HomeMy WebLinkAbout75C - SANTIAGO STREET LOFTS
REQUEST FOR AGENCY!
COUNCIL ACTION
8 MEETING DATE:
~
~
APRIL 19, 2004
TITLE:
JOINT PUBLIC HEARING - CONDITIONAL USE
PERMIT NO. 2004-03, ZONING ORDINANCE
AMENDMENT NO. 2004-01, TENTATIVE TRACT MAP
NO. 2004-01 (COUNTY MAP NO. 16558), SITE
PLAN REVIEW NO. 2004-01, PRIVATE
DISPOSITION AND DEVELOPMENT AGREEMENT AND
RELATED ACTIONS FOR THE SANTIAGO STREET
LOFTS DEV LOPMENT
82.
1.
18
CLERK OF COUNCIL USE ONLY:
APPROVED
D As Recommended
D As Amended
D Ordinance on 1st Reading
D Ordinance on 2nd Reading
D Implementing Resolution
D Set Public Hearing For
CONTINUED TO
FILE NUMBER
RECOMMENDED ACTION
CITY COUNCIL ACTION
1.
Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2003-182.
Adopt a resolution approving Conditional Use Permit No.
conditioned.
2004-03 as
4.
Adopt an ordinance approving Zoning Ordinance Amendment No. 2004-01.
Adopt a resolution approving Site Plan Review No. 2004-01.
3.
5.
Adopt a resolution approving Tentative Tract Map No. 2004-01
Map No. 16558) as conditioned.
(County
Adopt a resolution making certain findings with respect to the
consideration to be received by the Còmmuni ty Redevelopment Agency
pursuant to a Disposition and Development Agreement between the Agency
and Santa Ana Transit Village, LLC for the sale of certain property in
the InterCity Redevelopment Project Area, and approving the sale of
said real property upon the terms and conditions contained in that
agreement.
6.
7.
Approve transfer of property from the City of
Community Redevelopment Agency for $1,620,000.
the
REDEVELOPMENT AGENCY ACTION
Santa Ana to
Adopt a resolution approving a Private Disposition and Development
Agreement between the Community Redevelopment Agency and Santa Ana
Transit Village, LLC.
75C-1
Santiago Street Lofts Development
April 19, 2004
Page 2
2.
Approve acceptance of property from the City of Santa Ana.
PLANNING COMMISSION RECOMMENDATION
On March 22, 2004, the Planning Commission recommended that the City
Council approve and adopt the Mitigated Negative Declaration No. 2003-182
and the Mitigation Monitoring Program for the project. Additionally, the
Commission recommended that the Council adopt an ordinance approving
Zoning Ordinance Amendment No. 2004-01 and adopt a resolution approving
.Conditional Use Permit No. 2004-03, Site Plan Review No. 2004-01 and
Tentative Tract Map No. 2004-01 (County Map No. 16558) by a vote of 7:0.
DISCUSSION
Analysis of the Issues
On March 22, 2004, the Planning Commission held a public hearing for the
various entitlements associated with the Santiago Street Lofts project at
900 East Santa Ana Boulevard (Exhibit A). After receiving testimony
regarding the project, the Commission voted to recommend approval due to
the numerous benefits the project would bring to the City. The Planning
Commission recommended approval subject to the addition of several
conditions of approval to the Conditional Use Permit and CC&R's. These
provisions, which include the addition of two CC&R conditions, one
condition of approval to the Conditional Use Permit, three new conditions
for both the CC&R's and the Conditional Use Permit and the amendment of
two conditions will:
1.
Prohibit all first levels to be used as bedroom space.
City retains enforceability and right to review
approve amendments to CC&R's;
The
and
2.
Provide for lighting and landscape maintenance. The
lighting plan and design will be reviewed by Planning
during the lighting plan check phase;
3.
Establish standards for the number, style and location of
benches. These benches shall be reviewed and approved
when the landscapes are submitted into plancheck;
4.
Limit maximum occupancy to be no more than four residents
per unit;
75C-2
.santiago Street Lofts Development
April 19, 2004
Page 3
5.
Require an exhibit indicating that all semi-private spaces
will be constructed of low walls, landscaping and/or
wrought iron for selected units and providing for
maintenance of these spaces;
6.
Require the developer to
standardized window treatments;
install
establish
and
7.
Modify Planning Division Condition No.4. (a) of
Conditional Use Permit No. 2004-03, to include the sentence
This shall not apply to the models within the first phase;
and,
8.
Modify Planning Division Condition No.5 of Tentative Tract
Map No. 2004-01 (County map No. 16558), to include the
sentence This shall not apply to the models within the
first phase.
Further, On April 12, 2004, the Planning Commission recommended that the
. City Council also approve Zoning Ordinance Amendment No. 2004-01 (Exhibit
B). The amendment would eliminate Specific Plan for Street Alignment No.
50 (SPSA No. 50), which requires a diagonal street alignment through the
northern project site. This alignment was not added to the Circulation
Element and is not consistent with present transportation and circulation
policies.
The Santiago Street Loft development project will be located near the
Downtown, which is an active, vibrant urban environment. Further, the
project will enhance and provide a positive reinforcement of the City's
image as a regional activity center. The project will be of direct
benefit to the community by providing additional housing opportunities and
by activating the Regional Transportation Center area. Implementing
Specific Development No. 71 will allow flexibility in site planning and
design, foster a variety of residential land uses while assuring high
quality development and addressing the goals of the General Plan.
Further, it will encourage the creation of transit oriented development
that promotes sustainable development and the City's image as a regional
activity center.
Disposition & Development Agreement
.The Disposition and Development Agreement (DDA) provides for the Developer
to purchase the last two remaining parcels from the Agency, at their
combined fair reuse value of $1.62 million, to complete the assemblage of
75C-3
Santiago Street Lofts Development
April 19, 2004
Page 4
the five lots required to create a 4. 38-acre development site. The
development will consist of 108 live/work units with sizes ranging from
1,500 to approximately 2,300 sq. ft. Each unit will also have a designated
"commercial" space on the ground floor to encourage the development of
small entrepreneurial businesses and provide an active pedestrian scene
immediately adjacent to the Santa Ana Regional Transportation Center.
As part of an effort to ensure the project's long-term success, the
developer commissioned two different marketing studies to confirm the
viability of this live/work development. The target market was identified
as creative professionals fooking for a high degree of mobility as well as
access to an active urban core. The project was strategically located
immediately adjacent to The Depot and the 5 Freeway and will serve as a
gateway into the Downtown. The DDA and the corresponding development it
facilitates fulfill the City's goals for the area by improving land-use
potential and implementing market rate housing along Santa Ana Boulevard.
Based upon the market pro forma, the new development will generate an
additional $400,000 in annual property tax increment.
Grading and off-site work is anticipated to commence in May 2004, while
completion of the models along Santiago Street south of Santa Ana Boulevard
is expected by November 2004.
FISCAL IMPACT
The proposed proj ect will generate $1,620,000 in land sale proceeds and
approximately $400,000 in annual property tax increment.
APPROVED AS TO FUNDS AND ACCOUNTS:
~!fj.J
Jo P. Reekstin
Ex cutive Director
Community Development
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(4do,,~
Agency
Rod R. Coloma ftA
Executive Director f1J
Finance & Management Services Agency
d!t:! 2f£
Executive Director
Planning and Building Agency
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75C-4
REQUEST FOR
Planning Commission Action
.PLANNING COMMISSION MEETING DATE:
. MARCH 22, 2004
TITLE:
PUBLIC HEARING - CONDITIONAL USE PERMIT
NO. 2004-03, ZONING ORDINANCE AMENDMENT
NO. 2004-01, TENTATIVE TRACT MAP NO.
2004-01 (COUNTY MAP NO. 16558) AND SITE
PLAN REVIEW NO. 2004-01 FOR THE SANTIAGO
STREET LOFTS DEVELOPMENT
Prepared by Bob St. Paul
2ifó ¿ :::i~ger
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PLANNING COMMISSION SECRETARY
APPROVED
0 As Recommended
0 As Amended
0 Set Public Hearing For
DENIED
0 Applicant's Request
0 Staff Recommendation
CONTINUED TO
~ ~i"9 "'"'9"
RECOMMENDED ACTION
Recommend that the City Council:
1.
.
2.
3.
4.
5.
Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2003-182.
Adopt a resolution approving Conditional Use Permit No. 2004-03 as
conditioned.
Adopt an ordinance approving Zoning Ordinance Amendment No.2 0 04-
01.
Adopt a resolution approving Site Plan Review No. 2004-01.
Adopt a resolution approving Tentative Tract Map No. 2004-01 (County
Map No. 16558) as conditioned.
DISCUSSION
Request of Applicant
Greystone Homes is requesting approval of an amendment to the Specific
Development No. 71 (SD-71) zoning standards, a conditional use permit and
site plan approval to allow construction of 108 live-work units at 900-920
East Santa Ana Boulevard, 901-927 East Santa Ana Boulevard and 920 North
Santiago Street.
~roperty Description
The subject sites are approximately 4.48 acres in area and consist of two
parcels. Parcell is approximately 1.45 acres in size and is located on
the south side of Santa Ana Boulevard between poinsettia and Santiago
EXJl5ets
CUP No. 2004-03, ZOA No. 2004-01,
SPR No. 2004-01, and TTM No. 2004-01
March 22, 2004
Page 2
Streets. Parcel 2, approximately 3.03 acres in size, encompasses the
block bounded by Santiago Street to the east, Santa Ana Boulevard to the
south, poinsettia Street to the west and Civic Center Drive to the north.
The properties are surrounded by industrial to the north and south, a
combination of industrial, residential and the Regional Transportation
Center (RTC) to the east, and a mixture of industrial and residential to
the west (Exhibits 1 and 2).
Project Description
The Santiago Street Lofts project is a 108 live/workshop/studio
development on two parcels (Exhibits 3 and 4). Units in the proposed
project will include two car garages and work studio space on the ground
floor and two levels of living space on the second and third levels. The
units incorporate five floor plans ranging in size from approximately
1,500 square feet to 2,300 square feet. The individual buildings will be
38 feet in height with an open floor design including individual bedrooms,
ki tchens and restrooms. Uni ts are designed to provide front entrances
facing the street where possible and along pedestrian/drive aisle areas
for non-street frontages (Exhibit 5).
The south parcel will consist of 36 live-work units within seven buildings
that are situated around a common courtyard and pedestrian/drive aisle.
The north parcel will contain 72 units configured within 13 buildings.
This parcel is comprised of a common courtyard that creates community
gathering plazas, artwork that changes as the community changes, a paseo
that establishes pedestrian connectivity throughout the site and drive
aisles that are designed to be used as both vehicular and pedestrian
courtyards.
The Santiago Street Lofts architecture is reflective of the surrounding
area suggesting the appearance of industrial buildings that have undergone
adaptive re-use. The Loft design incorporates a variety of distinct but
contemporary industrial architecture (Exhibit 6). The architectural
style is expressed through the use of diverse, high quality materials such
as sandstone tile, brick, stucco finishes, glass-paned garage type doors,
commercial windows and steel canopies.
75C-6
4I8eUP No. 2004-03,
SPR No. 2004-01,
March 22, 2004
Page 3
ZOA No. 2004-01,
and TTM No. 2004-01
Analysis of the issues
Zoning Ordinance Amendment
On February 18, 2003, the City Council approved Amendment Application
(AA) No. 2003-01 to create the Specific Development No. 71 (SD-71)
zoning district for the Santiago Street Lofts. The concept approved for
the site was to allow the development of a live-work loft community
(Exhibit 7).
The initial plans submitted with AA No. 2003-01 were conceptual. Based
on input from various parties, the applicant has submitted revised
plans. As a result, Greystone Homes is requesting approval of Zoning
Ordinance Amendment No. 2004-01 to allow various amendments to the SD.
These will include:
. 1.
2.
3.
4.
5.
6.
Section 9 - Identifies type of uses permitted.
Section 10 - Establishes prohibited uses.
Section 11
Activities.
Establishes
procedures
for
Temporary
Outdoor
Section 12 - Creates development standards for setbacks,
street parking, density, landscaping and public art.
off-
Section 13 Establishes miscellaneous standards
public art, landscaping and project maintenance.
regarding
Section 14 Establishes the process through which
standards will be developed and approved.
signage
Development at this location is predicated on the transit-oriented
development (TOD) concept, as the site is adjacent to the Transit
Village study area, the Regional Transportation Center which serves as a
station for both Amtrak and Metrolink, and the proposed Centerline light
rail line. The inclusion of a live-work project similar to the Downtown
lofts will enhance the visual gateway into the City and reinforce the
.City'S image as a regional activity center. In particular, the General
lan identifies this location as a major gateway that leads directly
into the Downtown and Civic Center area.
75C-7
CUP No. 2004-03, ZOA No. 2004-01,
SPR No. 2004-01, and TTM No. 2004-01
March 22, 2004
Page 4
Further, allowing moderate density housing with complementing commercial
uses provides an alternative to traditional land use development.
Locating these mixed-use developments at strategic points along the
regional transit system route will emph~size a pedestrian-oriented
environment and reinforce the availability of public transit in land use
planning decisions.
Conditional Use Permit
Specific Development No. 71 requires a conditional use permit for the
construction of a live-work loft proj ect. .The specific development
allows live/work units similar to the Downtown lofts to enhance the
visual gateway into the City and reinforce the City's image as a
regional activity center. The introduction of combined living and
working space in one unit provides a housing type that is both
compatible with and integral to transit oriented development goals.
Conditions have been drafted to ensure the project operates as live/work
housing for artists, professionals and others. Limitations on the uses
allowed and special events have been addressed through the conditions of
approval and will also be incorporated in the Covenants, Conditions and
Restrictions (CC&Rs). Further, the applicant will be required to comply
with the Phasing Plan for the Santiago Street Loft project dated September
18, 2003 (Exhibit 8).
Tentative Tract Map
The applicant also proposes a tract map for condominium purposes. Based
on a review of the tentative map, the project is designed to be in
compliance with the applicable development standards found in Chapter 34
(Subdivision) and the Specific Development document. Additionally, the
street and internal circulation has been designed to accommodate emergency
vehicles. Approval of the tract map will also be consistent with the
goals and policies of the General Plan. The ultimate site development
supports the General Plan's policies of supporting live/work communities
and promotes land uses that will enhance economic and fiscal viability of
the City. This live/workshop/studio project will further strengthen and
define the City as a dynamic urban center.
75C-8
4lEUP No. 2004-03,
SPR No. 2004-01,
March 22, 2004
Page 5
ZOA No. 2004-01,
and TTM No. 2004-01
Site Plan Review
Section 41-593.5(c) of the Santa Ana Municipal Code requires a review by
the Planning Commission of all plans within a specific development area to
ensure the project is in conformity with the Specific Plan. The review
also ensures that the buildings, structures and grounds are in keeping
with the neighborhood and will not be detrimental to the development of
the specific development area. The proposed project is in compliance with
all applicable development standards including the General Plan, Santa Ana
Municipal Code, and Santiago Street Lofts Specific Development Plan (SD-
71), as amended. Additionally, the proposed project is in keeping with
the surrounding neighborhood and will improve the desirability of
investment in the City. Finally, the project has been determined to be in
compliance with applicable parking, landscaping and architectural
provisions governing the project.
_The Santiago Street Loft development project will be located near the
~owntown, which is an active, vibrant urban environment. Further, the
project will enhance and provide a positive reinforcement of the City's
image as a regional activity center.
The project will be of direct benefit to the community by providing
additional housing opportunities. One of the goals of the City's Land
Use Element is to promote a balance of land uses to address basic
community needs. Implementing Specific Development No. 71 will allow
maximum flexibility in site planning and design, and foster a variety of
residential land uses while assuring high quality development and
addressing the goals of the General Plan. Further, it will encourage
the creation of transit oriented development that promotes sustainable
development and the City's image as a regional activity center.
As a result, staff recommends that the Planning Commission recommend
that the City Council approve Zoning Ordinance Amendment No. 2004-01,
Conditional Use Permit No. 2004-03 as conditioned, Tentative Tract Map
No. 2004-01 as conditioned, and Site plan Review No. 2004-01 (Exhibits 9
and 10).
.
75C-9
CUP No. 2004-03, ZOA No. 2004-01,
SPR No. 2004-01, and TTM No. 2004-01
March 22, 2004
Page 6
Deletion of Street Alignment
Prior to issuance of any permits, the municipal code will also require
an amendment to clarify the City's circulation goals for this area.
This is necessary because of an obscure section of code (41-749) which
contemplates a street alignment through the project site. This
alignment (SPSA 50) which was added to the code in 1986, though is not
part of the Circulation Element, proposed a couplet in this area. The
couplet envisioned a diagonal street alignment from the corner of Santa
Ana Boulevard/Santiago Street in a northwesterly direction through the
site toward the Civic Center Drive/Poinsettia Street intersection.
While this circulation concept has not been contemplated for many years,
a vestige of the idea remains in the code. Accordingly, an amendment to
the code to eliminate this one-time alignment concept will be scheduled
to be completed prior to the issuance of any grading permits on the
northern site.
CEQA Compliance
In accordance with the California Environmental Quality Act, Mitigated
Negative Declaration and Mitigation Monitoring Program, Environmental
Review No. 2003-182 has been prepared for this project (Exhibits 11 and
12) .
~çD~
Bob St. Paul
Associate Planner
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75C-10
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A1 GENERAL AGRICULTURAL
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C3 CENTRAL BUSINESS
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e< PLANNED SHOPPING CENTER
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PLANNED RESIOENTIAL DEVELOPMENT
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SINGLE FAMILY RESIDENTIAL
TWO FAMILY RESIDENCE
MULTIPLE DENSITY MULTIPLE
FAMILYRESIOENCE
SUBURBAN APARTMENTS
RESIDENTIAL ESTATE
SPECIFIC DEVELOPMENT
SPECIFIC PLAN
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75C-12
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.
SECTION 1
.
SECTION 2
.
Shaded Areas Denotes Proposed Revisions
SPECIFIC DEVELOPMENT 71
SANTIAGO STREET LOFTS
APPLICABLITY OF ORDINANCE
The specific development zoning district (SD71) for the
subject property, as authorized by Chapter 41, Division 26,
Section 41-593 et seq., of the Santa Ana Municipal Code, is
specifically subj ect to the standards and regulations
contained in this plan for the express purpose of
establishing land use regulations and standards. All other
applicable chapters, articles, and sections of the Santa Ana
Municipal Code shall apply unless expressly waived or
superseded by this ordinance.
This specific development plan sets fourth the development
and design criteria for the Santiago Street Lofts, a mixed
use development consisting of approximately 4.48 acres and
shown on the vicinity map attached as Exhibit 1. The purpose
of this Specific Development Plan is to permit maximum
flexibility in site planning and design while assuring high
quality development, as well as addressing the goals of the
General Plan.
Specific Development Plan No.
for the Santiago Street Lofts:
71 establishes the
following
a. The authorized uses for the site;
b. Maximum authorized development densities;
c. Operational standards for authorized uses, including:
1. Architectural design
2. Parking requirements
3. Setback requirements
4. Building height limits
5. Maximum site coverage
6. Landscaping and signage
7. Public and private open
standards
space
PURPOSE
The SD-71 Specific Development use district is hereby
established for the express purpose of protecting the health,
safety, and general welfare of the people of the City by
promoting and enhancing the value of properties and
encouraging orderly development.
EXHIBIT 7
75~~'217
SECTION 3
SECTION 4
SECTION 5
BACKGROUND
The Depot, also known as the Regional Transportation Center,
is located immediately to the east of this development area.
The Depot is a regional hub for rail and bus transit, as well
as being close to Santa Ana (I-5) 'Freeway. The Depot rail
'systems include Metrolink and Amtrak, as well as freight.
This is the main line from San Diego to Los Angeles. The San
Diego terminus ends at a San Diego trolley station. The Los
Angeles leg ends at Union Station, with connections to the
Metro Red Line (subway) and both city, intra-city and inter-
city bus connections.
The proposed Orange
borders the project
Street.
County Light Rail (CenterLine) System
site on all sides, except Poinsettia
LOCATION
The project site is located at the intersection of Santa Ana
Boulevard and Santiago Avenue, and occupies the northwest and
southwest corners. The proj ect is directly adj acent to the
Depot to the east. Refer to Exhibit 2.
The total project area includes 195,148 square feet (4.48
acres), comprised of two parcels. Parcell, 63,162 square
feet (1.45 acres) is located on the south side of Santa Ana
Boulevard, between Santiago and Poinsettia Streets. Parcel
2, 131,986 square feet (3.03 acres), is the entire block
bounded by Santiago Street to the east, Santa Ana Boulevard
on the south, Poinsettia Street to the west, and Civic Center
Drive to the north.
OBJECTIVES
Preliminary objectives for development of the Santiago Street
Lofts include:
a. Capitalize on the Depot Transit Station to allow
opportunity for a transit-oriented development.
b. Promote a walkable community.
c. Create an enhanced access to downtown.
d. Create live/work opportunities close to mass transit.
e. Revitalize the local area. '
f. Create moderately priced new housing.
an
Page 2 of7
75C-28
.ECTION 6
SECTION 7
SECTION 8
.
SECTION 9
.
PROPOSED DEVELOPMENT PROGRAM
SD 71 entitles a new infill live"work community development
that will capitalize on the alternative transit opportunities
in the area.
USES PERMITTED
a. Open-air recreational and entertainment uses, including
bike trails.
b. Government buildings, quasi-public service and facilities.
c. Freestanding restaurants, cafes, and eating
establishments, excluding drive-through facilities and
facilities open between the hours of 12: 00 midnight and
5:00 a.m.
CONDITIONALLY PERMITTED USES
a. Live/workshop/studio projects at a density not to exceed
twenty-five (25) units per acre.
b. Non-freestanding eating establishments under 20,000 square
feet.
c. Indoor/Outdoor Entertainment as defined in Chapter 41 of
the SAMC.
d. Any establishment open at any time between the hours of
12:00a.m. and 5:00a.m.
USE RESTRICTIONS FOR A LIVE/WORKSHOP/STUDIO PROJECT
The project must remain a live-work
component is to be defined as:
community.
The work
a. Commercially operated professional studios.
b. Fine art studios and/or galleries.
c. Fiber arts studios and/or galleries.
d. Printing, lithography, and calligraphy facilities.
e. Photography studios.
f. Ceramic and pottery studios.
g. Glass blowing and sculpturing studios.
h. Retail.
i. Professional, administrative and business uses.
j. Restaurants [with a conditional use permit pursuant
Section 8 (b) ] .
to
Page 3 of7
75C-29
SECTION 10 USES NOT PERMITTED IN A LIVE/WORK PROJECT
a.
b.
c.
d.
e.
Schools,
Banquet facilities
Theaters
Adult Entertainment
Cyber Cafes
Businesses
SECTION 11 TEMPORARY OUTDOOR ACTIVITIES
Temporary Outdoor Activities shall be conducted pursuant to
the SAMC Section 41-195.5 as it shall be amended from time to
time.
SECTION 12 DEVELOPMENT STANDARDS
a.
b.
Development Standards for uses permitted
1.
The Community Commercial (Cl) district development
standards and all other applicable chapters, articles,
and sections of the Santa Ana Municipal Code shall
apply, including but not limited to parking, setbacks
and landscaping, unless expressly waived or superseded
by this ordinance.
2.
shall
(35)
in
exceed thirty-five
feet
No structure
height.
Development Standards for Conditionally Permitted Uses
1.
Building height.
No structure shall exceed forty (40) feet in height.
2.
Setback requirements.
Front yard setbacks along public streets shall comply
with the setbacks established by Conditional Use
Permit No. 2004-03.
3.
Any live/workshop/studio project shall consist of units
that contain a minimum of 1,543 square feet, excluding
the garage, and in compliance with the applicable
Conditional Use Permit.
Page 4 of 7
7SC-30
.
.
SECTION 13
.
4.
Off-Street Parking.
1.
Live/workshop/ studio uses:
a)
Parking for live/wo:çkshop/studio units shall
be provided at a rate of two (2) covered
spaces per unit in an attached private
garage.
b)
A minimum of five guest parking spaces shall
be provided on the south parcel.
Additionally, ten parking guest spaces shall
be provided on the n9rth parcel.
c)
Parking spaces for the commercial component
shall be provided within the Regional
Transportation Center parking structure.
Directional signage shall be provided that
directs commercial parking to the parking
structure.
ii. All other uses shall provide parking pursuant to
Chapter 41 of the SAMC.
5.
Density for live/workshop/studio uses:
No more 25 dwelling units per acre of net developable
land shall be permitted. The south parcel shall
consist of no more than 36 units. A maximum of 72
units is permitted on the north parcel.
MISCELLANEOUS STANDARDS
a.
Public Art
1.
Public art valued at one half of one percent of
the project building permit valuation is required.
Public art may be comprised of multiple art
pieces, however, at least one such art piece shall
be placed at the northwest corner of the proj ect
site adjacent to Santiago Street and Santa Ana
Boulevard. The public art should invite
participation and interaction, inspire, add local
meaning, interpret the community by revealing its
culture or history, and/or capture or reinforce
the unique character of the new place. A
comprehensive Public Art Plan indicating
compliance with this requirement, and which
proposes specific pieces of art for specific
locations or applications, shall be submitted to
7~1
the Planning Commission prior to the completion of
the project's first phase. All public art
approved by the Planning Commission in the Public
Art Plan shall be completely installed prior to
the completion of the project's last phase.
2.
Art should be sited to complement features such as
plaza or architectural components so that the art
is an integral part of the Santiago Street Loft
development site.
3.
Public art should be constructed using durable
materials and finishes including but not limited
to stone or metal.
4.
No art piece provided pursuant to the public art
requirement shall include advertising of any type,
including but not limited to products, services or
businesses.
5.
All public art provided pursuant to the public art
requirement shall be properly maintained at all
times, be free of any graffiti and shall not
incorporate any flashing or distracting form of
illumination.
6.
All art pieces approved and installed pursuant to
the Public Art plan shall remain on the project
site and may not be removed without the approval
of the Planning Commission.
7.
Expenses Not Allowed from Art Allocation
1.
(e.g.
airfare
Expenses to locate the artist
for artist intervi'ews, etc.)
i1.
Architect and Landscape Architect fees.
iii. Landscaping around a sculpture that is not
included as part of the artist's sculpture
furnishings, including, but not limited to,
functional structures, prefabricated water or
electrical features not created by the
artist, and ornamental enhancements.
iv.
Utility fees associated with activating
electronic or water generated artwork.
v.
Lighting elements not integral
illumination of the art piece.
7~2
to
the
.
vi.
Publicity, public relations, photographs,
educational materials, business letterhead or
logos bearing artwork image.
vii. Dedication ceremonies, including
unveilings or grand openings.
sculpture
b.
Landscaping Requirements
1.
Live/workshop/studio project
i.
Landscaping shall be provided on the interior
and exterior of the project site pursuant to
requirements established in the applicable
Conditional Use Permit.
2.
All other uses shall provide landscaping pursuant
to Chapter 41 of the SAMC.
c. Project Maintenance
.
Pursuant to approval of Conditional Use
2004-03, standards shall be established
Covenants, Conditions, and Restrictions
the exterior maintenance of each unit
community.
Permit NO.
wi thin the
(CC&Rs) for
within the
SECTION 14 SIGNAGE STANDARDS
Prior to issuance of any sign permits or certificates of
occupancy for any building or portion thereof, a
comprehensive sign program for the entire site, including
directional signs and graphics for the Regional
Transportation Center (RTC) parking structure, shall be
submitted to and be approved by the Planning Commission.
SECTION 15 PLANNING COMMISSION AND CITY COUNCIL APPROVALS
.
This is a key area for future development and this project
will set the example for all subsequent residential
development in the area. To ensure the quality of the design
and the architectural style, as well as the layout of the
uni ts, any new development proj ects require Planning
Commission and City Council approvals.
Page 7 of7
75C-33
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75C-34
l-
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4I8e°nditional Use Permit No. 2004-03
March 22, 2004
Page 1 of 2
Findings of Fact
A.
Will the proposed use provide a service or facility which will
contribute to the general well being of the neighborhood or
community?
The 108 live-work workshop/studios, as conditioned, will
contribute to the general welfare of the community by
providing a transit-oriented development currently lacking
wi thin the Regional Transportation Center area. The unique
characteristic of space that can be utilized for dual purposes
within a single workshop/studio provides a component integral
to transit-oriented development goals.
B.
will the proposed use under the circumstances of the particular
case be detrimental to the health, safety, or general welfare of
persons residing or working in the vicinity?
.
The proposed project will not be detrimental to persons
residing or working in the area because the use, as
conditioned, will not create negative or adverse impacts. The
addition of persons at this location will be a critical
component of the expanded Regional Transportation Center area
and will assist in promoting the economic viability and
enhance the livability for this area.
C.
Will the proposed use adversely affect the present economic
stability or future economic development of properties surrounding
the area?
The proposed live/workshop/studios, .as conditioned, will not
create any negative or detrimental impacts on the economic
viability of the surrounding area. The project will result in
a positive addition to the area because of the redevelopment
of the underdeveloped properties, improving the quality of the
environment that will identify the site as an economically
viable area of the City.
.
EXHIBIT 9
75C-35
Conditional Use Permit No. 2004-03
March 22, 2004
Page 2 of 2
D.
Will the proposed use comply with the regulations and conditions
specified in Chapter 41 for such use?
The proposed live/workshop/studios are designed to comply with
all regulations and conditions specified in the Santa Ana
Municipal Code and the Specific Development No. 71 (SD-71)
development standards in conjunction with the proposed
conditions.
E.
Will the proposed use adversely affect
specific plan of the City?
the
General
Plan or any
The live/workshop/studios are consistent with the General Plan
and the proposed Specific Development (SD-71). The proposed
use is a permitted use in the district subject to approval of
a conditional use permit. One of the goals of the City's Land
Use Element is to promote a balance of land uses to address
basic community needs. Implementation of Specific Development
No. 71 will allow maximum flexibility in site planning and
design and foster a variety of residential land uses, while
assuring high quality development and addressing the goals of
the General Plan.
75C-36
8\fARCH 22, 2004
~AGE 1 OF 6
Conditions of Approval
Conditional Use Permit No. 2004-03 is approved subject to
the reasonable satisfaction of the Planning Manager, with
sections of the Santa Ana Municipal Code, the California
Code, the Uniform Fire Code, the Uniform Building Code
applicable regulations.
compliance, to
all applicable
Administrative
and all other
The applicant must comply fully with each and every condition listed below
prior to exercising the rights conferred by this conditional use permit.
The applicant must remain in compliance with all conditions listed below
throughout the life of the conditional use permit. Failure to comply with
each and every condition may result in the revocation of the conditional
use permit.
A.
Planning Division
.
1.
Comply with all conditions and requirements from the
Development Review Committee (DRC) for the development project
(DP 03-46) .
2.
The applicant shall comply with the Phasing Plan for the
Santiago Street Loft project dat.ed September 18, 2003
(Exhibit 8).
3.
All building setbacks shall comply with the Site Plan
SD-l.0) dated September 30, 2003.
(Sheet
4.
Common area amenities shall comply with the following:
a.
Pursuant to the phasing plan (Exhibit 8), common area
ameni ties for each phase as shown in the Landscape Plan
(Sheet L 1.2, 1.3 and 1.4) dated January 9, 2004, shall
be completely installed prior to the issuance of a
certificate of occupancy for the project phase that
includes the open space.
b.
Drive aisles and pedestrian walkways shall be constructed
of concrete pavers, decorative stamped or colored
concrete, with inlaid steel rails emulating railroad
tracks as shown on Landscape Plan (Sheet L 1.1 and 1.2)
dated January 9, 2004. Asphalt is not a permitted on-
site paving material.
.
75C-37
MARCH 22,2004
PAGE 2 OF 6
d.
e.
f.
g.
c.
A north/south pedestrian walkway shall be provided through
both parcels to establish pedestrian connectivity
throughout the project site as shown on the Landscape
Plan (sheet L 1.1) dated January 9, 2004. The amenities
to be provided along this pathway shall include decorative
concrete, overhead trellis and accent lighting, landscape
planters with rock mulch and vertical plants such as
bamboo as shown on the Landscape Plan. These improvements
in each phase must be completed prior to occupancy of the
first unit in the respective phases.
Benches and pedestrian seating shall be made of a durable
material such as concrete or painted iron and be designed
to minimize effects from vandalism, skateboarding and
weather.
Trash receptacles should be located in high-activity
areas, such as plazas and other public open spaces. The
style shall be compatible with other plaza furnishings.
All street furniture surfaces, pedestrian-level walls and
amenities shall incorporate graffiti resistant coatings.
Courtyards
1.
A 42-foot wide by 82-foot long courtyard in the south
project site shall be located adjacent to the
southern most property line.
1.)
The courtyard shall include amenities such as a
raised platform that mimics a loading dock, with
informal modern outdoor furniture and seating
areas, decorative pavers, landscape trees and
plant material, inlaid steel rails emulating
railroad tracks adjacent to the platform.
2. )
Pursuant to the phasing plan approved by
Conditional Use Permit No. 2004-03, this
courtyard shall be completely installed prior to
the issuance of any certificate of occupancy
within the project phase that includes this
portion of the south parcel.
ii. A 30-foot by 45-foot long courtyard shall be located
near the center of the north project site.
75C-38
8\1ARCH 22, 2004
~AGE 3 OF 6
1.)
The courtyard shall include decomposed granite,
informal modern outdoor furniture and seating
areas, and landscape trees and material.
5.
Landscaping Requirements shall comply with the following:
a.
.
.
b.
At the perimeter of Parcels
1.
Pursuant to the phasing plan (Exhibit 8), the
landscaping in each phase shall be installed as shown
on the Santiago Street Lofts Landscape Plan (Sheet L
1.5), dated January 9, 2004 prior to the issuance of
any certificate of occupancy with the respective
phases.
i1.
The perimeter of the project shall incorporate 76
street trees of a minimum 24-inch box size. The tree
palette shall consist of 15 London Plane trees
planted along Santiago Street; 13 Canary Island pine
planted along Poinsettia Street; nine Brisbane Box
and five Queen Palms planted along Civic Center
Drive; and 34 Mexican Fan Palms along Santa Ana
Boulevard. The Mexican Fan Palms shall be planted in
an alternate pattern at a minimum of 25 feet on
center.
iii. The applicant shall provide comprehensive plans for
review and approval by Planning Manager for the
design of the corner landscape and hardscape
treatments at northwest and southwest corner of
Santiago Street and Santa Ana Boulevard. These plans
must be approved prior to issuance of any building
permits and the improvements completed prior to the
issuance of any certificate of occupancy with the
respective phases.
iv.
The required paving material for
perimeter setbacks shall consist
individual pavers.
the
of
exterior
enhanced
Within Interior Courtyards
The interior courtyards shall consist of a minimum of 99
trees, including a 60-inch box California Pepper and 24-
inch box sizes of Australian Willows, Golden Rain trees,
75C-39
MARCH 22,2004
PAGE 4 OF 6
6.
7.
8.
9.
10.
11.
Natchez Crepe Myrtles, Black Bamboo, Yew Pines,
Chanticleer Pears, and other plant materials as shown on
Santiago Street Lofts Landscape Plan (Sheet L 1.1) dated
January 9, 2004.
The buildings shall be of steel construction with a quality and
durable exterior materials including but not limited to,
industrial grade aluminum windows, metal and glass sectional
garage doors, sandstone tile, brick, steel awnings and hand-
troweled, smooth finished stucco as shown on the architectural
plans, material boards and material specifications submitted
for this project.
The interior building amenities shall include but not be
limited to hardwood flooring, acid washed concrete, designer
linoleum, carpet, and brushed aluminum staircase railings. The
doors shall be constructed of slab flat panel with brushed
stainless lever and hinges. The kitchen shall include stainless
steel, black, and white GE Profile Series appliances, flat panel
doors/drawers cabinetry, stone slab (Soapstone), butcher block,
stainless steel and Zociac solid surface countertops, Kohler
Stainless steel undermount dual compartments sinks and Kohler
Designer Series fixtures. The master bath shall include Kohler
stainless steel undermount sinks, .Subway tile walls with
frameless glass enclosure showers and SileStone, CeasarStone, or
Avanite solid surface material countertops.
The project's units shall include two-car garages and work
studio space on the first floor and living space on the second
and third levels.
Each loft shall be designed to incorporate a B Occupancy (per
the California Building Code) on the first floor of the
work/studio space to enhance the viability of the work
component and to emphasize the pedestrian-oriented design.
Interior floor to ceiling heights will be a minimum of ten feet
on the first floor and a minimum of nine feet on the second and
third floor respectively.
The residential component of each
shall meet the following standards:
live/workshop/studio
unit
a.
It shall have a space of at least 1,217 square feet of
residential living area.
75C-40
AMARCH 22, 2004
.PAGE 5 OF 6
.
.
12.
13 .
14.
15.
b.
c.
d.
It shall have access to separate bathroom facilities
including a water closet, a washbasin, and a bathtub or
shower.
It shall have separate kitchen facilities including a
kitchen sink, cooking appliances and refrigerator. All
such facilities shall have a clear working space of at
least 30 inches in front.
It shall comply with all Housing Code requirements as
modified by Section 8-2700 of the Santa Ana Municipal
Code.
Covenants, Conditions, and Restrictions (CC&Rs) must be
approved by the Planning Manager prior to the issuance of any
building permit. Such CC&Rs must contain at a minimum, the
following:
b.
a.
Project Maintenance.
Standards shall be established for the
maintenance of each unit within the community.
exterior
c.
Graffiti removal will be required within 48 hours.
d.
Assignment of repair of perimeter walls will be specified
in the CC&Rs in the event of damage.
e.
CC&Rs are to be in effect in perpetuity.
f.
Any proposed modifications to the
approval by the City of Santa Ana.
CC&Rs
will
require
All garages
purposes.
shall
maintained
be
designed
for
parking
as
A tentative tract map shall be approved prior to the applicant
exercising the rights conferred by this conditional use permit.
There shall be a decorative multi-directional pole sign
located on the northwest corner of Santiago Street and Santa
Ana Boulevard to direct pedestrians and motorists to different
areas of interest within the City. The sign shall be
constructed of quality and durable materials. The design and
75C-41
MARCH 22,.2004
PAGE 6 OF 6
materials shall be submitted for review and approval by the
Planning Manager prior to the issuance of any building permit.
The sign shall be completely installed prior to the issuance
of any certificate of occupancy within the project phase that
includes the northwest corner of Santiago Street and Santa Ana
Boulevard.
16.
This conditional use permit shall be. null and void and of no
force and effect unless and until the City Council, in the
exercise of its sole discretion, repeals Section 41-749 of the
Santa Ana Municipal Code.
17.
This conditional use permit shall be null and void and of no
force and effect unless and until the City Council, in the
exercise of its sole discretion, approves a tentative tract
map for this project.
B.
Police Department
1.
Prior to plan check approval, indicate compliance with Santa
Ana Municipal Code lighting requirements for walkways and
drive aisles.
7SC-42
4I8Eentative Tract Map No. 2004-01
March 22, 2004
Page 1 of 2
Findings of Fact
A.
The proposed project, as conditioned, and its design and improvements
are consistent with the Low Medium Density Residential designation on
the General Plan and are otherwise consistent with all other elements
of the General Plan.
Tentative Tract Map No. 2004-01 is consistent with the land use
designation and density prescribed in the General Plan and will
have no adverse affect on the surrounding land uses in the area.
B.
The proposed project, as conditioned, conforms to all applicable
requirements of the zoning and subdivision codes as well as other
applicable City ordinances.
.
Tentative Tract Map No. 2004-01 is in keeping with the
provisions of the site plan review (DP 03-46) and Chapters 34
and 41 of the Santa Ana Municipal Code, all of which pertain to
the subdivision of land and development standards for the site.
C.
The project site is physically suitable for the type and density of
the proposed project.
Tentative Tract Map No. 2004-01 is proposed for a 4.8-acre
parcel of land within Specific Development No. 71 zoning
district. The live/workshop/studios, as conditioned, will
provide a transit-oriented development currently lacking
within the Regional Transportation Center area. The site has
been determined to be capable of supporting the type and density
of the proposed project.
D.
The design and improvements of the proposed project will not cause
substantial environmental damage or substantially and avoidably
injure fish or wildlife or their habitat.
.
No fish or wildlife will be affected by the approval of this map
or by the design and improvements of the project. Environmental
Review No. 2003-182 has been prepared for this project and has
identified mitigation measures aimed at reducing any
environmental impact associated with this project.
EXHIBIT 10
75C-43
Tentative Tract Map No. 2004-01
March 22, 2004
Page 2 of 2
E.
The design or improvements of the proposed proj ect will not cause
serious public health problems.
The design and improvements associated with this project have
been prepared to comply with all regulations and conditions
specified in the Santa Ana Municipal Code and the Specific
Development No. 71 (SD-71) development standards in
conjunction with the proposed conditions. The street system,
although to be private and maintained by a homeowners
association, has been designed to public street standards and
will accommodate emergency vehicles. All other improvements
have been designed to mitigate any serious problem resulting
from this project.
F.
The design or improvements of the proposed project will not conflict
with the easements acquired by the public at large for access through
or use of property within the proposed project.
Approval of Tentative Tract Map No. 2004-01 will not create
conflicts with the easement necessary for public access through
the subj ect property, as no such easements currently exist.
Public access will be allowed to the site, as this development
is predicated on the transit-oriented development (TOD)
concept that encourages pedestrian activity.
75C-44
8fARCH 22, 2004
~AGE 1 OF2
Conditions of Approval
Tentative Tract Map No. 2004-01 (County Map No. 16558) is approved subject
to compliance, to the reasonable satisfaction of the Planning Manager,
with all applicable sections of the Santa Ana Municipal Code, the
California Administrative Code, the Uniform Fire Code, the Uniform
Building Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed
below prior to exercising the rights conferred by this tentative tract
map.
The applicant must remain in compliance with all conditions listed below
throughout the life of the tentative tract map. Failure to comply with
each and every condition may result in the revocation of the tentative
tract map.
A.
.
4.
.
Planning Division
1.
Comply with all the conditions and requirements from the
Development Review Committee (DRC) for the development project
(DP 03-46).
2.
The Covenants, Conditions, and Restrictions (CC&Rs) shall be
reviewed and approved by the Planning Manager prior to
approval of the final tract map.
3.
A fencing plan showing the location of all project fencing and
the materials to be used must be submitted to the Planning
Division prior to submittal into building plan check.
All real estate signage must be removed from the site within one
year from the date of installation. An extension of time may be
granted as determined by the Planning Manager.
5.
The final map must be approved and recorded prior to issuance of
building permits.
6.
The final map and all improvements required to be made or
installed by the subdivider must be in accordance with the
design standards and specifications of the Santa Ana Municipal
Code and the requirements of the State Subdivision Map Act.
75C-45
MARCH 22, 2004
PAGE20F2
7.
Development within the area of the map is subject to development
and permit fees in effect at the time of permit issuance.
8.
Development within the area of the map is subject to design and
development standards in effect at the time of permit issuance.
9.
Two copies of the recorded final map and CC&R's shall be
submitted each to the Planning Division, Fire Department,
Building Division, and Public Works Agency within 10 days of
recordation.
75C-46
.
.
.
MITIGATION MONITORING AND REPORTING PROGRAM
SANTIAGO STREET LOFTS
SANTA ANA, CA
Completion
TIming of Method of Responsibility for
MMNo. MItigation Measure Verification Verification Monitoring Date Initials
Compliance
Air Quality
The contractor shall limit heavy truck During On-Site Construction Site
111-1 site deliveries to no more than 25 Grading and Monitoring Manager
loads oer day. Construction
The construction contractor shall log
all heavy-truck deliveries and submit
the log monthly to the City.s During On-Site Construction Site
111-2 Environmental Coordinator to ensure Grading and Monitoring Manager
that construction operations are Construction
limited to no more than 25 truck
deliveries oer dav.
All primers shall contain less than 0.85 Prior to
111-3 pound per gallon (102 gram/liter) Issuance of Plan Check Building and
VOC. Building Planning Agency
Permit
All top coats shall contain less than Prior to
111-4 0.07 pound per gallon (8 grams/liter) Issuance of Plan Check Building and
VOC. Building Planning Agency
Permit
All heavy equipment shall be tuned-up
to manufacturer's specifications (Dr
better). The construction contractor During On-Site Construction Site
111-5 shall provide the City of Santa Ana Grading and Monitoring Manager
Environmental Coordinator with Construction
service records of all diesel-powered
heaweeui ment.
To ensure construction of the
structures does not coincide with
paving or painting of structures, the
contractor shall submit to the City of
Santa Ana Environmental Coordinator Prior to
111-6 a Construction Phasing Plan that Issuance of Plan Check Environmental
identifies when the different Grading Coordinator
construction activities for the project Permit
would start and cease. A
Construction Phasing Plan shall be
~~~~~~1the ~;ole:'ch development
Grading plans for the proposed project
shall reflect the following notes:
All material excavated or graded
shall ba sufficiently watered to
prevent excessive amounts of
dust. Watering with complete
coverage shall occur at least Prior 10
111-7 twice daily, once In the late Issuance of Plan Check Building and
moming and once after work Is Grading Planning Agency
done for the day. Permit
All clearing and earthwork
activities shall cease during
periods of high winds (i.e., winds
greater than 25 mph averaged
over one hour) or during State 1
or StaDe 2 smoo e isodes.
EXHIBIT 12
Mitigation Monitoring and Reporting Program
Santiago Street Lol/s
Santa Ana, CA
Page 1
75C-47
Completion
TIming of Method of Responsibility for
MMNo. Mitigation Messure Verification Verification Monitoring Date Inltlsls
Compliance
Streets surrounding the project
site shall be cleaned at the end
of each day of construction.
All material transported off-site
shall either be sufficiently
watered or securely covered to
prevent excessive amounts of
dust.
Cultural Resources
Grading plans for the proposed project
shall reflect the following note: 'In the
event unknown cultural resources are Prior to
encountered during excavation and Issuance of Building and
V.1 grading operations, all grading and Grading Plan Check Planning Agency
excavation shall cease in the area of
the find and the City's Environmental Permit
Coordinator shail be notified for
annronriate action."
Geology snd Soils
All earthwork and grading shall be Prior to
performed in accordance with all Issuance of Building and
VI-1 applicable requirements of CALOSHA Grading Plan Check Pianning Agency
and applicable specifications of the
Santa Ana Gradino Code. Permit
All earthwork recommendations
specified in the Preliminary
Geotechnical Investigation prepared
by Albus-Keefe & Associates, Inc., Prior to
(July 23, 2003), including those for Issuance of Building and
Vi-2 site clearance, ground preparation, Grading Plan Check Planning Agency
temporary excavations, pia cement of Permit
fill, and potentiai importation of soil
materials to the site, shall be
incorporated into the design of the
nronosed nroiect.
The site and structures shall be
designed In accordance with the
following values prescribed in the
1997 Uniform Building Code, which
include:
Parameter
Value
Seismic Zone Factor, Z Prior to
VI-3 0.4 Issuance of Plan Check Building and
Soil Profile Type, S Grading Planning Agency
So Permit
Near Source Factor, Na
1.0
Near Source Factor, Nv
1.0
Seismic Coefficient, Ca
0.44
Seismic Coefficient, CV
0.64
The project elements, including Prior to Building and
VI-4 :<;:;~~:iO~e~a".:'~¿'¡¡;ta~:~s w~~sd Issuance of Plan Check
Grading Planning Agency
Mifigation Monitoring and Reporting Program
Sanüago Sfraet Lofls
Sanfa Ana, CA
Page 2
75C-48
.
.
.
Completion
Timing of Method of Responsibility for
MMNo. Mitigation Measure Verification Verification Monitoring Date Initials
Compliance
fiatwor1<, and pavement, shali be Permit
designed in accordance with the
recommendations specified in the
Preliminary Geotechnical Investigation
~~~~~s. I~t 'JU~~~~-~~~~~. &
Hazards and Hazardous Materials
Prior to the Issuance of demolition
permils, an asbestos survey (i.e.. Prior to
VIi-1 inspection, identification, and Issuance of Plan Check Environmental
quantification) shali be prepared and Demoiition Coordinator
submitted to the City of Santa Ana Permit
Environmental Coordinator for review.
SCAQMD notification to include
project description, removal Prior to
VIi-2 procedures and time schedules issuance of Plan Check Environmental
(options provided in Rule), material Demolition Coordinator
handling and clean-up, material Permit
storane and disnosal methods.
All handiing and removal of ACM must
be performed by a certified Caiifomia
State iicensed contractor that has
been certified under the Caiifomia
VIi-3 Occupational Safety and Health During On-Site Demoiition
Administration (Cal OSHA). Ali Demoiitlon Monitoring Contractor
workers must undergo 40 hours of
hazardous materials handiing training
and receive 8 hours of refresher
traininn on a "eari" basis.
When necessary, actual asbestos
removal would be accompiished under
a negative pressure environment with
high efficiency particulate air (HEPA)
VII-4 filtration, through the use of a glove During On-Site Demoiition
bag or through adequate wetting. Demoiition Monitoring Contractor
ACM is to be contained in certified
leak-proof containers and the general
pubiic is not aliowed access to the
demolition-site.
Hvdroloov and Water Qualilv
The project developer shali prepare
an NPDES post-construction storm
water management plan In
accordance with the Orange County
Drainage Area Management Plan
(DAMP) that Includes ali structural
and non-structural "Best Management
Practices" (BMPs) for the project.
a, Submit and have approved a Prior to
VIIi.1 surface drainage/utility plan that Issuance of Plan Check Building and
includes all structure aMPs (refer Grading Planning Agency
to DAMP). Permit
b. Provide two copies of the 'Water
Quality Management Plan"
(WQMP) that includes a
description of all appiicable
structural and non-structurai
~~~~e~~t",i~~r apply to the
Mitigation Moniforing and Reporting Program
Santiago Street Lol/s
Santa Ana, CA
Paga3
75C-49
Completion
TIming of Method of Responsibility for
MMNo. Mltlgetlon Measure Verification Verification Monitoring
Compliance Date Initials
Any future commercial kitchens on the Prior to
project site shall be fitted with grease Issuance of Building and
VIII-2 interceptors to the size and capacity Grading Plan Check Planning Agency
as designated by the Building Safety
Division. Permit
The project developer shall provide
proof of coverage under NPDES
'General Construction Activity Storm Prior to
Water Permir which includes: Issuance of Building and
VIII-3 Plan Check
A copy of the project permit Grading -Planning Agency
number (WDID No.) Permit
Two copies of the "Storm Water
Pollution Prevention Plan."
Noise
Prior to the issuance of grading
permits, an Acoustical Analysis
Report for each development phase
shall be prepared and submitted to
the City of Santa Ana Building and
Planning Agency for approval. The
Acoustical Analysis Report shall
describe the acousticai design
features of the structures required to
satisfy an interior noise level of no
more than 45 dBA CNEI.. In addition.
the Acoustical Analysis Report shall
contain satisfactory evidence
indicating that the sound attenuation
measures specified in the approved
acoustical reports have been
incorporated into the design of the
project. These measures are
applicable only to those "front line"
residential units that lie directly along Prior to
IX-1 the adjacent roadways. Such Issuance of Review Building and
measures could include (but not be Grading Report Planning Agency
limited to): Permit
The Inclusion of forced-air
ventilation allowing window and
doors to remain shut,
The use of acoustic-rated
windows and/or sliding door
assemblies,
A reduction In the physical size
of the windows and/or sliding
doors,
The use of solid core exterior
doors,
The use of gaskets and seals on
all extemal doors and windows, -
and
Any othar measures deemed
acceptable to the City of Santa
Ana that will attein the 45-dBA
CNEL interior noise level.
Prior to the issuance of any Prior to
Certificates of Use and Occupancy. Issuance of Building and
IX-2 field-testing In accordance with Title Certificates of Field Testing Planning Agency
~;ri~UI:~~Ii:~~ be :,~dUC~~~~~ Use and
Occupancy
Mitigation Monitoring and Reporting Program
Santiago Street Lolls
Santa Ana. CA
Page 4
75C-50
.
.
.
Completion
Timing of Method of Responsibility for
MMNo. Mitigation Measure Verification Verification Monitoring Date Initials
Compliance
Transmission Class (STC) and Impact
Insulation Class (IIC; recuirements,
Public Facilities
Prior to the issuance of building
permits, the project developer shall Prior to
submit evidence to the City of Santa Issuance of Building and
XIII-1 Ana of a fee payment between the Building Receipt Pianning Agency
developer and Santa Ana Unified
School District to offset school facility- Permit
related imDacts.
Prior to the issuance of certificate of Prior to
occupancy permits, the project Issuance of Building and
XIII-2 developer shall be subject to the Building Plan Check Planning Agency
provisions of Chapter 34 Article 8 of
the Santa Ana Munici al Code, Permit
TransDortation and Traffic
The applicant shall be required to pay
a "fair share" contribution towards the
required Improvements (i.e., traffic
signals) at the following intersections:
Lacy Street/Santa Ana Bouievard,
Poinsettia Street/Santa Ana Prior to
Bouievard, and Santiago Street/Civic Issuance of Building and
XV-1 Center Drive, The "fair share" Plan Check
contributions shall be based on the Building Planning Agency
percentage of project-related traffic Permit
compared to the total traffic volume,
The "fair share" contributions shall be
paid to the City prior to issuance of
the building permits for the proposed
oro'ecl.
Prior to approval of grading plans, Prior to
project access points shall be Approval of Building and
XV-2 reviewed for consistency with Caltrans Plan Check
and City of Santa Ana sight distance Grading Planning Agency
standards, Plans
Mitigation Monitoring and Reporting Program
Santiago Street Lofts
Santa Ana, CA
Page 5
75C-51
REQUEST FOR
Planning Commission Action
Il
~
PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
APRIL 12, 2004
TITLE:
PUBLIC HEARING - ZONING ORDINANCE
AMENDMENT NO. 2004-01 FOR THE
SANTIAGO STREET LOFTS DEVELOPMENT
APPROVED
0 As Recommended
0 As Amended
0 Set Public Hearing For
DENIED
0 Appiicant's Request
0 Staff Recommendation
CONTINUED TO
Prepared by
Vince Fregoso
ffi ¿~~~tor
~ t~g ~ager
RECOMMENDED ACTION
Recommend that the City Council
Ordinance Amendment No. 2004-01.
adopt
an ordinance
approving
Zoning
DISCUSSION
Request of Applicant
The City of Santa Ana is requesting approval of an amendment to Chapter 41
of the Santa Ana Municipal Code to vacate Specific Plan for Street
Alignment No. 50 (SPSA No. 50).
Property Description
The subj ect site is approximately 3.0 acres in area, encompassing the
block bounded by Santiago Street to the east, Santa Ana Boulevard to the
south, poinsettia Street to the west and Civic Center Drive to the
north.
Project Description
The vacation of this street alignment is a requirement of Santiago Street
Lofts project, which was approved by the Planning Commission at its March
22nd meeting. The Santiago Street Lofts project is a 108-
live/workshop/studio development on two parcels (Exhibit 1).
Analysis of the issues
In February 1986, the City Council approved Ordinance No. NS-1827 which
added Section 41-749 of the Santa Ana Municipal Code and adopted
Specific Plan for Street Alignment No. 50 (SPSA No. 50). This action
created the Civic Center Drive Couplet, which was intended to connect
Civic Center Drive and Santa Ana Boulevard.
~~1
~oning Ordinance Amendment No. 2004-01
"April 12, 2004
Page 2
The SPSA No. 50 alignment was intended to be a mechanism to reserve
right-of-way for potential transportation improvements in the immediate
area. However, due to the approval of the Centerline proj ect, the
improvements proposed by the SPSA No. 50 alignment are no longer
necessary. Although the couplet was intended to be a traffic
improvement project, this alignment was not incorporated into the
Circulation Element of the General Plan or the County's Master Plan of
Arterial Highways (Exhibit 2).
The removal of SPSA No. 50 from the Zoning Code will clarify the City's
circulation system as well as facilitate the development of the Santiago
Street Lofts. In addition, it will encourage the creation of a transit-
oriented development that promotes sustainable development and enhances
the City's image as a regional activity center. As a result, staff
recommends that the Planning Commission recommend that the City Council
approve Zoning Ordinance Amendment No. 2004-01.
4IÞCEQA Compliance
In accordance with the California EnvironmentQl Quality Act, Mitigated
Negative Declaration and Mitigation Monitoring Program, Environmental
Review No. 2003-182 was prepared for this project.
VF:JM
vf\reports\zoaO4 -Ol.pc
.
75C-53
I
I
1 .
it1
75~T1
.
.
"'~l
i
~
,,----
"-
"
"-m
.
7SeJl:5SlT 2
'.Taterline
.. Technologies, Inc.
Waterline Technologies, Inc.
s~nt GÞ
and Chemical,
latemlll8nal
Water Treatment TechnoJogie,
April 8, 2004
City Hall Council
20 Civic Center Plaza
Santa Ana, CA 92702
Dear Council Members,
I am writing you in regards to the Santa Ana proposed lofts at 900-920 and 901 -927 E.
Santa Ana Boulevard and 920 N. Santiago Boulevard.
I own Waterline Technologies Inc. and its subsidiaries located at 620 N. Santiago
Boulevard. We moved into this building after three years of planning and appearing
before the City Council and the Planning Department. We carry and store hazardous
materials and were restricted to a M2 wne, this has been our third move in 30 years.
After everything we were subjected to in order to continue our business within this city, it
makes no sense to put habitable units next to a M2 zone. Specifically when you are
aware of what type of products we carry.
~
Kirk T. Buttennore
President
KTB/kl
620 North Santiago St. . Santa Ana. CA 92701 . Tel (714) 564-9100 . Fax (714) 564
75C-56
r.
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33-0315864
.
fIE ~(ta--ia1S[
March 5, 2004
Honorable Miguel Pulido, Mayor
City of Santa Ana
20 Civic Center Plaza
Santa Ana, CA 92702
RE:
Proposed Live/Work Project
Santiago Street Lofts
Dear Commissioner Mondo:
I am writing to you in support of the proposed LiverWork project known as the
Santiago Street Lofts located adjacent to the Santa Ana Regional Transportation
Center.
We at Mercy House have had the opportunity to work first-hand with Greystone,
and we are confident that they will deliver a highly desirable product to our city.
I strongly encourage the City of Santa Ana to approve this project.
~r
~ Haynes
Executive Director
Mere.¡ House Center.
P.O. Box 1905
We help people find ¡heir Imy back home.
Emmanuei House. Joseph House. Regina House. San Miguel Residence
. Santa Ana, CA92702 . 17141836-71B8 . Fax (7141 836.7901
www.mercyhouse.net
75C-57
Koo-4/12/04
RESOLUTION NO. 2004-031
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING MITIGATED NEGATIVE
DECLARATION AND MITIGATED MONITORING
PROGRAM; CONDITIONAL USE PERMIT NO. 2004-03 AS
CONDITIONED FOR CONSTRUCTION OF
LlVEIWORKSHOP/STUDIOS; SITE PLAN REVIEW NO.
2004-01 AND TENTATIVE PARCEL MAP NO. 2004-01 FOR
THE PROPERTIES LOCATED AT 901-920 EAST SANTA
ANA BOULEVARD, 901-927 EAST SANTA ANA
BOULEVARD AND 920 NORTH SANTIAGO STREET
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS: .
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A.
B.
Zoning Ordinance Amendment No. 2004-01; Conditional Use Permit No.
2004-03 as conditioned for construction of live/workshop/studios; Site Plan
Review No. 2004-01 and Tentative Parcel Map No. 2004-01 for the
properties located at 901-920 East Santa Ana Boulevard, 901-927 East
Santa Ana Boulevard and 920 North Santiago Street, came before the
City Council of the City of Santa Ana for a public hearing April 19, 2004.
The Planning Commission of the City of Santa Ana held a duly noticed
public hearing on March 22, 2004, and unanimously voted to recommend
that the City Council:
1.
Approve and adopt the Mitigated Negative Declaration No. 2003-
182 and the Mitigation Monitoring Program.
2.
Adopt an ordinance approving Zoning Ordinance Amendment No.
2004-01.
C.
Adopt a resolution approving Conditional Use Permit No. 2004-03
as conditioned for construction of live/workshop/studios, Site Plan
Review No. 2004-01 and Tentative Parcel Map No. 2004-01.
Conditional Use Permit No. 2004-03 has been filed with the City of Santa
Ana seeking to allow construction of live/workshop/studios for the
properties located at 901-920 East Santa Ana Boulevard, 901-927 East
Santa Ana Boulevard and 920 North Santiago Street.
3.
75C-58
Resolution No. 2004-XXX
Page 1 of?
.
.
.
1.
iv.
Santa Ana Municipal Code Section 41-638 authorizes the City
Council to grant a conditional use permit upon making certain
findings:
i.
Will the proposed use provide a service or facility which will
contribute to the general well being of the neighborhood or
community?
ii.
The 108 live/workshop/studios, as conditioned, will
contribute to the general welfare of the community by
providing a transit-oriented development currently
lacking within the Regional Transportation Center
area. The unique characteristic of space that can be
utilized for dual purposes within a single
workshop/studio provides a component integral to
transit-oriented development goals.
Will the proposed use under the circumstances of the
particular case be detrimental to the health, safety, or
general welfare of persons residing or working in the
vicinity?
The proposed projectwiH not be detrimental to
persons residing or working in the area because the
use, as conditioned, will not create negative or
adverse impacts. The addition of persons at this
location will be a critical component of the expanded
Regional Transportation Center area and will assist in
promoting the economic viability and enhance the
livability for this area.
iii.
Will the proposed use adversely affect the present economic
stability or future economic development of properties
surrounding the area? .
The proposed live/workshop/studios, as conditioned,
will not create any negative or detrimental impacts on
the economic viability of the surrounding area. The
projectwill result in a positive addition to the area
because of the redevelopment of the underdeveloped
properties, improving the quality of the environment
that will identify the site as an economically viable
area of the City.
Will the proposed use comply with the regulations and
conditions specified in Chapter 41 for such use?
75C-59
Resolution No. 20M-XXX
Page 2 of7
The proposed live/workshop/studios are designed to
comply with all regulations and conditions specified in
the Santa Ana Municipal Code and the Specific
Development No. 71 (SD- 71) development standards
in conjunction with the proposed conditions.
v.
Will the proposed use adversely affect the General Plan or
any specific plan of the City?
The live/workshop/studios are consistent with the
General Plan and the proposed Specific Development
(SD-71). The proposed use is a permitted use in the
district subject to approval of a conditional use permit.
One of the goals of the City's Land Use Element is to
promote a balance of land uses to address basic
community needs. Implementation of Specific
Development No. 71 will allow maximum flexibility in
site planning and design' and foster a variety of
residential land uses, while assuring high quality
development and addressing the goals of the General
Plan.
D.
Applicant filed Tentative Tract Map No. 2004-01, for condominium
purposes, seeking to allow a 108 live/workshop/studios development on
two parcels.
1.
The City Council of the City of Santa Ana determines that the
following findings have been established:
The proposed project, as conditioned, and its design and
improvements are consistent with the Low Medium Density
Residential designation on the General Plan and are
otherwise consistent with all other elements of the General
Plan.
ii.
Tentative Tract Map No. 2004-01 is consistent with
the land use designation' and density prescribed in the
General Plan and will have no adverse affect on the
surrounding land uses in the area.
The proposed project, as conditioned, conforms to all
applicable requirements of the zoning and subdivision codes
as well as other applicable City ordinances.
Tentative Tract Map No. 2004-01 is in keeping with
the provisions of the site plan review (DP 03-46) and
Chapters 34 and 41 of the Santa Ana Municipal Code,
75C-60
Resolution No. 2004-XXX
Page 3 of7
.
iii.
.
.
all of which pertain to the subdivision of land and
development standards for the site.
The project site is physically suitable for the type and density
of the proposed project.
iv.
Tentative Tract Map No. 2004-01 is proposed for a
4.8-acre parcel of land within Specific Development
No. 71 zoning district. The live/workshop/studios, as
conditioned, will provide:a transit-oriented
development currently lacking within the Regional
Transportation Center area. The site has been
determined to be capable of supporting the type and
density of the proposed project.
The design and improvements of the proposed project will
not cause substantial environmental damage or substantially
and avoidably injure fish or wildlife or their habitat.
v.
No fish or wildlife will be affected by the approval of
this map or by the design and improvements of the
project. Environmental Review No. 2003-182 has
been prepared for this project and has identified
mitigation measures aimed at reducing any
environmental impact associated with this project.
The design or improvements of the proposed project will not
cause serious public health problems.
The design and improvements associated with this
project have been prepared to comply with all
regulations and conditions specified in the Santa Ana
Municipal Code and the Specific Development No. 71
(SD-71) development standards in conjunction with
the proposed conditions. The street system, although
to be private and maintained by a homeowners
association, has been designed to public street
standards and will accommodate emergency vehicles.
All other improvements have been designed to mitigate
any serious problem resulting from this project.
vi.
The design or improvements of the proposed project will not
conflict with the easements acquired by the public at large
for access through or use of property within the proposed
project.
Approval ofTentative Tract Map No. 2004-01 will not
create conflicts with the easement necessary for public
75C-61
Resolution No. 2004-XXX
Page40f7
access through the subject property, as no such
easements currently exist. Public access will be
allowed to the site, as this development is predicated
on the transit-oriented development (TOD) concept
that encourages pedestrian activity.
E.
Site Plan Review No. 2004-01 has been filed seeking to approve the
project which is located within Specific Development No. 71 (SD-71).
1.
Section 41-593.5( c) of the Santa Ana Municipal Code requires a
review by the Planning Commission of all plans within a specific
development plan area to ensure the project is in conformity with the
Specific Plan.
The project is in compliance with all applicable development
standards outlined within the Specific Development Plan No. 71
(SD-71 ).
2.
3.
F.
The project has been determined to be in compliance with applicable
parking, landscaping and architectural provisions goveming the
project.
The Request For Council Action, The Mitigat~d Negative Declaration and
Monitoring Program for Environmental Review No. 2003-182 and all
matters presented to the Council are incorporated herein by this reference
as though fully set forth.
Section 2. The City Council has reviewed and considered the information
contained in the initial study and the Mitigated Negàtive Declaration And Mitigation
Monitoring Program for Environmental Review No. 2003-182 prepared with respect to this
Project. Pursuant to the California Environmental Quality Act ("CEQA") and the State
CEQA Guidelines, the Mitigated Negative Declaration adequately addresses the expected
environmental impacts of this Project and reflects the City Council's independent judgment
and analysis. On the basis of this review, the City Council finds that there is no evidence
from which it can be fairly argued that the project will have a significant adverse effect on
the environment. The City Council hereby approves and adopts the negative declaration
and mitigation monitoring program and directs that the Notice of Determination be
prepared and filed with the County Clerk of the County of Orange in the manner required
bylaw.
Pursuant to Title XIV, California Code of Regulations ("CCR") §
735.5(c)(1), the City Council has determined that, after considering the record as a
whole, there is no evidence that the proposed project will have the potential for any
adverse effect on wildlife resources or the ecological habitat upon which wildlife
resources depend. The proposed project exists in an urban environment characterized
by paved concrete, roadways, surrounding buildings and human activity. Therefore,
pursuant to Fish and Game Code § 711.2 and Title XIV, CCR § 735.5(a)(3), the
75C-62
Resolution No. 2004-XXX
Page50f7
.
.
.
payment of Fish and Game Department filing fees is not required in conjunction with this
project.
Section 3. The City Council of the City of Santa Ana hereby, approves Adopt a
resolution approving Conditional Use Permit No. 2004-03 as conditioned in Exhibit "A"
attached hereto and incorporated herein, Site Plan Review No. 2004-01 and Tentative
Parcel Map No. 2004-01 as conditioned in Exhibit "B" attached hereto and incorporated
herein.
Section 4. Conditional Use Permit No. 2004-03, Tentative Parcel Map No. 2004-
01 and Site Plan Review No. 2004-01are expressly conditioned upon adoption by the
City Council of Ordinance No. NS-2651. These entitlements shall not vest until the
effective date of such ordinance. Should no such zoning ordinance amendment
become effective, then these entitlements are null and void and of no effect.
Section 5. This Resolution shall take effect immediately after its adoption by
the City Council, and the Clerk of the Council shall attest to and certify the vote adopting
this Resolution.
ADOPTED this - day of April, 2004.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee O. Otto
Deputy City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
75C-63
Resolution No. 20Q4-XXX
Page60f7
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2004-031 to be the original resolution adopted by the City
Council of the City of Santa Ana on
Date:
Clerk of the Council
City of Santa Ana
75C-64
Resolution No. 2004-XXX
Page 7 of7
.
Conditions for Approval for Conditional Use Permit No. 2004-03
Conditions of Approval
Conditional Use Permit No. 2004-03 is approved subject to compliance, to the
reasonable satisfaction of the Planning Manager, with all applicable sections of
the Santa Ana Municipal Code, the California Administrative Code, the Uniform
Fire Code, the Uniform Building Code and all other applicable regulations.
The applicant must comply fully with each and every condition listed below prior to
exercising the rights conferred by this conditional use permit.
The applicant must remain in compliance with all conditions listed below
throughout the life of the conditional use permit. Failure to comply with each and
every condition may result in the revocation of the conditional use permit.
A.
.
.
Page 1 of6
Plannina Division
1.
Comply with all conditions and requirements from the Development
Review Committee (DRC) for the development project (DP 03-46).
The applicant shall comply with the Phasing Plan for the Santiago
Street Loft project dated September 18, 2003 (Exhibit 1, attached
hereto and incorporated herein).
All building setbacks shall comply with the Site Plan (Sheet SD-1.0)
dated September 30, 2003.
Common area amenities shall comply with the following:
a. Pursuant to the phasing plan (Exhibit 1), common area
amenities for each phase as shown in the Landscape Plan
(Sheet L 1.2, 1.3 and 1.4) dated January 9, 2004, shall be
completely installed prior to the issuance of a certificate of
occupancy for the project phase that includes the open
space. This shall not a I to the models within the first
hase.
2.
3.
4.
b.
Drive aisles and pedestrian walkways shall be constructed of
concrete pavers, decorative stamped or colored concrete,
with inlaid steel rails emulating railroad tracks as shown on
Landscape Plan (Sheet L 1.1 and 1.2) dated January 9,
2004. Asphalt is not a permitted on-site paving material.
A north/south pedestrian walkway shall be provided through
both parcels to establish pedestrian connectivity throughout
the project site as shown on the Landscape Plan (sheet L
1.1) dated January 9, 2004. The amenities to be provided
c.
EXHIBIT "A"
75C-65
5.
Page20f6
d.
along this pathway shall include decorative concrete,
overhead trellis and accent lighting, landscape planters with
rock mulch and vertical plants such as bamboo as shown on
the Landscape Plan. These improvements in each phase
must be completed prior to occupancy of the first unit in the
respective phases.
Benches and pedestrian seating shall be made of a durable
material such as concrete or painted iron and be designed to
minimize effects from vandalism, skateboarding and
weather. .
Trash receptacles should be located in high-activity areas,
such as plazas and other public open spaces. The style
shall be compatible with other plaza furnishings.
All street furniture surfaces, pedestrian-level walls and
amenities shall incorporate graffiti resistant coatings.
Courtyards
i. A 42-foot wide by 82-foot long courtyard in the south
project site shall be located adjacent to the southern
most property line.
(1) The courtyard shall include amenities such as
a raised platform that mimics a loading dock,
with informal modern outdoor furniture and
seating areas, decorative pavers, landscape
trees and plant material, inlaid steel rails
emulating railroad tracks adjacent to the
platform.
(2) Pursuant to the phasing plan approved by
Conditional Use Permit No. 2004-03, this
courtyard shall be completely installed prior to
the issuance of any certificate of occupancy
within the project phase that includes this
portion of the south parcel.
A 30-foot by 45-foot long courtyard shall be located
near the center of the north project site.
(1) The courtyard shall include decomposed
granite, informal modern outdoor furniture and
seating areas, and landscape trees and
material. .
e.
f.
g.
Ii.
Landscaping Requirements shall comply with the following:
a. At the perimeter of Parcels
EXHIBIT "A"
75C-66
.
.
.
Page 3 of 6
6.
Pursuant to the phasing plan (Exhibit 1), the
landscaping in each phase shall be installed as
shown on. the Santiago. Street Lofts Landscape Plan
(Sheet L 1.5), dated January 9, 2004 prior to the
issuance of any certificate of occupancy with the
respective phases.
The perimeter of the project shall incorporate 76
street trees of a minimum 24-inch box size. The tree
palette shall consist of 15 London Plane trees planted
along Santiago Street; 13 Canary Island Pine planted
along Poinsettia Street; nine Brisbane Box and five
Queen Palms planted along Civic Center Drive; and
34 Mexican Fan Palms along Santa Ana Boulevard.
The Mexican Fan Palms shall be planted in an
alternate pattern at a minimum of 25 feet on center.
The applicant shall provide comprehensive plans for
review and approval by Planning Manager for the
design of the corner. landscape and hardscape
treatments at northwest and southwest corner of
Santiago Street and Santa Ana Boulevard. These
plans must be approved prior to issuance of any
building permits and the improvements completed
prior to the issuance of any certificate of occupancy
with the respective phases.
The required paving material for the exterior perimeter
setbacks shall consist of enhanced individual pavers.
Within Interior Courtyards
i. The interior courtyards shall consist of a minimum of
99 trees, including a 60-inch box California Pepper
and 24-inch box sizes of Australian Willows, Golden
Rain trees, Natchez Crepe Myrtles, Black Bamboo,
Yew Pines, Chanticleer Pears, and other plant
materials as shown on Santiago Street Lotts
Landscape Plan (Sheet L 1.1) dated January 9, 2004.
The buildings shall be of steel construction with a quality and
durable exterior materials including but not limited to, industrial
grade aluminum windows, metal and glass sectional garage doors,
sandstone tile, brick, steel awnings and hand-troweled, smooth
finished stucco as shown on the architectural plans, material
boards and material specifications submitted for this project.
The interior building amenities shall include but not be limited to
hardwood flooring, acid washed concrete, designer linoleum,
carpet, and brushed aluminum staircase railings. The doors shall
i.
ii.
iii.
iv.
b.
7.
EXHIBIT "A"
75C-67
8.
9.
10.
11.
12.
Page 4 of 6
be constructed of slab flat panel with brushed stainless lever and
hinges. The kitchen shall include stainless steel, black, and white
GE Profile Series appliances, flat panel doors/drawers cabinetry,
stone slab (Soapstone), butcher block, stainless steel and Zociac
solid surface countertops, Kohler Stainless steel undermount dual
compartments sinks and Kohler Designer Series fixtures. The
master bath shall include Kohler stainless steel undermount sinks,
Subway tile walls with frameless glass enclosure showers and
SileStone, CeasarStone, or Avanite solid surface material
countertops. .
The project's units shall include two-car garages and work studio
space on the first floor and living space on the second and third
levels.
Each loft shall be designed to incorporate a B Occupancy (per the
Califomia Building Code) on the first floor of the work/studio space
to enhance the viability of the work component and to emphasize
the pedestrian-oriented design.
Interior floor to ceiling heights will be a minimum of ten feet on the
first floor and a minimum of nine feet on the second and third floor
respectively.
The residential component of each live/workshop/studio unit shall
meet the following standards: .
a. It shall have a space of at least 1,217 square feet of
residential living area.
It shall have access to separate bathroom facilities including
a water closet, a washbasin, and a bathtub or shower.
It shall have separate kitchen facilities including a kitchen
sink, cooking appliances and refrigerator. All such facilities
shall have a clear working space of at least 30 inches in
front.
It shall comply with all Housing Code requirements as
modified by Section 8-2700 of the Santa Ana Municipal
Code. .
Covenants, Conditions, and Restrictions (CC&Rs) must be
approved by the Planning Manager prior to the issuance of any
building permit. Such CC&Rs must contain at a minimum, the
following:
a. Project Maintenance.
b. Standards shall be established for the exterior maintenance
of each unit within the community.
Graffiti removal will be required within 48 hours.
b.
c.
d.
c.
EXHIBIT "AU
75C-68
.
.
13.
14.
15.
.
Page50f6
d.
Assignment of repair of perimeter walls will be specified in
the CC&Rs in the event of damage~
CC&Rs are to be in effect in perpetuity.
Any proposed modifications to the CC&Rs will require
approval by the City of Santa Ana. .
Prohibit all first levels to be used as bedroom space. The
Ci retains enforceabilit and ri ht to review and a rove
amendments to CC&R's.
e.
f.
g.
h.
i.
j.
anc to be no more than four residents
k.
I.
Re uire the develo er to establish and install standardized
window treatments.
All garages shall be maintained as designed for parking purposes.
A tentative tract map shall be approved prior to the applicant
exercising the rights conferred by this conditional use permit.
There shall be a decorative multi-directional pole sign located on
the northwest corner of Santiago Street and Santa Ana Boulevard
to direct pedestrians and motorists to different areas of interest
within the City. The sign shall be constructed of quality and durable
materials. The design and materials shall be submitted for review
and approval by the Planning Manager prior to the issuance of any
building permit. The sign shall be completely installed prior to the
issuance of any certificate of occupancy within the project phase
that includes the northwest corner of Santiago Street and Santa
Ana Boulevard.
EXHIBIT "A"
75C-69
B.
16.
17.
This conditional use permit shall be null 'and void and of no force
and effect unless and until the City Council, in the exercise of its
sole discretion, repeals Section 41-749 o.fthe Santa Ana Municipal
Code.
This conditional use permit shall be null and void and of no force
and effect unless and until the City Council, in the exercise of its
sole discretion, approves a tentative tract map for this project.
Police Department
1.
Page 6 of 6
Prior to plan check approval, indicate compliance with Santa Ana
Municipal Code lighting requirements for walkways and drive aisles.
EXHIBIT "A"
75C-70
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75C-71
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Conditions for ADDroval for Tentative Tract MaD No. 2004-01
Conditions of ADDroval
Tentative Tract Map No. 2004-01 (County Map No. 16558) is approved subject to compliance, to the
reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana
Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building
Code and all other applicable regulations. .
. The applicant must comply in full with each and every condition listed below prior to exercising the
rights conferred by this tentative tract map.
The applicant must remain in compliance with all conditions listed below throughout the life of the
tentative tract map. Failure to comply with each and every condition may result in the revocation of
the tentative tract map.
A.
Plannina Division
1.
Comply with all the conditions and requirements from the Development Review
Committee (DRC) for the development project (DP 03-46).
The Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed and
approved by the Planning Manager prior to approval of the final tract map.
A fencing plan showing the locati.on of all project fencing and the materials to be used
must be submitted to the Planning Division prior to submittal into building plan check.
All real estate signage must be removed from the site within one year from the date of
installation. An extension of time may be granted as determined by the Planning
Manager.
The final map must be approved and recorded prior to i~~ce of buildin~rmi~~.
This shall not a I to the models within the first hase.
2.
3.
4.
5.
6.
The final map and all improvements required to be made or installed by the
subdivider must be in accordance with the design standards and specifications of the
Santa Ana Municipal Code and the requirements of the State Subdivision Map Act.
Development within the area of the map is subject to development and permit fees in
effect at the time of permit issuance.
Development within the area of the map is subject to design and development
standards in effect at the time of permit issuance. .
Two copies of the recorded final map and CC&R's shall be submitted each to the
Planning Division, Fire Department, Building Division, and Public Works Agency
within 10 days of recordation.
7.
8.
9.
EXHIBIT "B"
7 5C- 72
.
.
.
ORDINANCE NO. NS-2651
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA AMENDING SPECIFIC DEVELOPMENT NO.
71, PERTAINING TO SANTIAGO STREET LOFTS (SD-71)
AND TO REPEAL SANTA ANA MUNICIPAL CODE
SECTION 41-749 (ZOA NO. 2004-01)
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana does hereby find,
determine and declare as follows:
A.
Zoning Ordinance Amendment No. 2004-01 has been filed with the City of
Santa Ana to amend the Specific Development No. 71 (SD-71) to define the
work component of the live/workshop/studio project; to create development
standards for height, setbacks, parking, and density; to identify the public
art requirements; and the signage standards within SD-71 and to repeal
Santa Ana Municipal Code Section 41-749.
On February 18, 2003, the City Council created Specific Development No.
71.
B.
C.
The Planning Commission of the City of Santa Ana held a duly noticed
public hearing on March 22, 2004, and unanimously voted to recommend
that the City Council:
1.
Approve and adopt the Mitigated Negative Declaration No. 2003-182
and the Mitigation Monitoring Program.
Adopt an ordinance approving Zoning Ordinance Amendment No.
2004-01.
2.
3.
Adopt a resolution approving Conditional Use Permit No. 2004-03 as
conditioned for construction of live-work units, Site Plan Review No.
2004-01 and Tentative Parcel Map No. 2004-01.
B.
The inclusion of a live-work project similar to the Downtown lofts will
enhance the visual gateway into the City and reinforce the City's image as a
regional activity center.
C.
Allowing moderate density housing with complementing commercial uses
provides an alternative to traditional land use development.
Ordinance No. NS- XXX
Page 1 of3
75C-73
The Mitigated Negative Declaration and Mitigation Monitoring Program for
Environmental Review No. 2003-182, was approved and adopted by
resolution which came before the City Council on April 19, 2004. This
ordinance incorporates by reference, as though fUlly set forth herein, this
resolution and the Mitigated Negative Declaration and Mitigation Monitoring
Program
Section ? Specific Development No. 71 is hereby amended as set forth in
Exhibit "A", attached hereto and incorporated as though fully set forth herein.
Section 3. Section 41-749 of the Santa Ana Municipal Code is hereby repealed in its
entirety (existing language shown in strikeout for tracking purposes only):
D.
Sec;. 41-749. Spec;ific; plan for Street Alignn1ent No. S9.
Civic Center Drive fmffl 200 feet e8st or Garfield Street to connect
to Gant8 Ana DotJlevard 386 feet e8st of Gantiago Gtreet.
Section 4. This Ordinance shall take effect immediately upon its adoption by
the City Council, and the Clerk of the Council shall attest to and certify the vote
adopting this Ordinance.
Section 5. 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 anyone or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
ADOPTED this - day of -' 2004.
Miguel A. Pulido
Mayor
Ordinance No. NS- XXX
Page20f3
75C-74
.
.
.
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee O. Otto
Deputy City Attorney
AYES:
Councilmembers
NOES:
Council members
ABSTAIN:
Councilmembers
NOT PRESENT:
Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS-?651 to be the original ordinance adopted by the City
Council of the City of Santa Ana on , and that said ordinance was
published in accordance with the Charter of the City of Santa Ana.
Date:
Clerk of the Council
City of Santa Ana
Ordinance No. NS- XXX
Page30f3
75C-75
SECTION 1
SECTION 2
Shaded Areas Denotes Proposed Revision
SPECIFIC DEVELOPMENT 71
SANTIAGO STREET LOFTS
APPI ICARI ITY OF ORnlNANCE
The specific development zoning district (SD71) for the subject property,
as authorized by Chapter 41, Division 26, Section 41-593 et seq., of the
Santa Ana Municipal Code, is specifically subject to the standards and
regulations contained in this plan for the express purpose of establishing
land use regulations and standards. All other applicable chapters,
articles, and sections of the Santa Ana Municipal Code shall apply
unless expressly waived or superseded by this ordinance.
This specific development plan sets fourth the development and design
criteria for the Santiago Street Lofts, a mixed use development
consisting of approximately 4.48 acres and shown on the vicinity map
attached as Exhibit 1. The purpose of this Specific Development Plan is
to permit maximum flexibility in site planning and design while assuring
high quality development, as well as addressing the goals of the General
Plan.
Specific Development Plan No. 71 establishes the following for the
Santiago Street Lofts:
a.
b.
c.
The authorized uses for the site;
Maximum authorized development densities;
Operational standards for authorized uses, including:
1. Architectural design
2. Parking requirements
3. Setback requirements
4. Building height limits
5. Maximum site coverage
6. Landscaping and signage standards
7. Public and privàte open space
PIJRPOSF
The SD-71 Specific Development use district is hereby established for
the express purpose of protecting the health, safety, and general welfare
of the people of the City by promoting and enhancing the value of
properties and encouraging orderly development.
Exhibit "A"
Page 1 of 7
75C-76
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.
.
SECTION 3
SECTION 4
SECTION 5
RACKGROI INn
The Depot, also known as the Regional Transportation Center, is
located immediately to the east of this development area. The Depot is
a regional hub for rail and bus transit, as well as being close to Santa
Ana (1-5) Freeway. The Depot rail systems include Metrolink and
Amtrak, as well as freight. This is the main line from San Diego to Los
Angeles. The San Diego terminus ends at a San Diego trolley station.
The Los Angeles leg ends at Union Station, with connections to the
Metro Red Line (subway) and both city, intra-city and inter-city bus
connections. '
The proposed Orange County Light Rail (Centerline) System borders
the project site on all sides, except Poinsettia Street.
lOCATION
The project site is located at the intersection of Santa Ana Boulevard
and Santiago Avenue, and occupies the northwest and southwest
corners. The project is directly adjacent to the Depot to the east. Refer
to Exhibit 2.
The total project area includes 195,148 square feet (4.48 acres),
comprised of two parcels. Parcel 1, 63,1,62 square feet (1.45 acres) is
located on the south side of Santa Ana Boulevard, between Santiago
and Poinsettia Streets. Parcel 2, 131,986 square feet (3.03 acres), is
the entire block bounded by Santiago Street to the east, Santa Ana
Boulevard on the south, Poinsettia Street to the west, and Civic Center
Drive to the north.
OBJECTIVFS
Preliminary objectives for development of the Santiago Street Lofts
include:
a.
Capitalize on the Depot Transit Station to allow an opportunity for a
transit-oriented development.
Promote a walkable community.
Create an enhanced access to downtown.
Create live/work opportunities close to mass transit.
Revitalize the local area.
Create moderately priced new housing.
b.
c.
d.
e.
f.
Exhibit "A"
Page 2 of 7
75C-77
SECTION 6
SECTION 7
SECTION 8
PROPOSFD DFVFI OPMFNT PROGRAM
SO 71 entitles a new infill live-work community development that will
capitalize on the alternative transit opportunities in the area.
LJSFS PFRMITTFO
a. Open-air recreational and entertainment uses, including bike trails.
b. Government buildings, quasi-public service and facilities.
c. Freestanding restaurants, cafes, and eating establishments,
excluding drive-through facilities and facilities open between the
hours of 12:00 midnight and 5:00 a.m.
CONOITIONAI I Y PFRMITTFO USES
a. Live/workshop/studio projects at a density not to exceed twenty-five
(25) units per acre.
b. Non-freestanding eating establishments under 20,000 square feet.
c. Indoor/Outdoor Entertainment as defined in Chapter 41 of the
SAMC.
d. Any establishment open at any time between the hours of
12:00a.m. and 5:00a.m.
-
-.
Exhibit "A"
Page 3 of 7
75C-78
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SECTION 12 DFVFI OPMENT STANDARDS
a.
Development Standards for uses permitted
1.
2.
b.
Development Standards for Conditionally Permitted Uses
Exhibit "A"
Page 4 of 7
75C-79
Exhibit "A"
Page 5 of 7
75C-80
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.
Exhibit "A"
Page 6 of 7
75C-81
b.
SECTION 15 PI ANNING COMMISSION AN ) CITY COlJNCIL APPROVALS
This is a key area for future development and this project will set the
example for all subsequent residential development in the area. To
ensure the quality of the design and the. architectural style, as well as
the layout of the units, any new development projects require Planning
Commission and City Council approvals. .
Exhibit "A"
Page 7 of 7
75C-82
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bk:4/13/04
RESOLUTION NO. 2004-032
A RESOLUTION OF THE CITY COUNCIL OF SANTA ANA
MAKING CERTAIN FINDINGS WITH RESPECT TO THE
CONSIDERATION TO BE RECEIVED BY THE COMMUNITY
REDEVELOPMENT AGENCY OF THE CITY OF SANTA ANA
PURSUANT TO A DISPOSITION AND DEVELOPMENT
AGREEMENT BETWEEN THE COMMUNITY REDEVELOPMENT
AGENCY OF THE CITY OF SANTA ANA, AND SANTA ANA
TRANSIT VILLAGE, LLC, FOR THE SALE OF CERTAIN REAL
PROPERTY IN THE INTER CITY COMMUTER STATION
REDEVELOPMENT PROJECT AND APPROVING THE SALE OF
SAID REAL PROPERTY UPON THE TERMS AND CONDITIONS
CONTAINED IN THAT AGREEMENT
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA, AS
FOLLOWS:
Section 1: The City Council of the City of Santa Ana hereby finds, determines and
declares as follows:
A. The Community Redevelopment Agency of the City of Santa Ana
(hereinafter referred to as the "Agency") is engaged in activities necessary
to execute and implement the Redevelopment Plan for the I nter City
Commuter Station Redevelopment Project:
B. In order to implement the Redevelopment Plan, the Agency has
agreed, subject to the approval of this Council, to sell certain real property in
the Project Area, pursuant to the terms and provisions of that certain
Disposition and Development Agreement (hereinafter referred to as the
"Agreement") between the Agency and Santa Ana Transit Village, LLC,
which is on file in the office of the Executive Director of the Agency, in which
said real property, commonly referred to as 901 & 927 East Santa Ana
Boulevard, County of Orange Assessor Parcel Numbers 398-201-05 &
398-201-07 (hereinafter referred to as the "Site"), is described.
C. The Agreement contains all of the provisions, terms, conditions and
obligations required by the state and local laws.
D. Santa Ana Transit Village, LLC, possess the qualifications and
financial resources necessary to acquire and insure development of the
1
75C-83
Site, in accordance with the purpose and objectives of the Redevelopment
Plan.
E. The Mitigated Negative Declaration and Mitigation Monitoring
Program for EnvironmentalReview No. 2003-182, was approved and
adopted by resolution which came before the City Council on April 19,
2004. This resolution incorporates by reference, as though fully set forth
herein, this resolution and the Mitigated Negative Declaration and
Mitigation Monitoring Program.
F. Pursuant to the provisions of the California Redevelopment Law, the
Agency and the City Council have held a duly.noticed joint public hearing on
the proposed sale of the Site pursuant to the Agreement.
SAr.tion 2. The City Council has considered all terms and conditions of the
proposed sale and hereby finds and determines that the sale and the redevelopment of
the Site pursuant to the Agreement is the best interests of the City of Santa Ana and the
health, safety and welfare of its residents, and is in accord with the public purpose and
provisions of the applicable state and local laws.
SAr.tion 3. The City Council hereby finds and determines that the consideration
for the sale of the Site pursuant to the Disposition and Development Agreement is not
less than the fair reuse value of the Site determined in accordance with the covenants
and conditions governing the sale.
SAr.tion 4. The sale of the Site by the Agency to Santa Ana Transit Village,
LLC, upon the terms and conditions contained in the Agreement is hereby approved.
SAction 5.
this Resolution.
The Clerk of the Council shall attest to and certify the vote adopting
ADOPTED this _day of
,2004.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
2
75C-84
.
.
.
By:
Benjamin Kaufman
Chief Assistant City Attorney
AYES: Councilmembers:
NOES: Councilmembers:
ABSTAIN: Councilmembers:
NOT PRESENT: Councilmembers:
CERTIFICATION OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of Council, do hereby attest to and certify the attached
Resolution No. 2004-03? to be the original resolution adopted by the City Council of the
City of Santa Ana on
Date:
Clerk of Council
City of Santa Ana.
3
75C-85
75C-86