HomeMy WebLinkAboutNS-2671 - Calling for and Giving Notice of a Special Municipal Election to be Held in City of Santa Ana
ORDINANCE NO. NS-2671
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF SANTA ANA CALLING FOR AND GIVING NOTICE OF
A SPECIAL MUNICIPAL ELECTION TO BE HELD IN THE
CITY OF SANTA ANA ON APRIL 5, 2005 FOR THE
SUBMISSION TO THE VOTERS OF A QUESTION
RELATING TO ORDINANCE NO NS-2649 APPROVING
THE ONE BROADWAY PLAZA DEVELOPMENT.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA ANA
DOES ORDAIN AS FOLLOWS:
SECTION 1: On August 2, 2004, the City Council adopted Ordinance No. NS-
2649 establishing Specific Development District 75 (SD-75) and amending elements of
the Midtown Specific Plan No.3 (SP-3) to permit development of One Broadway Plaza,
a 37-story office tower, along with an a-story parking garage and related support retail
space generally located at the northeast corner of Broadway and 10th Street in the City
of Santa Ana.
SECTION 2: On September 1, 2004, a referendum petition regarding Ordinance
No. NS-2649 was filed with the Clerk of the Council. On September 27, 2004 the
Orange County Registrar of Voters determined that the referendum petition was valid
and sufficient to require the City Council to either repeal Ordinance No. NS-2649 or
submit it to the voters of the City for approval.
SECTION 3: The City Council, hereby determines that the most appropriate
action is to submit the ordinance to the voters, and therefore does order submitted to
the voters at the Special Municipal Election the following question:
Yes
Shall Ordinance No. NS-2649,
permitting development of One
Broadway Plaza, a 37-story office No
building and related parking and
retail improvements, be adopted?
SECTION 4: That the proposed complete text of the ordinance submitted to the
voters is attached as Exhibit A.
Ordinance No. NS-2671
Page 1 of4
SECTION 5: The said Special Municipal Election shall be conducted in
accordance with the Elections Code of the State of California, and the Clerk of the
Council is hereby authorized and directed to take all actions necessary or appropriate
with respect thereto, except to the extent such actions may be undertaken by the
Registrar of Voters or the County of Orange under agreement to conduct said election
on behalf of the City.
SECTION 6: That the notice of the time and place of holding said Special
Municipal Election is hereby given, and the Clerk of the Council is hereby authorized
and directed to give such additional notice thereof as required by law.
ADOPTED this 20th day of December 2004
~~?\ J~~
, Iguel A. Pulido
Mayor "
A / ,;?1 É/S"I
APPROVED AS TO FORM:
--
ph W. Fletcher -
Attorney
AYES:
NOES:
Councilmembers: Alvarez Bist Bustamante Chris
Garcia Solorio 6
Council members: None (0)
ABSTAIN:
Council members: Pulido (1)
NOT PRESENT: Councilmembers: None (0)
Ordinance No. NS-2671
Page 2 of 4
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E, HEALY, Clerk of the Council, do hereby attest to and certify that the
attached Ordinance No. NS-2671 to be the original ordinance adopted by the City
Council of the City of Santa Ana on December 20. 2004 and that said ordinance was
published in accordance with the Charter of the City of Santa Ana.
Date:
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City of Santa Ana
Ordinance No. NS-2671
Page 3 of 4
Exhibit A
[TEXT OF ORDINANCE NO, NS-2649]
Ordinance No. NS-2671
Page 4 of 4
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PREPAR"ED BY THE PLANNING DIVISION
CITY OF SANTA ANA CALIFORNIA
EXHIBIT A
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Midtown Specific Plan
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œnlral Sanla Ma area, and coold result in a number of law films and
court reporting flfi11s relocating from elsewhere, or in the signifICant
expansion of existing coort-related fIlmS in the planning area. The
new Federal court faCilities are scheduled for completion in 1997.
Downtown Santa Ana and Fleslil Markelplace
Downtown Sanla Ana has emerged as a major shopping and offiœ
area specializing in Latino-oriented businesses and government
offices, Coupled with its relatively easy mass Iransit access and
cenlral location in the County's primaty conœnlraUon of Latinos, this
area Will tikely continue as a major shopping district, and will
significantly affect activily patterns and uses in the Midtown plaMing
area, Recent Irends towards locating technical schools in the
southern portions of the planning area are, amongst other influences,
an indication of its easy access and the nearby location 01 the
Downtown shopping dis!licl
Civic Center Complex
The concenlration of local, Slate and Federal government offICes in
the Civic Center Complex is fell throughout the planning area. A
survey of major office buildings in the Midtown area shows that a
large number of Federal and Counly agencies have located in the
planning area, If government services expand, additional demand for
relatively inexpensive office space may be fell in the planning area.
However, the short. and mid. term trend will be towards reo
consorKlating governmentai services inlo the Civic Center complex.
This WI] draw users ~y from Ule Midtown planning area, and could
increase the already high vacancy rates in the high rise buildings
south of Washington Streel
Regional Transportation Center (RTC) Complex
The RTC at the intersection of Santa Ma Boulevard and Santlago
Avenue could emerge as a major node of urban activily as the new
METROUNK system gains Íidership, and as rail Iransit links are
provided with the downtown/civic center complex and the rest of
Orange Counly. Future land uses in the RTC area are presently
being planned. The elfect on future land uses in the Midtown area
cannot be predicted at this poinl, but the planning area's location
near the RTC could help aUracl office uses along with supporting
retail commercial and restaurant development to the southern half 01
the planning area.
12
Ordinance NS-2671
Page 6 of 51
Exhibit B
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Exhibit 3
Conceplual Fixed Guideway Alignment
Alternalives
Mi:l1o\\n Specific Plan
Midtown Specific Plan
PLANNING AREA ACCESS
At present, primary east.west access to the Midtown planning area is
via First Street on the south and Seventeenth Street on the north.
Main Street and Broadway provide primary arterial access to the
downtown/civic center complex from the north and the south.
An "enhanced intersection" has been designated for Seventeenth
Street and Main Stree~ and Seventeenth and Broadway, through
General Plan Amendment No. 92.9. The intersection improvements
will include increasing the number or "tanes at the inlersection
approach to increase capacity. The exact configuration of the
intersection will be based on detailed traffic and land use analysis.
Freeway access to the Midtown area is provided by Interslate 5,
either from the Main Street Interchange to the north, or the
Seventeenth Street inlerchange to the northeast. Once
improvements are complete, access to the planning area from the
southeast will be provided by the FirsVFourth Street interchange.
Even though competing employment centers have more convenient
freeway access, the Midtown area benefits directly from its easy
mass transit access. Bus access to the planning area is direct due
mostly to the area's location near the Civic Center complex and the
location of OCTA's main transit terminal at Broadway and Fifth
Streel. Commuter rail access is currently being provided at the
Sanla Ana Regional Transportation Center, and bus service Is
availabie for direct access to the Midtown area. As described above,
bolh METROLlNK and fixed guideway services will be available in
the future. The implication for the planning area Is that in the future
Its accessibility by rapid transit will be excellenl, which over the long
term will increase the attractiveness of the area as a business
location, The planning area will also increasingiy benefit adjacent
residential neighborhoods with its convenience to jobs, shopping and
regional transit
VISUAL STRENGIHS AND WEAKNESSES
An inventory or Midtown's visual strengths and weaknesses is
documenled on Exhibit 4, Visual Strengths and Weaknesses. The
following process was employed for this visual assessmenl.
The photographic inventory, building survey, and physical
constraints mapping of Midlown conducted for Ihe design
charette were reviewed 10 gain familiarity with the planning area.
.
A walking and driving survey was conducted by the consulting
team to confirm the inventory dala.
, .
Chapter 2: Existing Conditions
Ordinance NS-2671
a
13
Midtown Speciflc Plan
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ExhIbit 4
Visual Strenghts and Weaknesses
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14
Ordinance NS-2671
Page 8 of 51
Midtown Specific Plan
Midtown Specific Plan
.
Views from streels were assessed to define locatiOlls where
positive views exist
Street fronlages were reviewed and nolated according 10 their
positive or negative appearance. Buildings that are nol well
maintained and frontages that are visually overwhelmed by a
conlusion of signs are examples of factors contributing to a
negative appearance. Positive factors include well maintained
frontages, buudings and setbacks, or mature landscaping along
the street.
.
Based on the inventory review and field surveys, elemenls that
strengthen or weaken Midtown's visual qualities were identified and
mapped. A discussion of the visual strengths and weaknesses of
Midtown foUows.
Strengths
Aesthetic Street Views
The faclors that innuence these views are the architecturally
signifICant buildings along Civic Cenler Drive and the view east OIl
Eighth Slreel, which is tenninated by an attractive residential
structure. Views along Bush Street are enhanced in the blocks that
have mature street trees on both sides of Ihe street
Buildings of Character
These include the buildings identified in the Survey of North
MalnINorlh Broadway Corridor, dated March 22, 1992 and prepared
by the Historic Resources Review Committee. In addition, individual
structures and groups of structures that add to the characler and
scale of various streets in Midtown are shown,
Mature Street Trees
Bush ,Street and Broadway have large numbers of mature street
trees, although several blocks have only a few or none. Some of the
east.west cross streets also have segments with matur~ street trees,
including Eighth Street, Tenth Stree~ and Washington Street
Open Space
Several significant open space areas make a positive contributiOll 10
Midlown, These include the church at Tenth and Main and the
financial institution al Main Streel and Washington.
Positive Street Image
Exhibil 4 shows several street segmenls throughout Midtown which
exhibil an overall posWve image due to the qualily of landscaping,
well-malnlained and attractive building facades, and signage thai is in
scale and character with the buildings.
Chapter 2: Existing Conditions
Weaknesses
Large Ex¡nnses of Unscreened Parldng
The negative impact from unscreened parking areas is exhibited
primarily along Sycamore Street and Broadway between Civic Center
Drive and Tenth Street Many of these parking lols lack landscaping
that provides visual buffering. This lack 01 screening magnifies the
adverse impacts of large expanses of parking.
Negative Street Image
AJso shown on Exhibit 4 are various segmenls of Midtown's street
frontages which are visually unallractive. This is due 10 a
combination of faclors, including vacant buildings, deleriorating
buudings, unkempt grounds, loud colors, blank wans, and unattractive
signs.
Ordinance NS-2671
Page 9 of 51
15
Mid/own Specific Plan
SPECIFIC PLAN PRINCIPLES
The following specilic plan principles provide overall guidance in the
areas of land use, design, and parking and circulation. Urban Design
Principles, Exhibk 5, iI1us~ates the following specific plan principles.
The subsequent chapters describe in detail the developmenl
slandards and design guidelines for each of the five land use/activity
dis~icls, a landscape concept plan, circutation and parking plans and
a review of imptementation mechanisms.
LAND USE
0 Encourage a land use pattern that buiids upon the concepls
identified in the Midtown Conceptual Plan while furthering the land
use policy principles established in Santa Ana's General Plan.
0 Residential concepts and densities should be consistent with
General Plan policies.
0 Establish links to surrounding employment and shopping areas.
Protect and maintain the adjacent Willard, French Court and
French Park neighborhoods.
0 Limk single room occupancy development only to the YWCA
builáll19.
0 Encourage the adaptive re.use 01 historically or architecturally
signiflCðl1t buiidings and districts throughout Midtown.
0 Encourage recreation, entertainment and cultural activities in
Midtown to complement the Museum District.
0 Protect the image and integrity of the Broadway Corridor.
URBAN DESIGN
The following urban design principles address the overall form and
structure of Midtown with specific details for its live land use/activity
districts. Atter general considerations, they address views and
gateways, building form, open space nodes, and pedestrian space
linkages. These principles are intended to reinforce the unique
identily of Midtown's activity districts and to achieve a coherent
overall image. (Refer to Exhibit 5, Urban Design Principles.)
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Chapter 3: S~PW\'I'I~f~71
rf5agefO 0
GENERAL CONSIDERATIONS
0 Develop a strong sense of community identity ror Midtown as a
whole and for each of ils districts.
0 Strengthen pedestrian access inlo, around and through the
Midtown area 10 the maximum extent possible consistent with the
City's congestion managemenl programs.
. Develop a comprehensive public improvemenls program,
including consisænllandscape and s~eelscape themes.
. Create a secure environment that will prolect the community
and attract additional business investment
. Create a sale and pleasant open space component including
plazas and passive green spaces.
. Protect the character of the Broadway Corridor north of
Washington Avenue and Bush Street by' reinforcing the
predominant scale of development.
. Develop site and architectural design standards based on
principles that promote and protect the identity and character of
Midtown while stimulating additional investment.
0 'Preserve and build upon Santa Ana's historical resources and
other significant resources,
VIEWS AND GATEWAYS
Establish distinctive gateways to Midtown on Main Street al
Civic Center Drive and Seventeenth Street through a
combination of buildings, landscaping, signage, and s~eelscape
designs.
Enhance the streetscape or the approach roules to Midtown on
Seventeenth Street and Civic Center Drive to contribute to
greater aesthetic quality and beauty. S~eetscape, landscape,
signage and lighting should be coordinated to achieve a
disünctive sense of arrival to Midtown.
Extend downtown Santa Ana's historic street grid of square
blocks into Midtown by introducing cross block view axes
wherever appropriate to break up the excessive length of the
blocks along Main Street These visual breaks should occur at
Ninth, Eleventh and Fourteenth Streets. This wiß provide an
appropriate scale to the blocks and corridors.
19
Midlown Specific Plan
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Urban Deslan Principles
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Midtown Soecific Plan
Ordinance NS-267'-
. Page 11 of 51
BUILDING FORM
Building form shall contribute to the unique character desired lor
Midtown's various activity districts.
. Cluster taller buildings on Main Street from Civic Center Drive 10
Washington Avenue, tapering heights and intensities towards.
Washington Avenue, to reinforce existing office towers, and to
express the Civic/Professional and Financial Districts' role as
employment centers. A lower form is most appropriate for Main
Street, because It renecls the form of existing office structures.
There shall be only one new tower of 6 to B slorles in the
Financial District, with other buildings of one and two stories,
. Use lower buildings to define and protect pedestrian space and
create an activity edge along Main Street and the mid-block
extensions of Ninth, EI,eventh and Fourteenth Streets.
. The form and siling 01 older structures of character on Broadway
north 01 Washington and Bush (sited on small lots with front and
side yards) shall be reflected by new development and
revitalization of existing buildings along these streets.
Establish specific heighl zones to regulate building height. with the
greatest heights on Main Street between Civic Center Drive and
Washington, Intermediate heights on Broadway and on Main Street
north of Washington,' and the lowest building heights along
Broadway and Bush Streets. (See Exhibit 6, General Building
Heighls.)
OPEN SPACE NODES
Main Street shall be accented by two open space nodes, one at the
intersection of Tenlh, and one at Washington. These nodes are
intended to provide open space retiel in the center of Midtown,
These nodes shall be connected by a linear open space strip along
Sycamore south of Tenth Slreet and north of Washington, which will
funclion as an integral part of Midtown's central open space resource.
PEDESTRIAN SPACE
Pedestrian space shaD reinforce the ground floor aclivities within
districts and provide convenient and allraclive routes and social
spaces throughout Midtown. Main Street and the Ninlh Slreet
pedestrian way are the primary shopping streels with continuous
storelronts delining the street space.
Wherever possible, the sidewalk will be widened 10 encourage
pedestrian activity and provide space for enhanced landscaping and
streelscape amenities,
Strengthen the qualities of pedestrian space on Broadway and Bush
by maintaining mature street trees, landscaped front yards, clear
Jdestrian paths, and by requiring future development 10 provide
Ihesa features.
ExhIbIt 6
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Chapter 3: SRð\! '1!1 lIMP s
Mid/own Specific Plan
H HIGH (5 slori.s and UPI
M MEDIUM (3 to 4 slories
L LOW (Up to 2 stories)
Nola: These height distrlcls .r. ganeral
Refer to design guidelines tor specific
requirements
General Building Heights
21
Midtown Specific Plan
. Mid.block pedestrian street crossings are nol encouraged. All
pedestrian movements wUl be directed to approved crosswalks.
. Enhance the pedestrian scale 01 the Eleventh and Fourteenth
Street mid-block pedestrian ways between Main and Sycamore by
encouraging retail activities and landscaping along their edges,
. Provide sale, convenient and pleasant walkways linking
surrounding residential areas to Midlown activity districts.
These easl.west connections include Washington, and Fifteenth
Streets to the west, and Eighth, Ninth, Tenth, Washing lon,
Fourteenth, Fifteenth, and Sixteenth Streets to the easl
CIRCULATION
. Maintain Broadway and Main as strong, visually allractive
business corridors while making sure that their abifity to safely
carry high traffIC volumes is maintained.
. Maintain the lunction of Washington Street, Civic Center Drive, and
Seventeenth Street as east-west connectors,
. Develop land use and design strategies for incorporating a
proposed fixed guideway rail mass transil system through
Midtown, including possible alignments.
. Protect Bush Street from heavy business and residential traffic in
order to maintain ils residential character,
LAND USE/ACTIVITY DISTRICTS
Midtown wUl provide for a wide variety of uses organized into live
land use districls. These districts were first identified as part of the
initial conceptual planning for Midtown, and have been refined
through additional area analysis. (See Exhibit 7, Midtown Districts.)
Each is intended to be distinct from the other, but supporlive of the
whole area by contributing to a balance of commercial, public, office
and other employment activities.
The following six chapters deline each district according to its theme,
objectives, land uses or activities, physical framework, sile attributes,
development opportunities, development standards, and design
guidelines, Property lines shown on exhibils are based on assessor
parcel maps and do nol necessarily rellect legai parcels,
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Midtown Districts
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Mid/own Specific Plan
;IVIC/PROFESSIONAL DISTRICT
THEME
OBJECTIVES
A vibrant mixed use district with office towers clustered on Main
street, low.rise space along Broadway north of Washington and
pedastrian activity fOCtJsed on Main Street and Ninth Street, which is
extended through !he district 10 provide an east.west circulation
corridor central to the district See Exhibit 9, CiviC/Professional
District Concept Plan.
. Create a viable and competitive employment center built
around the nucleus of existing office space and lis proximity
to downtown and the civic center.
. Encourage ground lIoor retail space to provide shopping
opportunities and services for the employees and visitors 10 the
dislricl
. Encourage job training and educational institutions to locate
In the dlslrict through the provision of refurbished and new
space, convenient parking, pleasant pedestrian walkways and a
seoore and safe environment.
. Encourage professional and administrative, offices to locate in
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Exhibit 9
Civic/Professional District Concept Plan
Chapter 4: Civic/Professional District
27
DEVELOPMENT OPPORTUNITIES
The fOllowing development opportunities define the major projects
within the district. The descriptions approximate the development
polenlial of each site, and do not indicate actual pem¡ined capacities.
These will be defined by development standards and design
gui:1elines.
Church Plaza Olllee TowerlRelail Arcade. Belween the Church
Plaza on the north and Ninth Streel on the south,
development includes an 65,000 square foot offICe tower
and 21,000 square feet of retaR space, with an arcade
frontage on the plaza, and underground parking stnx:tures,
Ninth Street Extension Relail. About 25,000 square feel 01 new
and refurbished space forming the south frontage along
Ninth Street, between Broadway and Main. The Ninth
Street extension will be a privately owned pedestrian
street with limited vehiCIJlar access. It should be fully
secured during off-hours.
Buffum's Block. An 61,000 square foot office tower or hotel
development, and 20,000 square feet of relail space on
Main slreet, belween Ninth and Tenth Street, and parking
structure along Bush Street.
Bank of America Block. An 61,000 square fool tower or holel
development, and 9,000 square feet of retail on main
street, belween Eighth and Ninth Streets, and parking
structure along Bush Street
Main Street Shops. Low.rise retail frontage on Main Streel
belween Civic Center Drive and Eighth Street. About
10,000 square feet of ground fÌOOl retail and 10,000 square
feet of upper level space.
Broadway Mixed. Broadway is suitable lor a low-rise mix of olliee,
education and institutional functions, with parking
structures along Sycamore south 01 Tenth.
Christ/an Science Church. ff the church should move from its
current building. the building could be adaptively reused as
a civic auditorium, a community building, or as a public
meeting place. It is an architectural and historical assel
that should be preserved.
Mldlown specific PI.n
DEVELOPMENT STANDARDS
Permitted and Conditionally Permitted Uses
PerrniNed Uses
Permined uses in the Civic Prolessional district shall be as follows.
1. Professional, business and administralive ollices and services.
2. Banks, finance, Insurance and real estate offices. Waik-in
facilities shall be on the first floor only. '
3. Public agencies, and quasi'public organizations and oneas.
4. Trade schools, professional schools and academic COlleges.
5. Specialty and general practice medical and denial offices,
including counseling and psychology, above the ground level
(second Roor or above).
6. Service and commercial retail uses which shall be limited 10:
book stores, slalionary shops, gilt slores, personal and business
services., reslauranls, delicatessens, lIorists, pharmacies, and
specialty markets. .Examples of personal and business
services include dry cleaners, hair salons, travel agent,
insurance, copy cenler, maiVpostal center, tailor, shoe repair, art
supply, office supply. Bail bond use are not permitted..
7. Museums, galleries, libraries, theaters and cinemas except
those that require a conditional use permit.
8. Artist studios.
9. Day care faciiities.
10. Health ciubs.
Conditionally Permitted Uses
The following uses may be permitted subJect to the issuance of a
Conditional Use Pem¡iI pursuant to the Santa Ana Municipal Code.
1. Piaces of worship, provided they are located in free standing
buildings only.
2. Night clubs, bars and indoor entertainment establishments,
whether freestanding or part 01 another permitled or
conditionally permitted use,
3, Parking Iols and parking structures.
4. Collectibles and antiques, not including thrin and pawn shops,
5, Food uses open from 12 midnight to 5:00 a.m. and located
within 150 feet of residential property,
Chanter 4: Civic/Professional District
29
uralnanc~ 1',,6-20ì I
Page 15 of 51
Midtown Specific Plan
Building Envelopes
General
The permitted building envelopes in the Civic/Professional District are
defined by height and front yard setback requirements established for
each block. Their primary purpose is to establish the relationship
between public and private pedestrian space and the building wall,
which forms its edge. Setbacks define pedestrian space at the
ground level and show where higher buildings (greater than 35 feet)
can be sited.
Exhibit 10, CiviclProfessional Districl Height and Setbacks, provides
the setback dimensions from property lines and other benchmarils
throughoot the distric~ and height limits and setbacks for buildings
higher than 35 feet. Reference information on the exhibit shows
existing buildings that are likely to remain, thereby Indicating
relationships between existing buildings and potential new
development or realization.
Also shown for reference are major features of the comprehensive
plan, including major open spaces, planned parking facilities,
pedestrian access ways and recommended ground floor arcades.
Building HeIght
Height is specified by number of stories and feet as measured from
:\Jrb height. '
Generally, the maximum height for all low-rise buitdings is 35 fee~
Buildings above 35 feet in the Civic/Professional District include
existing office towers on Main streel and Broadway and potential
office towers clustered al the intersection of Main street and Ninth
Street, where heigh Is may be up 10 120 feeL
The towers are set back 15 feet from the Main Street and Ninth
Street property lines or edge of the Ninth Street private pedestrian
way. A maximum diagonal dimension is also spedfied to encourage
slender lowers.
An optional tower configuration is shown for a business hotel on the
Buffum's block, whereby lwo hotel lowers would be permitted with
appropriate spadng between and a maximum 140 foot diagonal
dimension.
Setbacks
Setbacks at ground level are estabtished to enhance pedeslrian
space throughout the district, creale compatible relationships
between existing and future building slreet walls and recognize
opportunities to create new open space resources, such as plazas,
pedestrian ways and landscaped areas.
~he major setback conditions are discussed below by street
30
OldiIIClII'-'t:; r43 2671
Page 16 of 51
Main Street. A variety of conditions exisl, but most buildings have
no setback, thereby resulting in a tighl, urban sidewalk character
of minimal width, Major exceptions are the church plaza at
Tenth and Main and the existing tower belween Eighth and
Ninth, which is setback 12 feet and has a 13 fool wide ground
level arcade,
The potential fulure tower sites al Ninth and Main would
maintain the 15 foot setback condition and provide a 15 foot
wide ground level arcade in the setback.
The towers would be setback 15 feet from all property lines,
thus renecting the siting of all existing towers on Main street.
Open space and plaza amenities 10 be maintained and provided
include the existing church plaza at Tenth Street, a wide
sidewalk area across the street mirroring the wide sidewalk area
north of Tenth, a comer plaza at Ninth and Main to provide an
entry court for the potential tower, and a pedestrian plaza in a
portion of the abandoned Seventh Street right-of-way.
Ninth Street Pedestrian Way. This planned private access way
is 40 feet wide and lined with 15 foot deep ground level arcades
along most of ils length. It lerminales in a 70 foot wide plaza,
also lined with arcades, on the west side of Broadway.
Civic Center Drive. The existing building walls will create a
variegated landscaped area with varied and generous setbacks
along the street, providing an aesthetic foreground for the
cluster of older buildings of character likely 10 remain, and
contributing to the parilway character which exisls along much
of Civic Center Drive.
Broadway. Twenty foot setbacks are established for all new
developments. This will permit the landscaped character of
Broadway north of Washinglon to be conlinued 10 south of
Tenth Street. The exceptions are existing buildings that remain,
which have less the 20 fool setbacks.
Sycamore Street. Sycamore functions primarily as a local service
streel and provides access to existing and planned pariling.
Three variations 10 the standard condition of zero setback occur.
Ihe church plaza at Tenth Street and a wide (35 foot) setback
across the street to extend the landscaped character; comer
selbacks and arcades at the Ninth Street pedestrian way
intersection with Sycamore; and landscaped parilway areas at
Civic Center Drive, Vine pockets are encouraged along pariling
structures and a 10 foot landscaped selback is required at
surface parking lols.
Church Plaza. An expanded landscaped open space is planned 10
enhance the setting for the church. The south edge would be
defined by a ground level arcade.
Midtown Specific Plan
Midtown Specific PlJln
FINANCIAL DISTRICT
THEME
A midrise districl of office towers on Main Street, with a vibrant
street-life of support retail stores, services and restaurants. (See
Exhibil21, FUlancial District Concept Plan.)
OBJECTIVES
.
Maintain the existing concentration of financial institutions and
office towers on Main Street and encourage reinvestment to
enhance the quality of this space.
Encourage an office tower development on Main Street.
Encourage ground floor retail uses on Main Slreet 10 serve
the day.lime office employees, visitor traffic on Main Street and
to enhance the quality of the pedestrian experience.
Enhance the sidewalk space on Main Street through widening,
additional landscaping and streetscape amenities on private
property.
.
.
LAND USE ACTIVITIES
The Financial District lies at the center of Midtown from Tenth Street
on the south and Washington Street on the north, and between
Sycamore Street on the west and Bush Street on the east. The
FUlancial District abuts the Civic/Professional District on the south,
wilh its intended concentration 01 institutional and civic uses, and is
within easy walking distance of the downtown retail activities along
Fourth Slreet. The Financial District is bordered by the One
Broadway District Cenler on the west with its mix of oflice and retail
uses, and by the historic French Park residentiai district on the east.
lower intensity strip commercial development predominates along
Main Street north of Washington Avenue.
The Financial District's prima¡y role in the Midtown area is to acl as a
concentrated office district that will aUract a mix of professional
olfices, financial institutions, and governmentat agencies reliant in
part on proximity to the Civic Center. Ground floor space should be
filled with uses that are traditionally street oriented and encourage
pedestrian activity, including retail establishments, restaurants,
, '
Chapler 5: Financial District
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t;:¡¡ EXISTING ÐUlLOINGS
Of CHARACTER
Exhibit 21
Financial District Concept Plan
Oldlllélll~ 143-l671
Page 17 of 51
41
Midlown Specific PI.n
'1MS, credit unions, and other activities that selVe office workers in
.old near lite district
Given lite relatively homogenous character of Ihe Financial Districl,
activity pattems will be much less complex Ihan characterized by Ihe
Civic/Professional District 10 Ihe soullt and lite mixed office and
residential districts to Ihe east and wesl Uses' toreseen for Ihe
Financial District include:
.
Professional, financial, insurance and real estate offices.
Offices Ihat rely on direct interface wilh clientele, such as retail
bank operations, should locate on ground ftOOlS.
Governmental agencies needing larger noor areas, but not
having a large walk-in clientele. Examples Indude specialized
selVice agencies, regional planning agencies, independent
transit aulhorities, and Federal offices.
Retail commercial uses lItat selVe office workers and clients,
including ground noor retail shops such as books, stationary.
gifts, personal services, business services, and restaurants.
Museums, galleries, or unique atlractions.
Day care facilities
Medical offices and clinics located on the upper noors of
commercial office buildings.
.
.
.
PHYSICAL FRAMEWORK
.
The urban street grid is reinforced by lite exiension of
Eleventh Street as a mid-block pedestrian way.
Main Street is the primary north-south arterial, and access to
parking is provided by ClOSS streets and Sycamore Street soulh
of Tenth Street and north of Washington.
Open space nodes and special intersection streetscape on
Main Streel at Tenth and Washington Streets provide
landmarks for the district
Main Street is Ihe primary pedestrian focus for the district
New and existing large fioor-plale spaces fronting Main
Street are to be refurbished to enhance the Main Street
pedestrian environment
.
.
.
.
Ordinance NS-2671
c"'99 16 Qf 1=\1
42
SITE ATTRIBUTES
.
Significant concenlration of existing office space
Main Street address
Highly visible and accessible location
.
.
DEVELOPMENT OPPORTUNITiES
The following development opportunities define Ihe major prtjects
willtin Ihe district The descriptions approximale the development
potential of each site, and do not indicate achlal pennitted capacities,
These will be defined by development standards and design
guidelines.
.
Reuse and refurbishment of an appropriate ground noor
activity on Main Street, such as a food court, galle¡y or exhibit
space, as a bank, as a business service (including, but not
imited 10, copy selVices, Federal Express offices or United
Parcel Service offices), or as service office uses such as
insurance .or travel agencies.
Upgrading lite existing office towers.
New office tower and ground fioor retail space on east side of
Main Street between Eleventh Street and Washington Avenue.
This project could include refurbishment of Ihe bank building on
Main Street at Elevenlh Street and inco¡porate Ihe existing trade
school block at Washington and Main,
Jewelry mart In an office tower.
.
.
.
DEVELOPMENT STANDARDS
Permitted and Conditionally Permitted Uses
Permitted Uses
PenniUed uses in Ihe Financial District shail be as follows.
1-
2
3.
Professional, business and administrative offices and selViœs.
Banks, finance, insurance and real estate offices.
Public agencies, and quasi-public organizations and offices
needing large floor areas, but not having large walk-in dientele.
Midtown Specific Plan
Midtown Specific Plan
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FINANCIAL DISTRICT
HEIGHT AND SETBACKS rI EXISTING lARGE FlooR.PLATE
8'fM~IS~EIOHT IS 35" IN.ESS INDICATED ~:i:;1~à'~,'b~":lt~E~~~py
~ EXISTING TALLER BLDCS. ~ OLDER BLoCS. OF CHAR4CTER
L-.I UKELVTOREMAIN ~ LlKELYTOREMAIN
- EXISTING CURS UHf ~ PROPOSED PARKING
-..- PROPERTY LINE ~.:u-"UXED USE ZONE
- - - BLOCK PERIMETER SETBACK (!) . BUILDING HEIGHT (No. 01 floorl)
:....~ PROPOSlED SITINQ 01' HIGHER BUILDINGS.mm::a PEDESTRIAN WAY
... .'PROPOSED GROUND FLOOR ARCADe c::::::r OPEN $PACEA.ANSCAPE AnEA
Exhibit 22
Financial District Height and Setbacks
urdlllp~~~licPIan
Mid/own Specific Plan
_ycamore Street. Sycamore functions primarily as a local service
s~eet south of Tenth S~eet and north of Washinglon and
provides access 10 existing and planned patking facUities on the
east side of the s~eet. There are no setback requiremenls. Vine
pockels are encouraged along parking s~uclures, and a 10-
foot landscaped setback is required al . surface paoong Iols.
Bush Street. Existing and planned parking facilities line the street.
A ten foot setback is required for a Ihree-level parking structure
and a fifteen foot setback is required for a four~evel structure.
Floor Area Ratio
The noar area ratio for the proposed offICe towers in this districl is ¡g
FAR. The potential new tower may only occur with the abandonment
of Twelfth Street and consolidation of the two blocks.
Parcel Size
The minimum parcel area is 15,000 square feet and the minimum
fronlage of 120 feet.
, .
()rrlimmr.p. NS-2671
Chapter 5: Finfn~lbfs~i,~¡t 51
45
INdrown Spec/fie Plan
DESIGN GUIDELINES
Figure Ground Diagram (Exhibit 23)
This diagram illustrates the spatial qualities of this district at
maximum build-out. Future buildings along Eleventh Streel and Main
should be aligned to creale a 'street wall' as illustrated In the
diagram. The 'street wall' may either be solid or porous with periodic
minor breaks in ils conlinuity so long as the whole wall is seen to
deline the slreet edge. A pedestrian way should be provided in line
with Elevenlh Street, between Main and Sycamore. An Outlel from
the Bush Street parking structure between Eleventh and Washington
should be provided onto Main, using the Twellth Street right-of.way.
Upper parking levels should be masked from the Eleventh Street
pedestrian way by smaller scaled openings. The lateral width of bay
openings should not exceed 24 feel in order to maintain pedestrian
scale and rhythm of architectural features.
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WASHINGTON AVE.
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Figure Ground Diagram
, .
46
Ordinance NS-2671
~ficPJan
Mid/own Specific Plan
PedestrianlParklng Diagram (Exhibit 25)
These diagrams illustrate vehicular access points and pedestrian
palhs at proposed parking slructures. To ensure lively streets, the
following design guidelines are reconvnended:
. Discourage general public access from parking structures
directly to buildings to encourage pedestrian traffIC on !he street.
. Stairs and elevators serving parking structures be located wilh
direct access onto street sidewalk; preferably, stairs should be
located at or as near as possible to the intersection of two
streets.
. Shops front directly onto Tenth, Eleventh, and Washington
Streets. '
Where possible, retail should also be located on major
north/south streets; if only one entrance is to be provided, it
should be oil !he side streets (East/West), wilh !he exception of
Washington Street.
No parking structures shall front on Main Street.
.
.
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Ordinance NS-2671
Page 22 of 51
48
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Pedestrian/Parking Diagram
Midlown Specific Plan
COMMUNITY AND SPECIALTY
RETAIL DISTRICT
THEME
An active and convenient community shopping and entertainment
district thai provides services to the surrounding residential
neighborhoods. (See Exhibit 29, Community and Specialty Retail
District Concept.)
OBJECTIVES
. Establish a community-oriented shopping districl to serve
surrounding neighborhoods. Activities should include a mixture 01
convenience stores, personal services and enlertainment in a
setting which will provide a social gathering place and be
convenient for people coming by car and on foot.
. Create a speciaily shopping area incorporating the unique
character of older Main Street structures, and aUract a wide
variety of speciaily retail activities, Including those which are
complemental)' to the adjacent Museum District.
. Encourage small-lot infill development or relocated historic
slructures on Main Street that are compiementary to the
character and siting of existing structures.
. Enhance the sidewalk space on Main Street through widening,
additional landscaping, sidewalk canopies, streetscape
amenities.
. Encourage a more intense form of development al Seventeenth
and Main Streets which can be pM of a 'gateway' for Midtown,
incorporating ollice towers and ground floor retail fronting Main and
Seventeenth Streets.
0 Encourage activities that complement the Museum District.
. Enhance pedestrian accessibility from adjacent neighborhoods.
, .
Chapter 6: Community and Specialty Relail District
Midtown Specltic Plan
,~~. JL
SEVENTEENTH 51.
COMMUNITY
eHOl"l'ING
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Exhibit 29
Community & Specialty Retail District
Ordinance
Page 23 of 51
55
Midtown Specific Plan
58
Ordin~nce NS-2671
Page 24 of 51
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HEIGHT AND SETBACKS ,.-, EXISTINQ LAAGI!! fLooR.PLATE
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Exhibit 30
Community and Specialty Retail Height
and Setbacks
, .
M:Jo.o.n~f'U1
Midtown Specific Plan
DESIGN GUIDELINES
Figure Ground Diagram (Exhibit 31)
This diagram Ulustrates that the buildings along the west side of Main
Street shall be continuous in contrasting with the existing and
proposed new structures on the east side 01 Main Stree~ which are
cited on small lots and have side yard setbacks.
Where shol'ß1 on the Figure Ground Diagram an arcade of at least 15
feet in depth and 15 feet - 35 feet in height should be provided.
A plaza should be located at the west side of Main between Fifteenth
and Sixteenth Streets. That plaza provides access Irom the parking
structure located between Sycamore and Main. The arcade along
Main Street should wrap around the buildings as they come towards
the parking structure.
A distinct break in buildings should be made lor pedestrians in line
with Fourteenth Stree~ north 01 Washington.
All buildings OIl the west side of the street should fOI1T1 a continuous
street wall.
A double row of street trees (palms) should be employed along Main
Street to further enhance the pedestrian space and unify the
streetscape. Street trees will be located on private property, and
within the Main Street right-of-way,
An entry plaza is to be provided at the intersection 01 Main and
Seventeenth Streets,
Buildings on the easl side of Main should be continuous between
Seventeenth and Sixteenth Streets as well as between Washington
and Fourteenth Streets with the exception of the plaza giving access
10 the parking. '
The buildings between Fourteenth and Sixteenth Streets should
reflect the context and scale 01 existing structures in that segment 01
Main Street. The parcel bounded by Main. Washington and
Sycamore and presenlly including Home Savings. is 10 Include a
heavily landscaped parking lot with large canopy Irees and a large
plaza at Main and Washington.
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Exhibit 31
60
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Figure Ground Diagram
OråiA8Ase tJi: 2ê71
/ IIIt; \ ðJlIltipé05nc Plan
Built Form Diagram (Exhibit 32)
Th. Built Form Diagram shows in Ihr.. dimensional t.rms Ih.
characlarlstics descrtbed in Ihø Figura Ground Diagram.
A consistenllreatment for buildings along the west side of Main is
encouraged. The arcade treatment fronting Main and wrapping
around comers at plazas should be continuous, use consistenl
spacing between coIWMS, use similar column details and similar
flooring materials throughout.
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Built Form Diagram
, .
Chapter6; Comt!Yr'B¡t¡,¡~..sajffifl,tail District
Page 26 of 51
~
Mid/own Specific Plan
61
Midtown Specific Plan
Pedestriarv'Parking Diagram (Exhibit 33)
These diagrams show entries to parking structures and possible
locations of slaircases providing access to the streelS.
Parking for the small scale structures on the .east side of Main should be at
the rear of the lots, screened from Main Street.
.
To ensure lively slreets, the following design guidelines are
recommended:
. Discourage access by the general pubfic from parking
structures directly to buiJdi1gs to encourage pedeslrian activily.
. Stairs and elevators serving parking structures be located with
direct access onto street sidewalk; preferably, slairs should be
located at or as near as possible to the intersection of Iwo
streets.
Shops front directly onto Main Street and the Fourteenth Street
pedestrian way.
No parking structure shail front on Main Street.
.
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Pede.lrlan/Parklng Diagram
, .
62
Oráifl8R8S" ÞI~ 2e71
FfI!!;IIÐW5p!ã1lc Plan
Midtown Specific Plan
BROADWAY CORRIDOR DISTRICT
THEME
A major north-south arterial with a scale and character refJecIive of its
past as a residential boulevard, which has a wide variety of
residential, institutional and oUice uses. (See Exhibit 37, Broadway
Corridor Concept Plan.)
OBJECTIVES
.
Maintain the scale and character given to much of Broadway
by the large number of historic and architecturally significant
structures, the mixture of office, institutional and residential
uses, landscaped Iront yards and mature street trees.
Encourage revitalization 01 existing mulli-family residential
properties for safe and sanitary housing units.
Encourage revitalization of existing properties for a variety of
professional oUice, service and institutional office uses.
Provide through-block pedestrian ways from Broadway to
Sycamore and Main Street 10 increase convenient circulation
routes.
Extend green open space frontage north of Washington on the
west side of Sycamore as a visual connection 10 the landscaped
parking lot plaza proposed to surround Home Savings' exisling
parking,
Maintain the small scale character of office uses fronting
Sycamore Street between Washington and Seventeenth Street
and, where appropriate, encourage their revitalization at a
similar scale,
.
.
.
.
.
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ExhIbit 37
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()rrlin~nr.e NS-2671
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Broadway CorrIdor Concept Plan
69
Midtown SpecHIc ptan
LAND USE/ACTIVITIES
The Broadway Corridor District encompasses both sides of
Broadway and the west side of Sycamore S~eet between
Washington and Seventeenth Street. With the notable exception 01
the 10 story office building in the 1600 block and the next door
apartment complex, this area is a mix of residential, office, and
insUtutional uses in one and two story buildings. The Broadway
District abuts the CiviclProfessional District to the south, and backs
onto the One Broadway Dislrict Center and the Community and
Specialty Retail Dis~ict to the east. The Broadway District has a
s~ong historic character, with a number 01 buildings dating 'rom the
turn of the century.
The Broadway District will continue to play its current role in the
Midtown area by providing lower-intensity office space mixed with
residential and institutional activities, such as churches and social
services. The urban scale and lorm win remain that of a large square
lootage single lamily neighborhood with deep setbacks from the
s~eet. Broadway itself will continue to carry heavy traffic as a
secondary arterial access for Ihe downtown and Civic Center areas
to Ihe south. The Broadway District will continue to serve the
downtown and Civic Center areas with professional offices, space lor
semi.public setvice agencies such as the YWCA, and limited
residenlial uses. While very low intensity in character, the district will
thus house a wide variety of uses and activities,
These activities and uses inciude the following:
. Professional, financial, insurance and real estate olfices with
littie walk-in traffic.
.
Institutional office uses, inciuding public agencies and private
office uses.
Specially and general practice medical and dental offices.
Reoccupied single family s~uctures for COllage induslries, as a
conditional use.
.
.
Day care lacilities.
Congregate care and convalescent homes.
.
PHYSICAL FRAMEWORK
.
Broadway is the major north-south arterial forming the western
edge 01 Midtown.
Older structures, landscaped lront yards, mature street ~ees
and small lot frontages define Broadway's unique character. (The
long-range land use policy is to create a landscaped open
space centrally located to the Midtown Disbict).
.
70
SITE ATTRIBUTES
.
Between residential neighborhoods and central city commercial
district.
Significant concentration of older structures 01 character
Landscaped ~ont yards and mature s~eet ~ees.
Small lots and primarily residentially-scaled structures.
.
.
DEVELOPMENT OPPORTUNITIES
The fonowing development opportunities define the major projects
within the district. The descriptions approximate the development
potential a' each site, and do nol indicate actual pennilled capacities.
These will be defined by development standards and desig'
guidelines.
Small Lot Inlill. Existing vacant lots, and those with deteriorating
structures that are not architecturally significant provide siles lor
small-scale office development. consistent with the architectural
styles and scale of surrounding structures.
Renovation. Relurbishmenl of existing structures lor re-use as
professional offices, services and insUlutional uses,
Revitalization. Upgrading major office structures to make them
competitive in the" local office market
uralnance 1<J~-2ðì I
Pa~tSJc¡fic Plan
BROADWAY CORRIDOR
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Chapter 7: Br~s~J:1
HEIGHT AND SETBACKS r--1 OISflHG l.A.I'IOE ~O"-fOLA11!
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Broadway Corridor Height and Setbacks
73
LANDSCAPE CONCEPT PLAN
Midtown is articulated by an urban fabric of cily blocks bounded by
avenues and streets. The landscape concept plan (Exhibit 41,
Landscape Concept Plan) proposes to strengthen the existing grid
pallern and define Ihe characler of individual roadways with a
specific palelle of planl malerials arranged formally along the street
space. Two distincl open plaza spaces occur on Main Street at
Home Savings and First Church of Christ Science. The following
sections delineale the diNe rent proposed slreelscape concepts from
!he palm lined Main Street 10 the quiet canopy of Bush Street
PUBLIC & PRIVATE OPEN SPACE
CurrenUy all open space areas in Midlown are privately owned, with
the exception of streel and olher rights-of-way. This relationship will
remain the same inlo the future, with all or most publicly accessible
space such as plazas, promenades or courtyards being privately
owned and managed. New development will be required to improve
certain plazas and pedeslrian promenades in accordance with the
Landscape Concept Plan (ExhibiI41).
MAfN STREET
Main Slreel will be the gateway to Midlown and ils landscape
character should reflect the imporlance of this role. Queen Palms
are proposed 10 provide a vertical slreel Iree compatible with Ihe
cluster of ollice towers and to mirror the Broadway streetscape,
This will develop a vertical scale thai could be identified from a
dislance. Banners hanging from the slreet lighls could furlher
enhance Main Slreet's importance and announce special events such
as festivals and merchanl-sponsored promotions.
As funds become available. inlersections will be improved al four
localions: Sevenleenlh, Washington, Tenth, and Civic Center Drive.
Enhanced paving or inlerlocking pavers would be utilized 10 deline
pedestrian crossing and set a standard for malerial upgrades for the
dislrict.
Subjecl to funding, the following slreelscape upgrades could be
utilized along Main Slreello develop a vilal commercial element:
Chapter 9: Landscape Concept Plan
Midtown Specific Plan
WfH5f.
CIVIC CENfElt
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Exhibit 41
Landscape Concept Plan
Ordinance NS-2671
P:::lg~ :\1 of 51
B3
Mldlown SpecIßc Plan
PuBLIC SPACE NooesAND CONNECTORS
The open space nodes will be connected by a passive park-like
corridor. The character will be natural and freeform developing an
oasis away from the urban grid. Indigenous planls will slrengthen the
existing oak and sycamore habital
Two open space plazas (non-buildable areas) will require special
landscape Ireatment to create successful gathering places and
ccmplementtheir existing architectural landmarks. the First Church of
Cluist Science and Home Savings
At both sites the slreet comer enhancement will be extended to all
four adjacent comers. Intersection enhancement will Include
enhanced paving. signage, flags and banners, canopy trees for
architectural derU1ltion, and palms for vertical scale. [Enhancement
shall develop a landscape node thai shall define the vehicular and
pedesllian right-of-way for safety and function.)
Landscape will envelop the open space with dense canopy Irees to
create a park tike selting around and within the existing parking
behind Home Savings. Future development plans will preselVe the
diagonal alignment created by Homes Savings to ensure the plaza
space. Tree layout will provide visual access to architectural
structures, screen the barren walls of neighboring buildings and
emphasize the urban grid thai surrounds them. The plaza around
the First Church of Christ Science (Exhibit 42, Church Plaza) should
remain as green space. The design will incorporate a retail arcade
along the south edge of the plaza.
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Exhibit 42
Church Plaza
Ordinance NS-2671
Paqe 32 of 51
Chapter 9: Landscape Concept Plan
85
Midtown Specllic Plan
CIRCULATION
CIRCULATION PLAN
Traffic and circulation analysis was completed as part of the
evaluaUon of proposed conceptual land use plans for the Midtown
District The development envisioned for the study area, which
consists of a variety of land uses and proposed parking facilities,
would impact the circulation conditions in the study area. The study
area is in close proximity to the Santa Ana Freeway (I-S) with
convenient access to the Orange (SR-S7), Costa Mesa (SR-SS) and
Garden Grove (SR-22) Freeways,
Circulation System Principles
Maintain Broadway and Main Street as enhanced visual corridors
while ensuring that north/south arterial capacities are maintained.
. Encourage safe pedestrian now internal to the existing block
setting,
. Encourage pedestrians to use crosswalks across Main
StreetlBroadway where signal control is available.
. Prohibit on-street parking along Main Street and Broadway.
Encourage access to parking lotslstruclures from secondary
easVwest streets.
. Locate parking facilities so that pedestrians are encouraged to
cross streets safely.
Protect Bush Street and Sycamore Street from heavy traffic to
preserve and promote their character.
. Evaluate the use of stop sign control on Sycamore Street at
Ninth.
. Increase car carrying capacity of parallel streets, Broadway and
Main Streets.
Evaiuate the potential for new easVwest streels and pedestrian
access paths, on-streel parking, further deflnmon of grid pattem, and
interdistrict circulation. Maintain the function of Civic Center Drive,
and Tenth, Washington and Seventeenth Streels as easVwest
connectors by maintaining their current capaciUes.
Provide easUwest pedestrian paths by extending Ninth,
Eleventh, and Fourteenth Streets across the study area, per the
concept plan and plan principles.
, .
Chapter 10: Circulation
.
Discourage access to parking lots/structures from Civic Center
Drive, Washington and Seventeenth Streets.
Enhance trafflc ßow along Civic Center Drive, and Tenth,
Washington and Seventeenth Streets by not aDowing on-slreet
parking.
.
Vehicular Circulation Pli¡n
The potential measures to implement the principies have been
identified and are listed above. The circulalion plan lor the Midtown
District is illustrated in Exhibit 4S, Circulation Plan. The circulation
plan incorporates a majority of the measures listed above. Some of
the elements of the circulation plan as illustrated in Exhibit 46 are as
follows:
.
Several new pedestrian pathways were recommended.
Pedestrian safety, minimal pedeslrianivehicufar inleraction were
considered in the recommendation of these pathways. Along
some pedestrian pathways, vehicular trafflc is fimiled 10
emergency and service vehicles only. Pedestrian crossings
across Main Street and Broadway were limited 10 .existing
signalized intersections.
No new traffic signals were recommended. Parking is
recommended 10 be removed along Main Street to enhance its
capacity for through traffic movement
Access to the proposed parking structures was primarily
limited to local streets such as Bush, Sycamore, Birch, Eighth,
and Ninth Streets.
Several enhanced intersections are planned throughout the
City of Santa Ana to improve traffic now on the arterial system,
including Main Street and Seventeenth Street, Broadway and
Seventeenth Street, and Main Street and Firsl Street.
Enhanced ¡nlersections are assumed to have as many as two
left-turn lanes, three through lanes, and one right-turn lane on
each approach to the intersection. The built environment may
affect the extent to which an enhanced intersection is
developed.
.
.
.
Orriin~n...ø 1\I~-?R.71
Page 33 of 51
91
Midtown Specific Plan
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Exhibit 45
Circulation Plan
Ordinance NS-2671
Page 34 of 51
92
MiDM1Speci'cAan
Midtown Specific Plan
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Pedestrian Circulation
94
Ordil.8Rse ÞJ€ 2€71
Pag~~!¥'ð¡;l'I'PrlC Plan
Midtown Specific Plan
4. An in-lieu parking fee is paid for each space deficient of the
requirement as specmed in Chapter 41 SAMC.
Subdislricllll - Community and Specialty Retail District
1. On.site parking is 10 be provided and construcled 10 commercial
developmenl slandards, city parking slructure standards. and
the Midtown guidelines contained herein,
2. Shared and/or joint use parking is encouraged. Approval is in
the same manner as specified in Chapter 41 SAMC.
Subdistrict II . Financial District
1. On.sUe palking is to be provided and constructed 10 commercial
development standards, city parking structure standards, and
the Midtown guidelines contained herein.
2. Shared and/or joinl use parking is encouraged. Approval is in
the same manner as specified in Chapter 41 SAMC.
3. Public parking within 800 feet of the use it will serve and Ihe
property owner of the use pays into the parking assessmenl
dislrict satisroes the on-site parking specified in number 1 above.
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Chapter 11: p()kllli¡ 1ance NS-2671
Page 36 of 51
101
Midtown Specific Plan
Midtown design elements that will be conditioned as developer
improvements on adjacent projects indude:
. Landscaping improvements.
. The extension of the Ninth, Eleventh, and Fourteenth Street
pedestrian connectors.
. The Seventeenth Street and Civic Center Drive comer features.
The urban plaza fealures at Washington and Tenth Street.
Meanwhile, City capital Improvement funding will focus on
streetscape improvements. These indude:
A parking and streetscape program on Main Street.
.
An identification banner program.
Entry treatments.
The implementation strategy indudes phasing priorities that focus at
both ends of the Midtown area and work toward the middle:
.
Priority 1 . Direcl slimulus 10 the revitalization of the
civic/professional district is to be provided Ihrough the
construction of a public parking structure on the west side of
Sycamore south of the Ninth, Street extension. As part of this
project, the extension of Ninth Street as a pedestrian corridor is
10 be undertaken. The Main Street parking and streetscape
programs are also 10 be Implemented. The provision of a new
parking in the CiviclProfessional district will provide a significant
altraction for new businesses, and eventually new construction.
Priority 2 - The construction of a new community shopping center
along the west side of Main Street between Washington Avenue
and 17th Street is to proceed. This project will require
considerable Community Development Agency involvement in
recruiting a developer and major tenants including a
supermarket, and providing assistance wilh land assembly, The
project will need to integrate the construction of a parking
structure 10 serve the needs of Ihe new commercial
development. The existing financial institutions also may be
retained and incorporated into the development plan so that
they function as key elements in the overall community serving
project. The pedestrian connector shown in the plan along
Fourteenth Streel also should be constructed as a central
pedestrian and entertainment corridor.
The development of a Midtown Business improvement district is
also necessary. This district is a mechanism for business in the
area to come together for marketing, self-promotion activities,
106
and business developmenl similar to what is occurring in the
downtov.n area.
The City will explore using capital funds, grants or other funding
sources 10 purchase undeveloped parcels on the west side of
Sycamore Street north of Tenth Street, which are aitical to Ihe
central open space resource of the plan, This area can be
developed into the proposed urban park.
Priority 3 - Construct Tenth Street to Washington Avenue parking
faCIlities together with the mid-block pedestrian connector along
Eleventh Street. Once additional parking is provided on the east
side of Sycamore Street, then action can be taken 10 develop
the central open space. The node around the church and the
three lots along the west side of Sycamore Street south of
Washington Avenue can be combined with the iots 10 the south
purchased during Priority 2 to complete the development of the
urban park, This priority also Indudes the construction of a
parking structure west of Broadway south of Tenth .Street with
vehicular access on Birch Street and pedestrian access 10
Broadway.
IMPLEMENTATION MATRIX
The following matrix depicts the implementation program detailing the
priorities listed above under the headings of development and
parking, streetscape, open space and marketing. Projects are
organized and prioritized as short, mid or long-term. Generally,
short-term is within five years; mid-term is between five and 10 years,
and long-term is beyond 10 years, Activities and projects are
prioritized based upon their abiiily to stimulate new private
investment in Midtown,
The Implemenlation Program serves as a guide for allocating City
resources in Midtown as well as assisting in the direction of private
fundi~g and capital outiay. As funds become available, projects
Identified as short-term are to be given first priority and included in
the City's budgeting process. Private development interest may also
effect the allocation of public resources and project priorities if it is
determined that the private project promotes the goals and objectives
of the Spedfic Plan.
Midtown Specific Plan
Ordinance NS-2671
P~gA ~7 of 51
cific Develo
TABLE OF CONTENTS
SECTION 1. Applicability of Ordinance
SECTION 2. Purpose
SECTION 3. Goals. Objectives and Policies
SECTION 4. Permitted Improvements
SECTION 5. Permitted Uses
SECTION 6. Conditionally Permitted Uses
SECTION 7. Development Standards
1. Floor Area Ratio
2. Parcel Size
3. Building Envelopes
4. Office Tower
a. General Requirements
b. Building Setbacks
c. Building Height
d. Screening
e. Elevations
f. Signs
5. Parking Structure
a. General Requirements
b. Building Setbacks
c. Building Height
d. Screening
e. Elevations
f. Landscaping
g. Signs
6. Parking and Circulation
7. Plaza Design
a. Public Art
Ordinance NS-2671
Page 38 of 51
EXHIDIT C
SECTION 1 APPLICABILITY OF ORDINANCE
The specific development zoning district, as authorized by Chapter 41,
Division 26, of the Santa Ana Municipal Code, Is specifically subject to the
regulations contained in this ordinance for the express purpose of
establishing use district regulations. All other applicable chapters, articles
and sections of the Santa Ana Municipal Code shall apply unless expressly
waived or superseded by this ordinance. Use district regulations
established in Chapter 41, Article /II, of the Santa Ana Municipal Code for
zoning districts other than the SO zoning district may be incorporated
herein by reference.
SECTION 2 PURPOSE
The Specific Development No. 75 (SD-75) use district regulations are
hereby established for the express purpose of protecting the health, safety
and general welfare of the City by encouraging the use of innovative
planning concepts and principles and promoting and enhancing the value
of properties and encourage orderly development.
The SD-75 regulations will establish a professional district that will
exclusively entitle a 37-story, 518,003 square foot office tower at the
northeast corner of Tenth Street and Broadway with a historic setting
further north along Broadway to Washington Avenue. This area will be
primarily a professional office district with support services and eating
establishments.
SECTION 3 GOALS, OBJECTIVES AND POLICIES
The One Broadway Plaza Specific Development District is located within
the midtown area of the City. The One Broadway Plaza Specific
Development District encompasses a large established city block bounded
by Washington Avenue to the north, Tenth Street to the south, Sycamore
Street to the east and Broadway to the west. The One Broadway Plaza
Specific Development District maintains a historic character along the
northwest portion of the district, with a number of buildings dating from
the early years of development in Santa Ana. The project site is
surrounded by the Civic/Professional, Financial, and the Community
Specialty Retail zones of the Midtown Specific Plan.
The One Broadway Plaza office tower is intended to be a major landmark
in the midtown section of the City of Santa Ana. In addition, the various
activities planned for this site will result in the project becoming a node, or
Ordinance NS-2671
Page 39 of 51
2
place of activity. The objectives of the One Broadway Plaza specific
development plan include the following:
. A landmark office project along Broadway at the center of the
Midtown Specific Plan.
. Maintain the existing streetscape pattern including sidewalk design,
mature palm trees and historic light fixtures.
. Maintain the scale and character established by the existing historic
structures along the north end of the district.
. Maintain large open setbacks adjacent to Broadway.
. Encourage revitalization of existing properties for a variety of
professional office uses..
. Enhance the pedestrian experience through the development of new
plaza areas and water features at the intersection of Sycamore Street
and Tenth Street and Broadway and Tenth Street.
SECTION 4 PERMITTED IMPROVEMENTS
Improvements permitted on the project site include either one of the
following:
1.
An iconic office tower of no less than 493 feet tall, approximately
37 stories, 518,300 square feet of building area with a destination
restaurant at the top two levels of the tower.
a. The project site shall be no less than 4.339 acres
b. A nine level (one subterranean and eight above grade), 78 foot
high parking structure, with a minimum of 2,463 parking
spaces.
c. The renovation and rehabilitation of four existing structures
located to the north of the office tower. The structures are
those addressed as 1103, 1111, 1115-17 and 1211 North
Broadway. '
2.
All other permitted improvements shall comply with the Midtown
Specific Plan, Chapter 7, Broadway Corridor District, Development
Standards.
SECTION 5 PERMITTED USES
The category of permitted land uses to be included within the project
include: Professional and business offices, banks and similar financial
institutions, service and commercial retail uses and restaurants. If a use is
0 d. N' S .far1 any reason omitted from those specified as permissible, or if an
r Inance ~2ts{
Page 40 of 51
3
ambiguity arises conceming the classification of a particular use, the
determination shall be at the discretion of the Planning Manager.
1.
Professional, business and administrative offices and services,
including but not limited to employment agencies, advertising
agencies, escrow agencies, accountants, insurance, attorneys,
architects, engineers, planners and other similar uses.
2.
Banks, finance, insurance and real estate offices.
3.
Service and commercial retail uses which shall be limited to:
a. Bookstores
b. Stationery shops
c. Gift stores
d. Dry cleaner
e. Hair salon
f. Travel agent
g. Copy center
h. MaiVpostal center
i. Tailor
j. Shoe repair
k. Art supply
I. Office supply
4. Cafes and restaurants, except fast food and/or take out restaurants
(Added by the Planning Commission on February 23,2004).
5.
Florists
6.
Phannacies
7.
Day care facilities
a.
Museums, libraries and galleries
Artists' studios
9.
SECTION 6 CONDITIONALLY PERMITTED USES
The following uses are pennitted upon the approval of a conditional use pennit
in acoordance with the Santa Ana Municipal code:
1.
Nightclubs, bars and indoor entertainment uses whether
freestanding or part of another permitted or conditionally permitted
use, except adult entertainment businesses
Establishments selling or serving alcoholic beverages
2.
, .
Ordinance NS-2671
Page 41 of 51
4
3.
4,
Coffee houses
Banquet facilities
Uses open after midnight to 5:00 a.m.
5.
6.
Helipads
Fast food and/or take out restaurants (Added by the Planning
Commission on February 23,2004).
7.
SECTION 7 DEVELOPMENT STANDARDS
The One Broadway Plaza Specific Development District is intended to allow
the development of a landmark office tower and affiliated parking garage
while maintaining some of the historic structures located on the northwest
side of the district. The following general development standards are
applicable to this project:
1.
Floor Area Ratio (FAR.)
The required floor area ratio for the project site shall be 2.9, or 530,4a7
square feet of development. The FAR is calculated by dividing the total
square footage of the office building plus the existing structures to
remain by the total square footage of the project site. Consistent with
the General Plan, the parking structure is not included in the FAR
calculation. This FAR includes the proposed office tower (518,003
square feet) and the structures that will remain on the project site
(12,484 square feet). The FAR for the existing structures shall remain
at 0,5 or less.
2.
Parcel Size
The One Broadway Plaza parcel size shall be 4.339 acres. Subdivision
of the parcel is not permitted.
3.
Buildina EnveloDes
Height and yard areas established for the existing structures and the
office tower define the permitted building envelopes in the One
Broadway Plaza Specific Development District. With the exceptions of
the office tower and parking structure, all buildings shall maintain a
lower scale character no taller than 35 feet or 3-stories, whichever is
less.
4.
Office Tower
The basic form, size and location of the office tower as illustrated in
, . the applicant's plans are hereby approved. In order to address
Ordinance NS-2671 certain outstanding details, however, revised plans conforming with
Page 42 of 51
5
Section 7-4-e-iii of this ordinance shall
approved by the Planning Commission
building permits.
be submitted to and be
prior to issuance of any
a. General Requirements
i. The office tower shall remain consistent with the approved site
plan as shown in Exhibit 1.
b. Building Setbacks
Setbacks at ground level are established to enhance pedestrian
space throughout the district, create compatible relationships
between existing and future building street elevations and
recognize opportunities to create new open space resources, such
as plazas, pedestrian ways and landscaped areas, The front yard
is one of the most important characteristics of Broadway and
maintenance of these landscaped open spaces is crucial to
preserving the streetscape. Major setback conditions are
discussed below by street:
i.
Broadway:
The One Broadway Plaza office tower shall maintain a
building setback of 20 feet. This setback area may include
hardscape as shown on the approved plaza plan. For
existing buildings, a setback of 20 feet shall be maintained.
The existing structure at 1111 North Broadway shall
maintain a minimum setback of 15 feet.
ii.
Tenth Street:
A 12-foot building setback shall be required for the office
tower. Hardscape, landscape and water features shall be
provided in the required setback as shown on the applicant's
Landscape Plan dated February 4, 2004 (Exhibit 2).
iii.
Washington Avenue:
The 15-foot landscaped setback for the existing structure
, shall be maintained.
c.
Building Height
, .
The approved height for the office tower is approximately 493 feet.
Modifications to the tower's approved building height or number of
stories, which represent either an increase or decrease, shall not
be allowed. The existing buildings along Broadway shall maintain
their existing height and shall not exceed 35 feet. Ordinance NS-2671
Page 43 of 51
6
Ordinance NS-2671
Page 44 of 51
d.
Screening
All appurtenances shall be located outside any required setback
and shall be screened from view.
e.
Elevations
i.
Exterior elevations shall incorporate a translucent, non-
reflective glass in a light green tone consistent with the
materials board sample provided by the applicant and as
approved by the Planning Commission and City Council.
The structural system of the building shall be visible from the
exterior elevations consistent with the plans approved by the
Planning Commission and City Council.
Ii.
iii.
Incorporate an arcade or ground level .skirt" to provide a
transition between the tower and pedestrian level. Plans
satisfying this requirement shall be submitted to and must be
approved by the Planning Commission prior to the issuance
of any building permit.
5. Parkina Structure
The basic form, size and location of the parking structure as illustrated
in the applicant's plans are hereby approved. In order to address
certain outstanding details, however, revised parking structure plans
shall be submitted to and be approved by the Planning Commission
prior to issuance of any building permits. The revised plans shall '
comply with the following:
a.
General Requirements
i.
No parking areas above or below grade shall encroach into
required setbacks.
Ii.
Subterranean levels shall use offset sloping ramps to allow
for open and unobstructed visibility for floor surveillance.
iii.
The parking structure shall maintain a minimum vertical
clearance of 11 feet on the street level, with the exception of
the entry at Sycamore Street. The entry area shall maintain
a vertical clearance of 21 feet to facilitate the loading and
unloading function as well as allow trash truck access.
, .
iv.
On all other levels, the parking structure shall maintain a
minimum vertical clearance of eight feet, two inches.
7
v.
vi.
Glare from the parking structure lighting shall not be visible
from the plaza level or any public right-of-way.
The ceiling of all parking levels shall be painted white and be
maintained to improve illumination and enhance safety within
the parking structure.
vii. The parking structure shall be completed, shall have been
finaled by the Building Division and be fully operational prior
to any occupancy of any building or use, or portion thereof,
for which the structure provides parking.
viii. The parking structure shall contain a minimum of 2,463
parking spaces, which are allocated as follows:
b.
a)
b)
c)
d)
1470 spaces for the office tower
50 spaces for ground level retail uses (10,000 square
feet)
180 spaces for restaurant uses (1a,000 square feet)
29 spaces for offices uses within existing buildings
(9,627 square feet)
29 spaces for restaurant uses within existing buildings
(2,857 square feet) . '
30 spaces to replace parking displaced on Sycamore
Street
100 spaces to replace parking displaced on Main Street
110 spaces to replace existing surface parking lot for
1200 N. Main Street .
12 spaces to replace existing surface parking lot for
1111 N. Broadway ,
The remaining 453 parking spaces may be used for
other uses in the area
e)
f)
g)
h)
i)
j)
Building Setbacks
i.
ii.
iii.
, '
Broadway:
The minimum required setback for the parking structure is 124
feet as measured from the property line.
Washington Avenue:
A landscaped setback of 15 feet shall be required.
Sycamore Street:
There shall be no setback requirement.
Ordinance NS-2671
Page 45 of 51
8
Ordinance NS-2671
Page 46 of 51
, .
iv. Tenth Street:
The minimum required setback Is 145 feet as measured
from the property line to the entrance to the parking
structure.
c.
Building Height
The maximum allowable height of the parking structure Is 78 feet.
d.
Screening
All appurtenances shall be located outside any required setback
and shall be screened from view.
e.
Elevations
i.
The north and east elevations shall Incorporate architectural
cues and proportions found along Main Street to create an
architectural screen as a visual enhancement to the existing
commercial corridor,
Ii.
Exterior walls shall exhibit horizontal rather that sloping
design elements.
Hi. The exterior of the parking structure shall be painted a soft.
earth tone color as approved by the Planning Division.
Brighter and darker colors, including dark green, shall be
, prohibited.
iv. Decorative grillwork or landscape materials shall be placed
between wall and floor of the higher parking level.
v.
Elevators shall be located so they are visible to the public.
The elevator cabs shall have glass facing the public view.
The parking structure shall comply with the Santa Ana
Municipal Code sections pertaining to the Police
Department's Security requirements, Including parking lot
lighting levels.
vii. The parking structure shall comply with the Santa Ana Police
Department's parking structure design guidelines.
vi.
f.
Landscaping:
9
g.
i.
Landscaping planters incorporated into the parking structure
shall have a minimum planter dimension of 4-feet wide and 4-
feet deep. An intemal drainage system and waterproofing of
the planters shall be provided along with an automatic drip-
type irrigation system.
ii.
A trellis shall be incorporated into the north and west building
elevations where blank walls occur on the structure. The
trellis material shall be constructed of decorative and durable
materials and shall cover a minimum of 60 percent of the
blank wall. The trellis details shall be included in the project
landscape plan and be approved prior to building permit
issuance.
iii.
Canary Island Pines, Deodar Cedars and River She-Oaks
shall be planted along the Broadway and Washington
Avenue elevations. The trees shall be planted at a minimum
of 30 feet on center as shown on a landscape plan to be
approved by the City's Landscape Development Associate
prior to the issuance of building permits for the parking
structure. The landscape plan shall be fully implemented
prior to the issuance of any certificate of occupancy.
. iv.
The size of the trees to screen the parking structure along
Washington Avenue and Broadway shall be a minimum 120-
inch box tree.
Signs
i.
All signage shall comply with the Santa Ana Municipal Code.
ii.
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 parking structure, shall
be submitted to and be approved by the Planning
Commission.
6. Parkinq/Circulation
A student drop-off area shall be created in the parking lot of 920 North
Main Street for the exclusive use of the Orange County High School of
the Arts, The minimum standards for this function include:
a.
, .
Prior to issuance of any building permits, construct a raised center
median on Main Street per a Street Improvement Pian to be
approved by the Public Works Agency.
Ordinance NS-2671
Page 47 of 51
,10
Ordinance NS-2671
Page 48 of 51
b.
Prior to issuance of any building permits, construct a two-way
drop-off zone. Each lane shall have a minimum width of 18 feet.
A yellow line approximately one foot in width shall be painted to
separate the two drive-thru lanes. The plans shall be submitted to
the Planning Division and Public Works Agency for approval.
Prior to issuance of any building permits, install a hedge and 36-
inch tall fence to direct students towards the Main Street and
Sycamore Street public sidewalks in order to avoid illegal
pedestrian crosswalk movements onto Tenth Street.
c.
d. Prior to submittal into building plan check, revise the site plan to
depict and note the removal of the existing parking stalls and
meters on Main Street consistent with the mitigation measures
contained in the Final EIR.
e.
Prior to submittal into building plan check, revise the site plan to
depict and note the restriping of Main Street to provide three
northbound and two southbound travel lanes.
f.
All loading zone areas must provide a minimum 6-inch raised curb
around the perimeter of each area.
g. The proposed roundabout and water feature details must be
included as part of the Plaza Plan referenced in Section 7-7 of
this ordinance. Prior to the Issuance of any certificate of
occupancy, all water feature and roundabout improvements must
be completed.
h.
Prior to issuance of any certificate of occupancy, close off the
existing curb and gutter serving the trash collection area between
1200 South Main Street and the OCHSA. The curb and gutter
shall be replaced with a new curb, gutter and sidewalk.
i.
Prior to submittal into building plan check, revise the site plan to
depict and note the left turn ingress (Sycamore Street -
southbound) into the school drop-off zone.
Prior to submittal into building plan check, revise the site plan to
depict and note wheel chair accessibility ramps at the Broadway
egress exit.
j.
k.
Prior to submittal into building plan check, revise the site plan to
depict and note the replacement of the painted striped "No
Access Zone" to be replaced with a raised median barrier with
decorative pavement for the eastern and western portions of
Tenth Street.
11
I.
Prior to submittal into building plan check, revise the site plan to
depict and note the modifications of the signals at the
MainlWashington, Main/Tenth, Washington/Sycamore,
Broadway/Washington and Broadway/Tenth intersections.
m. Prior to the issuance of any building permit, install a raised
median at the Broadway egress as determined by the Public
Works Agency.
7. Plaza Desiqn
Prior to issuance of any building permits, a detailed Plaza Plan shall
be submitted to and approved by the Planning Commission.
a. The overall plaza design theme shall incorporate a minimum of
three major pedestrian-level water features and two water
elements adjacent to the proposed building.
b. The plaza landscape palette must include a minimum of four (4)
tree species, to be approved by the Landscape Development
Associate prior to the issuance of any building permit. The
minimum established size for palm trees shall be 30 feet brown
trunk height. Non-palm tree species shall be a minimum of 20
feet in height and 50-inch box.
c.
Land uses such as retail, office or other services shall be
incorporated within the plaza level pursuant to the approved site
plan. Exterior kiosks, carts or other temporary outdoor uses are
not allowed unless specifically submitted to and approved by the
Planning Commission.
d. The plaza shall incorporate seating, benches and landscaping to
provide visual interest and additional amenities within the plaza.
e.
Pedestrian amenities shall be provided such as lighting, planters,
drinking fountains, unit pavers, and bicycle racks.
f.
The color and appearance of the plaza furniture products and
other elements must complement the overall plaza design and
tower architecture.
Ordinance NS-2671
Page 49 of 51
12
a.
Ordinance NS-2671
Page 50 of 51
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.
h. 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.
g.
i.
Bike racks shall be provided at key activity locations on the plaza
level.
j.
All street furniture surfaces, pedestrian-level walls and amenities
shall incorporate graffiti resistant coatings.
k.
Soft as well as hard surfaced areas shall be incorporated into the
Plaza Plan. Plaza area paving shall consist of unit pavers.
One linear foot of seating shall be provided for every 60 square
feet of plaza area. Seating may include benches, low seating
walls, steps, planter edges or fountains. The seating shall be
designed to discourage sleeping.
I.
m. Lighting height in the plaza area should be at a pedestrian scale.
A range between 16 feet and 22 feet in the plaza area should be
fully illuminated from dusk until dawn. The overall lighting shall be
maintained at one-foot candle and incorporate other pedestrian-
oriented lights, such as lighted bollards. Uplighting of trees and
other site features is also required.
n. The required Plaza Plan shall include adequate provisions for the
on-going maintenance of all plaza and roundabout improvements.
o. The ,required Plaza Plan shall include design details, materials
and provisions for the on-going maintenance for all interior public
areas within the office tower, including but not limited to the
ground floor and basement area lobbies.
Public Art
a, Public art valued at one percent of the office tower valuation is
required. The cost of any water feature or portion thereof shall
not be included for purposes of complying with the public art
requirement. Public art may be comprised of multiple art pieces,
however, at least one such art piece shall be placed at the
southwest corner of the project site adjacent to Broadway and
Tenth Street. 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
13
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 the Planning Commission for
review and approval prior to issuance of any building permits. All
public art approved by the Planning Commission in the Public Art
Plan shall be completely installed prior to the issuance of any
certificates of occupancy for the project.
b. Art should be sited to complement features such as plaza or
architectural components so that the art is an integral part of the
One Broadway Plaza development site.
c. Public art should be constructed using durable materials and
finishes including but not limited to stone or metal.
d. No art piece provided pursuant to the public art requirement,
including an art piece such as a mural that may be proposed on
the south elevation of the parking structure at the Sycamore
Street entrance. shall include advertising of any type. including
but not limited to products, services or businesses.
e. 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.
f. 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.
Ordinance NS-2671
Page 51 of 51
14