HomeMy WebLinkAboutNS-2649 Active
Ordinance Passed by the Voter
of SantaAna on April 5, 20 5
ORDINANCE NO. NS-2649
AN ORDINANCE OF THE CITY OF SANTA ANA REZONING
THE PROPERTY LOCATED AT ONE BROADWAY PLAZA
FROM MIDTOWN SPECIFIC PLAN NO.3 (SP-3) TO ONE
BROADWAY SPECIFIC DEVELOPMENT DISTRICT (SD-75)
(AA NO. 2004-01); AMENDING THE MIDTOWN SPECIFIC
PLAN (ZOA NO. 2004-02) AND ADOPTING THE ONE
BROADWAY SPECIFIC DEVELOPMENT DISTRICT (SD-75)
THE PEOPLE OF THE CITY OF SANTA ANA ORDAIN AS FOLLOWS:
Section 1. It is hereby found and determined:
A. Applicant is requesting approval of various entitlements in order to construct
a thirty-seven (37) story, 493 feet in height, office tower located at One
Broadway.
B. On February 23, 2003, the Planning Commission held a duly noticed public
hearing, and by a vote of 6:1 (Sinclair opposed) voted to recommend that
the City Council:
1. Certify and adopt the Final Environmental Impact Report No. 99-01,
the Mitigation Monitoring Program, and the Statement of Overriding
Considerations.
2. Adopt an ordinance approving the rezoning the property located at
One Broadway Plaza from Midtown Specific Plan No. 3 (SP-3) to
One Broadway Specific Development District (SD-75), Amendment
Application No. 2004-01.
3. Adopt an ordinance amending to the Midtown Specific Plan (SP-3)
(ZOA No. 2004-02).
4. Adopt a resolution amending the General Plan of the City of Santa
Ana to increase the Floor Area Ratio to 2.9, to classify streets as
Local Commercial Streets, and to modify the Urban Design Element
(GPA No. 2004-01).
C. The City Council of the City of Santa Ana held a duly noticed public hearing
on the above said actions for One Broadway on March 15, 2004, and at that
time considered all testimony, written and oral. After closing this hearing, the
City Council directed that a Development Agreement be negotiated.
D. On June 14, 2004, the Planning Commission, held a duly noticed public
hearing, and by a vote of 6:1 (Sinclair opposed) voted to recommend that
the City Council:
1. Adopt additional mitigation measures in response to comments from
the Santa Ana Unified School District.
2. Adopt an ordinance approving Development Agreement No. 2004-01.
Oridnance NS-2649
Page 1 of 52
3. Adopt a resolution approving Tentative Parcel Map No. 2004-02
(County Map No. 2003-262) as conditioned.
E. On July 6, 2004, a second City Council meeting was scheduled and was
continued by the City Council to July 19, 2004.
F. On July 19, 2004, the aforesaid hearing was held and at that time the City
Council considered all testimony, written and oral.
G. Amendment Application No. 2004-01 has been filed with the City of Santa
Ana to change the zoning district designation of certain real property located
at One Broadway from Midtown Specific Plan No. 3 (SP-3) to the One
Broadway Specific Development District (SD-75).
1. SD-75 would allow professional and business offices; banks and
similar financial institutions; service and commercial retail uses;
restaurants; nightclubs, bars and indoor entertainment (with a
Conditional Use Permit); coffee houses (with a Conditional Use
Permit); and banquet facilities (with a Conditional Use Permit).
2. Amendment Application No. 2004-01 is consistent with the General
Plan, including but not limited to its goals and policies to:
a. Promote the balance of land uses to address basic community
needs. Land Use Element Goal No. 1.0.
b. Promote land uses which enhance the City's economic and
fiscal viability. Land Use Element Goal No. 2.0.
c. Support developments that create a business environment
that is safe and attractive. Land Use Element Policy No. 2.8.
d. Enhance development sites and districts which are unique
community assets that enhance the quality of life. Land Use
Element Goal No. 4.0.
e. Encourage high intensity office development to attract major
tenants that will contribute to cultural and business activities of
the central city. Land Use Policy No. 1.3.
f. Support projects that contribute to the redevelopment and
revitalization of the central city urban areas. Land Use Policy
No. 2.7.
g. Create an opportunity for Class A office space suitable for
acquisition of major, high profile tenant in the Downtown
Development Area. Land Use Policy No. 2.11.
h. Encourage large-scale office development with ancillary retail
in the proximity of the Civic Center Complex, Downtown and
Midtown urban areas. Land Use Policy No. 2.12.
3. The City Council has weighed and balanced the general plan's
policies and has determined that based upon this balancing that the
Oridnance NS-2649
Page 2 of 52
One Broadway project is consistent with the purpose of the general
plan.
4. The Council has examined all of the goals and policies of the general
plan, including:
a. Promote the balance of land uses to address basic community
needs. Land Use Element Goal 1.0.
b. Promote land uses which enhance the City's economic and
fiscal viability. Land Use Element Goal 2.0.
c. Support developments that create a business environment
that is safe and attractive. Land Use Element Policy 2.8.
d. Enhance development sites and districts which are unique
community assets that enhance the quality of life. Land Use
Element goal 4.0.
e. Encourage high intensity office development to attract major
tenants that will contribute to cultural and business activities of
the central city. Land Use Policy No. 1.3.
f. Support projects that contribute to the redevelopment and
revitalization of the central city urban areas. Land Use Policy
No. 2.7.
g. Create Class A office space suitable for acquisition of major,
high profile tenant in the Downtown Development Area. Land
Use Policy No. 2.11.
h. Encourage large-scale office development with ancillary retail
in the proximity of the Civic Center Complex, Downtown and
Midtown urban areas. Land Use Policy No. 2.12.
5. The City Council also adopts as findings all facts presented in the
Requests for Council Action dated March 15, 2004, July 6, 2004, and
July 19, 2004 accompanying this matter.
6. For these reasons, and each of them, Amendment Application No.
2004-01 is hereby found and determined to be consistent with the
General Plan of the City of Santa Ana and otherwise justified by the
public necessity, convenience, and general welfare.
H. Zoning Ordinance Amendment No. 2004-02 has been filed with the City of
Santa Ana to amend the Midtown Specific Plan (SP-3) to eliminate the area
of the One Broadway Specific Design District from SP-3.
I. Final Environmental Impact Report No. 99-01, the Mitigation Monitoring
Program, and the Statement of Overriding Considerations which came
before the City Council on March 15, 2004 and was approved and adopted
by resolution at the second duly noticed public held on July 19, 2004. At the
July 19, 2004 meeting, the City Council also introduced an ordinance
rezoning the property (AA No. 2004-01), adopted a resolution amending the
Ordinance NS-2649
Page 3 of 52
City's general plan (GPA No. 2004-01) and a resolution approving Tentative
Parcel Map No. 2004-02. This ordinance incorporates by reference, as
though fully set forth herein, the resolutions and said Final Environmental
Impact Report, Mitigation Monitoring Program, and Statement of Overriding
Considerations, and all of their respective findings and conclusions in
support of this ordinance.
J. On October 4, 2004, a referendum petition against this Ordinance was
certified, requiring the ordinance to be either repealed or submitted to the
voters for approval. On November 15, 2004 the City Council decided to
submit this ordinance to the voters.
Section 2. The real property located at One Broadway is hereby reclassified
from Midtown Specific Plan No. 3 (SP-3) to One Broadway Specific Development
District (SD-75). Amended Sectional District Map number 12-5-10, showing the above
described change in use district designation, is hereby approved and attached hereto as
Exhibit "A" and incorporated by this reference as though fully set forth herein. (AA No.
2004-01 ).
Section 3. Midtown Specific Plan NO.3 (SP-3) is hereby amended as set forth
in Exhibit "B", attached hereto and incorporated as though fully set forth herein. (lOA
2004-02).
Section 4. One Broadway Plaza Specific Development District (SD-75) as set
forth in Exhibit "C", attached hereto and incorporated as though fully set forth herein, is
approved adopted in its entirety.
Section 5. This ordinance shall not be effective unless and until Resolution
No. 2004-021 and Ordinance No. NS-2656 becomes effective. If said ordinance or
resolution are for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, or otherwise do not go into effect for any reason, then this
ordinance shall be null and void and have no further force and effect.
Section 6. 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.
Section 7. This ordinance shall become effective only upon the approval by a
majority of the voters of the City of the Santa Ana at the April 5, 2005 special election.
Ordinance NS-2649
Page 4 of 52
CERTIFICATE OF ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the attached
Ordinance No. NS-2649 to be the original ordinance adopted by the People of the City of
Santa Ana at the special municipal election held on April 5, 2005, as certified by the City
Council on April 18, 2005. Pursuant to California State Elections Code Section 9217, this
ordinance shall become effective on April 28, 2005.
/
~~<'_ ~--U
Clerk of the Council - (;'
Date:
~_ds-
/
Ordinance NS-2649
Page 5 of 52
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CITY OF SANTA ANA CALlFORN1A
.A:dinanCt!i'N8'Yi4!J>.
BY THE PLANNtNO DIVISION
EXHIBIT A
Midtown Specific Plan
~
cen~aI Sanla Ma area, and CllUId result in a number of law firms and
court reporting fms relocalillg from elsewhere, or in the significant
expansion ot existing court-related fms in the planning area. The
new Federal court faCilities are scheduled for completion in 1997.
Downtown Santa Ana and Fiesta Marketplace
Downtown Santa Ana has emerged as a major shopping and offICe
area specializing in lalino-oriented businesses and government
offices. Coupled with its relalively easy mass Iransit access and
cen~al location in the County's prima'Y concen~ation ot Latinos, this
area will likety continue as a major shopping dislrict, and will
significanUy affect activity patterns and uses in the Midlown planning
area. Recent trends towards locating technical schools in the
southem portions 01 the planning area are, amoogsl other innuences,
an indication 01 its easy access and the nearby location of the
Downtown shopping disUicl
Civic Center Complex
The concen~ation 01 local, Slate and Federal government offices in
the Civic Center Complex is felt throughout the planning alea. A
survey 01 major office buildings in the Midtown area shows that a
large number of Federal and County agencies have located in the
planning area. It government services expand, additional demard for
relatively inexpensive offICe space may be felt in the planning area.
However, the short. and mid-term ~end will be towards reo
consolidating govemmenlal services into the Civic Center complex.
This \\m draw users away from the Midtown planning area, and could
inClease the already high vacancy rales in the high rise buildings
sooth 01 Washington S~eel
Regional Transportation Center (RTC) Complex
The RTC at the intersection of Santa Ana Boulevard and Santiago
Avenue could emerge as a major node 01 urban activity as the new
METROUNK system gains ridership, and as rail ~ansit links are
provided with the downtownicivic center complex and the rest 01
Orange County. Future land uses in the RTC area are presenUy
being planned. The effect on future land uses in the Midtown area
cannol be predicted al this point, but the planning area's location
near the RTC could help al~acl office uses along with supporting
relail commercial and restauranl development to the southern hall 01
the planning area.
12
EX'll~D.l.L D
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Exhibit 3
Conceptual Fixed Guideway Alignment
Alternatives
Ordinance NS-2649
Page 7 of 52
Mi:ltO'o,n SpeOfic Plan
Midtown Specilic Plan
PLANNING AREA ACCESS
Al present, primary easl.west access to \he Midtown planning area is
via First Street on the south and Seventeenth Streel on the north.
Main Street and Broadway provide pnmary artenal access 10 Ille
downtown/civic center comptex from !he north and Ille soulll.
An 'enhanced interseclion' has been designated for Seventeenlll
Street and Main Street, and Seventeenlll and Broadway, through
General Plan Amendment No. 92.9. The Intersection improvements
will inClude increasing the number of 'tanes at Ille intersection
approach to increase capacity. The exact configuration of the
intersection will be based on detailed traffic and land use analysis.
Freeway access to Ihe Midlown area is provided by Interstate 5,
either from the Main Street interchange to the north, or the
Seventeenth Street interchange to the northeast. Once
Improvements afe complete, access to the planning area from Ille
soulheast will be provided by Ille FirsUFourth Street interchange.
Even though competing employment centers have more COIlvenient
freeway access, the Midtown area benefits directly from its easy
mass transit access. Bus access to the planning area is direct due
mostly to Ille area's location near Ille Civic Cenler complex and Ille
locaUon of OCT A's main transit terminal at Broadway and Fifth
Street. Commuter rail access is currenUy being provided at Ille
Santa Ana Regional Transportation Cenler, and bus service is
available lor direct access to the Midtown area. As described above,
both METROLlNK and fixed guideway services will be available in
Ille future. The implication for the planning area is that in Ille fulure
Its accessibility by rapid transit will be excellent, which over the long
lerm wilt increase Ille altractiveness of the area as a business
location. The planning area will also increasingiy benefit adjacent
residenUal neighborhoods with its convenience to jobs, shopping and
regional transit
VISUAL STRENGTHS AND WEAKNESSES
An inventory 01 Midtown's visual strengths and weaknesses is
documented on Exhibit 4, Visual Strengths and Weaknesses. The
following process was employed for this visual assessment.
.
The photographic inventory, building survey, and physical
constraints mapping of Midtown conducted for the design
charelle were reviewed to gain familiarily with Ille planning area.
A walking and driving survey was conducted by the consulting
team to confirm the inventory dala.
.
Ordinance NS-2649
Fay,= 6 ur :51
Chapter 2: Existing Conditions
13
Midtown Specific Plan
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Exhibit 4
Visual Strenghts and Weaknesses
Ordinance NS-2649
~dl;\" ~ <.If 3:1.
idtown Specific Plan
14
Midtown Specific Plan
Views From streets were assessed to define locations where
positive views exist.
. Streel fronlages were reviewed and nolated according to their
posjtjve or negative appearance. Buildings that are not well
mainlained and fronlages that are visually overwhelmed by a
conFusion of signs are examples of factors contributing 10 a
negative appearance. Positive factors include well maintained
fronlages, buildings and setbacks, or mature landscaping along
\he street.
Based on the inventory review and field surveys, elements that
s\rengthen or weaken Mkltown's visual qualities were identified and
mapped. A discussion of the visual strengths and weaknesses or
Midtown follows.
Strengths
Aestheflc Slreet Views
The faclors that influence these views are tile architecturally
sl;]nificant buildings along Civic Center Drive and the view easl on
Eighth Street, which is lerminated by an attractive residential
structure. Views along Bush Street are enhanced in the blocks that
have mature slreet\rees on both sides of the street
Sulkllng$ofCh.r.et~
These include the buildings Identified in the SUIVey of North
Maln/Nolth Broadway Corridor, dated March 22, 1992 and prepared
by the Historic Resources Review Committee. In addition, individuat
struclures and groups of struclures that add to the character and
scaie of vatious streets in Midtown are shown.
MafUle Street Trees
Bush ,Streel and Broadway have large numbers of malure streel
\rees, although several blocks have only a few or none. Some at the
east-west cross streets also have segments with mature slreeltrees,
including Eighth Street, Tenth Slreel, and Wasllington Slreel.
Open Space
Several significanl open space areas make a posiUve conlribution 10
Midtown. These include the church at Tenth and Main and the
financial institution at Main S~eel and Washington.
Positive Street Image
Exhibil 4 shows several street segments throughoul Midtown which
exhibit an overall positive image due to the quality of landscaping,
weU.mainlained and auractive building facades, and signage thai is in
scale and character with the buildings.
Weaknesses
Large Expanses of Unser,ened Porlring
The negalive impact from unscreened parking areas is exhibited
primarlly along Sycamore Street and Broadway between Civic Center
Drive and Tenth Street. Many of lhese parking lots lack landscaping
that provides visual bunerlng. This lack of screening magnifies the
adverse impacts of large expanses of parking.
Nag.,ive Street Image
A1sa shown on Exhibit 4 are various segments of Midtown's street
frontages which are visually unattractive. This is due 10 a
combinatioo of lactors, including vacant buildings, deteriorating
buildings, unkempt grounds, loud colors, blank waDs. and unallractive
signs.
Chapter 2: Existinli>fl;l,igfijf.l(fti NS-:2649
~age-f(j""of 52
15
Mid/own Specific Plan
SPECIFIC PLAN PRINCIPLES
The following specific plan principles provide overall guidance in the
areas olland use, design, and parl<ing and circulaton. Urban Design
Principles, ExhibitS, illustrates the following specific plan principles.
The subsequent chaplers describe in detail the development
standards and design guidelines lor each of the fIVe land use/activity
distric1s, a landscape concept plan, circulalion and parking plans and
a review of implemenlation mechanisms.
LAND USE
. Encourage a land use pattern that builds upon the concepts
identified in the Midtown Conceptual Plan while furthering the land
use policy principles established in Sal1ta Ana's General Plan.
. Residential concepts and densilies should be consistent with
General Plan policies.
. Eslablish links \0 surrounding employment and shopping areas.
Protect and maintain the adjacent Willard, French Court and
French Park neighborhoods.
. limit single room occupancy development only to the YWCA
buUtflllg.
. Encourage the adaptive re-use 01 historically or architecturally
signifJCalll buildings and districts throughout Midtown.
. Encourage recrealion, entertainment and cultural activities In
Midtown to complement the Museum District
. Protect the image and integrity of the Broadway Corridor.
URBAN DESIGN
The following urban design principles address the overall form and
structure of Midlown with specific details for its live land useJactivity
districts. Aller general considerations, they address views and
gateways, building 101m, open space nodes, and pedestrian space
linkages. These principles are intended to reinforce the unique
identity 01 Midtown's activity districts and 10 achieve a coherent
overall image. (Reier to ExhibitS, Urban Design Principles.)
Chapler 3: SpecifIC Plan Principles
GENERAL CONSIDERATIONS
. Develop a strong sense 01 tommunity identty for Midtown as a
whole and for each 01 its districts.
. Strengthen pedestrian access into, around and through the
Midtown area to tile maximum extent possible consistent with the
City's congestion management programs,
. Deveiop a comprehensive public improvements program,
including consistent landscape and streetscape themes.
. Create a secure environment lhat will protect the community
and attract additional business Inveslment.
. Create a sale and pleasant open space component including
plazas and passive green spaces.
. Protect the character 01 the Broadway Corridor north ot
WaShington Avenue and Bush Street by reinforcing the
predominant scale of development.
. Develop site and architectural design standards based on
principles thai promote and protect the identity and character of
Midtown while slimulating additionai iweslmenl
. 'Preserve and build upon Santa Ana's historical resources and
other signifICant resources.
VIEWS AND GATEWAYS
Establish distinctive gateways to Midlown on Main Street at
Civic Center Drive and Sevenleenth Street through a
combination ot buildings, landscaping, si<:)nage, and streetscape
designs.
Enhance the streetscape of the approach routes to Midtown on
Seventeenth Street and Civic Center Drive to contribute to
greater aesthetic quality and beauty. Streelscape, landscape,
signage and Iighling should be coordinated to achieve a
distinctive sense of arrival to Midtown.
Extend downtown Santa Ana's historic street grid 01 square
blocks inlo Midtown by inlroducing cross block view axes
wherever appropriate to break up the excessive length of the
blocks along Main Street. These visual breaks should occur al
Ninth, Eleventh and Fourteenth Streets. This will provide an
appropriate scale 10 the blocks and corridors.
Ordinance NS-2649
r..g(; 116152
19
Mid/own Specific Plan
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Urban Deslan Principles
20
Ordinance NS-2649
Page 12 of 52
Mid\C'lm Specilic PIaII
BUILDING FORM
Building form shall contribute to the unique characler desired for
Midtown's various activity districts.
. Cluster taller buildings on Main Slreel from Civic Cenler Drive to
Washinglon Avenue, tapering heights and inlensities lowards
Washington Avenue, 10 reintorce existing office lowers, and to
express the Civic/Professional and Financial Districts' role as
employment cenlers. A tower form is most appropliate for Main
Street, because il relleets the form of existing oHice structures.
There shall be only one new tower of 6 to 8 stories in the
Financial District, with other buildings of one and two stories.
. Use lower buildings to define and protect pedestrian space and
creale an aclivity edge along Main Street and the mid.block
extensions of Ninlh, E!eventh and Fourteenth Slieets.
. The form and siting of otder structures of character on Broadway
north of Washington and Bush (siled on small lots with lront and
side yards) shall be reflected by new development and
revitalization of existing buildings along these slreets.
Eslablish specific height zones to regulate building height, with the
greatest heights on Main Street between Civic Cenler Drive and
Washington, intermediale heights on Broadway and on Main Slreet
north of Washington, and the lowest building heighls along
Broadway and Bush Slieels. (See Exhibit 6, General Building
Heighls.)
OPEN SPACE NODES
Main Street shall be accented by two open space nodes, one atlhe
inlersection of Tenth, and one at Washington. These nodes are
intended 10 provide open space relief in the center of Midtown.
These nodes shall be connected by a finear open space strip along
Sycamore south of Tenth Street and north of Washington, which will
funclion as an integral parl of Midtown's central open space resource.
PEDESTRIAN SPACE
Pedestrian space sheU reinlorce the ground floor activities within
districts and provide convenient and allractive routes and social
spaces throughout Midtown. Main Slreel and the Ninth Street
pedeslrtan way are the primary shopping streets with conlinuous
storefronls defining the street space.
Wherever possible, the sidewalk will be widened to encourage
pedestrian activity and provide space lor enhanced landscaping and
streetscape amenilies.
Strengthen the qualities 01 pedestrian space on Broadway and Bush
by mainlaining mature street trees, landscaped Iront yards, clear
Jdestrian paths, and by requiring future development to provide
mesa fealures.
Chapter 3: Specific Plan Principles
Mid/own Specific Plan
~
Note: These height districts Bre general
Refer to desIgn gUIdelines. tor speclf1c
requirements
Exhibit 6 General Building Heights
Ordinance NS-2649
pag.. 1. of ~2
21
Mid/own Specific Plan
. Mid-block pedeslrian slreet crossings are not encouraged. All
pedestrian movements will be directed to approved crosswalkS.
. Enhance the pedestrian scale of lhe Elevenlh and Fourteenth
Streel mid-block pedes Irian ways between Main and Sycamore by
encouraging retail activilies and landscaping along their edges.
. Provide sale, convenienl and pleasant walkways linking
surrounding residential areas to Midtown activity districls.
These east.west conneclions include Washington, and Filleenth
Streets to the west, and Eighth, Ninth, Tenth, Washington,
Fourteenth. Fifteenth, and Sixteenth Slreels 10 the east
CIACULA TION
. Maintain Broadway and Main as slrong, visually altractive
business corridors wl1i1e making sure that lhek abilily \0 safely
carry high lraffic volumes is maintained.
. Mainlain the function 01 Washington Street, Civic Center Drive, and
Seventeenth Street as east.west connectors.
. Deveiop land use and design Slralegies lor incorporating a
proposed fixed guideway rail mass transit sysfem through
Midtown, including poSSible alignments.
. Protect Bush Slreet Irom heavy business and residential traffic in
Older 10 maintain "s residenlial character.
LAND USE/ACTIVITY DISTRICTS
Midtown will provide lor a wide variety of uses organized into live
land use dislricts. These districts were first identified as part of the
inilial conceplual planning for Midtown, and have been refined
through additional area analysis. (See Exhibit 7. Midtown Districts.)
Each is intended to be distincl from the other, bul supportive of the
whole area by contributing to a balance of commercial, public. olliee
and other employment activities.
The following six chapters define each djstrict according to its theme.
objeclives, land uses or activities. physical framework, sile altribules.
development opportunities, development slandards, and design
guidelines. Property lines shown on exhibits are based on assessor
parcel maps and do nol necessarily reflect legal parcels.
22
OfdiR8Ree ~11O ie49
Page 14 of 52
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PROFESSIONAL
Exhlbll 7
MIdtown DistrIcts
Midtown Specilie Plan
Midtown Specific Pion
~IVICfPROFESSIONAL DISTRICT
THEME
A vibrant mixed use district with office towers clustered an Main
slreet, law-rise space along Broadway norlh of Washington and
pedestrian activily focused on Main Slreet and Ninth Street, which is
extended through the district Ia provide an easl-wesl circulation
corridor central to the district See Exhibit 9, CiviclPrafessional
Dislrict Concept Plan.
etl>ADWAY
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EXISTING BUILDINGS
OF CHARACTER
Chapter 4: Civiclf>rolessiooal District
OBJECTIVES
. Creale a viable and competiUve employment cenler buill
around the nucleus of existing office space and its proximity
to downtown and the civic center.
. Encourage ground floor retail space to provtde shopping
oplJOllunities and services for the employees and visitors to Ihe
district.
. Encourage jab training and educational institutions to locate
in the district through the provision of refurbished and new
space, convenienl parking, pleasant pedestrian walkways and a
secure and safe environment.
Encourage professional and administrative. offices to Io<:ate in
.
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Ordinance NS-2649
Page 15 of 52
Civic/Professional District Concept Plan
27
Midtown Specific Plan
DEVELOPMENT OPPORTUNITIES
The following developmenl opportunities define the major projecls
within the districl. The descriplions approximate the developmenl
polential of each site, and do oot ildicale actual permitted capaciUes.
These will be defined by developmenl slandards and design
guideUnes.
Church Plaza Office Tower/Retail Arcade. Between the Church
Plaza on lhe norlh and Ninlh Slreel on the south,
development includes an 85,000 square fool oHice lower
and 21,000 square feet of retaU space, witll an arcade
frontage on the plaza, and underground parldng slruclUles.
Ninth Street Extension Retail. About 25,000 square feet of new
and refurbished space forming the south frontage along
Ninth Streel, between Broadway and Main. The Ninth
Street extension will be a privalely owned pedestrian
streel wilh limiled vehicular access. It should be funy
secured during oft.hours.
Buffum's Block. An 81,000 square 1001 office lower or holel
development, and 20,000 square leet of retail space on
Main street, between Ninth and Tenth Stree~ and parking
slruclure along Bush S~eel
Bank of America Block. An 8f,000 square foot lower or hotel
development, and 9,000 square feet of retail on main
s~eet, between Eighlh and Ninth Slreels, and parking
structure along Bush Slreel.
Main Street Shops. low.rise retail frontage on Main Slreet
between Civic Cenler Drive and Eighth Street. About
10,000 square teet of ground floor retail and 10,000 square
leel of upper level space.
Broadway Mixed. Broadway is suilable tor a low.rise mix 01 office,
education and institutional functions, wilh parking
structures along Sycamore south of Tenlh.
Christian Science Church. It the church should move Irom its
current building, the building could be adaplively reused as
a civic auditorium, a communily building, or as a public
meeting place. II is an architeclura! and historical assel
that should be preserved.
OreliR6Ree ~J~ 2e~Q
Chanter 4: Civicftll6l'i!s!laila1 ~lrict
DEVELOPMENT STANDARDS
Permitted and Conditionally Permitted Uses
Permitted Uses
Permilled uses in the Civic Professional district shall be as follows.
1. Professional, business and administrative olfices and services.
2. Banks, finance, insurance and real estate offices. Walk.in
facilities shall be on the first ftoor oniy.
3. Public agencies, and quasi. public organizalions and offICes.
4. Trade schoOis, professional schools and academlc colleges.
5. Specially and general practice medical and dental offices,
including counseling and psychology, above the ground ievel
(second tioor or above).
6. Service and commercial retail uses which shall be limited 10:
book slares, stalianary shops, gl<< slores, personal and business
services', restaurants, delicatessens, florists, pharmacies, and
specially markets. 'Examples of personal and business
services include dry cleaners, hair salons, travel agent,
insurance, copy center, maiVpoSlal cenler, tailor, shoe repair, art
supply, office supply. Bail bond use are not permitted..
7. Museums, galleries, libraries, thealers and cinemas excepl
lhose that require a conditional use permit.
8. Artist studios.
9. Day care facililies.
10. Health clubs.
CondiUonally Permilted Uses
The (ollowing uses may be permilled subject to the issuance 01 a
CondiUonal Use Permil pursuant to the Sanla Ana Municipal Code.
1. Places of worship, provided Ihey are localed in free slanding
buildings only.
2. Nighl clubs, bars and indoor entertainmenl establishments,
whelher freestanding or pari of another permilled or
conditionaliy permiUed use.
3. Parking Iols and parking slruclures.
4. Collectibles and anliques, not including thrill and pawn shops.
5. Food uses open from 12 midnighlto 5:00 a.m. and localed
within 150 feet of residenlial property.
29
Midrown Sp"clfic Plan
Building Envelopes
General
The pennitled building envelopes in !he CiviclProfesslOllal District are
defined by height and front yard se!back requiremenls established for
each block. Their primary purpose is to estabfish the relationship
between public and private pedestrian space and the building wall,
which fonns its edge. Setbacks define pedestrian space at the
ground level and show where higher buildings (greater than 35 feet)
can be sited.
Exhibit 1 0, CiviclProfessiooal Dislricl Height and Selbacks, provides
Ihe setback dimensions from property lines and other benchmarks
Ihroughoutlhe distric~ and height limits and setbacks (or buildings
higher than 35 feet. Reference information on Ihe exhibit shows
existing buildings thai are likely 10 remain, thereby indicating
relationships between existing buildings and potential new
development or realizalion.
Also shown for reference are major features of the comprehensive
plan, including major open spaces. planned parking facilities.
pedesman access ways and recommended ground ftocr arcades.
Building Heighf
Height is specified by number of stories and feet as measured from
:urb height.
Generally, the maximum heigh I for alllow,rise buildings is 35 feet.
Buildings above 35 feet in Ihe CivicJProfessional District include
existing office towers on Main street and Broadway and potential
office towers dustered at the interseclion of Main streel and Ninth
Street, where heights may be up 10 120 feet.
The towers are set back 15 reet from Ihe Main Street and Ninth
Street property lines or edge of the Ninlh Street private pedestrian
way. A maximum diagonal dimension is also specified to encourage
slender lowers.
An optional tower configuration is shown for a business hotel on the
Bu[lum's block, whereby two hotel lowers would be permitted with
appropriale spacing belween and a maximum 140 foot diagonal
dimensiOll.
Setbacks
Setbacks al ground level are eslablished 10 enhance pedestrian
space Ihroughout the district, creale compatible relationships
between existing and future building street walls and recognize
opportunities 10 creale new open space resources. such as plazas,
pedeslrian ways and landscaped areas.
;he major setback COIIditions are discussed below by street
30
Main Street. A variely of conditions exist, bul mosl buiidings have
no setback. thereby resulting in a tight. urban sidewalk character
of minimal width. Major exceptions are the church plaza al
Tenth and Main and the existing tower belween Eighth and
Ninth, which is setback 12 feet and has a 13 foot wide ground
level arcade.
The potential fulure tower sites al Ninth and Main would
maintain !he 15 foot se!back condition and provide a 15 foot
wide ground level arcade in the selback.
The towers would be setback 15 feet rrom all property lines.
thus reftecting the siting of all existing lowers on Main street.
Open space and plaza amenities to be maintained and provided
include the existing church plaza at Tenlh Slreet, a wide
sidewalk area across the slIeet mirroring the wide sidewalk area
north of Tenth, a corner plaza at Ninth and Main to provide an
entry court for the potential tower, and a pedeslIian plaza in a
portion of the abandoned Seventh Street right-of.way.
Ninth Slreet Pedestrian Way, This planned private access way
is 40 feet wide and lined with 15 fool deep ground level arcades
along most of its lenglh. Ilterminales in a 70 fool wide plaza.
also lined with arcades, on the wesl side of Broadway,
Civic Center Drive, The eKisling building walls will create a
variegated landscaped area with varied and generous se!backs
along the street, providing an aesthetic foreground for Ihe
cluster of older buildings of character likely to remain, and
conlributing 10 Ihe parkway characler which exists along much
of Civic Center Drive.
Broadway. Twenty foot setbacks are established for alf new
developments. This will permit the landscaped character of
Broadway north of Washington to be continued to soulh or
Tenth Street. The exceptions are existing buildings that remain.
which have less the 20 foot selbacks.
Sycamore Street. Sycamore functions primarily as a local service
slreel and provides access to existing and planned parking.
Three variations 10 the standard condition of zero selback occur:
Ihe church plaza al Tenth Street and a wide (35 fool) selback
across Ihe street 10 exlend Ihe landscaped character: comer
setbacks and arcades al the Ninth Streel pedestrian way
intersection with Sycamore; and landscaped parkway areas at
Civic Cenler Drive. Vine pockets are encouraged along parking
structures and a 10 fool 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.
Ordinance NS-2649
I?~g" 17 of 72
Midtown Specific Plan
Wdtown Specific Plan
FINANCIAL DISTRICT
THEME
A midrise dislllcl of offICe lowers on Main Street, with a vibrant
slleel-Ufe of support relail stores, services and restaurants. (See
Exhibit 21 , Financial Disllict Concept Plan.)
OBJECTIVES
. Mainlain the existing concentlation at financial inslitutions and
office towers on Main Street and encourage reinveslment 10
enhance the quality 01 this spax:e.
Encourage an oHice tower developmenl on Main Street.
Encourage ground floor retail uses on Main Street to serve
the day.time office employees, visitor lIa"ic on Main SlIeet and
to enhance the quality of the pedestrian experience.
Enhance the sidewalk space on Main Slreet Ihrough widening,
additional landscaping and streelscape amenities on private
property.
.
LAND USE ACTIVITIES
The Financial District lies at the cenler 01 Midtown from Tenth Street
on the south and Washington Street on the north, and between
SycamOle Street On the west and Bush Street on the east. The
Financial District abuts the CiviclProtessional District on the south,
wilh its intended concentration 01 insfilulional and civic uses, and is
within easy walking distance 01 the downtown relail activities along
Fourth Slreet. The Financial District is bordered by the One
Broadway Districl Center on the west wilh its mix of office and relail
uses, and by the hisloric French Park residential dislricl on Ihe east.
Lower intensity strip commercial development predominates along
Main Streel north of Washington Avenue.
The Financial District's primary role in lI1e Midlown area is 10 act as a
concentrated ollice districtlhal will aUract a mix 01 professional
olfices, financial institutions, and governmental agencies reliant in
part on proximity to the Civic Center. Ground lIocr space should be
filled with uses thai are tradilionaily street orienled and encourage
pedeslrian activity, including retail establishments, reslaurants,
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Chapler 5: FinarlC~l!lIs1ilpf 52
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Exhibit 21
Financial District Concept Plan
41
Midtown Specific Plan
'1nks, Cledit unions, and other activities that selVe office workers in
..ld near the district
Given the relatively homogenous character of the Financial Districl,
activity patterns will be much less complex than characterized by the
CivicJ?rofessional District to the south and Ihe mixed office and
residential dislJicts to the east and west. Uses' foreseen for the
Financial District include:
Professional, financial, insurance and real estale offices.
Offices that rely on direct interlace with clientele, such as retaij
bank operations. should locate on ground floors.
. Governmenlal agencies needing larger floor areas, but not
having a large walk~n clientele. Examples include speCialized
selVice agencies, regional planning agencies, independent
transit authorities. and Federal offices.
. Retaij commercial uses lhat serve office workers and clients,
including ground floor retail shops such as books, slalionary,
gifts, personal services, business services, and reslauranls.
Museums, galleries, or unique aUfactions.
Day care facililies
. Medical offices and clinics localed on the upper floors at
commercial office buildings.
PHYSICAL FRAMEWORK
. The urban streel grid is reinforced by the extension 01
Eleventh Street as a mid-block pedestrian way.
. Main Streells lhe primary north-south arteriat, and access to
par1<ing is provided by cross slreels and Sycamore Street south
of Tenth Streel and north of Washington.
. Open space nodes and special intersection slreetscape on
Main Street at Tenth and Washington Streets provide
landmarks for the dislrict.
. Main Street is the primary pedestrian focus for the district.
. New and existing large floor-plale spaces fmnling Main
Street are to be refurbished to enhance the Main Street
pedestrian environment.
42
SITE ATTRIBUTES
. Significanl concentration of existing office space
. Main Streel address
. Highly visible and accessible location
DEVELOPMENT OPPORTUNITIES
The following development opportunities define the major projects
wilhin \he dislrlc\. The descriptions approximate the development
potential of each site, and do nol indicate actual permilled capacities.
These will be defined by developmenl standards and design
guldeBnes.
. Reuse and relurbishment of an appropriate ground floor
activily on Main Slreel, such as a food court, gallery or exhibit
space, as a bank, as a busIness service Onduding, but not
limited 10, oopy services, Federal Express offices or Uniled
Parcel Service offices), or as service office uses such as
Insurance .or travel agencies.
. Upgrading the existing office lowers.
. New office lower and ground floor retail space on east side of
Main Street between Eleventh street and Washington Avenue.
This project could include refurbishment at the bank building on
Main Street at Eleventh Streel and incorporate the existing trade
school block at Washington and Main_
. Jewelry mart in an office tower.
DEVELOPMENT STANDARDS
Permitted and Conditionally Permitted Uses
Permitted Uses
Permitted uses inlhe Financial District shall be as follows.
1. Professional, business and administrative offices and selVices.
2. Banks, finance, insurance and real estale offices.
3. Public agencies, and quasi-public organizalions and offices
needing large floor areas. bull0t~iniIlgdIr!Jll5Mlll6ill9:lienlele.
Page 19 of 52
Midlown Specific Plan
Mid/own Specific Plan
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Page 20 of 52
Financial District Height and Setbacks
Eb
Midtown Specific Plan
Midtown Specific Plan
,yeamore Slr~t. Sytllmore runcUons primarily as a local service
slreet south of Tenth Slreet and north of Washington and
provides access to exisling and p1aMed parking lacilities on Ihe
east side 01 the street. There are no setback requirements. Vine
pockets are encouraged along parking structures. and a 10-
root landscaped setback is required at . swface parking lots.
Bush Street. Existing and planned parking lacililies Une the slieet.
A ten loot setback is required for a three.level parki~ structure
and a mteen 1001 setback is required 101 a lOUI-level structure.
Floor Area Ratio
The noor area raUo lor tl1e proposed office lowers in this district is 2.0
FAR. The polenUaJ new tower may only occur wilh the abandonment
of Twelfth Street and consolidation or the two blocks.
Parcel Size
The minimum parcel area is 15,000 square feet and the minimum
frontage of 120 leal.
Ordinance NS.2649
Page 21 of 52
Chapter 5: Financial Districl
45
Mldrown Specific Plan
DESIGN GUIDELINES
Figure Ground Diagram (Exhibit 23)
This diagram illustrates the spalial qualities of this district al
maximum build-oul. Future buildings along Eleventh Street and Main
should be aligned to create a 'slreet wall' as illustrated in the
diagram. The 'street wall' may either be solid or porous with periodic
minor breaks in its continuity so long as the whole wall is seen to
define the street edge. A pedestrian way should be provided in line
with Eleventh Street, between Main and Sycamole, An Outlet (rom
the Bush Street parking structure between Eleventh and Washington
should be plO'lided onto Main, using the "Twelllh 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 leet in ordel to mainlain pedestrian
scale and rhythm 01 archileclural fealures.
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Ordinance NS-2649
Pd!:l'=' 2.2 ....r 52
46
Eb
Midtown Speclric Plan
Mid/own Specific Plan
PedestrianlParklng Diagram (Exhibit 25)
These diagrams illustrate vehicular access points and pedestrian
paths at proposed parking structures. To ensure lively streets, the
following design guidelines are recommended:
. Discourage general public access Irom parking structures
directly to buildings to encourage pedestrian traffIC 00 the street.
. Stairs and elevators seNing parking structures be located with
direct aocess onto street sidewalk; prelerably, stairs should be
located at or as near as possible to the intersection 01 two
streets.
. Shops lront directly onto Tenth, Eleventh, and Washington
Streets.
. Where possible. relail should also be located on major
north/south streets; it only one enllance is 10 be provided, it
should be off the side stleets (EasliWest), with the exception of
Washington Slleel.
. No parking structules shall fronl on Main Street.
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WASHINGTON AVE.
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Pedestrian/ParkIng Diagram
Ordinance NS-2649
Page 23 of 52
48
Midtown Specific Plan
COMMUNITY AND SPECIAL TV
RETAIL DISTRICT
THEME
!VI active and convenient communily shopping and entertainment
district that provides services to the surrounding residential
neighbolhoods. (See Exhibit 29. Community and Specially Retail
Districl Concept)
OBJECTIVES
. Eslablish a communily-{)riented shopping district to selVe
sUllounding neighborhoods. ActiviUes should Include a mixture 0{
convenience slOres. pelSOnal services and entertainment in a
setting which will provide a social gatheling place and be
convenient fOI people coming by car and on fool.
. Create a specially shopping alea incorpolating the unique
character of older Main Slteet structures, and allracl a wide
variety of specialty relail activities, including Ihose which ale
complemenlalY to the adjacent Museum DistricL
. Encourage small.lot infill development or relocated histolic
stluctures on Main Stleet thai are complementary to the
character and siting 01 existing structules.
. Enhance Ihe sidewalk space on Main Street through widening,
additional landscaping, sidewaik canopies, slleelscape
amenities.
. Encourage a mOle intense form of development at Seventeenth
and Main Streets which can be part of a 'gateway' for Midtown,
incorporating oflice towers and ground floor relail flOnting Main and
Seventeenth Streets.
. Encourage activities that complement the Museum District.
. Enhance pedestrian accessibility (rom adjacent neighborhoods.
O.J;ltcm""G NO zt..49
Chaplel 6: ~lf2;lr1d5ll1lcially Relail District
Midtown Specific Plan
,J
L
COMMUNITY
6HOP'I'ING
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t(ll EXISTING eUILOINGS
OF CHAIU,CTER
Exhibit 29
Community & Specialty Retail District
55
Midtown Spec/lie Plan
58
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COMMUNITY/SPECIALTY RETAIL DISTRICT
HEIGHT AND SETBACKS
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CJ. ~r.l~&.poT:i~~eL.OQs.
_ EXISTING; C;U". u.n:
_.._ PROPERT'f LIME
.. _ _ elOCK PEAIMETfA 5ETlJACI( CD .UII.PINQ HEIOHT (No. "" FlaQ~1
i".~ PROPOSfO:S'llHGOF HIGHII;"IlU1L.OINGS =~l.l.1i PEOE$TftlA.NWA,Y
. . .. "'PROPOSEO CAQUf'jO fLOOR AJlCADIE t::::;::) OPEN S..ACEi\.ANSCAPIE AJli:A.
g EXISTINQ UFloe FLOOR-PLAT!
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Community and SpecIalty Retail Height
and Setbacks
Ordinance NS-2649
Page 25 of 52
IVtlor.n~Pm
Exhibit 30
Midtown Specific Plan
DESIGN GUIDELINES
Rgure Ground Diagram (Exhibit 31)
This diagram iUuslrates that the buildings along the west side of Main
SlIeel shall be continuous in contrasting with the existing and
proposed new struclures on the easl side 01 Main Stree~ which are
cited on small lots and have side yard setbacks.
Where shown on the Figure Ground Diagram an arcade 01 at Jeasl15
feel in depth and 15 foot. 35 feet in height should be provided.
A plaza should be located at the west side 01 Main belween Fi<<eenth
and Sixleenlh Streels. That plaza provides access from the parking
struclule located between Sycamore and Main. The arcade along
Main S Ireel should wrap around the buildings as they come towards
the parking structure.
A distinct break in buildings should be made for pedestrians In line
with Fourteenth Stree~ north of Washington.
WASHflOTON AVE.
60
Ordinance NS-2649
I-'ago Lti OT :>L
Ellhlblt 31
All buildings on the west side of the streel should form 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
streelscape. Streellrees will be located on privale property, and
within the Main Slreet rlght-of.way.
An enlry plaza is to be provided at \he intersection 01 Main and
Seventeenth Streels.
Buildings on the east side of Main should be continuous between
Seventeenlh and Sixteenth Streets as well as belween Washington
and Fourteenth Streets wilh lhe excepUon of lhe plaza giving access
10 Ihe parking.
The buildings belween Fourteenth and Sixleenth Slreels should
reflect the context and scaie of existing structures in that segment of
Main Stree!. The parcel bounded by Main, Washinglon and
Sycamore and presenUy including Home Savings, is to include a
heavily landscaped parking 101 with large canopy trees and a large
plaza at Main and Washington.
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Figure Ground Diagram
Midtown s~cmc Plan
Built Form Diagram (Exhibit 32)
The Built Form Diagram shows in three dimensional terms the
characteristics described in the Rgure Ground Diagram.
A consistent treatment for buildings along the west side of Main is
encouraged. The alcade Irealment Irooting Main and wrapping
around comers at plazas should be continuous, use consistent
spacing between columns, use similar column delails and similar
floOring materials tl1tOughouL
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Built Form Diagram
Chapler 6: Community and Specialty Retail Dislrict
ST.
Midtown Specific Plan
d:1
Ordinance NS-2649
Page 27 of 52
61
Midtown Specific PIMl
Pedestrian/Parking Diagram (Exhibit 33)
These diagrams show enlries 10 parking structures and possible
locations 01 slaircases providing access to the streels.
Parking lor the smaD scale structures on the .easl side of Main shoukl be at
the rear of the lots, screened from Main Street.
To ensure lively streets, Ihe following design guidelines ale
recommended:
o Discourage access by the general public from parking
structures direclly to buildings 10 encourage pedestrian activity.
. Stairs and elevators selVing parking slructures be localed with
direct access onto street sidewalk: preferably, sta~s shoukl be
localed at or as near as possible 10 Ihe inlersection of two
streets.
o Shops lront direclly onlo Main Street and the Fourteenth Street
pedestrian way.
. No parking structure shall Ironl on Main Slreet.
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Exhibit 33
Pede'trJan/P8rk~ng Olagr.m
62
llrnin::mr:F'! N~~2649
Page 28 of 52
Midtown Specific Plan
MIdtown Spec/lie Plan
BROADWAY CORRIDOR DISTRICT
THEME
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A major north-south arterial with a scale and cl1aiacter reflective 01 its
past as a residential boulevard, which has a wide variety of
residential, institutional and olflCe uses. (See Exhibit 37, Broadway
Corridor Concepl Plan.)
SEVENTEENTH ST.
OBJECTIVES
. Maintain the scale and character given to much of Broadway
by the large number of historic and arChitecturally significant
structures, the mixture 01 ollice, institutional and residential
uses. landscaped front yards and mature s~eetlrees.
. Encourage revitalization of existing multi.family residential
properties for safe and sanitary housing units.
. Encourage revilalizaUon of existing properties for a variely 01
professional office, seNice and institutional office uses.
. Pro~ide through-blocK pedestrian ways horn Broadway to
Sycamore and Main S~eet to increase convenient c~culalion
roules.
. Extend green open space frontage north of Washinglon on the
west side of Sycamore as a visual connection to the landscaped
pal~ing 10\ plaza proposed 10 surround Home Savings' existing
parking.
Mainlain the small scale character ot office uses fronting
Sycamore Street belween Washington and Seventeenth Street
and, where appropriate, encourage their revitalization at a
similar scale.
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1 STH ST.
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OP CHARACTER
Exhibit 37
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Broadway Corridor Concept Plan
Ordinance NS-2649
Page 29 of 52
enapler?: Broadway Corlidol Disllicl
69
Midtown Spoc/fic Plan
LAND USE/ACTIVITIES
The Broadway Corridor District encompasses both sides of
Broadway and lhe wesl side of Sycamore Street between
Washington and Seventeenth Street. With !he notable exception of
!he 10 story office buDding in the 1600 block and the nexl door
apartment complex, this area is a mix of residential, office, and
instilutional uses in one and \Wo stol)' buildings. The Broadway
District abuts the Civic/Plofessional Dislriclto the south, and backs
onto the One BlOadway Dislrict Center and the Communily and
Specialtv RetaD District to the easl. The Broadway District has a
strong historic character, with a number 01 buildings dating from !he
tum 01 the century.
The Broadway District will continue to plav its ClIrrent IOle in the
Midtown area by providing lower-intensity office space mixed with
residential and institutional activities, such as churches and social
services. The ultan scale and fonn will remain that of a large square
footage single family neighborhood wllh deep setbacks flom the
stteet. Broadway itself will continue to carry heavy lraffic as a
secondary arterial access for the downtown and Civic Center areas
to the south. The Broadway Districl will continue to serve the
downtown and Civic Center areas with professional offices, space for
semi.public service agencies such as Ihe YWCA, and limited
residential uses. While very low intensity in character, the distrlcl will
thus house a wide variety of uses and activities.
These activities and uses indude the following:
. Professional, financial, insurance and real estale ollices with
lillle walk~n traffic.
InslitutionaJ office uses, ineJuding public agencies and private
office uses.
" Specially and general practice medical and dental offices.
" Reoccupied single family struclures for collage Industries, as a
conditional use.
Day care facilities.
" Congregate care and convalescenl homes.
PHYSICAL FRAMEWORK
Broadway is the major north-south arterial forming !he weslem
edge of Midtown.
" Older structures, landscaped llOnt yards, mature street trees
and small lotlrontages define Broadway's unique character. (The
long.range land use policy is to creale a landscaped open
space centtally located 10 the Midtown District).
O,dillCllll,.,1;;;' 140 :i.e4'J
Page 30 of 52
70
SITE ATTRIBUTES
. Between residential neighborhoods and central cill' commercial
district.
. Significant concentraUon of older sttuctures of character
. landscaped front yards and mature street trees.
" Small lots and primarily residentially-scaled structures.
DEVELOPMENT QpPORTUNmES
The following development opportunities define the major projects
within the district. The descriptions approximate the development
potenUal of each site, and do not indicate actual pennilled capacities.
These will be defined by development standards and desig'
guidelines.
Small Lot Inlill. Existing vacant lots, and Ihose with deterioraling
structures 1hat are nol architecturally significant provide sites lor
small-scale office development, consistent with the architeclural
styles and scale of surrounding structures.
Renovation. Refurbishment of existing slructures lor re.use as
professional offices, services and institutional uses.
Revitalization. Upgrading major alfice structures to ma~e them
compeUtive in the" local office market.
Midtown Specific Plan
Mid/own Specific Plan
SEVENTEEN"TH ST.
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Exhibit 38
Broadway Corridor Height and Setbacks
Ordinance NS-2649
P"QA 31 of 52
Chapter 7: Broadway Corcidor Di.\Oc1
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Midtown Specific Pian
LANDSCAPE CONCEPT PLAN
Midtown is articulaled by an ulban fabric at cily blocks bounded by
avenues and streets. The landscape concept plan (Exhibit 41,
landscape Concept Plan) proposes to strengthen Ihe existing grid
pallern and deline the characler of individual roadways with a
specific parelle of plant materials arranged formally along the slreet
space. Two distinct open plaza spaces occur on Main Street at
Harne Savings and First Church 01 Chrisl Science. The following
sections delineate the different proposed slreelscape concepts from
Ihe palm lined Main Slreetto the quiet canopy of Bush Slreel
PUBLIC & PRIVATE OPEN SPACE
Currently an open space areas in Midlown are privately owned, w~h
the exception of slreet and olher rights-of.way. This relationship will
lemain the same inlo the luture, with all or most publicly accessible
space such as plazas, promenades or courtyards being privately
ownell and managed. New development will be required to improve
certain plazas and pedestrian promenades in accordance wilh the
landscape Concept Plan (Exhibit4t).
MAIN STREET
Main Slreel will be the gateway 10 Midlown and ils landscape
character should rellect the importance 01 this role. Queen Palms
are proposed to provide a vertical slreel tree compatible with the
cluster 01 ollice towers and to mjrrollhe Broadway slreetscape.
This will develop a vertical scale that could be idenlified from a
distance. Banners hanging from the street lights could further
enhance Main Slreet's importance and announce special events Such
as feslivals and merchant-sponsoled promotions.
As lunds become available, intersections will be improved at lour
locations: Seventeenth, Washinglon, Tenlh, and Civic Center Drive.
Enhanced paving or interlocking pavers would be uUlized 10 deltne
pedestrian crossing and set a standard fOI malerial upglades for the
district.
Subject \0 lunding, Ihe following streelscape upgrades could be
utilized along Main Streello develop a vital commercial elemenl:
Ordinance NS-2649
Pace 32 of 52
Chapler 9: Landscape Concept Plan
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Exhibit 41
Landscape Concept Plan
83
Midrown Specific Plan
PuBLIC SPACE NOOESAAO CONNECTORS
The open space nodes will be connecled by a passive park~ike
corridor. The characler will be natural and freeform developing an
oasis away from the urban grid. Indigenous plants will sltengthen the
exis~ng oak and sycamore habitat.
Two open space plazas (non-buildable areas) will require special
landscape Irealinenl to creale successful gathering places and
complemenllheir existing architedurallandmaJ1<s, the First Church of
Christ Sdence and Home Savings
At both siles the street comer enhancement will be exlended 10 all
four adjacent comers. Inlersection enhancement will include
enhanced PB,,;ng, signage, flags and banners, canopy trees for
architectural deflllition, and palms for vertical scale. [Enhancement
shall develop a landscape node that shall define the vehicular and
pedeslrian right-of-way for safely and function.]
Landscape will envelop the open space with dense canopy trees to
create a park like selting around and wilhin the exisling parking
behind Home Sa,,;ngs. Fulure development plans will preserve the
diagonal alignment crealed by Homes Savings 10 ensure the plaza
space. Tree layout will provide visual access to archilectural
structures, screen the barren walls of neighboring buildings and
emphasize the urban grid thai surrounds them. The plaza around
the First Church 01 Christ Science (Exhibit 42, Church Plaza) should
remain as green space. The design will incorporala a relell arcade
along the south edge of the plaza_
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Chapter 9: Landscape Concept Plan
85
Mid/own Specific Plan
CIRCULATION
CIRCULATION PLAN
Traffic and circulation analysis was completed as part of the
evaluation 01 proposed conceptual land use plans for the Midtown
Dislricl. The developmenl envisioned lor Ihe study area, whicl1
consists of a variety of land uses and proposed parking facilities,
would impact the circulation conditions in the study area. The SlUdy
area is in close proximity to the Santa Ana Freeway (1-5) with
convenient access to the Orange (SR.57), Costa Mesa (SR-55) and
Garden Grove (SR.22) Freeways.
Circulation System Principles
Maintain Broadway and Main Slreet as enhanced visual corridors
while ensuring that north/south arterial capacities are maintained.
. Encourage safe pedestrian flow inlernallo Ihe existing block
setung.
. Encourage pedestrians 10 use crosswalks across Main
Streell8roadway where signal con~oI is available.
. Prohibit on.s~eet parking along Main S~eet and Broadway.
. Encourage access to parking lots/structures from secondary
easVwest s~eets.
. Locate parking facilities so thai pedestrians are encouraged to
cross streets safely.
Protect Bush Slreet and Sycamore Street from heavy Iraffic 10
preserve and promote their character.
. Evaluate the use of stop sign control on Sycamore Street al
Ninth.
Increase car carrying capacily of parallel streets, Broadway and
Main Streets.
Evaluate Ihe potential lor new easVwest streels and pedeslrian
access paths, on.street parking, lurther definition of grid pattem, and
interdislricl circulalion. Mainlain the (unction of Civic Cenler Drive.
and Tenth, Washinglon and Sevenleenth Streets as easUwest
connectors by maintaining their currenl capacities.
. Provide east/west pedestrian paths by extending Ninth,
Elevenlh, and Fourteenth Slreets across the study area, per the
concepl plan and plan principles.
Ordinance NS-2649
ra~c. 3.4 af 52
Chapter 10: Circulation
. Discourage access 10 parking lois/structures Irom Civic Cenler
Drive, Washington and Seventeenth Streels.
. Enhance lIaffic lIow along Civic Center Drive. and Tenth,
Washington and Seventeenth S~eets by not allowing on-s1reet
parking.
Vehicular Circulation Plim
The potential measures to implement the principles have been
identified and are Usted above. The cireulalion plan for the Midtown
District is Jnustraled in Exhibit 45. Circulation Plan. The circulation
pian incorporates a majority of the measures lisled above. Some of
the elements of the circulation plan as illustrated in Exhibit 46 are as
loIlows:
. Several new pedestrian pathways wele lecommended.
Pedeslrian safety. minimal pedestrian/vehicular inleracllon were
considered in the recommendalion of these pathways. Along
some pedes Irian pathways, vehicular traffic is limited to
emergency and service vehicies only. Pedestrian CIOssings
across Main Street and Broadway were Iimiled 10 .exisllng
signalized intersections.
. No new lraffic signals were recommended. Parking is
recommended 10 be removed along Main Street 10 enhance its
capacity for through traffic movemenl.
. Access to the proposed parking structures was primarily
limiled to local slreets such as Bush, Sycamore, Birch. Eighth,
and Ninth Streets.
. Several enhanced interseclions are planned Ihroughoul the
City or Santa Ana to improve traffic 1I0w on the arterial syslem,
including Main Street and Sevenleenth S~eet, Broadway and
Seventeenlh Street, and Main Street and Firsl Slreet.
Enhanced intersections are assumed to have as many as two
leU.tum lanes, three through lanes, and one righl.turn lane on
eacl1 approach to the inlersecllon. The buill environment may
affect the extent to which an enhanced intersection is
developed.
91
Midtown Spedlic Plan
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Access Co.rridor
Signalized Intersections J
Enhanced Signaliud IntersecLions
Reali~nmenl of Streets
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LEGEND
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Exhibit 45
Circulation Plan
Ordinance NS-2649
Page 35 of 52
92
MdoM1 Spa::i'c Ran
Midlowtl Specific Plan
PEDESTRIAN ~
CIRCULATION
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6TH ST.
Exhibit 46
Pedestrian Circulation
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Ordinance NS-26'49
Page ;50 or 0<:
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Park.ing Districts
Sanla Ana Midtown District
4. An in-lieu parking lee is paid lor each space deficient of the
requirement as specified in Chapter 41 SAMC.
Subdislrictll - Financial District
1. On-sile parking is to be provided and constructed to commercial
development standaids, city parking sl1ucture 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.
3. Public parking within 800 feet of the use it will serve and the
properly owner of the use pays into the parking assessment
district satisfJeS the on-site parking specified in number 1 above.
Midtown Specific Plan
Subdistrict III - Community and Specially Retail District
1. On,s~e parking is to be provided and constn.cted 10 commercial
development slandards, cily parking struclure standards, and
the Midtown guidelines contained herein.
2. Shared andlor joint use parking is encouraged, Approval is In
\he same manner as specified in Chapter 41 SAMC.
Exhibit 47
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Midtown Parking Districts
Ordinance NS.2649
rage :37 Elf 82
Chapler 11: Parking
101
Midtown Specific Pia"
Midtown design elements that will be conditioned as developer
improvements on adjacent projects indude:
landscaping improvements.
. The extension of the Ninth, Eleventh, and FOIlrleenlh Street
pedestrian connectors.
. The Seventeenl/1 Slreet 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 slreetscape program on Main Street.
. An identification banner program.
. Entry treatments.
The implementation strategy includes phasing pricriUes that locus at
both ends of the Midtown area and work toward the middle:
Priority 1 . Direct stimulus to the revitalization of the
civic/professional district is to be provided through the
construction of a public parking structure on the wesl side of
Sycamore south of the Ninth Street extension. As part of this
project, the extension of Ninth Street as a pedestrian collidor is
to 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
attraction lor new businesses, and eventually new construcUon.
Priority 2 - The conslruction of a new community shopping center
along the west side of Main Street between Washington Avenue
and 17th Street is 10 proceed. This project will require
considerable Community Development Agency involvement in
recruiting a developer and major tenanls including a
supermarket. and providing assistance with land assembly. The
projecl will need 10 integrate the construction of a parking
slructure to serve the needs of lhe new commercial
developmenl. The existing financial insUluUons aiso may be
relai~ed and incorporaled inlo the development plan so that
they [unction as key elements in the overall community serving
project. The pedestrian connector shown in the plan atong
Fourteenth Street also should be constructed as a central
pedestlian 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 logether for marketing, sell-promotion aclivities,
Ordinance NS-2649
Page 38 of 52
106
and business development similar to what is occurring in lhe
dO'MlIown area.
The Cily will explore using capital funds, grants or other funding
sources to purchase undeveloped parcels on the west side of
Sycamore S~eet north of Tenth Street, which are critical to the
central open space resource of the plan. This area can be
developed into the proposed urban park.
Priority 3 . Construct Tenth Slreetto Washington Avenue parking
facitities together with the mid-block pedestrian connector along
Eleventh Street. Once additional parking is provided on the east
side of Sycamore Stree~ then action can be taken to develop
the central open space. The node around the church and the
three lots along the wesl side of Sycamore Stneet south or
Wasmngton Avenue can be combined with the lots \0 the soulh
purchased during Priorily 2 to complete the development of the
urban pa~. This priority also includes the construction of a
parking structure west of Broadway south of Tenth .Street with
vehicular access on Birch Street and pedestrian access to
Broadway.
IMPLEMENTATION MATRIX
The following matrix depicts the implementation program detaUing 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.lerm is within five years: mid-lerm is between five and 10 years,
and long.lerm is beyOnd 11) years. AcliviUes and projects are
prioritized based upon their ability to stimulate new privale
investment in Midlown.
The ImplemenlaUon Program serves as a guide rer allocating City
resources in Midtown as well as assisting in the direclion or private
funding and capital outiay. As funds become available, projects
Identified as shOrt-term are 10 be given first priorily and included in
the Cily's budgeting process. Private development interest may also
effectlhe allocation of public resources and project priorities if il is
determined l/1at the private project promotes Ihe goals and objectives
01 the SpeciflC Plan.
Midtown Specific Plan
One Broadway Plaza Specific Development District (50-75\
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
8. Public Art
J."Yl-rTnTrr r
Ordinance NS-2649
Page 39 of 52
One Broadwav Plaza Specific Development District (50-75)
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. A1t 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 III, 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 8roadway 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-2649
Page 40 of 52
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 Jess 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, seNice and commercial retail uses and resta~Ii\~J~.ki~lP.:lis
for any reason omitted from those specified as permlssittlB.lel!lrt dfS3n
3
ambiguity arises concerning 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. Mail/postal 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. Pharmacies
7. Day care facilities
8. Museums, libraries and galleries
9. Artists' studios
SECTION 6 CONDITIONALLY PERMITTED USES
The following uses are permitted upon the approval of a conditional use permit
in accordance 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
2.. Establishments selling or serving alcoholic beverages
Ordinance NS-2649
Page 42 of 52
3. Coffee houses
4. Banquet facilities
5. Uses open after midnight to 5:00 a.m.
6. Helipads
7. Fast food and/or take out restaurants (Added by the Planning
Commission on February 23,2004).
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 (F ARl
The required floor area ratio for the project site shall be 2.9, or 530,487
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 Envelopes
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 ~ncf@N~S
certain outstanding details, however, revised plans cofflom1lRgfMth
5
Ordinance NS-2649
Page 44 of 52
Section 7-4-e-iii of this ordinance shall be submitted to and be
approved by the Planning Commission prior to issuance of any
building permits.
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 feel.
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 feel.
u
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.
ii. 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.
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 pians 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 structurEb~~c~ir9 a
minimum vertical clearance of eight feet, two inoh~A5 of 52
7
v. Glare from the parking structure lighting shall not be visible
from the plaza level or any public right-of-way.
vi. 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:
a) 1470 spaces for the office tower
b) 50 spaces for ground level retail uses (10,000 square
feet)
c) 180 spaces for restaurant uses (18,000 square feet)
d) 29 spaces for offices uses within existing buildings
(9,627 square feet)
e) 29 spaces for restaurant uses within existing buildings
(2,857 square feet)
f) 30 spaces to replace parking displaced on Sycamore
Street
g) 100 spaces to replace parking displaced on Main Street
h) 110 spaces to replace existing surface parking lot for
1200 N. Main Street
i) 12 spaces to replace existing surface parking lot for
1111 N. Broadway
j) The remaining 453 parking spaces may be used for
other uses in the area
b. Building Setbacks
i. Broadway:
The minimum required setback for the parking structure is 124
feet as measured from the property line.
ii. Washington Avenue:
A landscaped setback of 15 feet shall be required.
iiL Sycamore Street:
Ordinance NS-2649 There shall be no setback requirement.
Page 46 of 52
o
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.
iii. 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.
vi. The parking structure shall comply with the Santa Ana
Municipal Code sections pertaining to the Police
Department's Security requirements, including parking Jot
lighting levels.
vii. The parking structure shall comply with the Santa Ana Police
Department's parking structure design guidelines.
1. Landscaping:
Ordinance NS-2649
Page 47 of 52
'.I
i. Landscaping planters incorporated into the parking structure
shall have a minimum planter dimension of 4-feet wide and 4-
feet deep. An internal 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.
g. 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. Parkino/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 Plan to be
approved by the Public Works Agency.
Ordinance NS-2649
Page 48 of 52
.'U
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.
c. 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.
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.
j. Prior to submittal into building plan check, revise the site plan to
depict and note wheel chair accessibility ramps at the Broadway
egress exit.
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. Ordinance NS-2649
Page 49 of 52
11
Ordinance NS-2649
Page 50 of 52
I. Prior to submittal into building plan check, revise the site plan to
depict and note the modifications of the signals at the
MainlWashington, Mainffenth, Washington/Sycamore,
BroadwaylWashington and Broadwayffenth 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 Desion
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 60-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.
g. 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.
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.
I. 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.
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.
8. 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, interpreldRm,~m~_~~.4'JlY
revealing its culture or history, and/or capture or fl"SlJfl'(s>r~5tne
u
Ordinance NS-2649
Page 52 of 52
unique character of the new ptace. 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 approvat 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 aU 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.