and protect in place the existing eleven (11) healthy Ficus da najamnina
trees adjacent to the cut property line.
(2) Remove the existing eight (8) unhealthy trees (Lirrtnidarribar s(p-ac#7ua) in
the eastern planter and plant eight (8) minimum size of 60-irnch box trees in
their place.
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(3) Plant new vertical and canopy specimen trees with a minimum size of 48-
inch box, 20-feet on center in the east planter within 150 feet of the front
property line and within 150 feet of the rear property line.
(4) The planter along the east property line shall be sized to allow for future
growth and health of the trees.
(5) To the extent feasible, all other healthy mature trees on the property shall be
protected and preserved. if the perseveration of the existing healthy, mature
trees is not feasible because of the location of the approved structures on the
property, the Owner shall work with Staff to evaluate the feasibility of
relocating the healthy two s) to other locations on the property.
(e) Project Landscaping: Landscaping shall be compliant with the City of Santa Ana's
Landscape Water Conservation Ordinance Chapter 41, Article XVI of the Santa Ana
Municipal Code. All landscape areas shall have a fully automatic irrigation system
(including spray or drip) as required by the City of Santa Ana Landscape Water
Conservation Ordinance.
(d) All meters shall be appropriately screened from public view with trellis work and vines
or hedge -type shrub% or be incorporated into the residential strucnue.
(e) Installation: Landscaping for the project shall be completed in phases by building and
shall be installed and inspected prior to occupancyof units within that building. The
Owner shall be responsible for maintaining all common area landscaping within the
development.
(>) Maintenance: All plant material shall be maintained per Section 41-609 of the Santa
Ana Municipal Code.
SECTION Ib— Residential Signage in Specific Development No. 93
(a) Signage for the project shall be consistent with Section 41-868 of the Santa Ana
Municipal Code.
SECTION 17—Architectural design in Specific Development No.93
(a) Exterior materials. Prior to submittal into building plan check, the Owner shall submit
revised architectural elevations subject to the review and approval of the Executive
Director of the Planning and Building Agency. Exterior materials and finishes for the
project shall comply with the approved materials board submitted for the project
including stone veneer, brick veneer, ceramic tile, metal cartopies, flat and metal
seamed roofs. All trash enclosures and similar ancillary structures shall match the
texture, material and color of the building-
(1) The east building wall windows (at the 90 foot building setback) shall he
opaque or clerestory (above eye level) windows.
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(2) The cast wall of the parking structure shall incorporate screen materials and
be designed to s;nen the views from the amenitydeck or parking structure to
the neighborhood.
(b) Green Buildin& Alternative Transportation and Energy Source, Resource
Conservation, and LEED Certification. The project shall be onrstrwcti-d to Silver
Standard or better LEED equivalent and shall at the minimum, incorporate bike lockers,
bike sharing programing, electric vehicle charging stations, rain capturing systems,
grey water capturing systems, and to the extent feasible, automobile sharing
programing.
(c) Public Art Public Art shall be installed, and maintained with a value equivalent to one-
half of one percent (0.5%) of the total construction cost of the Project. Total
construction cost shall mean all design, engineering and construction costs. A public
art plan shall be prepared and submitted to the City no later than one hundred eight
(180) days before final approval for occupancy or the issuance of a certificate of
occupancy and the approved art shall be installs d prior to final approval for occupancy
of the i ss ua rx e of a Ctrtificate of Occupancy for the Project.
(d) Storage. A minimum of 250 cubic feet of storage, in addition to interwr bedroom
closets, shall he provided with minimum dimensions of 4 feet by 8 feet per unit.
(o Hardscape materials. Enhanecd paving materials shall be installed at the Main Street
driveway entrance. The actual paving materials shall be approved b; the Planning
Division-
(f) Li_ghtank, standardsifixtures. The light fixtures are to integrate design elements of the
budding and landscape architecture. Lighting is to be designed to confine tlx: direct
rays of the anifncial lighting within the boundaries of the. development. Specifications
of light standards+'fixturrs and photometrics plan shall be submitted to Planning
Division for review and approval by the Planning Division prior to the issuance of
building permits.
(g) Composite Utility Plan. Composite utilities shall nut be allowed within required
parking, turnaround and landscape areas or on any facade facing a public strut.
(h) Mechanical Equipment. Appurtenances, and Conduits. All mechanical cyuipment,
heating, ventilation, air ennditining (H VAC) units, sa tellite d °ash systems, .solar panels,
thermal solar heaters, utility meters, above ground utility and fire safety connections
will be, screened, located out of public view or be arehitectural integrated into the
project design within designated moms, inside walls, behind parapets, or through a
combination of landscape and hardscape materials-
(i) Trash Enclosures. T-rash bins shall be stored in designated trash enclosures_ There shall
be an onsite designated) trash staging area only to be used on service mays and the
staging area and bins shall not disrupt vehicular use of the driveeway. The minimum
requirerncuts needed to service the location shall be clearly indicated on the plans and
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subject to the approval of the Public Works Agency.
SECTION 18— Properly Maintenance in Specific Development No. 93
(a) Onsite Property Manager. The Project shall include 24-hour on -site Property
Management services and personnel. Up-to-date 24-hour contact information for the
on -site personnel shall he provided to the followingCity Agencies on an ongoing basis:
(1) Police Department
(2) Fire Authority
(3) Planning and Building Agency
(4) Community Development Agency
(b) Maintenance. The property shall be maintained free of trash, debris and graffiti. Graffiti
shall he removed within 24-hours after its appearance in accordance with Section 10-
227 of the Santa Ana Municipal Code.
(c) CrimeFree Housing. Priorto submittal into building plan chock, a Crime Free Housing
Plan shall be submitted for review. The Plan shall be approved prior to occupancy of
the first unit and shall be implemented and administc ed by the Owner.
(d) BuildingSecurity. All structures and parking lots shall comply with the provisions of
Chapter 8, Article 11, Division 3 of the Santa Ana Municipal Code (Building Security
Ordinance).
(ei Emergency Evacuation flan. ,An approved Emergency Evacuation Plan (EEP) from
City Police and FireProterticn agencies shall beon rite for the project. Up-to-date24-
hour emergency contact information for the on -site personnel shall be provided to the
City on air ongoing basis and the approved ELF shall be kept onsite and also be
submitted to the following City Agencies:
(1) Police Department
(2) Fire Authority
(3) Planning and Building Agency
(4) Community Development Agency
(f) On Going Pra y Maintenance. Developer land the owner of the property upon which
the authorized use and/or authorized improvements are located if different from the
Developer) shall execute a maintenance agreement with the City of Santa Ana which
shall be recorded against the property and which shall be in a form reasonably
satisfactory to the City Attorney. The maintenance agreement shall contain covenants,
conditions and restrictions relating to the following:
(1) Compliance with operational conditions applicable during any period(s) of
construction or major repair (cog., proper screening and securing of the
construction site; implementation of proper erosion control, dust control and
noise mitigation measure; adherence to approvers project phasing etc.).
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(2) Compliance with ongoing operational conditions, requirements and
restrictions, as applicable (including but not limited to hours of operation,
security requirements, the proper storage and disposal of trash and debris,
enforcement of the parking management platy and/or restrictions on certain
uses).
l3) Ongoing compliance with approved design and construction parameters,
signage parameters and restrictions as well as landscape designs, as
applicable.
(4) Ongoing maintenance, repair and upkeep of the property and all
improvements located thereupon at all times (including but not limited to
controls on the proliferation of trash and debris about the property, the proper
and timely removal of graffiti; the timely maintenance, repair and upkeep of
damaged, vandalized andJor weathered buildings, structures and/or
improvements,- the timely maintenance, repair and upkeep of exterior paint,
parking striping, lighting and irrigation fixtures, walls and fencing, publicly
accessible bathrooms and bathroom fixtures, landscaping and related
landscape improvements and the like, as applicable).
15) If Developer and the owner of the property are different (e.g., if the applicant
as a tenant or licensee of the property or any portion thereof), both the
applicant and the owner of the property shall be signatories to the maintenance
agreement and both shall be jointly and severally liable for compliance with
its terms.
(5) the maintenance agreement shall further provide that any party responsible
for complying with its terms shall not assign its ownership interest in the
property or any interest in any lease, sublease, license or sublicense, unless
the prospective assignee agrees in writing to assume all of the duties and
obligations and responsibilities set forth under the maintenance agreement.
(7) The maintenance agreement shall contain provisions relating to the
enforcement of its conditions by the City and shall also contain provisions
authorizing the City to recover costs and expenses which the City may incur
ari sing out of any enforcement and/or remediation efforts which the City may
undertake in order to cure anydeficiency in maintenance, repair or upkeep or
to enfirrce any restrictions or conditions upon the use of the property. ']hc
maintenance agreement shall further provide that any unreimbursed costs
andicir expenses incurred by the City to cure a deficiency in maintenance or
to enforce use restrictions shall become a lien upon the property in an amount
equivalent to the actual costs and/or expense incurred by the City.
tS) The execution and recordation of the maintenance agreement shall be a
condition precedent to the issuance of final approval for any construction
permit related to this entitlement.
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ATTACHMENT 1
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ATTACHMENT 2
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