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HomeMy WebLinkAboutNS-850ORDINANCE NS-850 ADDING SECTIONS 9230.270 THROUGH 9230.275, INCLUSIVE, TO PROVIDE A C-R (COMMERCIAL- RESIDENTIAL) ZONING DISTRICT, AND ADDING SUBSECTION 33a TO SECTION 9247.4 OF THE OFF-STREET PARKING REQUIREMENTS OF THE SANTA ANA MUNICIPAL CODE WHEREAS, the Planning Commission has held a public hearing, on notice, and has recommended to the City Council that the Land Use Regulations set forth in Part 3, Chapter 2, Article IX of the Santa Ana Municipal Code be amended to provide for the establishment of a C-R (Commercial-Residential) zoning district; and the City Council regularly held a public hearing,on notice, and does now find that such amendment is necessary for planned developments integrating Commercial and Residential land uses, with site development principles, adjacent to certain arterial streets. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: SECTION 1: That Part 3, Chapter 2, Article IX of the Santa Ana Municipal Code is hereby amended by adding thereto Sections 9230.270 through 9230.275, both inclusive, immediately following Section 9230.267 in words and figures as follows: SECTION 9230.270. C-R (Commercial-Residential District). SECTION 9230.271. Description and Purpose. This zone is intended to provide areas located adjacent to certain high capacity arterial streets and highways for planned developments integrating commercial and residential land uses. Site development standards and principles are designed to encourage greater convenience, efficiency, excellence of design, and visual appeal than is possible through usual strip development. The following site planning principles, in accordance with community development policy, shall be incorporated in all developments approved for this zone: (a) Uses shall be buffered from one another, in order to avoid nuisances. (b) Internal circulation shall separate different kinds of vehicular and pedestrian traffic and shall involve the least possible dissection of the site. (c) Access to and from the adjacent high capacity arterial streets and highways shall be limited, in order to insure efficient and safe vehicular circulation. (d) Adequate open spaces and landscaping shall be provided for all uses and shall be integrated with buildings and parking areas. (e) Buildings shall be located to create a variety of open spaces and to eliminate corridor or barracks-like effects. (f) A well-planned system of walks shall be developed for convenient access between dwelling units and to commercial or other uses developed on the site. (g) Walks, parking, and open spaces shall be provided with adequate lighting for safe and convenient nighttime use. (h) Vehicular and pedestrian circulation routes shall have varied alignments and vistas. (i) Uncovered parking areas shall be distributed throughout the site in order to avoid monotonous stretches of parked cars or surface paving. The above principles apply to the placement, shape, and inter- relationship of buildings, spaces, and other site elements, and shall not be misconstrued to interfere with the architectural style or motifs of individual buildings. -1- SECTION 9230.272. Submission of Development Plans. 1. In order to safeguard and enhance existing and potential community values, to encourage the most compatible develol~nents, and to assure the most efficient relationships between private and public facilities, all development plans and elevations shall be submitted to the Planning Commission and shall be subject to the Commission's approval or denial, which shall be based on the standards and principles of this zone and the development policies of the City as a who~ . Appeal from the Commission's decision may be made to the City Council. Ail development shall be in accordance with approved plans prior to a utility release by the Building Department. 2. Applicants are encouraged to prepare a sketch plan and confer with the Planning Department prior to the submission of refined plans and elevations. The purpose of such a conference is to provide the applicant with information and to clarify ordinance provisions before the applicant has entered into binding commitments or incurred substantial expense in the preparation of plans and elevations. 3. Submitted development plans and elevations in duplicate and drawn to a standard scale, shall show: (a) Lot or site size and peripheral areas sufficient to show location, contiguous properties and public rights of way, and vehicular access points; (b) Building placement, gross floor area devoted to each separate unit, and location of each sign structure; (c) Where necessary, the demarcation of areas around individual buildings for the purposes of calculating requirements for open space, setbacks, distances between buildings, and parking and circulation; (d) Elevations, including all signs, with sufficient detail for determining the satisfaction of the requirements of this and other pertinent ordinances; (e) Structural systems and materials; (f) Internal pedestrian and vehicular circulation; (g) Means of pedestrian and vehicular access to public rights of wa~ (h) Phasing of development; (i) Landscaping; (j) Off-street parking facilities; (k) Names, addresses, and phone numbers of the pertinent engineers, architects, and owners or developers; and (1) Shall be legible and precise. 4. Where more than one separate lot or ownership is involved in such proposed development, submitted plans and elevations shall be signed by all property owners involved. SECTION 9230.273. UsesPermitted. 1. The following uses are permitted in this zone, pursuant to the provisions of Section 9230.275. (Site Development Standards): (a) Retail sales conducted entirely within enclosed buildings; (b) Professional offices; (c) Personal services; (d) Dwelling units; (e) Resident managers offices devoted solely to the rental of dwelling units on the site, providing that said offices, surrounding grounds, and any related sign shall retain a residential character if located within residential use areas of the site. (f) Related uses wholly subsidiary to the above uses. -2- 2. Gasoline service stations, but no other automotive repair or service facilities, may be permitted by Conditional Use Permit, providing such service stations are integrated into the larger site plans and.providing they are accessible from the adjacent arterial street or highway only by way of the planned limited access serving the property as a whole. SECTION 9230.274. Site Standards. 1. Sites developed for exclusively Co~anercial or professional use or exclusively residential use shall meet the following minimum site standards: (a) Minimum Area. The minimum site area shall be three (3) acres. (b) Minimum Dimensions. (1) The minimum site depth shall be three hundred (300) feet, providing that for each one thousand (~,000) square feet of ground floor building area above twenty thousand (20,000) square feet, there shall be provided an additional one (1) foot in depth. (2) The minimum site width shall be no less than one-half (%) of the site depth. 2. Sites developed for mixed residential and commercial or profes- sional uses shall meet the following minimum site standards: (a) Minimum Area. The minimum site area shall be five (5) acres. (b) Minimum Depth. The minimum site depth, measured at right angles from any arterial street or highway from which there will be primary vehicular access to the property, shall be six hundred (600) feet. (c) Minimum Width. The minimum site width shall be three hundred (300) feet. SECTION 9230.275. 1. Minimum Gross Site Development Standards. Floor Area. Dwelling units shall have the following minimum gross floor areas per unit, exclusive of garages, carports, balconies, patios, or open porches: (a) Bachelor Apartment: Three hundred (300) square feet. (b) One-bedroom Apartment: Five hundred (500) square feet. (c) Two or more bedroom Apartment: Seven Hundred and Fifty (750) square feet. Maximum Building Height. The maximum height of any building or structure used for any purpose permitted in this zone shall be equivalent to one-third the distance from any point on the building or structure perimeter at ground level to the nearest point of any land zoned for exclusively residential purposes. Buffers. (a) At any point where a site area used for residential uses abuts land on or off the site used or zoned for commercial uses or vehicular ways or parking areas related to co~ercial uses, there shall be provided either a solid barrier six (6) feet in height of decorative non-combustible material or permanently maintained hedge, or an open space twenty-five (25) feet in width which shall not be used in the calculation of other required open spaces, yards, or setbacks. (b) Buildings combining residential and commercial uses may be permitted if the design assures the privacy, amenities, and protection against nuisances provided for residential use buildings under the provisions of this zone. -3- 4. Setback and Yard Requirements. (a) Where a building site abuts upon any public right of way there shall be provided an open, landscaped setback at least ten (10) feet in depth, measured at right angles to the right of way line and extending the full length of such abutment. Where such a required yard abuts buildings, vehicular accessways, or parking areas used solely for commercial purposes, fifty (50) percent of the required yard may be substituted in required parking area landscaping, providing that no such required yard shall be less than five (5) feet in depth. (b) Buildings shall be provided with the following open yards, of which the depths are to be measured perpendicular to the building walls: (1) Any building wall containing a main entrance shall have a yard having a minimum depth of ten (10) feet plus two (2) feet for each additional story in height above the first, plus one (1) foot for each fifteen (15) feet in length. (2) Any building wall which contains windows opening into any habitable room or place of work, but does not contain a main entrance, shall have a yard having a minimum depth of six (6) feet plus one (1) foot for each additional story in height above the first, plus one (1) foot for each fifteen (15) feet in length. (3) Any budding wall which does not contain main entrances or windows opening into any habitable room or place of work or which is part of an accessory building shall have a yard having a minimum depth of five (5) feet. (c) The depth of required yards may be reduced fifty (50) percent for any single-story building used solely for c~mmercial purposes, if an equivalent area contiguous with the building is substituted in pedestrian mall or arcade landscaped entirely with decorative materials and plants, provided that no such building shall be closer then ten (10) feet to another building and no pedestrian accessway shall be less than six (6) feet. 5. Minimum Distances Between Buildings. The minimum distances between buildings shall be as follows: (a) The minimum distance between parallel walls of two (2) main buildings or between two (2) parallel facing walls of the same building shall be the sum of the~ yard depth requirements of both walls. (b) For obliquely aligned buildings, the required distance between two (2) main buildings may be decreased a maximum of five (5) feet at one end if increased an equal distance at the other end, provided that the minimum distance in no case shall be less than ten (10) feet. (c) The distance between two (2) parallel main buildings facing each other for only a portion of their lengths may be reduced if the extent of their overlap does not exceed twenty (20) percent of the length of either facing wall. The minimum distance between said buildings shall be equal to the full yard depth requirement of the longer facing wall plus three- fourths (3/4) of the yard depth requirement of only the over- lapping portion of the shorter facing wall. (d) Any pedestrian accessway shall have a minimum width of six (6) feet. (e) The requirements of (a) through (d) above shall apply whether the required spaces are open to the sky or covered. (f) Balconies and exterior stairways shall not project more than fifty (50) percent of the depth of any required yard or setback. -4- e Open Space and Recreational-Leisure Areas. There shall be provided a minimum of: (a) Three hundred and fifty (350) square feet of usable recreationali -leisure space for each dwelling unit. Portions of spaces required under the yard and minimum distance provisions of this Section may be included in the calculation of recreational leisure space to the extent that they are integrated with and usable as part of a larger recreational-leisure area. (b) Where private outdoor living areas are provided, the minimum recreat~onal~leisure space requirement shall be reduced to three hundred (300) square feet per dwelling unit. (1) Minimum dimensions of such private outdoor living areas shall be as follows: (a) When provided for ground floor or studio-type units, such areas shall have a niminum of two hundred (200) square feet, the least dimension of which shall be ten (10) feet. (b) When provided for dwelling units wholly above the ground floor, such areas shall be provided as accessible balconies or decks, and shall have a minimum area of fifty (50) square feet, the least dimension of which shall be five (5) feet. (2) Remaining required space not provided in private outdoor liging areas shall be provided in common recreational-leisure areas. (c) Common recreational-leisure areas, which shall be conveniently located and readily accessible from all dwelling units located on the building site, may extend into the required yards, but shall be screened from adjacent arterial streets and highways, and may include swimming pools, putting greens, court game facilities, and any other recreational-leisure facilities necessary to meet the requirements of residents and their guests. Common recreational-leisure areas, with the exception of pedestrian accessways and paved recreational facilities, shall be landscaped with lawn, trees, shrubs or other plant materials and shall be permanently maintained in a neat and orderly manner as a condition to use. Fountains, sculpture, planters and decorative screen type walls, where an integral part of a landscaping scheme comprised primarily of plant materials, are permitted. Required recreational-leisure space shall in no case be used for parking automobiles or for co~nercial agriculture. (d) Fifty (50) percent of required common recreational-leisure space for residential units may be included in the calculation of required yards and setbacks for commercial uses developed on the same site, providing the resulting spaces shall be part of an integrated whole contiguous with and convenient to the residential buildings served, shall be developed solely with plant and decorative materials, and shall not serve as primary commercial pedestrian routes or otherwise made unavailable for leisure purposes. Coverage. The maximum coverage by main residential buildings and accessory residential buildings shall not exceed fifty (50) percent of the residential site area. If the site is in residential use only, the residential site area is the total site minus the area of all vehicular rights of way and of all accessways which exceed one hundred (100) feet in length. If the site is also in use for commercial purposes, demarcation of residential site areas shall be shown on submitted plans for the purpose of calculating coverage, and any open space, setbacks, parking areas, and vehicular ways used to satisfy development requirements for con=aercial uses shall not be included in calculating the coverage of residential buildings.~ Recreation-leisure facilities shall not be counted as covered area. -5- 8. Off-Street Parking Requirements. (a) Refer to Section 9247.4 of this Code for parking requirements for this district. (b) Parking facilities for residential units shall be completely separated from parking facilities and main internal circu- latory routes used for commercial or professional uses. The site design shall discourage users of one use area from parking their cars in spaces serving other use areas. Each space for residential, use shall be located within one hundred and fifty (150) feet of the principal entrance to the building in which the dwelling unit served is located. (c) Spaces provided for residential guest parking shall be con- veniently distributed in separate groupings having a maximum of five (5) spaces each. (d) All points of vehicular access to and from off-street parking areas and driveways onto public rights of way shall be approved by the Director of Public Works. Wherever a private driveway enters onto said public right of way, a stop sign shall be erected and maintained at such exit point to ensure reasonable traffic safety in compliance with the standard sign sheet on file in the office of the Department of Public Works. 9. Landscaping. (a) Ail required setback areas, required open spaces around the perimeter of buildings, and the required parking landscaped areas, unless otherwise specified in the provisions of this zone, shall be landscaped and maintained according to approved plans. Required parking landscaped areas shall be distributed evenly throughout and along the periphery of parking areas and shall be planted with trees: one tree, selected from the list in Section 9242(c) (2) b. of this Code and not less than ten (10) feet hight at the time of planting, shall be provided for each twenty (20) parking spaces or any part thereof. Each planting bed shall be at least four (4) feet in width. Required setback areas abutting properties zoned for exclusively residential purposes shall be planted with trees of the same size and selection as above, one tree to be provided for each fifteen (15) linear feet of abutment. (b) Landscaping shall consist of lawn, trees, shrubs, or other plant materials, and may include the following decorative elements where an integral part of a landscape scheme comprised primarily of, plant materials: (1) Fountains, ponds, sculptures, and planters. (2) Screen type masonry walls forty-two (42) inches or less in height. (3) Wrought iron or other types of open work metal fences, exclusive of chain link, privided that the component solid portions of a fence do not constitute more than twenty (20) percent of the total surface area of its face. Such fences shall have a maximum of six (6) feet. (c) Two (2) percent of the gross uncovered parking area for all uses shall be landscaped. 10. Subdivision of Property Developed Under the C-R District. Upon completion of a development of property in the C-R District,i no portion of the property involved in said development shall be severed or sold unless said severed parcel and the development thereon complies with all provisions set forth for the C-R District. Further, the remaining parcel and development thereon shall also comply with said C-R District provisions. Nothing herein shall -6- 11. 12. prohibit the sale of any dwelling or commercial units provided all common open areas, required yard areas, common recreational areas, and similar areas required under the provisions of the C-R District are retained in trust or otherwise for the benefit of all tenants and owners of any interest of any of the structures on the original area developed as a unit. Further, prior to the issuance of a building permit or approval of the development plans, as set forth in Section 9230.272 of this Code, deed restrictions prohibiting the alienation of all land areas not devoted to buildings shall be recorded in the Office of the County Recorder of the County of Orange, California. Said restrictions shall include a statement that said deed restrictions shall be irrevocable for a period of not less than thirty (30) years. A copy of said deed restrictions shall be filed with the Planning Department prior to the issuance of a building permit to the owner of the original project. Dedication for Public Right of Way. If a parcel zoned C-R is to be developed in accordance with the provisions set forth for this district and said parcel abuts a street not improved to City standards, the owner shall dedicate the necessary street easement to the City and improve said street so as to be in accordance with the design standards and speci- ficat~ns of the Santa Ana Municipal Code prior to the issuance of utility release by the Building Department. On-site Signs. (a) All signs and their supporting structures are subject to the requirements of Section 9230.272 of this Code. (b) Ail signs and their supporting structures, whether located on the ground or on buildings, are subject to the same height, yard, and distance between bul~ling requirements as are building structures. (c) Any sign in the C-R District shall identify or advertise only establishments and principal services and goods located on the premises. (d) Any establishment or use shall have a maximum of one (1) roof sign and one (1)i wall sign which in no case shall exceed fifteen (15) percent of the surface of the wall on which it is located. In addition, a maximum of one (1) free standing sign shall be permitted ~n each separate lot or ownership, in lieu of a permitted roof sign. (e) Ail wall sign faces shall be parallel with building walls and shall not project from the walls. (f) The maximum area and dimensions of any sign shall be: (1)Maximum area of any roof sign, wall sign, or free standing sign: sixty-four (64) square fee. (2) Maximum height of any sign: ten (10) feet above the roof, parapet wall, or eave line, whichever is the highest, but in no case higher, than twenty-five (25) feet. The Planning Director, subject to review by the Planning Commission, may permit a maximum sign height of thirty-five (35) feet where required by unusual circumstances pertaining to the bulk, physical design, or use of a building. (g) Ail signs shall be stationary, non-flashing, and shall not generate light visually intrusive into any area zoned for residential uses. No billboards or wall signs painted directly on building walls shall be permitted. (h) One (1) permanent unlighted sign not exceeding six (6) square feet in area and pertaining only to the sale or lease of property or buildings shall be permitted. -7- 13. Trash Collection Areas. All trash and garbage collection areas shall be enclosed on at least three sides by a five (5) foot block wall with adequate access to and from these areas for collection vehicles. SECTION 2: That the off-street parking requirements set forth in Part 4, Chapter 2, Article IX, of the Santa Aha Municipal Code are hereby amended by adding thereto a new subsection 33a to Section 9247.4 in words and figures as follows: 33 .a. Commercial-Residential District 3 square feet of parking area per one square foot of gross commercial floor area. 1% square feet of parking area per one square foot of gross professional and office floor area. 2 covered spaces per each dwelling unit, plus ~ covered or uncovered space guest parking per each dwelling unit. SECTION 3: That this ordinance shall take effect thirty days from and after the date of its adoption. PASSED AND ADOPTED by the City Council of the City of Santa Aha at its regular meeting held on the 20th day of June, 1966. ATTEST: CLERK OF THE 'C~NCIL STATE OF CALIFORNIA) COUNTY OF ORANGE ) CITY OF SANTA ANA ) SS I, DORIS M. BROWN, do hereby certify that I am the Clerk of the Council of the City of the City of Santa Ana, California; that the foregoing Ordinance was introduced to said Council at a regular meeting held on the 6th day of June, 1966, and was again considered at its regular meeting held on the 20th day of June, 1966, and at said meeting was regularly passed and adopted by the following vote, to wit: AYES, COUNCILMEN: G|~m0re,~rooks,~ He~in, Ma~ McMichae~ Han~ey NOES, COUNCILMEN: ABSENT, COUNCILMEN: CLERK OF THE COUNCIL -8-