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HomeMy WebLinkAboutNS-2222 - Rezoning Certain Property in the Area of North Harbor Boulevard to the Specific Plan...089 REL:4/22/94 ORDINANCE NO. NS- 2222 AN ORDINANCE OF THE CITY OF SANTA ANA REZONING CERTAIN PROPERTY IN THE AREA OF NORTH HARBOR BOULEVARD TO THE SPECIFIC PLAN (SP) DISTRICT AND ADOPTING SPECIFIC PLAN NO. 2 FOR SAID AREA THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: SECTION 1: Ail those parcels of real property shown on Exhibit A, attached hereto and incorporated herein, as to be included in the SP (Specific Plan) district are hereby reclassified from their current zoning district designations to the SP (Specific Plan) district. Amended Sectional District Maps numbers 9-5-10, 10-5-10, 15-5-10 and 16-5-10 showing the said change in use district designations are hereby approved. The area thus rezoned shall be designated SP-2 on said maps. SECTION 2: That certain document entitled "North Harbor Specific Plan," as presented to the city Council at its meeting of May 16, 1994 is hereby approved and adopted as the specific plan for the area reclassified to the SP (Specific Plan) district pursuant to Section 1 of this ordinance, and shall be known as Specific Plan No. 2. The Clerk of the Council is hereby directed to certify to the adoption of said specific plan on the face thereof and to maintain the same in the records of her office. SECTION 3: Any parcel of real property or use thereof which does not conform to Specific Plan No. 2 may be maintained subject to the provisions of Article VI (commencing with section 41-679) of Chapter 41 of the Santa Ana Municipal Code (the ,'nonconforming buildings and uses regulations"), subject to the following modifications in those provisions: A. Section 41-683 of the Santa Ana Municipal Code shall not restrict the ability of the owner or occupant of property in the SP-2 district to re-initiate the use and occupancy of such property after a period of non-use or vacancy, provided the following conditions are met: (1) The new use of the property is the same as the previous use of that property. (2) The new use of the property is in compliance with the off-street parking requirements that would apply to new development of the property for the same use. 091 ORDINANCE NS-2222 Page 2 (3) The new use of the property is in compliance with the on-premise sign requirements that would apply to new development of the property for the same use. Nothing in the nonconforming buildings and uses regulations shall restrict an owner or occupant of property in the SP-2 district from initiating a new use of such property, provided the following conditions are met: (1) The new use of the property is a permitted use of that property under Specific Development Plan No. 2. (2) The new use of the property is in compliance with the off-street parking requirements that would apply to new development of the property for the same use. (3) The new use of the property is in compliance with the on-premise sign requirements that would apply to new development of the property for the same use. These two modifications of the nonconforming buildings and uses regulations shall expire on January 1, 1999 and be of no further force or effect thereafter. Furthermore, these two modifications of the nonconforming buildings and uses regulations shall not apply at any time to any use which is regulated by section 41-191 of the Santa Ana Municipal Code. SECTION : If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The city Council of the City of Santa Ana hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. SECTION : Neither the adoption of this ordinance nor the repeal hereby of any ordinance shall in any manner affect the prosecution for violation of ordinances, which violations were committed prior to the effective date hereof, nor be construed as affecting any of the provisions of such ordinance relating to the collection of any such license or penalty or the penal provision applicable to any violation thereof, nor to affect the validity of 093 ORDINANCE NS-2222 Page 3 any bond or cash deposit in lieu thereof, required to be posted, filed or deposited pursuant to any ordinance and all rights and obligations thereunder appertaining shall continue in full force and effect. ADOPTED this 20th day of June , 1994. ATTEST: gentle o~ ' t~Y Co-unc i 1 ~- D~ H;.~ Mayor COUNCILMEMBERS: Young Ay~ Pulido Aym Lutz Aym McGuigan ^ym Mills ^y~ Moreno Ay~ Richardson Ah~nt APPROVED AS TO FORM: City AttorneY]- CERTIFICATE OF ORIGINALITY & PUBLICATION State of California County of Orange I, JANICE C. GUY, Clerk of the Council, do hereby certify the attached Ordinance ~ to be the original ordinance adopted by the City Council of the City of Santa Aha on~ and that said ordinance was published in accordance with the Charter of the City of Santa Ana. /// ! Clerk of the Counc?f ~ t~ City of Santa Ana t.~ O95 ~'~ENTH ~T. EXHIBIT A 096 0 OPEN SPACE At GENERAL AGRICULTURE RE RESIDENTIAL ESTATE Rt SINGLE FAMILY RESIDENTIAL R2 LIMITED MULTIPLE FAMILY RES, R3 MEDIUM DENSI~Y MULTIPLE RES. R4 SUBURSAN APARTMENT CD CIVIC DEVELOPMENT GC GOVERNMENT CENTER LP LIMITED PROFESSIONAL P PROFESSIONAL CR COMMERCIAL RESIDENTIAL C I COMMUNITY COMMERCIAL C2 GENERAL COMMERCIAL C3 CENTRAL BUSINESS C4 pLANNED SHOPPING CENTER C5 ARTERIAL COMMERCIAL CM COMMERCIAL MANUFACTURING AA 1061 (G PA 92-7) C1, C2, C3, C4, SD-22, R2 TO SP-2 EXHIBIT 2 LM LIMITED MANUFACTURING M~ LIGH~ INDUSTRIAL M2 HEAVY INDUSTRIAL -PO PLANNED DEVELOPMENT -PRD pLANNED RESIDENTIAL DEV. -SD SPECiFiC DEVELOPMENT -B PARKING MODIF~CATIOi~ -HDII HEIGHT DISTRICT 097 NORTH HARBOR SPECIFIC PLAN City of Santa Ana Submitted By: Planning and Building Agency GPA 92-7/AA 1061/SP-2 EXHIBIT 1 TABLE OF CONTENTS N~s~on S~tement Go, Two III. fi:MUse Overall Concept Emphadas Zones Land Use Categories Recrmtional Vehicle (Automotive Commerfial) Entertainment Industrial Single Family Residence Town House FocusArm 1 Focus A~m 2 Focus Area 3 FocusArm 4 FocusArea 5 V. D~gn Standards Architectural Standards Site Design Signage Existing Circulation Intersection Improvements Operational lmpmv~aents Cost Estimates V~/. lmp/ementatkm Phasing Other Planning Documents Plan Improvement Financing Appendix Page 1 1 2 2 3 5 5 5 5 6 6 6 7 8 9 9 10 11 13 14 15 16 16 17 18 20 21 21 21 22 22 099 NORTH HARBOR SPECIFIC PLAN 101 INTRODUCTION The North Harbor Specific Plan provides standards for land use, circulation, public services, general design, architecture and landsc.aping within the planning area. The planning area is bounded to the north by Westminster Avenue, to the south by the Fountain Valley city limits, and to the west and east a distance of approximately 500 feet from Harbor Boulevard. The planning area encompasses approximately 424.6 acres. A larger area around the Harbor Boulevard planning area has also been designated as a study area. Encompassing approximately 1,000 acres, the study area incorporates the whole community lying east of Newhope Street, west of the Santa Ana River, south of Westminster Avenue and north of the Fountain Valley city limits. The purpose of the study area is to achieve coordination between future plans for Harbor Boulevard with the larger residential community sur- rounding it and to ensure that the activity on Harbor Boulevard does not negatively impact properties with- in the study area 1.1 PURPOSE AND INTENT The purpose of the North Harbor Specific Plan is to develop an implementable planning document to improve the Harbor Boulevard Corridor. The docu- ment provides an overall long-term strategy for upgrading of Harbor Boulevard between Westminster Avenue and the Fountain Valley/Santa Ana city limits. The document addresses concerns in the areas of traffic and visual quality and land use while respecting the needs of property owners in the planning area. The Specific Plan also develops appropriate land use stan- dards and a mix of services along the corridor. City and local property owners and businesses are provided with clear guidelines for future development. It respects and preserves the historical and cultural fea- tures of the area to the maximum extent possible. Additionally, it identifies effective areas for investment for both public and private resources. 1~. AUTHORITY AND SCOPE In accordance with California law, the City of Santa Ana's General Plan sets forth land use designation and guidelines to direct overall development of the City in such a way that the public safety needs and well-being of the citizens of Santa Aha are addressed. All projects are required to be consistent with this General Plan. In addition to the general plan, California state law allows cities and counties the right to adopt specific measures and means to implement their general plan. A specific plan is one instrument by which those measures and means am accomplished. The specific plan provides the link between a city's general plan, its city-wide policies, and development regulations, such as zoning ordinances and subdivision to be applied to specific development proposals within a focused area. California Government Code Section 65451 states that a specific plan shall include text and graphics that dis- cuss in detail all of the following subjects: 1. The distribution, location and extent of the uses of land, including open space, within the area covered by the plan. 2. The proposed distribution, location, extent and intensity of major components of pub- lic and private transportation, sewage, water, drainage, solid waste disposal, ener- gy and other essential facilities proposed to be located within the area. Any and all development and design stan- dards, including criteria for conserving, developing and utilizing natural resources. A process including regulations, programs, pubtic works projects and financing mea- sures to implement all of the above. This Specific Plan establishes performance, design and use guidelines in order to direct future development within the Harbor Boulevard area while maintaining flexibility as development proceeds. It is the intent of the North Harbor Specific Plan to respond to issues of sensitive land use, landscape design, architectural treat- ment, logical phasing of development, and efficieht provision of public services in the future. This Specific Plan contains broad policy implication as typically found in a general plan as well as detailed develop- ment and design standards found in a zoning ordi- 1.3 SUMMARY Harbor Boulevard serves as both a local and regional transportation corridor as well as serving as a local and NORTH HARBOR SPECIFIC PLAN regional commercial center. The overriding issue to be addressed in any planning effort for the area is the image it projects both locally and regionally. Through this Specific Plan, program goals have been established that will ensure that uses along Harbor Boulevard will respond to both com- munity and regional needs. This Specific Plan addresses existing conditions on Harbor Boulevard (Appendix 1-11) the issues that arise from those conditions, the goals of the City, the con- tiguous community, and the needs of business and landowners. During the preparation of the Plan, vari- ous land use alternatives were developed from which a preferred alternative (concept) was selected. Based on this preferred alternative, development standards have been generated. In addition, the Plan identifies certain locations within the planning area that are of special interest and therefore, have been designated as Focus Project Areas. Chapter 5 examines these issues. A series of design recommendat'.ons and standards tie together all of the visual, traffic, urban design and socio-economic issues. The implementation chapter of the Specific Plan syn- thesizes the issues, goals and objectives of the Plan. It outlines how the Plan is to be realized through plan adoption, phasing and zoning changes. The practical issues of cost and traffic mitigation are also included in this discussion. 1.4 ADMINISTRATING THE PLAN The North Harbor Specific Plan has been designed to accommodate development changes along this com- mercial corridor. Its intent is to provide a regulatory mechanism that is flexible in its enforcement and responsive to future changes and needs of the business community. It is also designed to protect and enhance the interests of the neighboring residences. The balance between these interests, commercial and neighborhood, remains the heart of the Specific Plan; therein, lies the philosophy of the Specific Plan. It becomes a challenge to the City of Santa Aha to justly administer these concepts. The Specific Plan is written in such a way to allow interpretations to be made. These interpretations shall be guided by the philosophy of the Specific Plan. In cases that are unclear or can be interpreted in such a way that accommodates a positive reinforcement of the philosophy, the administrator's decision shall abide. 3 The Specific Plan is written as a regulatory tool to pro- mote, not disallow changes. The North Harbor Spedfic Plan shall clearly be a document to respond to the needs and desires of those interests under its jurisdic- tion. Harbor Boulevard shall become a place that can accommodate unorthodox, creative, yet logical busi- ness maneuvers required for economic survival. The Specific Plan also ensures that the neighboring resi- dences will not be negatively impacted by commercial activities occurring along Harbor Boulevard. All properties within the boundaries of the North Harbor Specific Plan shall be subject to the regulations, provisions and criteria adopted therein. Existing properties within the corridor shall be required to comply with the regulations unless the fol- lowing occurs: 1. The property has been vacant for more than twelve (12) consecutive months and is to be occupied by a tenant which does not conform to the criteria of the Specific Plan but does not constitute a change from the previous permitted use. Properties which meet this criteria must, however, comply with current parking and signage regula- tions. This provision, if adopted, shall expire January 1,1999. After that time, all properties must comply with the regula- tions prescribed in the North Harbor Spe- cific Plan and the existing non-conforming ordinance. Existing non-conforming properties that are to be occupied by uses that conform to the uses established by the Specific Plan shall only be mqulmt to meet the parking and signage requirements of the Plan. This applies to all properties which comply with the uses prescribed by the Plan regardless of an intensification of use or elapsed vacancy time. This provision shall expire on January 1,1999. After this date, all properties shall conform in all respects to the criteria prescribed within the North Harbor Specific Plan and the existing non- conforming ordinance. Adult entertainment uses as described in Sections 41-12.1, 41-12.2 and 41-12.3 shall be prohibited from establishing operations within the boundaries prescribed by the North Harbor Specific Plan. All regulated uses per Section 41-191 of the Santa Aha Munidpal Code shall be prohib- ited with the exception of night clubs in conjunction with bonafide eating provi- sions. In these cases, a conditional use per mit will be required. NORTH HARBOR SPECIFIC PLAN GOALS AND OBJECTIVES The following goals and objectives are based on an analysis of current conditions that are fully document- ed in the Appendix, and the input of local business operators, property owners and residents. This docu- ment sets forth a mission statement for the North Harbor Spedfic Plan. It identifies primary goals, each providing a general policy statement regarding future development of the planning area. The set of objectives accompanying each goal is intended to serve as the basis for implementing the Specific Plan. MISSION STATEMENT THE MISSION OF THE NORTH HARBOR SPECIF- IC PLAN IS TO CREATE A STRONG AND VIABLE COMMERCIAL DISTRICT SUPPORTED BY SAFE AND WELL-MAINTAINED SUPPORTING NEIGH- BORHOODS. 2.1 Goal One: To retain and upgrade the area 's commercial character while improving and expanding its role as a signif- icant regional commercial district. Objectives: I. Create a wide but cohesive mix of com- mercial land uses and activities through- out the planning area including region- al, community, and neighborhood-serv- ing commercial activities. Organize common economic/land-use activities within the planning area into distinct activity zones with a strong sense of identity. Limit residential development along the Harbor Boulevard corridor to the exist- ing cluster of residential uses. Encourage uses that have high-quality design values throughout the planning area, especially at main entries and major intersections including high-qual- ity, family-oriented, full-service restau- rants, integrated community-serving shopping centers and office buildings. Provide a balance of shopping and employment opportunities for both local residents and the region as a whole. 6. Establish strategies for achieving lot con- solidation throughout the planning area. 7. Ensure the consistent application of development standards, and the elimina- tion of activities that are incompatible with improving the area's overall image. Continue to fund and support communi- ty improvement strategies including assertive policing and the provision of community service programs to alleviate crime and social problems along the cor- ridor. 2.2 Goal Two: To enhance and support the residential ne/ghborhaods surrounding Harbor Boulevard. Objectives: 1. Reduce the potential land use conflicts between residential and commerdal activities through the implementation of design standards, appropriate land use designations and buffer.~. 2. Provide and maintain a variety of neigh- borhood-serving commercial activities along Harbor Boulevard and First St~et including, but not limited to, neighbor- hood shopping centers, sit-down fami- ly-style restaurants, theaters, and neigh- borhood-oriented services. Improve intra-neighborhood circulation through enhanced collector streets and pedestrian travel routes, land use plan ning that clusters neighborhood serving uses, and improved traffic flow on Harbor Boulevard. Retain, expand and/or redesignate open space areas when possible and/or necessary, including Santa Anita Park, Campesino Park and Willowick Golf Course. Use landscaping, entry monuments and other design features to define residen- tial neighborhoods and enhance neigh- borhood identity. 6. Continue to support and assist neigh- borhood organizations (e.g. associa- tions, community-oriented policy) to encourage neighborhood pride, revital- ization and a catalyst for dialogue between residents, local businesses and City staff. 7. Continue to fund and support commu- nity improvement strategies such as re- sidential rehabilitation loan programs, policing and code enforcement efforts, and public improvements to alleviate crime and social problems and improve the quality of life in the neighborhoods. 2.3 Goal Three: To im?,ove vehicular and pedestrian cir- oulation in and around the Harbor Boulevard area. Objectives: 1. Complete widening of all streets to their ultimate widths using a combination of public/private funds and dedications. Reduce traffic congestion to acceptable levels of service through median con- struction, lane configuration, signaliza- tion and other traffic control tech- niques. Encourage pedestrian circulation through the creation of new pedestrian links and the development of enhanced parkways and sidewalks. 4. Improve vehicular approaches to Harbor Boulevard along McFadden Avenue, First Street, Hazard Avenue, Fifth Street and Westminster Avenue. Provide improved service and access for handicapped individuals including, but not limited to, handicap ramps, parking spaces, transit access and handicap access routes to all new buildings. Enhance public transit systems in the study area by including turnouts at des- ignated bus stops, shelters and handi- capped access which should be carried out in dose cooperation with transit operators. 7. Improve the traffic circulation along Harbor Boulevard by reducing the num- ber of driveways, encouraging larger lot development and promoting !ntegrated development. 2.4 Goal Four:. To achieve an aesthetic visual consistency throughout the Harbor Boulevard area while improving and upga, ading tho visual image of the adjacent areas. C)bjectives: 1. Achieve a uniformly, hlgh-cjuality visual image throughout the area I~y the imple- mentation of consistent development standards and land use patterns. Implement and maintain a systematic landscaping pattern and standards for both public and private land that is attractive, appropriate and easily main- tained. Enhance the commercial character of the area while achieving an attractive urban corridor atmosphere by implementing design and architectural standards for both new and rehabilitated structures. Place major emphasis on improving the visual appearance of all arterial streets through an aggressive streetscape improvement program. Create a visually active environment with the use of mimetic architecture and innovative signage. Coordinate visual improvement strate- gies and implementation with adjacent jurisdictions and other agencies where necessary. 2.5 Goal Five:. To enhance the economic viability of the Harbor Boulevard area. Objectives: 1. Assist local businesses and property owners through available finandng and other means in upgrading their proper- ties or expanding their businesses where appropriate and consistent with this Specific Plan. Work to retain existing and emerging businesses that are consistent with the Specific Plan, wherever and whenever possible, through redevelopment or rehabilitation efforts. Recru!t and actively encourage new businesses into the area that will meet the standards of this Specific Plan, enhance the overall quality of the area and contribute to its overall economic vigor. 6 Encourage the relocation of inappropri- ate activities and/or those activities that will not be consistent with the goals and objectives of this Spedfic Plan. Encourage the formation of a business improvement association or similar enti- ty comprised of local merchants to pro- mote the area, help educate other busi- nesses and instill high professional and maintenance standards. 2.6 Goal Six: To create a secure atmosphere within which business and residential communities can thrive. Objectives: 1. Encourage land uses and design features that are not prone to attracting criminal activity. 2. Continue to reduce the levels of criminal activity through active and visible polic- ing efforts. 3. Attract more desirable and viable uses to the area that serve to enhance its cus- tomer base. Continue to fund and support communi- ty improvement strategies such as resi- dential rehabilitation loan programs, community policing and code enforce- ment efforts, public improvements to alleviate crime and social problems, improve the quality of life in the neigh- borhood and encourage neighborhood pride. Encourage safe pedestrian circulation through adequate lighting standards, appropriate setbacks, improved visibili- ty, well-designed landscaping and con- venient links to neighborhood shopping centers. 6. Encourage high maintenance standards for all areas of public and private land to upgrade the overall appearance of the area and increase public pride. Create an inter-agency task force to coor- dinate policing, land use regulation, housing and community service activities. NORTH HARBOR SPECIFIC PLAN 107 OVERALL CONCEPT This chapter describes the overall concept for the North Harbor Specific Plan that was generated in response to the issues, opportunities and constraints identified by property owners (see Appendix and to the goals and objectives identified in the Appendix and Chapter Two. The overall concept is aimed at encouraging the devel- opment of distinct and cohe~nt nodes of commercial · activity along Harbor Boulevard. Within these nodes, land uses are grouped together to form areas that have a well-defined economic and visual character. Groupings of similar business types much the same as at shopping malls tend to help establish easily recog- nized centers of business activity. It also encourages repeat customers for each business. This general concept for the future development and redevelopment of the study area is based in part on the findings of the market study which was completed as part of the overall North Harbor planning program. This study identifies good market potential in the region as a whole and points to the need to upgrade the planning area, both by cosmetic treatments to the street and by the organization of land uses along Harbor Boulevard. Such upgrades to the image of the area will attract new investment from available mar- kets. Assistance from the City, especially with regard to site assemblage at the northern and southern ends of the planning area, is considered to be a major imple- menting factor for the overall improvement process along Harbor Boulevard. 3.2 EMPHASIS ZONES 3.2.1 General Ahns and Purposes The North Harbor Specific Plan aims at encouraging a mix of high-quality development by integrating exist- ing land uses with future land uses into distinct and coherent nodes of commercial activity that are called emphasis zones. Each zone is intended to exhibit a well-defined economic and visual character supported by improvements achieved through a unified detailing along the public right-of-way. 3.2.2 General Policies 1. Creation ora Pedestrian Realm - Pedestrian circulation within the planning area should not be dominated by automobile circula- tion. · Establish visual and physical access into Santa Anita Park by promotihg pedestri- an corridors and a linked oPen space net- work between building complexes. These corridors should connect directly to Harbor Boulevard. Shrubbery to be main- tained at 3' height. · Develop a consistent, well-integrated visual character along Harbor Boulevard and the area's other arterial streets that is supported by a unified landscape palette, sidewalks and lighting. · Develop pedestrian zones within parking areas that establish clearly delineated access pathways to building entryways and assodated pedestrian plazas. Such pedestrian linkages should link with the public right-of-way. · The pedestrian corridors described in this section must be carefully designed to encourage building-complex territoriality. Emphasis must be placed on high visibili- ty/natural surveillance and assodation with adjacent land uses. All pedestrian corridors to be illuminated to a minimum maintained 1 footage. Architectural and Site Design Issues - Archi- tecture and site design should reflect good design practices consistent with the com- mercial character of the planning area. · Aid in establishing a high-quality of design for new and remodeled buildings. · Group buildings into complexes to create a pedestrian realm wherever possible. · Establish guidelines for the scale, mass- lng, height, fenestration, material, color and texture of new buildings that harmo- nize with the existing neighboring pro- jects. · Encourage ingenuity in design. 3. Urban Design Issues - Integration of the Harbor Boulevard area should be creat- ed through consistency in street-side land- scaping. While each emphasis zone should take on its own character, common land- scaping elements are to be used to integrate the whole planning area. (See Figure 3.3) · Create visual and physical gateways at both ends of the Harbor Boulevard plan- ning area enhanced by distinct landscape architectural elements. · Establish a consistent tree palette in both the medians and within the parkway as well as along key arterial streets within the planning area. · Establish a consistent treatment in the public right-of-way throughout the plan- ning area. · Establish a consistent parking lot tree- planting scheme throughout the planning area. Such treatments should work to shade parking lots as well as provide visual quality. · Unify the various land use districts along North Harbor Boulevard through a con- sistent treatment of the public right-of- way as defined by landscape palette and setbacks. · Establish coordinated landscape elements at key intersections and entry points. 3.3 LAND USE CATEGORIES The Specific Plan divides the planning area into seven land use categories. The titles of these categories have been created to dearly reflect the intended character of the zone as well as remove any confusion of symantics between these districts and the land use designation in the City's General Plan. The following is a listing of these categories and their relationship to the General Plan: The following commercial districts correspond to the General Business District (GBD) land use designation of the General Plan. A floor area ratio of 0.5 has been established, Citywide, for this land use designation. These districts are to be developed in conformance with the existing GBD intensities: General Commercial (FAR 05) General Commercial uses are located along 10 the corridor to serve the neighborhood uses as well as provide opportunity for development of support uses to the focused project areas. Recreat/ona/VeJ~c/e Aulomot/ve Comraera~/(FAR 0.5) - This land use is concentrated in an area from north of Hazard Avenue to north of Washington Avenue. It serves the regional market for recreational vehicles, mobile homes and small trucks. A range of automo- tive activities will be permitted including sales, servicing and repairs, and other related uses. Typical related uses will include com- mereial and retail outlets, e.g.R.V, supplies, auto insurance agents, etc. This unique design district recognizes existing auto-oriented and auto service uses currently established along Harbor Boulevard that serve the regional market for recreational vehicles, mobile homes and used automobiles. These land uses are transitional uses antidpating future development changes. Architectural standards have been established to encourage visual continuity. Entertainment (FAR 0.5) An entertainment node has been designated just south of First St ~_~t with a regional and local focus for the planning area. This will be closely related to the adjacent commerdal and open space areas. The two categories, Industrial (FAR 0.4) and Open Space, have not had their titles changed because past history has proven there is gen- erally a dear conception of these terms and the uses permitted in these districts. Industrial (FAR 0.4) Industrial land is restricted to that part of the study area north of the Pacific Electric right- of-way and east of Harbor Boulevard. The Open Space designation covers existing parks and open spaces in the study area, with land additions being proposed to enhance and open up those fadlities to major streets wher- ever possible. Single -Family Residence (seven d~elling units per acre or less) The single-family residence land use designa- tions are designed to provide single-family housing opportunities along Jackson Street adjacent to Willowick Golf Course. It is also provided along Harbor Boulevard in areas presently developed as mobile home parks. This designation will preserve the residential use and p~vent mass displacement of resi- dences as a result of redevelopment. Tow'nHouse Attached residential units meeting the Santa Aha Municipal Code definition of townhomes which excludes development of single-family and duplex residential projects. The category is intended to relate to the Medium Density Residential (MR) land use category at 15 dwelling units per acre or less. A small area of Medium Density housing is located on Harbor Boulevard close to the northern end of the study area with town- house development opportunity between two recently built apartmen, complexes. This will be the only location along Harbor Boulevard proposed for residential development. Table 3.1 summarizes land use acreage under the plan, and Figure 3.1 shows how land uses are distributed in the planning area Table 3.1 NORTH HARBOR SPECIFIC PLAN CONCEPT PLAN LAND USE SUMMARY ACREAGE -~ENERAL COMMERCIAL 1~.0 RECREATIONAL VEHICLE/AUTOMOTIVE 34.4 ENTERTAINMENT 1z0 INDUSTRIAL 25.9 OPEN SPACE 104.6 SINGLE FAMILY RESIDENCE 29.5 TOWN HOUSE 9.2 RIGHT-OF-WAY 48.0 TOTAL 424.6 3.4 RECREATIONAL VEHICLE/AUTOMOTIVE COMMERCIAL The purpose of this district is to encourage the development of a discrete area that will address the regional market for recreational vehicles, services and supplies. While a wide variety of recreational vehicle and automotive uses are per- mitred in this district, recreational vehicle sales and services are encouraged over other uses. 3.4.1 Uses Permitted 1. Recreational vehicle and trailer parts stores and services. Recreational and trailer repair services and shops, with all repairs being conducted within a completely enclosed building. 3. New and used recreational vehicle and trailer sales. 4. Tire stores with all operations conducted within a completely enclosed building. Recreational vehicle and trailer rental ser- vices with storage and vehicle preparation areas located behind the main building and screened from view from Harbor Boulevard or any other public fight-of- way. 6. Automobile parts stores and services. 7. Automobile repair services and shops with all repairs being conducted within a com- pletely enclosed building. 8. New and used automobile sales. Automobile rental services with storage located behind the main building and screened from view from Harbor Boulevard or any other public right-of- way. lO. Recreational vehide storage with storage located behind the main building and screened from view from Harbor Boulevard or any other public right-of- 11. Automobile, recreational vehicle, truck and trailer parts stores and services. 1Z Automobile, t~reational vehicle, truck and trailer repair services, body repair services and shops with all repairs being conduct- ed within a completely enclosed building. 13. New and used automobile, recreational vehicle, truck and trailer sales. 14. Tire stores with all operations conducted within a completely enclosed building. 11 NORTH HARBOR SPECIFIC FI~AN WESTMINSTER AVE. FIFTH ST. FIRST ST. SINGLE FAMILY RES. MC FADDEN ST. EDINGE R AVE. SEVENTEENTH ST. INDUSTRIAL OPEN SPACE Figure 3.1 North Harbor Specific Plan Emphasis Zones 12 111 NORTH HARBOR SPECIFIC PLAN 15. Automobile, recreational vehicle and trail- er rental services with storage located behind the main building and screened from view from Harbor Boulevard or any other public right-of-way. 3.4.2 Minimum Lot Size and Dimensions The minimum size of any development proposal shall bo 15,000 square feet. The minimum lot frontage shall Separately owned units of real property may be deemed a single lot for the purposes of this section if they are subject to conditions, covenants and restric- tions, and reciprocal easements of access that provide for unified responsibility for vehicle access, parking, landscaping and signage. Adjacent parcels under the same ownership shall be combined and developed under one site plan or other development permit. 3.4.3 Special Requirements 1. The following items shall be screened from view from any arterial or collector street, and shall be consistent with all other applicable provisions of the Santa Aha Municipal Code: · Loading docks, service bays, garage doors and loading areas · Utility meters and shall be within a build- ing footprint · Mechanical equipment and shall be with- in a building footprint · Trash storage 2. The design of all development within the Recreational Vehicle Commercial District shall be such that significant building archi- tectural and landscape elements are present on all building elevations. 3. Garage doors or service bays shall be screened from view from any public right- of-way by orienting bays to face away from the street, or by faring such onto an interior street, alley, court or driveway. Automobile, recreational vehicle, truck and trailer repair services body repair services, and shops (with all repair being conducted within a completely enclosed building). Refer to Chapter 6 for specific design stan- dards. 4. Uses desiring to display vehicles for sale shall be permitted a display area of not more than 400 square feet. This display area can be located within the required front yard setback providing the following: a. The display area is elevated at least three feet above the sidewalk. b. That no more than 50% of the lineal dimension of the property frontage is consumed by the display area. c. The display area and product is lighted for night viewing. 3AA DESIGN STANDARDS Refer to Chapters 5 & 6 for design and development standards. 13 3.5 GENERAL COMMERCIAL The General Commercial District is intended to provide for a wide mn~e of commercial and office activities oriented towards providing service to the entire $anta Aha communi- ty. This district is concentrated along Harbor Boulevard and First Street. Shopping centers and other commercial devel- opments with an anchor tenant are expected in this district, especially on larger parcels. 3.5.1 Uses Permitted Permitted uses within the General Commercial District may include the following subject to a site plan, issued pursuant to this Specific Plan and to other applicable sections of the Santa Aha Municipal Code: 1. Retail stores, businesses or commercial activities not involving any kind of manu- facturing, processing or treatment of prod- · ucts other than that which is clearly inciden- tal and essential to the retail business con- ducted on the premises. Such activities shall include: · Apparel and shoe stores · Auto parts and accessories (but not repair or maintenance) · Book, gift and stationery stores · Candy stores and confectioneries · Convenience sto~s · Department stores · Discount stores · Drug stores and pharmacies 112 NORTH HARBOR SPECIFIC PLAN · Florist shops · FurnitUre stores · Grocery stores · Home improvement stores · Jewelry stores · Office, business machine and computer sto~s · Pet shops and supplies · Specialty retail stores · Sporting goods stores · Variety stores · Other uses of a similar operation or nature 2. Offices, including: · Administrative services · Business services · Design, architectural or planning services · Financial institutions · Medical and dental offices · Professional services · Veterinary offices · O~her uses of a similar operation or nature 3. Cinema (indoor) excluding "adult-only" 4. Public facilities and offices 3.5.2 Conditionally Permitted Uses The following uses may be permitted subject to the issuance of a conditional use permit pursuant to the Santa Aha Municipal Code: 1. Drive-through facilities whether part of another permitted use, a conditionally per- mired use, or as a separate facility 2. Parking structures 3. Service and/or gasoline stations 4. Restaurants and other eating establishment, including take-out, but not including drive- through facilities 5. Public dance halls andpublic dance places with or without a cover charge 3.5.3 Minimum Lot Size and Dimensions The minimum size of any development proposal shall be 15,000 gross square feet. The minimum lot frontage shall be 120 feet on a public right-of-way. Separately-owned units of real property may be deemed a single lot for the purposes of this section if they are subject to conditions, covenants and restric- tions, and reciprocal easements of access that provide for unified responsibility for vehicle access, parking, landscaping and signage. Adjacent parcels under the same ownership shall be combined and developed under one site plan or other development permit. 3.5.4 Special Requirements 1. The following items shall be screened from view from any arterial or collector street: · Loading docks, service bays, garage doors, and loading areas · Utility meters · Mechanical equipment · Trash storage 2. The design of all development within the General Commerdal District shall be such that significant building architectural and landscape elements are present on all build- ing elevations. 3.5.5 DESIGN STANDARDS Refer to Chapters 5 and 6 for Design and Development Standards. 14 3.6 ENTERTAINMENT The Entertainment District is intended to provide an area along Harbor Boulevard specifically set aside for private, profit-raaldng recreation and family entertainment activities such as restaurants, skating rinks, theaters, or night clubs. Development in this district should be well integrated with Santa Anita Park with shared access where possible and integrated pedestrion circulation. This land use designation is concentrated in the mid block area between First Street and McFadden Avenue and forms the central focus for the General Commercial zone. T~,ical land uses within this zone include restaurants, theaters, movie theaters, health leisure clubs, night dubs, eararaunity centers, urban open space including outdoor display and entertainment areas, and other leisure activities. 3.6.1 Uses Penni~ed 1. Health clubs 2. Ice skating and roller skating rinks 3. Miniature golf courses and driving ranges 4. Batting cages 5. Cinema (indoor) excluding "adult-only" 6. Museums and other publicly or not-for- profit operated cultural or similar institu- tions 7. Live theater NORTH HARBOR SPECIFIC PLAN 8. Bowling 9. Other uses of a similar operation or nature as deemed appropriate by the Planning Manager. 3.6.2 Conditionally Permitted Uses The following uses may be permitted subject to the issuance of a conditional use permit pursuant to the Santa Aha Municipal Code: 1. Restaurant and other eating establish 2. Other uses of a similar operation or nature as deemed appropriate by the Planning Manager 3.6.3 Minimum Lot Size and Dimensions The minimum lot size in this district is 1,5000 square feet. The minimum lot frontage shall be 120 feet. The whole of each ownership shall be developed as an integrally- planned unit with access and parking being shaved with adjacent uses to the maximum extent feasi- ble, a uniform architectural style, a common landscape plan, and under a single site plan or other development permit, 3.6.4 Special Requirements 1. The following items shall be screened from view from any arterial or collector street and shall be consistent with all other applic able provisions of the Santa Aha Municipal Code: · Loading docks, service bays, garage doors and loading areas · Utility meters (shall be within a building footprint) · Mechanical equipment (shall be within a building footprint) · Trash storage 2. The design of all development within the Entertainment district shall be such that sig niflcant building architectural and land- scape elements are present on ali sides fronting on a public right-of-way. 3.6.5 Special Requirements Ana Municipal Code. 3.6.6 Design Standards Refer to Chapters 5 & 6 for design and development standards 3.7 INDUSTRIAL The Industrial District is intended for application in the existing Industrial Disfrkt along Westminster Avenue immediately east of the Pacific Electric right-of-way. The purpose of this district is to maintain the present mix of industrial as they now are, but to allow a general upgrading of the area. 3.7.1 Uses Permitted Permitted uses in the Industrial District shall be the same as those in Section 41-472 of the Santa Aha Municipal Code. 3.7.2 Conditionally Permitted Uses Conditionally permitted uses in the Industrial District shall be the same as those in Section 41-472.5 of the Santa Ana Municipal Code (with the exception that any C-2 use permitted in this district shall be within 100 feet of Westminster Avenue). 3.7.3 Minimum Lot Size Dimension The minimum lot size shall be one (1) acre, and the ratio of floor area to lot size shall not exceed 0.40 to 1. The minimum lot frontage shall be 100 feet. 3.7.4 Spedal Requirements Special requirements shall be the same as those con- rained in Section 41-473 through 41-477 of the Santa Aha Municipal Code. 3.7.5 Design Standards Refer to Chapters S and 6 for Design and Development Standards. Special requirements shall be the same as those con- tained in Sections 41-473 through 41-477 of the Santa 15 NORTH HARBOR SPECIHC PLAN 3.8 OPEN SPACE The intent of this district is to maintain and preserve the Specific Plan's open space resources including Santa Anita Park, Campesino Pa~k and the Willowick golf course. Open Space This land use designation includes the existing parks in the study area, Willowick Golf Course and areas for the future expansion of these facilities. Although Santa Anita Park has not been shown as being extended, visual and physical links are provided through the Enter- tainment District. This link is being achieved by urban plaza requirements described under the entertainment land use zone and by the requirement for shared parking facilities asso- ciated with the General Commercial designa- tion southeast of the Harbor Boulevard/First Street intersection. These two designations are shown in Figure 3.2. Uses within the Open Space zone will include parks for both active and passive recreational activities, a golf course and other public outdoor recreation activities. 3.8.1 Uses Permitted Pemitted uses in the Open Space District shall be as fol- lows: 1. Public parks and traditional park facilities including indoor and outdoor athletic facili- ties and night lighting 2. Museums and other publicly funded cultur- al facilities 3. Other public facilities suitable to a park-like setting 4. Golf courses and related secondary uses but not including miniature golf 3.8.2 Conditionally Permitted Uses 1. Commerdal recreational facilities. 3.8.3 Design Standards Refer to Chapters 5 and 6 for Design and Development standards. 3.9 SINGLE-FAMILY RESIDENCE This land use district is intended to provide for single- family detached residential development at densities of up to seven (7) dwelling units Per ne~ acre. 3.9.1 Uses Permitted Permitted uses in the Single Family Residence District shall be the same as those in Section 41-232 of the Santa Ana Municipal Code. 3.9.2 Conditionally Permitted Uses Conditionally permitted uses in the Single-Family Residence District shall be the same as those in Section 41-232.5 of the Santa Am Municipal Code. 3.9.3 Permitted Assessary Uses 1. Garages and other enclosed parking facilities 2. Swimming pools 3. Fences, walls and patios 4. Greenhouses (non-commercial) 5. Landscaping and recreational facilities 6. Other uses that are dearly incidental to pri- mary uses and are for the exclusive use of the residents of the site. 3.9.4 Minimum Lots Size The minimum lot size shall be 6,000 square feet. 3.9.5 Yard Requirements Front, side and rear yards shall be as set forth in Sections 41-234, 41-235 and 41-236 of the Santa Ana Municipal Code. 3.9.6 Building Heights Maximum building heights shall be twenty-seven (27) feet with the exception that architectural features such as towers, cupolas or chimneys may be Permitted above the maximum building height. Building heights shall be calculated as the distance between average finished grade and the top of the parapet for flat roofs or the ridge line for pitched roofs. 3.10 TOWN HOUSE 3.10.1 Uses Permitted Uses permitted in the Town House District shall be as follows: 1. Duplexes with the main entrance and a portion of the living space for each unit on 16 NORTH HARBOR SPECIFIC PLAN 115 the ground floor 2. Town homes with the main entrance and a portion of the living space for each unit on the ground floor 3.10.2 Conditionally Permitted Uses Conditionally permitted uses in the Town House District shall be the same as those in Section 41-247.5 of the Santa Aha Municipal Code. 3.10.3 Permitted Accessory Uses 1. Garages and other enclosed parking facili- ties 2. Swimming pools 3. Fences, walls and patios 4. Greenhouses (non-commercial) 5. Landscaping and recreational facilities 6. Other uses that are clearly incidental to pri- mary uses and are for the exclusive use of the residents of the site. 3.10.4 M~imum ~tS~e In order to develop a multi-unit project (two units or more) a minimum lot size of 9,000 square feet shall be required. The number of units permitted shall be cal- culated at one (1) unit per 3,000 square feet above the first unit which is calculated at one (l) dwelling unit per every 6,000 square feet of land. 3.10.5 Yard Requirements Front, side and rear yards shall be as set forth in Section 41-249, 41-250 and, 41-251 of the Santa Ana Municipal Code. 3.10.6 Building Height Maximum building heights shall be twenty-seven feet, with the exception that architectural features such as towers, cupolas or chimneys may be permitted above the maximum building height. Building heights shall be calculated as the distance between average finished grade and the top of the parapet for flat roofs or the ridge line for pitched roofs. 17 NORTH HARBOR SPECIFIC PL.~ 117 Regional Events Map Figure 4.1 Regional Events Map 19 NORTH HARBOR SPECIFIC PLAN 4.1 FOCUS PROJECT AREAS 4.1.1 Regional Setting The City of Santa Aha is in the heart of Orange County. Harbor Boulevard, one of the main commerdal arteries in the City, is located in the southwest portion of Santa .Ana. It is one of Santa Ana's major thoroughfares resulting from the commercial and industrial develop- ments along Harbor Boulevard. Santa Ana's Harbor Boulevard is viable because it is linked to all major highways. It allows transportation to a number of dif- ferent attractions throughout Orange County within a few minutes. The amusement parks within the region are major attractions bringing visitors from all parts of the world. Disneyland is the primary destination (Figure 4.1). People are enchanted by the famous cartoon characters and are treated to a day of fun and surprises. The addi- tion of Westcott will be an enlightening experience allowing tourists to fantasize they are in several foreign countries without leaving the park. Another amuse- ment park that is in Orange County is Knott's Barry Farm, known for its famous chicken dinners, jellies and western atmosphere. Orange County is fortunate to have four major cultural centers separated by a few minutes of freeway travel. The Orange County Performing Arts Center features world acclaimed opera and ballet companies, musicals, theater, symphonies and concerts. The second venue is Bower's Museum which displays cultural exhibits from around the world. The third site is h'vine Meadows, an outdoor amphitheater that showcases an array of musi- cal groups from rock and roll to classical. Lastly, there is Little Saigon, a settlement boasting the largest con- centration of Vietnamese culture outside of Vietnam. This ethnic community consists of authentic restaurants and shops that give it a unique atmosphere. California is in a sub-tropical region that allows people to enjoy outdoor activities all year round. Willowick Golf Course in Santa Aha has the distinction of being the second most used golf course in California. It is an 18 hole course that is conveniently located at Harbor Boulevard and Fifth Street. Mile Square Park is located in the nearby city of Fountain Valley. This park con- tains a variety of recreational facilities consisting of an archery range, golf course, basketball courts, baseball fields and a radio-controlled airplane air field. Newport Baach is located 20 minutes south of Santa Aha allowing for easy access to the Pacific Ocean. Newport Harbor is a great way to spend a day enjoying the vistas of one of the largest moorings of pleasure boats in the nation. Along the bayside there is a small umusement park, the Balboa Fun Zone, that has enter- rained families for seven decades. Retail shopping centers are important points of interest in Orange County. South Coast Plaza is one of the largest and most lucrative malls in Orange County. Main Place in Santa Ana is a $400 million shopping center with four major retailers and over 170 shops and ~staurants. A means of transportation is essential for travelers who visit Orange County. John Wayne Airport is just ten minutes from Harbor Boulevard. The recent expansion doubled its capacity to 8,000,000 passengers annually, and it is now able to handle over 90 flights per day with commercial airlines. Orange County can be considered a major metropolitan area with its arenas and professional teams. Anaheim Stadium can hold a capacity crowd of 59,000 people to watch the Los Angeles Rams of the National Football League or the California Angels of the American Baseball League. The Anaheim Arena offers a maxi- mum capadty of 17,000 to watch the Mighty Ducks of Anaheim play in the National Hockey League. Orange County is a center for higher learning for the Western region of the United States. The University of California Irvine is gaining a reputation among the nations top ranked universities. The school's renowned researched accomplishments and medical facilities are just two of its many outstanding qualities. Rancho Santiago Community College, located in Santa Ana, is part of the California junior college system. It is nation- ally acclaimed as an excellent academic program at a minimal tuition cost. From a regional perspective, Harbor Boulevard serves as a major link between two major national attractions, Disneyland and the Padfic Ocean. Due to its peripher- al proximity, Harbor Boulevard services many attrac- tions. Disneyland has embarked on an extremely aggressive expansion program, Westcott. This project is the largest private development project in the United States. It will produce 5,000 new employees and gener- ate additional tourism. Harbor Boulevard, because of its unique location, can capitalize on this as a secondary market for recreational commercial business. The City of Garden Grove would have been the natural 20 119 NORTH HARBOR SPI~CIFIC PLAN recipient of vacation business spin-offs; however, the stretch of Harbor Boulevard which runs from Seventeenth Street to the Anaheim City boundary has been recently developed with commercial uses. The result of this timetable is that the City of Garden Grove cannot respond to the opportunity that the Disneyland Westcott project offers. The properties along Harbor Boulevard on the Santa Aha side however, have not been maximized. Large parcels of acreage exist under single or dual owner- ships. It appears that a market shift to recreational commercial uses is viable. The Spedfic Plan acknowl- edges this new direction and has designated properties within the Specific Plan boundaries for special market- ing activity by the City to capitalize on this shift. These properties are referred to as Focus Project Areas. 4.2 FOCUS PROJECT AREAS Focus project areas are specific sites along Harbor Boulevard that have potential for development. These developments could be of a size that can alter the eco- nomic viability along the commercial corridor. Five sites have been identified: 1. Southeast comer of Harbor Boulevard at Seventeenth Street 2. Southwest comer of Harbor Boulevard at Seventeenth St m"et 3. Mid-block of Harbor Boulevard at Washington Street on west side of Harbor 4.West side of Harbor Boulevard between Hazard and Fifth Street 5. Southeast comer of Harbor Boulevard at McFadden Avenue 4.2.1 Focus Area I The southeast corner of Harbor Boulevard at Seventeenth Street offers approximately eight acres of land. A four-acre panel owned by one individual is located adjacent to the P & E Rail right-of-way. The remaining parcels fronting Harbor Boulevard have been developed as commercial uses. The availability of the rear four acre site in conjunction with the P & E right-of way offers an opportunity for a future station site. It also offers the potential for devel- Focus Area I opment as a destination use. Vacation/recreation use are also encouraged. 4.2.2 Focus Area 2 The southwest corner of Harbor Boulevard at Seventeenth Street is approximately two acres of land. One acre is under single ownership. These parcels are improved with commercial uses. Located adjacent to the site is the Vietnamese Catholic Church. This church serves as a regional destination for Catholics primarily in the Asian community. Little Saigon is an ethnic community/commercial dis- trict located west of this site. It is located in the City of Garden Grove but is in close proximity. This site, as a result, offers an opportunity to serve this segment of the population with an ethnic commercial center. 4.23 Focus Area 3 The nine-acre property is located on the west side of Harbor Boulevard at the intersection of Washington Street and Harbor Boulevard. The property is currently underdeveloped and is owned by two separate parties. The property is located in the Automotive District of the emphasis zones. There is opportunity to develop this property for auto sales, recreational vehicle sales and services, motor home sales, motor home park or similar vacation Oriented or vehicle oriented businesses. 21 120 NORTH HARBOR SPECIFIC PLAN tTY IOF GARDEN Focus Area 4.2.4 Focus Area 4 This area is located on the west side of Harbor Boulevard between Fifth Street and Hazard Street. The properties consist of approximately seven acres and are owned by four individuals. The property offers the opportunity for a master-planned commercial use. It is anticipated that the type of uses may be support ser- vices for the vacationer section such as travel agencies, money exchanges, restaurants or similar type uses con- centrated on one site. 4.2.5 Focus Area Area five consists of a twenty-two acre site located at the southeast corner of McFadden Avenue at Harbor Boulevard. The entire site is under one ownership. It offers a potential for a commercial shopping center, recreational commercial use. Focus Area 3 22 NORTH HARBOR SPECIFIC PLAN i21 Focus Area 4 OF Focus Area 5 23 NORTH HARBOR SPECI~IC PLAN 5.1 DESIGN STANDARDS 5.1.1 Introduction The design standards for the North Harbor Specific Plan have been established to create a high quality appearance appropriate to the image and land use pat- terns desired, to direct character and form, to ensure continuity in design and development and to enhance the property of the area as well as the surrounding community. In addition, the design standards were developed to provide specific design criteria and guid- ance for improvements within the public fight-of-way. The standards are intended as criteria to be used by builders, planners, architects, landscape architects and civil engineers under the review and approval of the City of Santa Aha. 5.2 ARCHITECTURAL STANDARDS 5.2.1 Overview The following general standards present parameters for architectural character, building form and massing, facades, fenestration, structure, entries, materials, details, service areas and mechanical equipment. These standards should be considered on a project by project basis. 5.2.2 Purpose The purpose of the architectural design standards is to aid in establishing a high quality of design for new and remodeled buildings. The intent of these guidelines is to isolate factors that contribute to good or bad design. Elements of good design such as sequence, proportion, balance and scale are often implemented per the archi- tect's direction. All architecture in the planning area shall be designed by architects registered in the State of California. 5.23 Historical Style Mimetic architecture will be encouraged along Harbor Boulevard. The word mimetic is derived from mime or mimic. A prime example of this architecture is the for- mer Brown Derby restaurant. With the structure archi- tecturally portraying the name of the restaurant. A number of structures exist that portray the product being sold. This style of building is encouraged to pro- vide a visually active experience. It also supplements signage since it allows the entire building to become a sign. (Figure 5.1). The use of mechanical motion is also encouraged. Exterior moving gears, animated structural compo- nents or other creative and visually stimulating appli- cations of motion are expressly encouraged. 5.2.4 Style Guidelines The Specific Plan does not dictate a specific style of building type as that would be inappropriate to the sporadic overall development pattern. Rather, the quality of the specific plan area will be promoted via controls placed upon building massing, height and materials, and on factors addressing street configura- tion and landscape architectural requirements. 5.2.5 General Guidelines The scale, massing, height, fenestration, materials, col- ors and textures of buildings should be designed to harmonize with existing neighboring projects. Greater density and height can occur at the en~ points into the specific plan area where the establishment of a theme for North Harbor Boulevard is encouraged. Public perception of North Harbor Boulevard will be dictated primarily by the view of the buildings from public edges such as streets, parks or parking lots. Building massing, scale and roof forms comprise the primary design components and, therefore, require careful articulation. Building scale must match style and maintain the integrity of intent. (Figure 5-A). Building design should employ dean, simple, not over- ly ornate geometric forms and coordinated massing that produce overall unity, scale and interest. The existing architectural vocabulary of a building should be carried through in the design of any addition to the structure (or mfurnished to reflect a new style). The design theme for a complex of buildings should be maintained for all buildings including buildings on ...' separated "pads". Standard designs for "chain" busi- nesses should be modified to conform with the estab- lished theme. Points of entry should be easily recognizable. Entry points for vehicular and pedestrian traffic should be separate. 25 Stair, handrail and guardrail materials, colors and designs should be integrated into the appearance of the entire building. Vents, louvers, flashing, etc. should be colored in a manner consistent with the theme of the building. 124 NORTH HARBOR SPECIFIC PLAN Figure 6.1 Mimetic Architecture 26 125 NORTH HARBOR SPECIFIC PLAN SITE DESIGN 52.1 Buildings Buildings should be grouped within complexes to cre- ate plaza areas or pedestrian mall areas which are high- ly visible from the public right-of-way. (Figure 5-B.) Landscaping should be distributed throughout the parking area. Dense clustering or landscaping with large unplanted spaces should be avoided. (Figure 5- C.) Parking behind buildings in such a way to provide an unsafe condition for the user shall be prohibited. 52.2 Access Drives Where feasible, access drives shall be limited in number with a minimum distance of no less than 150 feet between curb cuts. In cases where parcels cannot be combined, access drives may be less than 150 feet apart. Avoid locating access drives near corners of street intersections. Under these conditions compliance with adopted service station standards is required. Stacking space should be provided at access drives so internal circulation does not conflict with exiting or entering traffic. On new developments adjacent businesses or proper- ties shall seek joint access agreements in order to share entries via access drives. Where it is demonstrated that this is not feasible, joint access may be waived by the City. Figure 6-A R gu.re 6-B 52.4 Transformers Transformers shall not be allowed in the required front or side of the building setback and shall be screened from public view. )00 5.33 Parking Figure 6-C Internal circulation within a parking lot may not use the public right-of-way. 53.5 Trash Enclosures Trash stored in areas visible from the public right-of- 27 126 NORTH HARBOR SPECIFIC PLAN way (ROW) shall be within enclosures and incorporat- ed into the building footprint. The location and archi- tectural design of trash enclosu~s, while meeting func- tional requirements (vehicular sight clearance, quanti- ty, access, storage size, etc.), shall also be unobtrusive in view and use as well as be complementary to the approved architectural style of the development. The enclosure shall be properly maintained and kept free of debris in all areas outside of the dumpsters. Dumpsters and trash enclosures shall not be located in the middle of the perking areas or adjacent to the street. All trash vehicles must enter or leave the public ROW with a forward motion. Trash storage must be located so that trash trucks may enter and leave the site with forward motion. Truck loading shall not be permitted in the public ROW. Views into any storage area shall be screened or filtered by concrete/plaster finish or masonry block walls, solid gates and trellises (when enclosure is within view of second-story buildings). The use of plant material such as trees shrubs (particularly unis) is encouraged to screen the overall appearance. The storage of all mat- erials shall meet all City requirements. 5.3.6 Vehicle Containment The materials utilized by automotive sales businesses to contain vehicles on their lot shall be carefully designed and shall include fencing, hedging and other low walls not to exceed 36 inches in height. The mate- rials must be acceptable to the city. Galvanized steel pipes imbedded in the ground or chainlink fencing are not acceptable. 5,3.7 Bus Turnouts Bus turnouts shall be provided at major intersections according to Orange County Transit Authority (OCTA) plans and conforming to OCTA standards. Plastic pennant flag lines or corporate flags are not acceptable as flags or promotional material. Paving textures and materials shall be varied to the building entrances and incorporated within design of 28 the pro'~ct to define pedestrian pathways. 53.10 Roofs Materia/s Any material is acceptable, applicable building code permitting, except corrugated products. Materials (Non-Residential) Any material is acceptable, applicable building code permitting, except wood shingles, asphalt shingles or. corrugated products. Materials (General) Avoid materials that are intended to simulate other materials (such as plastic to look like brick or stone). Materials shall be contextual and compatible with each other. Colors Avoid bright colors. Select only colors that harmonize with the hue of the existing building. Roof slopes of a pitch greater than 12 inches horizontal to 12 inches vertical are prohibited. Steeply pitched roofs tend to appear "tacked on" and usually do not integrate well architecturally. (See Figure 5-D) for inappropriate treatment and Figure 5-E for an appro- priate treatment. Size/Proportion Avoid short roofs (e.g. five rows of tile), especially when roof is extended for a long distance along the ele- vation. Long expanses of roof elevation should be interrupted by a change in roof direction, higher roofs, etc. Avoid short roofs that do not terminate into a wall at the top of the roof slope (mansard) unless they slope for a substantial distance (thereby avoiding the impres- sion they have been "tacked-on"). Avoid short roofs that are attached to the face of tilt-up walls without support by columns. They also appear "tacked-on". $3.11 Mechanical Equipment S~ens Rooftop and ground mounted mechanical equipment shall be located and screened to minimize the visual intrusion of the equipment to the general public and users of the area. This shall be achieved by including the equipment in the utility moms within the building footprint. (Figure 5-F shows poorly screened equip- 127 NORTH HARBOR SPECIFIC PLAN Provide concrete pad for dump~ter loading operation. I Ulilize lrellis when enclosure is wighin view of second story buildings. Provide solid materials ~or walls and gates lo block view of dumpsters. Meteriala and colors shall complement architectural style of building. Refuse Storage/Trash Enclosures NORTH HARBOR SPECIFIC BOULEVARD PLAN Figure 5.2 Refuse Storage/Trash Enclosu~s 29 128 NORTH HARBOR SPECIFIC PLAN Figure 5-D merit, while Figure 5.2 shows acceptable screening techniques). Avoid providing separate screens around the equip- ment. Instead, provide wells behind sloping roofs or parapet walls high enough to hide the equipment. One- story structures adjacent to taller structures shall be considered on an individual basis to determine appropriate mechanical screening from views observed from above. 53.12 Skylights Skylights are encouraged. When exposed to view, the Figure 5-E type of skylight and frame finish should be coordinated architecturally with the entire building. Corrugated fiberglass should not be used. Figure 5-F 53.13 Walls/Columns Materials (General) Avoid the use of materials which are intended to simu- late other materials, e.g. aluminum siding instead of wood siding and various simulations of stone and masonry products. The use of these materials must be reviewed by the City. It is best to limit the wall finish to one or two materials, preferably stucco or wood. letaterials (Residential) Any material is acceptable except corrugated products and exterior plywood (i.e., T-I-11). Materials (Non-res'idential) Corrugated products or materials and exterior ply- wood that are not durable shall not be used. Avoid bright colors except as an accent or trim. Select only colors that harmonize with other elements of the project and neighboring buildings. Wall Treatrae~t Avoid large expanses of building wall surfaces devoid of architectural treatment. Provide articulation of walls with stucco screens, tile, concrete reveals, bands of con- NORTH HARBOR ~PECIFIC PI.AN 129 Rooftop Equipment - Pitched Roof Screening - ~': .'.~ ~',,'.,.',,..,,~, -:'~ '.~:"y ~." t~,~,:'..'~t' b~.~,~ d!;~:.',..~,~' ,~ ¢;~=~/~ ,",- "-~!.~ :!-.~ h ~ ~. ' ~'~.ff. . ~ , ~ ': .~.' .,~ · ~=~ ~ .,' ':~ ~=,~.. '~t~, !k',,~:~[,; .-t'~;,N.","."~-~'~ t,.'.~. ~,~ ":', .':.~ ,.~' ...~.,~- ".,'- ~ Parapet Screening j, ~x ,Screen Wall (~) Screen Wail Rooftop Mechanical Equipment Screening Fi~e 6.2 Mechanical ~-eenia$ 31 130 NORTH HARBOR SPECIHC PLAN trasting textures or materials, upper floor overhangs, windows and roofs. No wall shall run more than 100 feet without offset of at least l0 feet. (See Figure 5-G.) Avoid utilizing stone, masonry or other materials in panelled sections applied to the wall. They should be integrated into the building design so that they do not appear "applied". All masonry walls and buildings shall be treated with a graffiti-resistant coating or paint. Attachments Electrical and telephone panels, pipes, electrical con- duits, fire sprinkler risers and similar items shall be located within the building footprints and not exposed on the exterior of the building. BUILDING Figure 5-G Roof access ladders are not permitted to be attached to exterior walls. Ladders shall be located inside the building. Exposed gutters and downspouts are not permitted. They must be within the building walls and footprint unless they are an integral element in the overall build- ing design. Metal flashing should be painted to ma!ch the surface it is attached to unless it is carefully integrated with the building colors as an accent. $.3.14 Windows and Doors Either wood or metal windows are acceptable as are all types of glazing. Overhead service doors with corrugat- ed material shall be avoided. All service doors shall be rolling overhead doors and be equipped with exterior steel bellards. Co/ors' All colors are acceptable provided they harmonize with the exterior building palette. Bright colors in particular must be carefully selected. Natural aluminum finish should be avoided unless the othar building colors are compatible. A color palette must be submitted and approved by the City on the basis of each pro'~'t. Architectural Tre~rmnt Ekx)rs and windows (not storefront) should be recessed into the wall at no greater than 10 inches or decorated by raised trim or other means unless part of an overall design theme. Awnings can add interest to a building<lesign and pro- vide shade to the windows. Durable materials should be selected so they do not appear worn or faded in a short period of time. Awning colors and shapes should be integrated into the overall building design. Metal awnings shall be avoided. $cr~,ning Overhead service doors shall be screened from public view and particularly from the street. Garage doors shall not face the st~et. Items to The following shall be blocked from public view or that of adjacent properties: · Roof mounted pipes, duets, conduits, etc. · Wall mounted pipes, electrical and tele- phone panels, fire sprinkler risers, etc: (Shall be contained within the building footprint). · Overbead service doors · Maintenance, service, or material yards, trash bins, loading docks, etc. (Fencing and walls shall be used to screen) outdoor stor- age areas · Packing areas and automobile sa[es lots. (Cars should be partially screened from street view by fonce or hedges to a maxi- mum height of three feet). · Back flow devices · Transformers · Water, gas meters · Cable transformers Mater/ag The screens shall be opaque. NORTH HARBOR SPECIFIC PLAN Chainlink screens and gates with slat inserts of wood, corrugated fibergiass and metal are prohibited, except in industrial districts. Design fntegration Rooftop screening is best provided by utilizing the wall parapet or sloped roof. All screening should be integrated into the design. Use similar colors and materials of the total development. S.~.IS Ligh~g Lighting is intended to focus attention on major design elements by creating consistent bands of light at areas of special interest, Exterior light fixtures shall be integrated into the over- all design of the building. Light standards shall not be placed within landscape planters or next to tree cut-outs in parking areas. Parking lot fixtures 20 to 25 feet high am prefened and should be compatible with the overall building design. All exterior lighting should be adequately controlled and shielded to prevent glare and undesirable illumi- nation on adjacent properties and streets. High intensity security lighting fixtures should not be substituted for site landscape lighting or general build- ing exterior illumination. Such lighting should be lim- ited to loading and storage locations or to similar ser- vice areas only. Site lighting shall be an integral design feature of the site and architecture. Exterior lighting of the site, landscape or building should be of a configuration, style and finish that com- plement the materials of the building and its overall architectural theme. There must be an overriding concern that lighting strategies create unity between the various buildings in a clustered development. (Reference 6.2.3 ) All out- side storage areas and pedestrian corridors shall be illuminated to a minimum maintained one foot candle of light. 1. Non-English sign characters are permissi- ble as primary signage providing the fol- lowing criteria has been met: a. An english description of the business type (i.e. bakery, insurance, clothing) is prominently displayed in letters one-half the size of the main sign, or c. the business provides a monument sign which has been formed to deafly por- tray the product being sold or the busi- $3.16 Signage Signage shall be provided in accordance with Sections 41-8600- 41-1000, 8-210, 8-211 of the Santa Aha Municipal Code with the following additions: 133 NORTH HARBOR SPECIFIC PLAN 6.1 LANX)SCAPE ARCHITECTURAL STANDARDS 6.1.1 Landscape Concept The establishment of landscape standards for the North Harbor Specific Plan will significantly contribute to the overall site character. The landscape concept is intend- 'ed to promote an overall aesthetic value for the North Harbor Spedfic Plan Area by improving'and upgrad- ing the visual image and visual consistency of the area. In addition, the implementation of these concepts will enhance the area's commercial character as a significant commercial strip while improving the vehicular and pedestrian circulation in and around the North Harbor Boulevard area. To achieve this, the landscape concept strives to create visual and physical gateways at both ends of the North Harbor Boulevard Project Area. The landscape concept also creates focus areas at key intersections. In addition, a consistent tree palette is established in the medians and within the parkway as well as along key arterial streets within the project area. Landscaping will 'enhance the special use entertain- ment zone through associated streetscape treatment and the landscape palette for private development. 6.1.2 Landscape Zones The North Harbor Specific Plan area is divided into two zones dictating landscape treatment of all streets and special focus areas as well as private off-site devel- opment within the specific plan area. Figure 6.4 is a landscape palette map for the major street tree planti- ng. Figure 6.1 indicates the section locations. Refer to Figures 6.5 and 6.3 for typicals. 6.1.3 Public Right-of-Way Adequate landscaping can contribute to the urban com- mercial character of North Harbor Boulevard. Planting within the public fight-of-way and medians is designed to create visual continuity and a consistent scale of streetscape that enables land use patterns to be well- integrated at the street. See Table 6.1 for required street trees. 6.lA Private Landscape Setback Planting requirements are established to create a posi- tive public perception of the land uses by diminishing the visual impact of large expanses of parking and by screening unwanted visual clutter faring the public fight-of-way. 6.15 Landscape Setbacks No fences, walls or architectural elements of any type, with the exception of allowed signage, and display areas per Section 3.4.3 (4) will be permitted within the landscape setbacks. 6.1.6 General Landscape Requirements Refer to Tables 6.1 - 65 for tree, shrub and groundcover palettes for the North Harbor Boulevard public right- of-way and medians. Lavender Trumpet (Tabdau/a shall be planted at 30 feet on-center (o.c.) on either side of the boulevard or as deemed appropriate after con- sideration for utilities, driveways, etc., and Cape Chestnut (C~lodendrum capense) shall be planted at 35 feet o.c. in boulevard medians. The private landscape setback shall be planted with Lavender Trumpet (Tabeluia ipe) for consistency and correct sparing with trees in the public right-of-way. ·. Refer to Tables 6.1 - 6.5 for tree, shrub and groundcover palettes required for arterial and collector streets. Plant materials for local streets shall be drawn from the same palette subject to approval as part of the permit process. The location of t'~es near intersections and driveways shall conform to all safety standards per the Santa Ana Munidpal Code. Tree planting is required in all park- ing areas. Trees located within five feet of hardscape shall be planted in root barriers and be provided with supplementary irrigation. The minimum dimensions for each tree planter shall be 8 1/2 feet wide by 18 feet long. Automatic irrigation systems shall be installed in all planted areas in medians and outside of th~; public right.of-way. The sprinklers and/or bubblers shall be automatically controlled. The system shall provide a complete and appropriately even coverage with ade- quate water supply and shall be zoned to reflect vary- lng areas of exposure and plant type. All plumbing equipment in setbacks shall be screened by plant materials and shall be located on the site plan submitted for Planning Division review. 35 All street trees in the public right-of-way on North Harbor Boulevard and on all arterial streets within the Spedfic Plan Project area will be maintained and irri- gated by the City of Santa Aha. The City will water the 0 [34 NORTH HARBOR SPECIFIC PLAN NORTH HARBOR BOULEVARD REDEVELOPMENT AREA SPECIFIC PLAN CITY OF SANTA ANA Figure 6.1 Section Locations 136 ' NORTH HARBOR SPECIFIC PLAN ~h 6TflEET ~igU~e 6.3 NORTH HARBOR SPECIFIC pLAN trees with watering trucks. Planting area Santa Aha utilized for parking lot screen- ing or wall/fence coyerage shall follow the require- ments stipulated elsewhere in this chapter. The mass- ing of shrubs is encouraged for visual contrast and to minimize maintenance costs associated with the clip- ping of individual shrubs. 6.2 SITE ELEMENTS 6.2.1 Fences and Walls All fences and walls shall be designed as an integral part of the overall architectural and site design. All materials shall be durable and finished in textures and colors complementary to the overall architectural design. Walls and fences between buildings and fronting pub- lic streets are not allowed. No fence or wall shall exceed eight (8) feet in height as measured from the adjacent, finished grade of the residential property. The overall height shall not exceed 10 feet on either side of wall for commercial property. The use of vines on fences and walls is required. All utilities shall be placed underground including both existing on-site overhead lines as well as off-site lines extended to serve the proposed development in a manner consistent with the City of Santa Aha Municipal Code. Placement of underground utilities to be coordinated so as not to interface with nor preempt required landscape plantings. 6.23 Lighting All new projects shall provide an ornamental night lighting plan. The lighting plan shall be prepared by an electrical engineer registered in the S~ate of California and submitted to the Planning and Building Agency and the Police Department for review and approval prior to the issuance of a permit. Specific lighting requirements shall include a photo- metric plan that extends a minimum of 20 feet outside the property lines shall be prepared to show a point-by- point foot candle layout. The maximum height of fixtures shall be no more than 20 feet, including footings. Parking lot fixtures and other building mounted fix- tums shall possess sharp cot-off qualities at property lines, and shall be of an indirect light source type that shields the light source from the top and sides. The maximum pole height shall be 16 feet above the con- crete footing. Overall height inclusive of the above- grade concrete footing shall not exceed 20 feet. There shall be no more than a 7:1 maximum/minimum ratio of illumination levels between any twopoints. Placement of lighting shall be coordinated so as not to interfere with new or existing landscape plantings. No low pressure sodium lighting fixtures shall be per- miffed, except in parks. The minimum illumination standard shall be one foot candle in parking and driveway areas, pedestrian corri- dors and paths. Accent lighting used within pedestrian areas shall be of a scale that relates to pedestrian use. Such specialty fix- tums include mounted ornamental fixtures and/or bol- lards. The accent lighting of plant material is also per- mitted so long as the source is shielded and the light is concentrated on highlighting only the plant material. Street lights will be standard City-specified pole and fixture. The spacing and location of the light fixtures will be per the City's Public Works Agency's spacifica- tions. On-building lighting shall be in conformance with the City's Building Security Ordinance and shall be archi- tecturally compat~le with the buildings. Indirect light- ing is encouraged. The system must avoid lighting that will interfere with the reasonable uses occurring on the adjoining proper- ties. In addition, it must minimize on-site and off-site glare, provide adequate on-site lighting, limit the height of electroliers to avoid excessive illumination and provide lighting fixtures that are compatible with the overall design of the proposed project. Indirect and exposed neon lighting is encouraged. 6.2.4 Streetscape In keeping with the desire to create a unified design approach for the North Harbor Specific Plan, there shall be a coordinated street furniture program. Street furniture includes any design element within a setback or along a street. These design elements include items such as: lights, signs, benches, bike racks, free standing 39 138. NORTH HARBOR SPECIFIC PLAN planters, mailboxes, drinking fountains, bus stop shel- ters, trellises and fountains. Materials and color selec- tion shall be vandal-resistant and shall complement those of the architectural design standards. The street furniture program shall be submitted for City review and approval in conjunction with the development review process. 139 I '- NORTH HARBOR SP£CIFIC PLAN N Legend: O c~r, c~ ~' Australian Flame Tre~ ~ ~w~r T~t Figure 6.4 Landscape Plan 41 NORTH HARBOR SP£~IFiC PLAN LOCATION (Parkway) Table 6,1 Requi~d Street Tree Palette BOTANICAL NAME Platanus a~erifolta COMMON NAME London Plane Tree Westminster Platanus a~ifolia London Plane Tree (Median) Harbor Boulevard Brachychlton acerifolla Atmtrnlian Flame Tree (Foct~s Area Intersections) Harbor Boulevard Tabotuia ipe Puyple Tntmpet Tree (Parkway) Harbor Boulevard Calodandrum cap. rise Cap~ C~tnut (Median) 5th Street TristanSa confer ta Brisbane Box (Parkway) 1st Street Tristanta conf~'ta Brisbane Box (Parkway) 1st Street Eucalyptus dtriodora Lemon-Scented Gtun (Median) The Loop: Hazard, Jackson and McFadden Tristania confer ta Brisbane Box (Parkway) NOTES: 1. All trees shall be a minimum 24-in ch box size except for Ope C~estnut (48" box). 2. Trees planted within walks shall meet current City requirernenis ns to openings and gratings. Deep root barriers shah bo employed. 3. Street treeplanting shall be spaced 30 feet on center for all steels, 35 feel on center for Cape Chestnut, or as deemed appropriate after consideration for utilities and driveways. Tree planting in the medians shall be 25 feet on center specifically treated per the guidelines in Figure 6.5 and 6.6 4. Tree planting shah adhere to City requirements regarding clearances from utilities, and shall be 15 feet from any entrance, egress or from any radius. 42 NORTH HARBOR SPECIFIC PLAN 141 LOCATION Private Landscape Setback Table Required Street Tree Palette BOTANICAL NAME Tabeluia COMMON NAME Lavande~ Trumpet Parking Area Trees Tabeluia ipe Cassia leptophylia Koebanterta panicuiata Gold Medallion Coldonrnin Tree Flowering Accent Tree Pyrus calieryana 'Aristocrat' Bcachychiton ace~foUa Tipuana ttpu Ausmdian Flame Tree Tlpu Tree NCYI'ES: 1. Shrubs shad be (5) gallon in size and spaced no greater than 30 inches on center. 2. Shrubs so'eening parking areas shall be dipped to a consistent height of between 30 thches and 42 inches, except in areas where vehicular ingress, egress and turning points sight Une clearance needs ~Clutre shmbe to be no more than 30 ir~,hes in height tu ensure adequate vehicular visibilty over shrubs. 3. Unless speclficaUy indicated, shrubs utilized on remain streets may be selected from the entire list with the one seleclion be utilized per parcel(s) in order to maintain a consistent quality and appearance throughout each project. Table 6.3 Required Shrub Palette Private Property LOCATION BOTANICAL NAME COMMON NAME Harbor Blvd. & Arterials flVledian) Marathon I & I1 Drought Toler~t Fescue Parking Lots & Edge Se~een Escallonia exoniensis 'FredesU' Frades E~olionia Ligusi~um japonicurn Texas Ligustrum Texanum' Viburnum tinus Viburnum ~pring Bouquet' Nerlum oleander Compact Oleandar 'Petite' Coleonm'na spp. Bteath-o/-Hesven ' Nandtha dumestica Nanclina 'Compacta' Myrsine afticana African Boxwood NOTES: 1. Shrubs shall be (5) gallon in size and spaced no greater than 30 inches on center. 2. Shrubs screening parking areas shaU be dipped to a consistent height of between 30 inches and 42 inches, except in areas where vehicular ingress, egress and turning points sight line clearance needs ~ shrubs to be no mote than 30 inches in height to ensure adequate vehicular visibility over shrubs. 3. Unless specifically indicated, shrubs utilized on remaining sweets may be selected from the entire list with one selection utilized per parcel(s) in order to maintain a consistent quality anti appearance throughout each project. PIUVATE fl~OFERTY BOTANICAL NAME COMMON NAME · lederz helix '~llmii' H~hn's ~lf branching ivy Rasnuflnus officimlis Dwarf Rosema~ ~'os~it~s 'Locl~,,ood deform' ' Ar~ntbeca caJenduh ~tpe weed (b. ch dais);) Myopomm pel~ifolium Ducbesnea indica Indian Mock Strawbem/ DroMntbemum floflbundum Ro~l Ice Rant 1.Turf is required in all mediam. Groundcover may be appropriate for xeriscape plantings on private properS. 2. Groundc~ve~ is to be planted from fiats eight (8) inches on center. 3. Appties to landscape setback and on-s~te shrub planting ar~, 4.Remaining set backs and remaining groundcover areas may be planted with a g~ouedcover of individual choice, recommended at eight (8) inches on cent~. $. Shredded red woo~ bark or similar mulch shall be spread evenly at · mintmum depth of two (2) inches ove~ the entire groundcover area. TABLE 6.5 REQUIRED VINE PALETTE PRIVATE PROPERTY · BOTANICAL NAME COMMON NAME Parthenodssus tricuspidata Boston Ivy Ficus repens Creeping Fig Clytostoma mllistegindes Viole~ Trump~ Vine Distictis 'Rivers' Royal Trumpet Vine Dist k'tis buceinatoris Blood Trumpe~ Vine Hibbeflis stand.ns Gold Guinea Vine Anti~onon leptopus C. oml Vine NOTES: 1. All vines shall be five (5) ~allon in size. 2. Minimum sparing sbel] be te~ (10) ~ on center. 3. Vines shall be permanently attached to the s~mcture using moly belts or nthe~ unobt rus'we fastenem 143 NORTH HARBOR SPECIFIC PLAN 7.1 CIRCULATION The ~irculation plan is intended to provide for the orderly, efficient and safe vehicular and non-vehicular access into, within and through the North Harbor Specific Plan area. The circulation standards outlined in this chapter also irapJe- raent the policies of the Santa Aha General Plan. A traffic study that makes various recommendations to improve the local circulation system was prepared in connection with this Specific Plan and is incog~orated herein by ~¥eronce~ 7.1 EXISTING CIRCULATION The following details the present status of streets in end around the North Harbor Specific Plan area: 7.1.1 Harbor Boulevard While Harbor Boulevard serves as the major traffic cor- ridor through the planning area, improvements along the street are incomplete with certain sections having only two travel lanes in each direction or no improved shoulders. Continuous two-way left-turn lanes are pro- vided between intersections with dedicated left-turn lanes at all signalized intersections. Regulatory signs prohibit stopping and restrict parking through the length of Harbor Boulevard. The City of Santa Aha has classified Harbor Boulevard as a major arterial with a right-of-way width of 120 feet and a curb-to-curb width of 102 feet. The Orange County Master Plan of Arterial Highways (MPAH) classifies Harbor Boulevard as a major arterial. 7.1.2 Westminster Avenue Westminster Avenue is presently constructed as a four- lane arterial with a continuous, two-way left-turn lane between arterial intersections. On-street parking is per- mitted along most of its length except at intersection approaches. Both the City of Santa Aha and the MPAH classify Westminster Avenue as a modified major arter- ial. Westminster Avenue is planned for widening to six lanes with a functional classification as a major arterial and with full intersection enhancements during the 1990s. 7.1.3 Fifth Street This street is currently built as a two-lane undivided arterial with no median. Between Newhope Street and Harbor Boulevard, Fifth Street is classified as a local collector with a right-of-way width of 60 feet, and a · North Harbor Boulevard R~deodopmenf Area Traffic Study. DKS curb-to-curb width of 40 feet. East of Harbor Boulevard, Fifth Street is classified as a secondary arter- ial within a right-of-way of 64 feet. Stopping is prohib- ited along both north and south sides of the street at any time. 7.1.4 Fint S~wt First Street is currently a six-lene roadway with a con- tinuous two-way lefi-tum lane. At key intersections, major capacity improvements have been constructed including dual left turn lanes. Stopping is prohibited along First Street during the morning and evening rush hours. The City of Santa Aha and the MPAH classify First Street as a major arterial with a fight-of-way width of 120 feet and a curb-to-curb width of 102 feet. 7.1.5 McFadden Avenue Except for the two-lane section imn~diately west of Harbor Boulevard, McFadden Avenue is a four-lane arterial with a continuous, two-way left-turn lane between arterial intersections. On-street parking is per- mitted along most of its length except at intersection approaches and along the two-lane section. The City of Santa Aha classifies McFadden Avenue as a secondary arterial with a right-of-way of 80 feet and a curb-to- curb width of 64 feet. 7.1.6 Hazard Avenue Running between Newhope Street and Jackson Street, Hazard Avenue is)(,presently a four lane undivided roadway with on-street parking permitted. The City of Santa Ana classifies Hazard Avenue as a local roadway with a 60 foot right-of-way and a curb-to-curb width of 36 feet. The MPAH designates it as a secondary arterial throughout its length in the study area. On-street park- ing is permitted along the facility except for the approaches to Harbor Boulevard. 7.1.7 Jackson Street Jackson Street is a two-lane undivided roadway that is classified as a local street with a right-of-way width of 60 feet and a curb-to-curb width of 36 feet. The inter- section with First Street has neighborhood identifica- tion improvements including a special roadway treat- ment and a reduced curb-to-curb width at the entry point. The south leg has been provided with a left-turn pocket. Parking is prohibited only at certain times for street cleaning. .44 NORTH HARBOR SPECIFIC PLAN 7.1.8 Newhope Street Newhope Street currently is a four-lane roadway with a continuous two-way left-turn lane. On-street parking is prohibited along Newhope Street between Fifth Street and Westminster Avenue. Parking is permitted south of Fifth Street. Left-turn lanes are provided at the signalized intersections. Newhope Street is classifted as a secondary arterial with a right-of-way width of 80 feet and a curb-to-curb width of 64 feet. 7.1.9 Fairview Street Faitview Street is a four-lane roadway with a continu- ous, two-way left-turn lane. South of First Street to Edinger Avenue, it is a four-lane divided roadway with turn lanes provided at key intersections. On-street parking is prohibited between First Street and Westminster Avenue, but it is allowed south of First Street to Edinger Avenue. 7.1.10 Figueroa Street Figueroa is a two-lane roadway classified as a local col- lector street with a right-of-way width of 60 feet and curb-to-curb width of 44 feet. Although outside of the project area, the zoning ordinance allows commercial development to abut Figueroa Street but prohibits such development from deriving access from Figueroa Street. Access may only be provided from Harbor Boulevard. Parking is only prohibited at certain times for street cleaning. 7.1.11 Susan SWeet Susan Street is a two-lane roadway classified as a local street with a right-of-way width of 60 feet, and curb-to- curb width of 36 feet. The intersections with First Street and Fifth Street are controlled by stop signs. 7.2 HIERARCHY OF STRv.~ 1S The hierarchy of streets for the North Harbor Specific Plan area reflects the Santa Aha General Plan's Circulation Element and the Orange County Master Plan of Arterial Highways. This hierarchy it shown on Figure 7.1, and typical cross-sections for each street type are shown on Figures 6.2 through 6.3. 7.2.1 Major Arterial Highways Harbor Boulevard, First Street and Westminster Avenue are all classified as major arterial highways with a right-of-way width of 120 feet. As such, each street is ultimately expected to have thre~ travel lanes in each direction divided by a median. 7.2..2 Modified-Major Arterial This type of road may remain on the County MPAH or a City circulation plan in lieu of a major arterial in already developed areas. A narrower right-of-way than the 120 feet may be developed, but not less than 100 feet in such cases accommodate a six-lane divided ladlity with a capadty of 30,000 - 45,,000 vehicles per day at Level of Service "C". This requires on-street parking and striping for six lanes where practical, park- ing and bus turnouts. ?.23 Secondav] Arterial Highways McFadden Avenue, Hazard Avenue west of Harbor Boulevard, and Fifth St~'t east of Harbor Boulevard are designated as secondary arterial highways with a right-of-way width of 80 feet and a curb-to-curb width of 64 feet. Two undivided travel lanes in each direction will be provided ultimately. Note that the Orange County Master Plan of Arterial Highway~ des- ignates Hazard Avenue as a secondary arterial high- way throughout its entire length in the planning area. However, because it dead ends at the Willowick Golf Course, and because it only serves a local residential street function east of Harbor Boulevard, Hazard Avenue has been designated as a local street east of Harbor Boulevard in the City of Santa Ana. 72A Local Collector Streets Figueroa is dassified as a local collector street with a fight-of-way width of 60 feet and a curb-to-curb width of 36 feet. This will accommodate two travel lanes in each direction with on-street parking. The remainder of the public roadways in the planning area are designated as local streets with a right.of-way width of 60 feet and a curb-to-curb width of 36 feet. Of the local streets, Jackson Street is the longest and pro- vides the best access to the arterial roadways. As such, it serves more as a collector street than as a local street. No further widening of Jackson Street is proposed, however. NORTH HARBOR SP£CIFlC PLAN 145 NORTH HARBOR BOULEVARD SPECIFIC PLAN CITY OF SANTA ANA Figure 7.1 Street Hierarchy 111 GARDEN GROVE FW¥ 22 TRASK AVE 1ST ST EB RAMP/TRASK NOT TO ~CALE a-LANE IS WIDE ENOUGH TO ACCOMMODATE ONE LEFT-TURN AND ONE RIGHT-TURN MOVEMENT. t~-FLARED OUT TO ALLOW RIGHT-TURN MOVEMENTS. Figttre 7.2 Intersec~on Improvements 49 NORTH HARBOR SPECIFIC PLAN 7.3 CIRCULATION COMCEPT 7.3.1 Access Access drives from Harbor Boulevard will be limited ia number. A minimum di~ance between curb cuts will be established. 2. Shared access between businesses is encouraged. 3. Clear, well-articulated access into parking lots and buildings is encouraged. 7.32 Parking 1. Internal circulation within parking lots will not conflict with the public right-of-way. 2.Parking circulation shall be well-defined through the use of orchard planting, visible pedestrian corridors, lighting and sig~age. 7,~.2 A~erial and Collector Streets 1. All arterial and collector streets will be developed to their full right-of-way width. Harbor Boulevard, First Stt~ot and Westminster Avenue will all receive full median landscaping treatments. 2. Intersections throughout the planning area will be widened to reduce present and future congestion. 7.4 INTERSECTION IMPROVEMENTS This section describes intersection improvements required to adequately serve vehicular traffic on arteri- al streets in and around the North Harbor planning area. The following improvements, when coupled with other traffic control measures described in the follow- ing sections, will result in a circulation system in and around the planning area that will carry traffic volumes at an evening rush hour Level of Service D or better, except as noted. This level of service is the minimum acceptable intersection level of service used by the City of Santa Aha. 7.4.1 l.~vel of Service Definition Level of service (LOS) is a qualitative measure that rep- resents the collective factors of speed, travel time, traf- fic interruptions, f~edom to maneuver, safety and dri- ving comfort provided by a roadway under various traffic volume conditions. In urban and suburban areas, LOS ranges from "A", which represents excellent traffic conditions to "F', which represents overloaded conditions. This measure is used to describe the condi- tion of traffic flow at intersections which are muully the primary variable in fixing congestion along urban streets. LOS "C" is typically used as the design stan- dard for intersections with a LOS of "D" being accep- table during urban rush hour conditions. Free-flow traffic conditions are defined by LOS "A" and LOS "B", while LOS "C" indicates that service is accept- able, but drive~ occasionally may have to wait through one red light. Under LOS "D", delays may be substan- tiai during high portions of the rush hour, but backups should not be excessive or long-lasting. Poor traffic conditions are characterized by LOS "E" and LOS F. With LOS "E", the intersection is at capaci- ty, and long queues may develop. Inte~,ction failure is represented by LOS "F', under which long delays and gridlocked intersections could result because the intersection has exceeded its capacity to handle vehi- cles. Table 7.1 shows the current level of service for each intersection, and the level of service that will result after the completion of all intersection improvements and full development of the Specific Plan. Figure 7-2 summarizes these intersection improvements. These improvements are based on the traffic study prepared for this specific plan, and include intersections both inside and outside the planning area. The only intersection improvement that will be neces- sary to accommodate anticipated specific plan traffic is the provision of a northbound right-turn at the intersec- tion of Newhope Street and Westminster Avenue. All other intersection improvements are necessary to accommodate future traffic regardless of the proposed specific plan. 7.4.2 Intersections Inside the Planning Area Intersections inside the planning area shall be improved to include the following lane configurations. Harbin Boulevard at Westminster Avenut Harbor Boulevard Northbound- Three through lanes and one e(du- ~ve Jeff-turn lane- Harbor Boulevard Southbound - Three through lams, one exclusive I~-turn lane and oneexdusive right-turn lane. 50 NORTH HARSOR SP£CmC PLA~ T~ble ~.1 Inte~e~on Le~ ~E~I~ L~ E~S~G ~ L~ W~ ~ L~ W~ C~D~S G~L P~ ALL PRO~ ~PR~* ~O~ H~r ~vd. ~t Wm~nst~ Ave. D D D H~ ~vd. ~t 5~ ~. D D D H~ ~vd. at ~t St. C C C J~ St. at l~t S~ A A A ~ ~vd. at McFndd~ Ave. D D D ~ Blvd. at McFadd~ Ave. C C C W~t-~d SR-22 nt Har~r Blvd. C C D H~r Blvd. nt Trask Ave. F E D ~st-~d SR-~ at Tr~k Ave. B A A Ne~o~ St. at W~inst~ Ave. E D D F~ew ~. at 17~ St. F F E Ne~o~ St. at 5th St C C C Ne~ St. at 1st St. E E D H~r Blvd. at ~nger Ave. D C D "R~ ~1 developm~t of ~c pla~ing a~a ~th no ~v~ A~ G~al M~ and ~th~t impl~enta~ of ** Reprints f~l developm~t of the p~g ~ a~g to ~e S~c ~ ~ ~ ~ for ~ ~e ~ Ana ~ ~an ~d addi~ im~ov~ ~11~ f~ ~ ~ ~c pl~. We~tminstu~ Avenue Westbound - Thee through lanes, one exclu- sive right-turn lane and one exclu- sive le~-turn lane. W~stmin~er Avenue Eastbound - Three through lanes and one ~ciusive let-turn lane and one ~xclusive right-turn lane. Harbor Boulevard at Fifth Harbor Boulevard Northbound- Harbor Boulevard Southbound- Fifth Stree~ Westbound - Fifth S~ Easlbound - Three through lanes and one e~clu- sive let-turn lane. Thr~e through lan~ and one exdu- siw let-turn lan~ One through lane, one let turn lane, and one right-turn lan~- One through lane and one let-turn Harbor Boulevard I~oflhbound - Harbor Boulevard Southbound- First S~re~ Westbound - First S~re.~ Eastbound - Three through lanes, one e~dusive right-turn lane and two ~xdusive let-turn lanes. Three through lanes and two e~du- sire let-turn lanes and one ~clu- sire right-turn la ne. Three through lanes and two sive let-turn lanes. Three through lanes and two exclu- sive let-turn lanes. J~ck~o~ ~tr~t ~t Fimt St~ Jadr. son Steer Northbound - Jackson Street Southbound - Fi~ Street Westbound. Fir~ S~reet Eastbound - One through lane and one e~du- One through lane. Three through lanes and one ~du- stye le~-tum Harbor Boulevard at McFMden Avenue Harbor Boulevard Northbound - Thn~e through lanee and two e~du. she left-turn knee. Har'oor Boulevard Southbound. Three through ham and two e~du- ~ let-turn Mcfadden Avenue Westbound- Two through lanee and one e~du- stye Mt-turn hne. McFadden Avenue Eastbound - Two through lams and one e~clu- sire Mt-turn lane. 7.4..1 Intersections Outside ~e Planning Area Intersections outside the planning area shall he improved to include the following lane configurations to accommodate increased traffic due to future devel- opment along Harbor Boulevard, as we. il as growth in traffic throughout the general area. 51 NORTH HARBOR SPfr. ClflC PLAN W~bouad SR-22 Offmmp at Harbor Bouleva~t: Harbor Boulevard Northbound - Three through lanes and one exclu- sive leR turn lane. Had~or Boulevard Southbound - Three through lanes. Westbound OFaamp - One through lane and one le~ mm Banner Avenue Eastbound * One ~dusive lei turn lane and one exclusive right turn hne~ Hm,~or Boulevard at Tmsk Avenue HarBor Boulevard Northbound- Three though lane*, one e~usive lei turn lane and one exclusive right turn lane. Harbor Boulevard Southbound - Three through lanes and one exdu- siveleff turn lan~- Trask Avenue Wee~oound - Three through lanes and one ~du- sive left turn lane. Trask Avenue Eastbound - Three t brough I~nes and two ~du- sire left turn lanes Eaatbound SR-2~ Offramp at Tmsk Avenue:. Southbound Ofh'amp- Tmsk Avenue Westbound - Trask Avenue Eagbound- One exclusive let turn lane and one exclusive right turn lane. Two through lines. Two through lines and two exclu- sive left turn lanes. Newhope Stteat at We~minster Avenue: Newhope Street Northbound - Two through lines and one exclu- sive lei-turn lane and one exclu- sive right-turn. Newbope Streei Southbound - Two through lanes and one exclu- sive left-turn lane. Westminster Avenue W~stbound - Three through lanes, one exclu- sive lei-turn-lane and one exclu- sive right-turn line. Westminster Avenue Eastbound - Three through lanes, one exclusive lei-turn lane, and one exclusive right-turn lane. Fairview .~eet Southbound - Seventeenth S(reet Westbound - Seventeenth S~teet Eastbound - Faiwiew St~ at S~venteenth Street: Fairview Street Northbound - Three through lanes, one exclusive lei-turn lane, and one exclusive right-tam lam. Three through lane% one ~xdusive lei-turn lane, and one exclusive right-turn lane. Three through lanes, one exclusive lei-turn lane and one exclusive right-turn lane. Three through lanes, one exclusive lei4um lane and one exclusive right-turn lane. Newhope ~re~ at Fifth Street Newhope Street Northbound. Newhope StreEt Southbound - Fifth Street Westbound - Two through lanes and one e. xdu- sive right-turn lane and one exclu- sive left.turn lane. Two Ihrough lanes and one exclu- sive left-turn lan~ One through lane, one left-turn Fifth S~reet Eeefoound - lane, and one fight-turn lane. Newhope ~teet at tim ~eet Newhope S~et Nor,~bound - Newhope St~eat Soulhbound - Fbst S~eet WmCoound - Fbs~ Strut Eastbound - Two through lanes and one ~lu- stye right-mm lan* a~ o~ ~du- T~ thmu~ ~ a~ o~ ~u- ~ ~t~m h~ a~ ~ t~h ~ a~ ~ ~du- ~d~ d~t-~m ~ ~t~h ~a~ one ~du- Haffoor Boulevard Southbound- Edinger Avenue Westbound - Edinger Avenue Eastbound- Harbor Roulevnni at Edtnger Avenue Had:or Boulevard Northbound - Three through lanes, one exclusive right-turn hne, and two exclusive lei-turn lanes. Three through lanes, one exclusive right-turn lane, and two ~clusive lei-turn lanes. Two through lanm, one exclusive righr-tum lane, and two ~clusive Two through lanes, one exclusive right-turn lane, and two exclusive 7.5 OPERATIONAL IMPROVEMENTS In addition to the intersection improvements, the fol- lowing operational improvements shall be implement- ed. 7.5.1 Median Construction Raised median islands on Harbor Boulevard are sched- uled to be constructed in the near future to improve traffic flow conditions along Harbor Boulevard by eliminating left-turn movements at midblock locations, and by concentrating let and U-turn movements at sig- nalized intersections. Full left-turn access to some minor streets from Harbor Boulevard also will be eliminated through the construc- tion of medians. This will reduce the number of inter- sections and, likewise, the potential for accidents by having fewer areas of traffic conflict along Harbor Boulevard. As such, some minor ~hiet traffic may be directed to other available routes. 52 .1. 5 0 NORTH I-IAR~O. SPEC~'IC PLAN The following locations have been identified for full access median openings between Edinger Avenue and Westminster Avenue: · EdinEer Avenue and Lilac Avenue- A resOicted open- inS will accommodate side irels of Harbor Boulevird. · Between Uhc Avenue and Kent Avenue - A restricted opening will be providnd for the a Soppins c~nter. will be signalized. The intenectlofl will be controlled by stop signs on Kent Avenue until funds become A northbound and ~outhbound left-turn hne will be provided. ~o. of McFaddm vets for the proposed development Avenue ar~s on both sides trolled by stop signs on Camille Strut, A northbound and south- Between Camille Street and 1st/freer - A restricted opening will be provided for the east sidt Between Washington Avenue- An opening will be provided at 7.5.2 Signalization Improvements A signal coordination system along Harbor Boulevard from Trask Avenue to Edinger Avenue shall be provid- ed through interconnection of all traffic signals. Left- turn phasing in all directions at the intersections of Harbor Boulevard with Trask Avenue, Westminster Avenue, Fifth Street, First Street, McFadden Avenue and Edinger Avenue also shall be provided. Additionally, emergency vehicle override devices shall be provided in all directions at all signalized intersec- tions. 7.5.3 Bus Turnouts Far-side bus turnouts shall be provided along both the northbound and southbound sides of Harbor Boulevard at the following intersections: · Westminster Avenue · First Street · McFadden Avenue · Edinger Avenue implementation of bus turnout areas will eliminate the potential blockage of through traffic by stopped buses, thus increasing the capacity of the street. Bus turnouts shall be required as part of any future development permit at the above intersections, and shall conform to the standards of the Orange County Transportation Authority. 7.5.4 Parking Policy Parking shall be prohibited along both sides of Harbor Boulevard from Trask Avenue to Edinger Avenue. The prohibition of parking will improve traffic operation and increase the capadty of Harbor Boulevard by elim- inating the potential conflicts between parking and unparking maneuvers with through traffic. Proh~iting parking will also improve sight distances at the inter- sections or adjacent to ctriveways, thus reducing acci- dent potential at these locations. City of Santa Ana Resolution No. 84-5, adopted on February 27, 1984, states that on-street parking will not be removed for the next 10 years. The moratorium should not impact the City's ability to implement the removal of on-street parking as part of the Specific Plan, because the moratorium area is outside the area covered by this specific plan. 7.5.5 Figueroa Street Realignment The intersection of Figueroa Street and First Street is recommended to be closed. Figueroa Street will be realigned to connect with Bewley Street in order to pro- vide access to First Street. The construction of the realignment shall conform with the established devel- opment standards of the City of Santa Aha. Because this specific plan calls for commercial develop- ment along the western side of Figueroa Street and because such commercial development may take access only from Harbor Boulevard or First Street, future traf- fic demand along Figueroa Street will be reduced. Diversion of the remaining residential traffic to Bowley Street should not adversely affect existing service levels along Bowley. 7.5.6 Peripheral Loop Road This facility is to be located north of McFadden Avenue and west of Harbor Boulevard. The commercial hnd uses along the length of the road and the low density residential hnd uses at the northern end would be the primary generators of the projected trips for the facility, The development of the roadway design will conform NORTH HARBOR SPECIFIC PLAN The development of the roadway design will conform to City of Santa Aha established standards for the con- struction of new facilities such as horizontal curve radii and intersection location. The intersection with McFadden Avenue will allow for westbound right turns for ingress and for southbound right turns for egress maneuvers. Ho southbound left- turns will be allowed because of the raised median along McFadden Avenue. The intersection with Harbor Boulevard opposite West Camille Street will warrant a signal if greater than four percent of the average daily traffic generated by all the sites adjoining the new street utilize this access intersection. By constraining the range of turning movements at the loop road and McFadden Avenue intersection, it is projected that traffic volumes at loop road and Harbor Boulevard intersection will warrant a signal. However, if the commercial land uses are allowed access directly to Harbor Boulevard, which effectively defines the loop road as a residential collec- tor, then no signal will be warranted at the Harbor Boulevard and loop road/West Camille Street intersec- tion. 7.6 COST ESTIMATES The following cost estimates, as of March, 1991, apply to the ~construction of Harbor Boulevard to full City of Santa Ana standards. Reconstruction Phase 1: Westminster Avenue to First $,'e~ $1,113,000 Phase 2: Fiwt Street to ~outhern City limit 899,000 Iht e~oection Enhancements (mitigation) 1 Subtota~ $3,829,000 Median Comttuction Co~t s:° Entire length (no phase identified) Total 4.909,000 Figueroa Street realignment and the P~'ipheral Loop Road:* Figue~oa Street $~},000 peripheral Loop Road 235D00 Subtotal $325,000 NORTH HARBOR SPECIHC PLAN 153 IMPLEMENTATION The previous chapters of this specific plan provide a comprehensive set of development standards for the North Harbor Boulevard planning area. This chapter outlines the manner in which the Specific Plan will be implemented, including "Bullet" items plan adoption, phasing, recommended changes to the Santa Aha General Plan and the Zoning Ordinance, public improvements financing and maintenance, and submittal requirements. 8.1 Adoption of the Spedfic Plan Adoption of the Specific Plan as formal City of Santa Ana public policy in the planning area and its enforee- ment by City agencies is the primary implementation tool. Consistent application of the standards contained here- in will ensure the implementation of the goals of this plan over time. It is recommended that this .plan be adopted as an amendment to the City of Santa Aha Zoning Ordinance thereby giving the plan equal legal stature with other zoning requirements. Adoption of the North Harbor Specific Plan in no man- ner replaces or reduces the Community Redevelopment Agency's power in the planning area. Nothing herein shall be interpreted to prevent the Community Redevelopment Agency from exercising its full powers including its power to assemble land for redevelopment. All redevelopment activities shall be undertaken in accordance with adopted City and Agency policy and the laws of the State of California. 8.2 PHASING Future development of public improvements in the North Harbor Specific Plan area shall be phased in accordance with Figure 8.1. The purpose of the phas- ing plan is to facilitate the orderly development of pub- lic improvements and actions in the planning area. The phasing plan shows three phases; however, the phasing plan is intended only to set priorities for the expendi- ture of public funds and the commitment of staff resources. If the opportunity to accomplish goals set for a later phase should arise during an earlier phase, then such opportunities may be pursued. For instance, if a developer should be identified for the South Entry Focus Area during the first phase, then the Community Redevelopment Agency may seize on this opportunity and enter into appropriate negotiations and agree- ments. 8~lFirstPhase The first phase is intended to include the first three to five years following adoption of this specific plan, and involves the following discretionary actions: · Adoption of the Spedfic Plan, and all sup- porting General Plan and Zoning Ordinance revisions described below. · Establishment of appropriate funding dis- tricts including benefit assessment districts, to help finance improvements called for in this spedfic plan. · Construction of improvements to the inter- sections of First Street and Harbor Boulevard. All construction shall include widening and the construction of curbs, gut- ters and sidewalks. · Construction of medians and street recon- struction south of Seventeenth Street to the south City limits. All construction shall include widening and the construction of curbs, gutters and sidewalks per the City's Capital Improvement Program. · Landscaping and other improvements in the public right-of-way shown as first phase street improvements on Figure 8.1. This does not include presently-planned street recon- struction and median construction activities as described above. · Initiation of a program by the Community Development Agency to identify a develop- er(s) for the joint development of the focus project areas along North Harbor Boulevard. It is expected that development in this area will be accomplished over a three to five-yesr 8.2.2 Second Phase The second phase is intended to follow the completion of Phase One, the adoption of this specific plan and includes the following discrete actions: · Landscaping and other public right-of-way improvements as shown as second phase street improvements on Figure 8.1. · Street widening and reconstruction along First Street and along McFadden Avenue west of North Harbor Boulevard (known as Phase Three). · Closure of Figueroa Street in conjunction with the development or redevelopment of the northeast corner of North Harbor Boulevard and First Street. WESTMINSTER AVE. i FIFTH ST. I [. · · FIRST ST. MCFADDEN ST. EDINGER AVE. SEVENTEENTH ST. i LEGEND: · 1STPHASE ,2ND PHASE · 3RD PHASE Figure 8.1 Phasing Plan 57 8~Thi~Ph~e The third phase is intended to follow the completion of Phase Two and includes the following discrete actions: · Construction of the southern loop road con- necting McFadden Avenue with Camille Street e~st of North Harbor Boulevard. This should be accomplished as part of any future development at the northwest intersection of McFadden Avenue and North Harbor · Landscaping and other street improve merits, as shown as third phase street improvements on Figure 8.1. 8.3 OTHER PLANNING DOCUMENTS 8.3.1 General Plan Amendment The City of Santa Ana General Plan shall be amended upon adoption of this specific plan to reflect fully all provisions of this specific plan. Minimally, the Land Use Element shall be amended based on the recom- mendation of the Specific Plan and shall refer users to the Specific Plan for precise polities. The Circulation Element shall reflect all appropriate circulation-related recommendations of this specific plan. 8.3.2 Zoning Ordinance Amendment Zoning throughout the Specific Plan area shall be changed to SP-2 upon adoption of this specific plan. The Santa Aha Municipal Code shall be used for all issues not addressed by the Specific Plan. 8A PLAN IMPROVEMENTS FINANCING 8A.1 Ci~ulation Improvements Financing District Traffic generated from future development within the North Harbor Specific Plan area, and traffic generated from other development throughout the general area surrounding North Harbor Boulevard will increase intersection congestion as identified in the traffic study prepared in conjunction with this specific plan.*** It is proposed that the City of Santa Ana create a financ- ing district or other similar-structured revenue-generat- ing source for the purposes of establishing a fund that will provide for area-wide circulation imp. mvemants as described in the traffic study. The finaficing district should be structured in such a way that each new development contributes money to the district in pro- portion to its sharo of total traffic at each intersection at total buildout of the General Plan. in this way, no development located adjacent to an intersection that requires major improvements will be required to ulti- mately bear the entire cost of improvements at the intersection; rather, these costs will be spread out over a larger area over time. The district either can be funded both thruugh one-time or on-going assessments on new development on indi- vidual property owners, or through a combination of both methods. These assessments can be used as rev- enue to fund improvement bonds. The boundaries of the traffic improvements benefit assessment district should be set to correspond at a minimum with the area covered by the traffic study. This area is defined by the Garden Grove Freeway on the north (SR-22), Edinger Avenue on the south, Newhope Street on the west and Fairview Street on the east. Because the boundaries for the proposed benefit assess- ment district lie within the cities of Santa Aha, Garden Grove and Fountain Valley, a joint powers authority to fund and coordinate the necessary circulation improve- ments called for in this specific plan and in the traffic study should be established. 8.5 PUBLIC IMPROVEMENTS HNANCING ~ The City of Santa Aha will follow its current plan to upgrade the public improvements of the planning area as described in the seven-year Capital Improvement Program and in the North Harbor Redevelopment Plan. Funding for these improvements will come from the City's general fund, tax increment from the Redevelopment Agency, and other County, State and Federal resources. The City of Santa Ana may explore the creation of improvement districts in and around the North Harbor Boulevard planning area. Improvement districts can be used to provide needed public right-of-way, the con- struction of other proposed improvements, including landscape improvements, entry features and other major area enhancements called for as part of the spe- cific plan. 58 q 0 8.6 COMMERCIAL REHABILITATION LOAN LOAN PROGRAM A commercial rehabilitation loan program for business- es in the North Harbor Specific Plan area is proposed. This program is to be .used as funds are available to provide Iow interest loans and other financial incent- tives to business and property owners with uses that are consistent with the land use standards of this spe- cific plan, or wish to bring their business into full con- formance with City Codes and the Specific Plan. The loans may be used for a full range of physical improve- ments including facade improvements, parking lot improvements, landscaping or signage replacement. Sources of funds for the rehabiliation loan program may include existing and future Community Development Block Grant funds, redevelopment funds or other funds that may become available in the future. An active code enforcement program may be coupled with the commercial rehabilitation loan program. in and around the planning area to "E" or worse. If reductions in levels of service to 'E" or worse anywhere in and around the planning area would result, then occupancy permits for the project may not be issued until such time as appropriate intersection are in place. 8.7 PROJECT APPROVAL AND ADEQUACY OF PUBLIC FACILITIES Prior to the approval of any development permit pur- suant to the provisions of this specific plan, the approv- ing body shall certify that adequate public facilities, utilities and services are in place or are otherwise fund- ed to service the project, and that implementation of the project will not reduce the level or adequacy of ser- vices to others including drculation in and around the planning area. For pro'~octs larger than four acres in size, or for those that will generate more than 500 average daily vehicu- lar trips, a traffic study shall be prepared to evaluate whether sufficient capacity exists at area intersections to service trips associated with the project and whether project traffic will contibute to a significant diminution in levels of service at major area intersections. If the study finds that insufficient capacity exists or that there will be a significant diminution in levels of service, the project shall not be approved until appropriate mea- sures have been implemented or otherwise funded or that a Statement of Overriding Considerations is approved by the City Council as part of a required environmental impact report. All studies performed under that provisions of this section shall include all cumulative traffic generated by development through- out the North Harbor Spedfic Plan Area. Contributions to the area-wide circulation improvement district { NORTH HARBOR BOULEVARD SI~ClFIC PLAN Appendix BXISTING CONDITIONS This chapter discusses existing conditions and issues in and around the North Harbor Specific Plan area, identi- fying opportunities that future planning can build upon. Further details regarding existing conditions in the planning area can be found in the North Harbor Boulevard Specific Plan Environmental Impact Report. A 2.1 Local and Regional Setting The City of Santa Ana is located in the central portion of Orange County, generally west of the Santa Aha Freeway (I-5) and Newport-Costa Mesa (SR-55) free- way, south of the Garden Grove Freeway ($R-22), and north of the San Diego Freeway (I-405). (See Figure 2.1 .) The North Harbor Specific Plan area is located near the western boundary of Santa Aha along the section of Harbor Boulevard south of Westminster Avenue and north of the Fountain Valley city limits. (See Figure A.1) The planning area is approximately two miles long, and covers approximately 424.6 acres. A 2.2 Land Use Existing land uses along Harbor Boulevard and the intersecting First and Fifth Streets are characterized by a wide variety of commercial activities. This includes used car lots, auto repair facilities, and mobile homes /trailer sales. Other commercial uses include five neighborhood shopping centers located at major Harbor Boulevard intersections. These often have two anchor stores with several small shops, together with many fast food restaurants. Uses along Harbor Boulevard serve both local and regional commercial needs. The presence of large concentrations of recre- ational vehicle-related activities indicates a significant role in the regional economy, and an attraction for peo- ple living a considerable distance from the site. There are approximately 1,172,000 square feet of commercial development located within the planning area. Northern portions of the planning area have a higher concentration of manufacturing uses concentrated along Westminster Avenue. Existing manufacturing/ industrial uses within the planning area total approxi- mately 1,220,000 square feet. Other land uses within the planning area include resi- dential uses that are located primarily behind the com- mercial uses on Harbor Boulevard, First and Fifth Streets. The exceptions are two mobile home parks located directly on Harbor Boulevard, and three multi- family residential developments located at Harbor Boulevard and First Street. Cuntmtly there are 386 sin- gle family units and 131 multiple family units within. the planning area. A summary of the land uses based on type of use is list- ed in Table 3.1. Figure A.2 illustrates the location of the land uses. A 2.3 PUBLIC SERVICES A23.1 Fire Protection Fire protection, fire suppression, and life safety services are provided by the City of Santa Aua Fire Department. There is one fire station within the planning area and two other fire stations in the vicinity of the planning area. Fire response times are considered adequate, and no additional fire stations appear to be required. A 2.3.2 Police Services The City of Santa Ana Police Department is responsible for providing general munidpal law enforcement ser- vices for the planning area. The police headquarters is located at 24 Civic Center Plaza. Approximately ,50 police personnel work out of the Westend District Substation located within the planning area at the inter- section of Harbor Boulevard and McFadden Avenue. Predominant crimes in the planning and study areas include crimes against property, thefts, burglaries, pos- session of narcotics, and solidtation. No additional police facilities are required in the planning area. A 2.3.3 Public Schools There are three public schools within the study area that serve local residents: (1) Russell Elementary locat- ed at 600 South Jackson Street; (2) Hazard Elementary located at 4218 Hazard Street; and, (3) Newhope Elementary located at 4419 West Regent Street. Children that graduate from these three schools then attend either Fitz Intermediate School or Doig Intermediate Schools. Two high schools serve this area, Los Amigos High School and La Quinta High School. 1. ~ ~ NO~T~ ~.o~ SO~L£V^~V S~a~C ~A~ i IBF. ACH SANTA ANA / / / t Figure A.1 Regional Location Map NORTH HARBOR BOULEVARD SPECIFIC PLAN 159 '1 Figure A2 Existing Land Use 160 NORTH HARBOR BOULEVARD SPf~ct~lC PLAN Table A.1 LAND USE SUMMARY FOR STUDY AREA Category Acreage Percent of Total Undeveloped 37.26 9.4 Vacant/Improved 14.74 3.7 Residential (SFA)* 3.73 0.9 Residential (SFD)** 22.67 5.7 Residential (Duplex) 7.32 1.8 Residential (3 to 4) 5.30 1.3 Residential (5+) 12.66 3.2 Mobile Homes 26.50 6.7 Office 11.63 2.9 Convenience Center 8.94 2.2 Neighborhood Center 20.10 5.1 Stand Alone Retail 8.62 2.2 Stand Alone Service 7.56 1.9 Fast Food Restaurant 6.88 1.7 Full Service Restaurant 5.85 1.5 Motel/Hotel 6.01 1.5 Auto Sales 25.24 6.3 Auto Repair 15.76 4.0 Auto Supplies 1.79 0.5 Auto Rental 1.59 0.4 Auto Service Station 3.91 1.0 Warehouse 11.16 2.8 Salvage/Storage 12.51 3.1 Industry 5.51 1.4 Agriculture 1.24 0.3 Open Space/Park 104.60 26~3 Other 8.80 2.2 Total 397.88 100% SFA = Single Family Attached SFD = Single Family Detached NORTH HARBOR BOULEVARD SPECIFIC PLAN No additional schools are presently required to serve area residents. A 2.3.4 Parks and Recreation The planning area is served primarily by two City of Santa Aha owned parks: Campesino Park and Santa Anita Park. Additionally, the planning area includes (Willowick) a 100 acre public golf course. Although located in Santa Aha, it is owned, maintained and oper- ' ated by the City of Garden Grove. Currently, this golf course has the highest usage rate for public golf courses in Orange County. Figure 2.3 illustrates both size and location of the three public recreational facilities. While the amount of parkland available in the study area and the planning area is limited, the lack of adequately sized vacant parcels of land severely restricts the potential for adding new parks in the foreseeable future. Santa Anita Park is isolated from Harbor Boulevard. The entrance f~om First Street is difficult to access either visually, by foot or by car. Campesino Park and Willowick Golf Course are next to each other but do not play a major role as open space in the community. Neither fadlity has direct access from Harbor Boulevard. 2.3.5 Libraries The planning area is served by the Newhope Branch Library located at 122 North Newhope and is just out- side of the study area boundaries. The Newhope Branch serves a large percentage of the Santa Aha com- munity as well as portions of the surrounding commu- nities. The Newhope Branch provides the following services and facilities: (1) one meeting room; (2) sever- al typewriters and computers; and (3) bilingual chil- dren program. A 2.4 UTILITIES A 2.4.1 Water The City of Santa Aha is the primary provider of water services to the planning area. The planning area is served by a network of water mains ranging from 4 to 12 inches in size. A 12-inch main extends the length of Harbor Boulevard in the planning area. Additionally, Westminster and McFadden Avenues have 12-inch mains. First Street has a 10-inch main and Fifth Street an 8-inch main. At this time, the City obtains 70% of its water from City-owned wells, and the remainder comes from the Metropolitan Water District. The study area contains wells #20, 21, and 30. (See FigureA.4.) Water supply in the planning area is adequate for future development without major upgrades to existing fadlities. A 2-4,2 Stom~ Drains The planning area storm water runoff is managed by a combination of closed drainage systems and open channels. A 90-inch culvert crosses Harbor Boulevard at Washington Street. A second large dosed drainage system is located midway in the planning area between First and Fifth Streets. All drainage ultimately dis- charges into the Orange County Flood Control Channel. (See Figure ZS.) The entire planning area is subject to flooding during a 100-year storm, and this condition will continue until major flood control improvements along the upstream portions of the Santa Aha River are constructed. In the meantime, all new buildings are required to be at least three feet above the level of the 100-year flood plain in the AOE zone south of Hazard; and at the lowest flood level, between the 79' and 84' contour north of Hazard to Westminster. A 2-4,3 Sewerage System The planning area is served by a network of sewer lines ranging from 8 to 15 inches in size. First Street and por- tions of Harbor Boulevard have a 12-inch line. Additionally, a 10-inch sewer extends the length of Harbor Boulevard through the planning area. McFadden Avenue has a 15-inch sewer, the remaining areas are served by 8-inch lines. (See Figure 2~. Adjacent to the planning area are two trunk lines that serve as a link for the smaller mains in the planning area. The Newhopo-Placentis Trunk is a 48-inch line that extends along Newhope Boulevard, eventually connecting with the Orange County Sanitation District Treatment Plant #1. The 84-inch line located within the Santa Aha River is called the Santa Aha River Receptor. Similar to the Newhopo-Placentia trunk, the 84-inch trunk extends to both Treatroent Plants #1 and #2. Within the planning area, the Bolsa trunk extends along First St~:~t and connects with other smaller lines oper- ated by the City.ln the planning area storm water runoff is managed by combination of dosed drainage systems and open channels. A 90-inch culvert crosses Harbor Boulevard at Washington Street. A second large dosed drainage system is located midway in the planning area between First and Fifth Streets. 5 NORTH HARBOR BOULEVARD REDEVELOPMENT AREA SPECIFIC PLAN CITY OF SANTA ANA Park Golf Course Figure A.3 Public Services 6 NORTH HARBOR BOULEVARD SPECIFIC PLAN 163 Figure A.4 Water NORTH HARBOR BOULEVARD 'REDEVELOPMENT AREA SPECIFIC PLAN CITY OF SANTA ANA Main Line Line Size Well NORTH HARBOR BOULEVARD SPECIFIC PLAN NORTH HARBOR BOULEVARD .REDEVELOPMENT AREA SPECIFIC PLAN CITY OF SANTA ANA EGEND ~'~ Underground Storm Drain ~'~ Open Storm Drain .~'~ Direction of Flow ~ Pipe Diameter Size (inches). figure A.5 Storm Drains NORTH HARBOR BOULEVARD SPECIFIC PLAN 165 All drainage ultimately discharges into the Orange County Flood Control Channel. (See Figure 2.5) The entire planning area is subject to flooding during a 100-year storm, and this condition will continue until major flood control impi'ovements along the upstream portions of the Santa Aha River are constructed, in the meantime, all new buildings are required to be at least three feet above the level of the 100-year flood plain in the AOE zone south of Hazard; and at the lowest flood level, between the 79' and 84' contour north of Hazard to Westminster. A 2.5 VIEWS AND VISUAL QUALITY A 2.5,1 Overall Character Because the study area is concentrated along Harbor Boulevard, a north/south arterial, and along intersect- ing east/west roadways, particularly First and Fifth Streets, its visual character is predominantly linear with major views being along the street corridors. Since the area has little relief with the flat topography, views are somewhat restricted and defined by contiguous land use and buildings. The exception to this condition is the Santa Aha River, which defines the eastern bound- ary of the study area. Since the retail and commercial components of the planning area are quite varied in use, architectural style, overall site design, and amenities, the general appearance of the area seems disorganized with no spe- cific area of visual focus. The landscaping palette is sparse, and therefore provides little in the way of help- ing to give any sense of visual linkage along the corri- dor. While Willowick Golf Course, Campesino Park, and Santa Anita Park provide significant open green space, and very positive visual quality, the overall impact on the area is not a major one because of their isolated location with respect to the total study area. A 2.5.2 Visual Issues The visual issues that need to be addressed by the spe- cific plan fall into three main categories: · lack of spatial definition; · inconsistency in appearance and lack of any unifying element(s) throughout the corridor · mixed and intrusive visual elements 1.5patial Definition - This issue includes the following major elements: - Mixed a~hitectural styles with no sense of coordination - Wide or inconsistent setbacks giving the area a jar, ged sense - Open paved f~ontages with no landscaped buffer between the street and parking areas. - Insufficient landscaping - Poor boundary definition/open bound- aries between properties gives a lack of definition for the whole area. - Scattered land.uses - Vacant lots - Underdeveloped lots with temporary buildings - High proportion of unrelieved or unlandscaped concrete paving finishes 2. Appearance - Lack of consistently good architectural standards - Poor quality of buildings and other structures - Temporary structures - Lack of maintenance and/or housekeeping - Unmaintained vacant lots - Insufficient and disorganized landscaping - Deteriorating conc~te finishes - Narrow/or unpaved sidewalks 3. Visual Elements Billboards Signs Flags Overhead utilities and pole Heavy traffic volumes Hard/paved environment These items occur at least to some degree throughout the planning area, and it is the combination of these elements that leads to the poor overall visual character. Some of these elements, for example single story build- ings, insufficient landscaping, wide paved expanses, scattemt land uses and vacant lots, may constitute one or more visual problems (i.e., may be both intrusive visual elements and lead to lack of spatial definition). 166 NORTH HARBOR BOULEVARD SPECIFIC PLAN Figure A.6 Sewers I0 NORTH HARBOR BOULEVARD REDEVELOPMENT AREA SPECIFIC PLAN CITY OF SANTA ANA . @ LEGEND ~'~ Interceptor/'l'~ unk ~ Sewer (Garden Grove) I~ Sewer (Santa Ana) ~ Line Size NORTH HARBOR BOULEVARD SPECIFIC PLAN 167 A 2.S~ C~aracter Zones An outgrowth of an analysis of the visual issues and the items within the visual categories is a series of zones, each of which has its own particular characterts- tics. The study area has heen divided into eight charac- ter zones, as follows. (See Figure 2.7.) 1. Designed O~ Space: (No significant visual prob- lems, some elements of higher visual quality.) Areas of intentionally undeveloped land including open recre- ational areas and school grounds. These are generally attractive 'green' areas which enhance the study area. 2. Undroeloped/Unused Mhd: (Lack of spatial defini- tion/ appearance issues.) Vacant lots and open land with no designed use and with no or few built forms. The visual quality is uninteresting with no visual focus or emphasis. Visual containment is lost and views are often of the land uses beyond. 3. Undevel~:~d Land Uses: (Lack of spacial defini- tion/ intrusive visual elements). Temporary or mov- able land uses on open lots generally with few perma- nent built forms (e.g., vehicle sales lots, mobile homes). . Areas of open character with little visual containment. Boundaries are open or low and generally poor, land- scape is insufficient or non-existent. There is a high level of visual confusion created by flags, signs, parked vehicles and bright colors. 4. Disorganized Single StoryBuilding: (Building Appearance/Intrusive visual elements) Established areas with no distinct land use pattern. Mainly older quality and poorly maintained buildings on small lots. Buildings are generally of a low architectural standard with no particular style, cluttered frontages and many assorted signs. Setbacks are inconsistent and sidewalks are either narrow or absent. Landscaping is insuffident or non-existent. 5. Organized Single Story Buildings: (Lack of spatial definition) More recently established developments typically consisting of retail, commercial and fast food outlets with a high proportion of strip and L-shaped malls. Buildings are generally of an acceptable archi- tectural standard, although individual malls are differ- ent styles and characters. Signs are better organized. Developments are mainly single story with associated parking lots. Space around the buildings is designed for ease of vehicle movement as well as allowing for internal pedestrian movements. Most areas have designed landscapes. 6. Multi-Story Buildings/Architectural Character: (No significant visual problems/confused zones.) Taller buildings and groups of buildings, typically residential or motels with better than average visual or architec- tural interest. These areas are generally maintained to a reas6nable standard with some associated landscap- ing. 7. Large Buildings~Logy Architectural Q~"~y: (Intrusive visual elements.) Mixed land uses with larger individ- ual buildings on large or roedium sized lots, typically industrial in character. These buildings are generally functional in character with little or no detailing around the buildings. Lots are open and are generally used for storage or vehicle parking. Little or no land- scaping or other vegetation is present. 8~ Low Rise Single lot Developments: (Categories vary.) Single buildings set within individual and gen- erally landscaped lots; typically residential neighbor- hoods. Buildings are of mixed quality with irregular maintenance standards. Most areas are away from the major circulation routes. The character zones as described above are at times mixed within a relatively small area. This happens especially where single larger lots or groups of lots are of significant visual weight and therefore ara catego- rized separately from surrounding zones. Where visu- al characters are mixed, they are shown as 'Multidimensional Zones.' No overriding landscape and visual character occurs. These are shown on Figure A.7 and surrounded by a black border. In other places, single lots or small groups of lots are inconsistent with the overall character zone, and may be more accurately classed within a different category. However, where these are of little visual importance and do not alter the general character of the wider area, the major zone classification only is shown. These notable inconsistencies are marked on (FigureA.7) by an asterisk. Also shown on (Figure A.7) are open views. These denote distant views with a feeling of openness, and areas where the visual quality or feature is not directly related to the streetscape. Where the adjoining land use character is the main visual definition to space as viewed from streets within the study area, the character of the adjoining area is indicated. A 2,5.4 Road Edges The streets that form the core of the area lack strong unifying features. In particular, Harbor Boulevard lacks a consistent landscape theme as exists along other parts 11 1G8 NORTH HARBOR BOULEVARD SPECIFIC PLAN NORTH HARBOR BOULEVARD REDEVELOPMENT AREA SPECIFIC PLAN CITY OF SANTA ANA Figure A.7 Character Zones 12 NORTH HARBOR ~OULEVARD SPECIFIC PLAN of the street outside the study area, and as occurs both to the north where it runs through Garden Grove and to the south through Fountain Valley. The northern and southern entrances to the planning area are marked by a noticeable change in visual character, as well as by large billboards. The. major factor influencing this change in character is the marked change in landscape quality and in the quantity of vegetation. Both to the north and to the south of the study area, the median is landscaped to include some tree planting and trees, forming the visual boundaries on either side of the road. Although some of the problems found within the study area, for example above ground utility lines and poles, are also found elsewhere along Harbor Boulevard, the overall effect is softened and unified by the landscape to create a more harmonious environ- ment. A 2.6 DESIGN ISSUES From the study of views and visual quality, a humber of design issues arise that need to he addressed in order to formulate the proposals for the future development of the study area. These design issues concern mainly the problem elements or groups of problem elements that occur within the study area and the resulting char- acter zones. From a design standpoint, the zones fall into three major categories; development related, land- scape related and vehicle related. A 2.6.1 Development Related Design Isures Vacant Sim/Open Sites The presence of vacant sites is a major negative factor to the area's appearance and spacial definition. Vacant lots offer the greatest opportunity for new development within a relatively short time frame. However, at issue is the type of new development that could occur, together with project timing. If the pressure to develop overrides the desire for visual and environmental improvement, it is likely that less consideration will he given to the effect of the new development on the streetscape. As the study area is upgraded, new devel- opments should enhance the visual quality of the area. Site planning, architectural style and quality and land use should all center on the theme of high standards of design. Low Architectural Standards/Door Quality BuildingslUndesirab~e Uses planning area do not have high visual standards. They are the major features that dominate the views. Also, many of the older buildings suffer from little or no maintanience. General improvements may be made by upgrading the overall environment and, in particular, the streetscape within which buildings are set. As such, the visual issues could he improved and softened by the impact of a higher quality setting. New buildings should he well planned and designed and he of a high architectural standard and aesthetic character. It is important to consider also the visual' impact of sites during the process of development, when sites will become vacant for a period of time prior to commencement of development operations. Low Rise and Single Story Buildings The desirability of having all single story buildings is an issue, particularly in relation to the lack of visual enclosure and spatial definition that is an inherent characteristic of the study area at present. Where new development is to occur, the height and mass of the new buildings will need to be carefully considered in relation to the overall se~ing on the lot and proposed character of the area. The decision as to whether to allow taller buildings in specific locations will have a very material effect upon the overall visual quality and identity of the area. Small Lots, Scattered Land Use Pattern Another main issue is whether visually it is desirable to have several different building styles and uses within a relatively small area, or alternatively to aim for single larger developments. Small lots do not allow for the comprehensive development of a significant area, which in turn may perpetuate the existing confused visual quality. This can he used to advantage to create visual interest, variety and character, if allowed in con- junction with strong development and improvement guidelines to ensure overall unity. Alternatively, if lots could he consolidated to form hrg- er sites, this would allow for comprehensive, well planned new developments that include landscaping and other desirable elements. Whether rehabilitation or new development is considered to he the favorable option, a consistent approach to design should be taken. An additional, but critical, issue is the perldng associated with new development. This is a key design issue particularly with regard to small lots, and will need to be addressed in line with new proposal. @ The majority of the existing developments within the 13 170 NORTH HARBOR ~OULEVARD SPECIFIC PLAN Confused Character Zone/Scattered land What is of prime importance in areas of visual confu- sion is that the area is unified in some way. This may be through new development, but this would occur only within a fairly long time scale. Alternatively, shorter term improvements could be considem:l by the introduction of unifying elements such as trees or dis- ' tinctive paving materials that wou, ld define the street,scape and visually draw together the diverse ele- ments. This need not preclude the option of new con- struction or rehabilitation in the longer term. Intrusive Visual FXem~ts The presence of festua'es such as billboards, signs and flags is one of the main reasons for vis~al confusion of the study ares. These individual elements, although smaller in scale, still constitute a major visual impact. Much of this is associated with many of the other issues, such as small scale and older buildings. Therefore, the resolution of these larger issues will, as a result, remove intrusive visual elements and yield greater unity and a higher visual standard. This may be accomplished threu§h the provision of unifying and screening elements, or through new development. Alternatively, improvements may be made by enforce- ment of standards, and by a properly planned and .financed abatement program. A 2.6.2 Landscape Related Design Issues Landscaping is a major issue in itself because of the lack of well planned or high quality landscaping. Also, this is a major contrasting issue between the study area, and areas to the north and south. The majority of exist- ing landscaping is within the bounds of private proper- fy, and, therefore, there is no consistent theme or visual unity. Tree species are diverse, the standard of land- scaping varies considerably, and much of this land- scaping is away from the highway and therefore has a reduced visual impact on the views as seen from the public streets. La,uisa~ng of the ~ub~ ~ight-of Way A well planned landscape improvement program along the public right-of-way could act to unify many of the diverse visual elements, and to screen and soften intru- sive features. The presence of vegetation could also bring color and texture to the street scene. However, though the benefits of a comprehensive streetscape improvement program could be very significant, it is critical that landscape improvements be considered in relation to other issues. In particular, traffic issues relating to access to property, visibility and general vehicular movement. Economic issues may also bo a factor if landscaping were to screen property frontages, thus impacting trade. Landscaping of property frontages and setbacks relies upon the co-operation of property owners. Where some land users may be willing to include landscaping, others may resist, particularly because of the financial outlay which may be involved. Additionally, many of the land uses along Harbor Boulevant and the adjoin- ing streets rely upon visibility and/or vehicle access, both of which will impact how landscaping is approached. Therefore, a set of well considered design standards based upon extensive field study needs to be adhered to. Many existing developments and land uses could not easily accommodate landscaping, mak- ing enforcement more difficult. Public Open Spart With the exception of Campesino Park, public open space provides little in the way of positive visual expe- rience within the study area. Landscaped open space, either public or private, can provide areas of enhanced color and texture along Harbor Boulevard in particular. New public space, (i.e., parks) would stimulate a more pedestrian oriented environment that might provide linkage among retail establishments and also help in unifying the character oftbe area. However, accommo- dating public open space needs to be balanced against the financial and economic realities of uses of land for other than open space. An alternative to the public open space notion is utiliz- ing landscape along existing corridors to create a series of landscape "necklaces" that link existing open space. Neither this idea or the notion of additional public open space are mutually exclusive. A 2.6.3 Vehicle Related Design Issues · In addition to large volumes of moving traffic along Harbor Boulevard there are also both large and small. open Parking lots and car sales lots as well as areas of on street parking. These constitute a significant visual element in the planning area. As a result, the major issue that needs to be addressed is: should vehicles or vehicle-related uses be freely permitted within the study area; should they be controlled; to what extent should vehicles be accommodated; and, what level of vehicular intrusion can be considered acceptable. 14 NORTH HARBOR BOULEVARD SPECiFiC PLAN 17l Moving Traffic Traffic along Harbor Boulevard is unlikely to decrease in the foreseeable future. To restrict such movement would result in a change in traffic patterns that would impact the contiguous residential cornmunitie~, which is not an acceptable solution. Accepting that traffic is to remain, there are two alternative approaches. First, the existing visual intrusion of passing and stationary vehi- cles can be accepted, or an attempt can ~ made by the addition of screening and softening elements associated with the road edge to m:luce the overall visual impact. S~onary Vehicles Stationary vehicles within parking lots end sales lots, or within smaller areas of on-street parking can be con- trolled. The extent of perking areas can be controlled in accordance with design guidelines, and parking lots can be designed to reduce visual intrusion on the sur- rounding area. Much can be done to screen or other- wise reduce the impact of stationary vehicles, whether over extensive areas, or as related to on-street parking. Additionally, the location of parking and sales lots can be controlled. Use of the land for parking could be lim- ited acceptable locations where uses can be better screened. To implement this policy, areas of existing parking or sales would need to be removed or re-sited, which would require strong enforcement policies. New development offers an opportunity to control traf- fic patterns and off-street parking. These issues togeth- er with site and building design will have significant impact on visual quality. Vehide Repair/Servia Further visual issues relate to auto repair, servicing, and the storage of cars. Typically, these uses are associ- ated with built developments, and, therefore~ the issues related to architecturally unattractive buildings gener- ally are relevant. Many of these uses require open paved frontages that are often grey and colorless, and lead to a loss of spacial definition and character. Additionally, these open areas are often cluttered, and have a particular range of problems including the stor- age of car parts, as wellas parked vehicles. As such, this category of vehicular use is not visually positive, and should he screened. A 2.7 RELATED PLANNING POLICIES A number of planning documents other than this spe- cific plan have direct effects on the planning area. These documents are the Santa Aha General Plan, the North Harbor Boulevard Redevelopment Plan, the North Harbor Strategy Plan, and, the North Harbor Neighborhood Plan. A 2.Z1 G,,aeral Plan The City of Santa Ana's General Plan sets forth land use designations and assodated guidelines to direct development that will he appropriate and beneficial for the City. All projects are required to be consistent with the General Plan. This is done to ensure quality devel- opment that is consistent with the goals and objectives of the City General Plan. As Figure Z8 illustrates, the existing General Plan has six designations for the planning area: (1) Low Density Residential, (2) Low-Medium Density Residential, (3) General Business District, (4) Industrial, (5) Open Space, and (6) Institutional. The following discusion will provide details of each of the six General Plan designations. Low Dens/fy Pes/dentkl (IR) Allows single family resi- dential development at a density of up to seven units to the acre. Within the planning area there are four areas designated LR totaling about five acres. These areas vary in size, and are located on the outer edges of the planning area. Lot~Mediurn Density Residential (LMR) This designa- tion allows single family residential development at a density of up to eleven (11) dwelling units to the acre, approximately 28 acres are designated LMR in the General Plan. General Business Distric~ (GBD) The General Business District designation allows for approximately 65 acres of retail, professional, office, churches, and service ori- ented businesses. This designation is intended to include neighborhood types of commercial uses. There are several su~ested kinds of uses included under GB, ranging from hospitals to en~.~rtainment. As (Figure A.8) shows, land with this designation is concentrated on Harbor Boulevard and major cross streets. Industrial. This designation is limited to those busi- nesses that perform heavier types of uses such as man- ufacturing, processing or salvage. The northeastern portion of the planning area is designated for this type of use. This designation is concentrated to the northeastern coruer of the planning area along the Pacific Electric Right-of-Way. 15 NORTH HARBOR BOULEVARD SI~CWIC PLAN Optm gps~. There are approximately 130 acres of des- ignated Open Space within the planning area. They include: Santa Anita Park, Campesino Park and, Willowick Golf Course. Imtit~tlomL Russell Elementary School,Hazard School and Newhope School A 2.7.2 Zoning (Hgure Ag) shows the existing zoning designations for the planning area. The area is primarily zoned for Coromerclal (C-2), with Harbor Boulevard containing the largest portion of C-2 properties. Additionally, some areas on Harbor Boulevard are zoned Planned Shopping Center (C4), Arterial Commercial (C-5) and Slx, eific lX, velopment (SD). Zoning for single family residential uses (R-l) is limited to the four outer corner areas of the planning area. Medium density multi-family (R-3) and limited multi- family (R-2) residential uses are more dispersed across the entire planning area. The portions of Htih and First Streets included in the planning area are zoned in a similar fashion to Harbor Boulevard, with GeneraCommercial along the street and varying residential behind. Westminster Avenue does have a portion of Light Industrial (M-l) zoned land located immediately adjacent to the Pacific Electric right-of-way, The existing zoning designations for the planning area are, for the roost part, in conformance with the General Plan designations for the area. The one exception to this case is the area zoned Light Industrial. This indus- trial zoning is not considered consistent with the resi- dential/commercial designations in the immediate vicinity. and McFadden Avenue are desi~oated for parks, recre- ational and open spaces with Commercial/Industrial designations cited for alternative uses. The area located west of Harbor Boulevard and south of First Street is designated for a community shopping center with Comroel'cial/Industrial uses allowed as an alternative. The area located west of Harbor Boulevard and north of Fifth Street is designated for professional and admin- istrative offices with again, Commercial/Indus- trial desi~ations cited as alte~ative uses. A 2.7.4 Strategy Plan In August 1987, the City adopted a strategy plan for the redevelopment area designed to serve as a guide for future development in the planning area. This plan included methods to enrich the economic health of the planning area with cost effective projects. The plan suggested funding opportunities and highlighted the area opportunities and constraints. ~ome of the goals of the plan are to: 1. Encourge private commercial/indus- trial rehabilitation, development and capital investment. 2. Encourage the highest and best use of available land. 3. Develop vacant or underutilized land. 4. lroprove the market potential of Harbor Boulevard by creating a uniform commer- cial character. 5. Provide or ml)lace public streets, alleys, parks, sidewalks, sewer, storm drains, traftic signals, lighting systems and other public improvements. A 2.?3 Redevelopment Plan The North Harbor Boulevard Redeveloproent Plan (Figure 2.10) was adopted by the Redeveloproent Coromission and the City Council in 1982. This Plan provides guidelines, implementation techniques and · maps for the nxtevelopment, rehabilitation and revital- ization of properties within the area. The Redevelopment Plan contains several land use des- ignations for the area. A roajority of the area is desig- nated for residential uses. Commercial and Industrial uses are dted as the alternative uses. Three areas, the Willowick Golf Course, Santa Anita Park and an area located west of Harbor Boulevard between First Street 6. Continue to pursue code enfo~-ment, in-till .. ' housing and strict propeety maintenance A Z?.S Neighborhood Plans The City of Santa Aha has a neighborhood improve- ment program that involves development of specific recommendations to address particular neighborhood issues. Generally, the process defines the existing con- ditions within a neighborhood and suggests improve- ments and time-frames to implement iroprovements. Within the planning areas, one neighborhood plan has been prepared, the Santa Anita Plan. (See Figure~2.11.) The following recommendatious have been made: 16 Figure A.8 General Plan 17 ~74 NORTH HARBOR BOULEVARD SPECIF1C PLAN Figure A.9 Existing Zoning 18 NO~"A~O~ ~O~VA~'S~C~C ~A~ ' i 7 5 Figure A.10 Redevelopment A~a NORTH HARBOR BOULEVARD REDEVELOPMENT AREA SPECIFIC PLAN CITY OF SANTA ANA North Harbor Boulevard Redevelopment Area 19 .76 NORTH HARBOR BOULEVARD SFI~CIFIC PLAN 1. Retain existing low density residential zon- ing and land usage Rezone First Street and Fifth Street between Harbor Boulevard and Harper (Susan) Street from C2 to C5; retain remaining C2 zoning within the study area. Make alley improvements along First Street and Fifth ~ and between Laurel, Jackson and Harper Streets a high priority. Utilize code enforcement to promote reha bilitation and improvement of deteriorated or unsafe properties. 5. Implement beautification improvements. 6. Improve the northern entry into Santa Anita Park. 7. Pave streets adjacent to Santa Anita Park. Change boundaries of the Santa Anita Neighborhood to extend south to McFadden Avenue and east to the Santa Aha River. 9. Locate a day care center in the neighbor hood. 10. Conduct traffic studies on First and Fifth Streets. 11. Develop buffers between commercial and residential properties. 12. Promote the removal of incompatible uses through redevelopment. 13. Place neighborhood entryways at Washington Street, Bewley Street and Jackson Street at First Street.