HomeMy WebLinkAbout11B - 2800 N FARMERS DR SHEA HOMES
ORDINANCE NO. NS-2705
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA ADOPTING THE SHEA HOMES AT FARMERS
DRIVE SPECIFIC DEVELOPMENT NO. 77 (SD-77) AND
REZONING THE PROPERTY LOCATED AT 2800 NORTH
FARMERS DRIVE FROM SINGLE FAMILY RESIDENCE
(R1) TO SHEA HOMES AT FARMERS DRIVE SPECIFIC
DEVELOPMENT NO. 77 (SD-77) (AA NO. 2005-02)
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana does hereby find, determine
and declare as follows:
A. Applicant is requesting approval of Final Environmental Impact Report No.
2005-01, Amendment Application No. 2005-02 and creation of Specific
Development Plan No. 77 (SD-77), Vesting Tentative Tract Map No. 2005-
05 (County Map No. 16905), and Site Plan Review No. 2005-04 to allow the
construction of 36 single-family residences at the property located at 2800
North Farmers Drive.
B. On October 10, 2005, the Planning Commission held a duly noticed public
hearing and voted by a vote of 6:0 (Lutz absent) to recommend that the City
Council:
1. Adopt a resolution certifying Final Environmental Impact Report No.
2005-01, and approve the Mitigation Monitoring Program and
Statement of Overriding Considerations.
2. Adopt an ordinance approving Amendment Application No. 2005-02
and Specific Development Plan No. 77 (SD-77).
3. Adopt a resolution approving Vesting Tentative Tract Map No. 2005-
05 (County Map No. 16905) as conditioned.
4. Adopt a resolution approving Site Plan Review No. 2005-04.
C. The City Council of the City of Santa Ana held a duly noticed public hearing
on the abovesaid actions for Shea Homes at Farmers Drive Development on
November 7, 2005, and at that time considered all testimony, written and
oral.
D. Amendment Application No. 2005-02 has been filed with the City of Santa
Ana to adopt the Shea Homes at Farmers Drive Specific Development No.
77 (SD-77) and to rezone the property located at 2800 North Farmers Drive
from Single Family Residence (R1) to Shea Homes at Farmers Drive
Specific Development Plan No. 77 (SD-77). (AA No. 2005-02)
11 B-1
E. SD-77 would allow single family dwellings; a temporary real estate office;
childcare facilities providing care to not more than eight (8) children;
neighborhood and community service centers (with a Conditional Use
Permit); Garages for more than four (4) vehicles (with a Conditional Use
Permit); childcare facilities care for more than eight (8), but no more than
fourteen (14) children (with a Conditional Use Permit).
F. Amendment Application No. 2005-02 is consistent with the General Plan,
including but not limited to its goals and policies:
1. Support new development which is harmonious in scale and
character with existing development in the area. Policy 2.9 of the
Land Use Element of the General Plan.
2. Support development which provides a positive contribution to
neighborhood character and identity. Policy 3.1 of the Land Use
Element of the General Plan.
3. Encourage new development and/or additions to existing
development that are compatible in scale, and consistent with the
architectural style and character of the neighborhood. Policy 3.5 of
the Land Use Element of the General Plan.
4. Projects must acknowledge and improve their surroundings with the
use of creative architectural design, streetscape treatments and
landscaping. Policy 2.1 of the Urban Design Element of the General
Plan.
G. The City Council has weighed and balanced the general plan's policies and
has determined that based upon this balancing that the Shea Homes at
Farmers Drive is consistent with the purpose of the general plan.
H. The City Council also adopts as findings all facts presented in the Requests
for Council Action dated November 7, 2005 accompanying this matter. For
these reasons, and each of them, Amendment Application No. 2005-02 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.
I. The resolution certifying the Final Environmental Impact Report No. 2005-
01, the Mitigation Monitoring Program and the Statement of Overriding
Considerations was approved and adopted by resolution which came before
the City Council on November 7, 2005. This ordinance incorporates by
reference, as though fully set forth herein, this resolution and Final
Environmental Impact Report No. 2005-01, the Mitigation Monitoring
Program and the Statement of Overriding Considerations.
Section 2. The real property located at 2800 North Farmers Driver is hereby
reclassified from Single Family Residence (R1) to Shea Homes at Farmers Drive
Specific Development Plan No. 77 (SD-77). (AA No. 2005-02) Amended Sectional
District Map number 36-4-10 showing the above described change in use district designa-
11 B-2
tion, is hereby approved and attached hereto as Exhibit "A" and incorporated by this
reference as though fully set forth herein. (AA No. 2005-02).
Section 3. Shea Homes at Farmers Drive Specific Development No. 77 (SD-
77) as set forth in Exhibit "B", attached hereto and incorporated as though fully set forth
herein, is approved adopted in its entirety.
Section 4. If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this ordinance. The City Council of the City of Santa Ana hereby declares that
it would have adopted this ordinance and each section, subsection, sentence, clause,
phrase or portion thereof irrespective of the fact that anyone or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
ADOPTED this _ day of
,2005.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee O. Otto
Assistant City Attorney
AYES:
Councilmembers
NOES:
Councilmembers
ABSTAIN:
Councilmembers
NOT PRESENT:
Councilmembers
11 B-3
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS-2705 to be the original ordinance adopted by the City
Council of the City of Santa Ana on , and that said ordinance was
published in accordance with the Charter of the City of Santa Ana.
Date:
Clerk of the Council
City of Santa Ana
11 B-4
Shea Homes at Fanners Drive Specific Development No. 77 (SD-77}
TABLE OF CONTENTS
PAGE
SECTION 1. Applicability of Ordinance . ............ ............... ......................... ............ ..1
SECTION 2. Purpose ...................................................................................... ....1
SECTION 3. Permitted Uses ............................................................................ .....1
SECTION 4. Conditionally Permitted Uses . . .. . ... ........ . .. ......... ...... .... .. . .. ... . ......... . ... . ...2
SECTION 5. Development Standards for Single Family Dwellings ..... .. . .. . ...... ..... . ....... .2-3
1. Building Height .........................................................................2
2. Front Yard .......................................................................... ....2
3. Sid e Yard .. .. . .. .. . . .. . .. . .. . .. . . . .. .. .. .. .. . . .. .. . .. .. . .. . .. . .. . .. .. . .. .. .. . .. . .. . . . . .. 2
4. Rear Yard ........ ..... ......... ...... .......... ........ ....... ........ ......... ........2
5. Landscape.... ............. ................. ......... ............... ......... ...........3
SECTION 6. Development Standards for Common Areas .........................................3-5
1. Secondary I ngress and Egress Drive ..... .. ...... ... .... ...... ...... .... .. .. .3-4
2. Common Open Space ..................................................... ....... ...4
3. Entry and Perimeter walls ..........................................................4
4. Mailboxes and other Appurtenances ............................................5
SECTION 7. Miscellaneous Regulations .................................................................5
3. Regulations Specifically Included Herein by Reference ....................5
4. CC&Rs.. ... ........ .......... ... ... .......................... ................ ........ ...5
EXHIBIT
Site Plan (Attachment A)
Page 6
Exhibit B
11 B-5
Shea Homes at Fanners Drive Specific Development No. 77 CSD-77}
SECTION 1 APPLICABILITY OF ORDINANCE
The Specific Development No. 77 (SD-77) zoning district, as authorized by
Chapter 41, Article III, Division 26, of the Santa Ana Municipal Code, is
specifically subject to the regulations contained in this ordinance for the
express purpose of establishing use district regulations. All other applicable
chapters, articles and sections of the Santa Ana Municipal Code shall apply
unless expressly waived or superseded by this ordinance. Use district
regulations established in Chapter 41, Article III, of the Santa Ana Municipal
Code for zoning districts other than the SO zoning district may be incorporated
herein by reference. The boundaries of Shea Homes at Farmers Drive Specific
Development District shall be defined pursuant to Exhibit A (attached hereto
and incorporated as though fully set forth herein).
SECTION 2 PURPOSE
The Specific Development No. 77 (SD-77) 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, promoting and enhancing the value of properties, and encouraging
orderly development for the planned residential development.
SECTION 3 PERMITTED USES
The permitted land uses shall be as follows:
1. One (1) single family dwelling for each 6,000 square-foot lot.
2. One (1) temporary real estate office devoted to the sale of real estate in
the tract in which it is located, which use shall be for a period not to
exceed one (1) year.
3. Accessory buildings and structures, except as otherwise provided in
Section 4, determined to be incidental and necessary to the primary
use, subject to the approval of the Planning Commission.
4. Childcare facilities providing care to not more than eight (8) children.
Page 1 of 6
11 B-6
SECTION 4 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. Neighborhood and community service centers.
2. Garages for more than four (4) vehicles.
3. Childcare facilities caring for more than eight (8), but no more than
fourteen (14) children.
4. Accessory structures exceeding fifteen (15) feet in height or more than
one (1) story.
SECTION 5 DEVELOPMENT STANDARDS FOR SINGLE FAMILY DWELLINGS
The following general development standards are applicable to single-family
dwellings:
1 . Buildinq Heiqht
The height limit for main buildings and structures is 35 feet and for
accessory buildings and other structures is 15 feet. Accessory
structures more than 15 feet in height will require a Conditional Use
Permit. The Planning Commission shall have the right to limit the
number of stories in any or all of the buildings in the SD-77 district, or
the height of any other structure, when it finds that existing or proposed
developments on adjacent properties, or properties across a street or
alley, would be adversely affected unless such a limitation were
imposed.
2. Front Yard
There shall be a front yard of not less than twenty (20) feet.
3. Side Yard
Each side yard shall be not less than five (5) feet. On comer lots, the side
yard on the street side shall be not less than ten (10) feet.
4. Rear Yard
Except for Parcel 1, the minimum rear yard for parcels backing into the
adjacent development (parcels 2 through 10 and 27 through 36) shall be
thirty (30) feet. Such rear yard may be reduced to not less than twenty
Page 2 of 6
11 B-7
(20) feet, provided a landscape screen at least 12 feet in height is
provided. All other parcels, including parcel 1, shall provide a rear yard of
not less than twenty (20) feet. Such rear yard may be reduced to not less
than fifteen (15) feet, provided it has at least one thousand two hundred
(1,200) square feet of open area, exclusive of side yard areas.
5. Landscape
All single family dwelling yards shall be landscaped within six months of
the date of close of escrow. The landscape shall be installed pursuant
to section 41-240 and maintained pursuant sections 41-609 and 41-
609.5 of the Santa Ana Municipal Code.
The following additional standards shall apply:
(a) No more than fifty (50) percent of the front yard shall be covered
with hardscape. Hardscape shall be considered to include, but
not limited to, driveways, walkways, walls and water features.
(b) Landscape plans for each single-family dwelling shall be
reviewed and approved by the Planning Division prior to the
landscape installation.
(c) Walls and fences shall be installed pursuant to section 41-610 of
the SAMC, except that walls and fences shall be constructed of a
decorative block such as slump stone, split-face block or
equivalent and shall have decorative pilasters and caps. No
front yard fences shall be allowed.
(d) All side and rear yards shall be fenced. Side and rear yard
fences adjacent to a street shall require a five (5) foot setback,
which shall be fully landscaped.
SECTION 6 DEVELOPMENT STANDARDS FOR COMMON AREAS
The following general development standards are applicable to all common
areas and improvements:
1. Secondary Inqress and Eqress Drive Improvements
The secondary ingress and egress drive shall have a minimum 20-foot
wide paved roadbed with a minimum five (5) foot landscaped parkway
adjacent to the sound wall and three (3) foot landscaped parkway
adjacent to residential uses. The secondary drive shall be constructed
per the City Standards for Private Streets. The drive is intended to
serve as a secondary access road open to residents and their guests,
Page 3 of 6
11 B-8
property management, trash collection, fire protection, etc. but it will not
be a publicly dedicated street.
(a) There shall be a single landscape theme established for the
road.
(b) Lighting shall comply with the provisions of Chapter 8, Article II,
Division 3 of the SAMC. In addition, the light standards shall
comply with Public Works Agency Residential Light Standard No.
1126-1 or equivalent and shall not exceed 15 feet in height.
Light standards shall be painted black.
3. Common Open Space
Improvements to the common open space shall be fully implemented
prior to Building Division final and release of utilities of the first unit in
the development phase where the common area improvement is
located.
(a) All open space (except for Lot G) shall be fully landscaped and
illuminated. Lighting shall be installed in compliance with the
Police Department standards. Additional light standards, if
required, shall match those installed for the streets.
(b) Lot C shall be developed as a passive recreation area. The lot
shall incorporate seating and a trash receptacle to be approved
by the Planning Division.
4. Entry and Perimeter Walls
(a) The south and west perimeter walls shall not exceed six (6) feet
in height, as measured from the top of the curb, or eight (8) feet
from the top of the finish grade of the adjacent property at the
location of the wall. All walls shall be constructed of a decorative
block such as slump stone, split-face block or equivalent and
shall have decorative pilasters and caps.
(b) The northeast perimeter sound wall shall not exceed 20 feet in
height. The wall shall be constructed of decorative block, such
as slump stone, split-face block or equivalent, which shall not
exceed 15 feet in height. The additional wall (height) shall be
constructed of a clear material such as plate glass, Plexiglas or
glass block to reduce the visual height of the wall. The Planning
Commission shall approve the design.
Page 4 of 6
11 B-9
(c) To visually define the project entryways, colored paving
materials and concrete shall be used as accent materials at entry
locations.
(d) Entry walls shall not exceed eight (8) feet in height. The
Planning Commission shall approve the design and materials.
5. Mailboxes and other Appurtenances
(a) Mailboxes shall be uniform in design throughout the community.
They shall be either single or dual mounted boxes. If multi-unit
mailboxes are required by the U.S. Postal Service, they shall be
decorative in nature and be installed in a landscaped area.
(a) All appurtenances shall be located outside the walkway,
sidewalk and parkway, and shall be screened.
(b) All public and private utilities shall be installed in underground
vaults. The City shall approve the location.
SECTION 7 MISCELLANEOUS REGULATIONS
1. Requlations Specifically Included Herein By Reference
All requirements, limitations, restrictions and waivers encompassed in
Chapter 41, Article III, Division 24, of the Santa Ana Municipal Code
(PRO use district regulations) shall apply to SD-77 use district,
excepting therefrom the requirement of an approved conditional use
permit and any other requirements, limitations, restrictions and waivers
which are in conflict with other sections of this ordinance.
In addition, all requirements, limitations, restrictions and waivers
encompassed in Chapter 41, Article III, Division 3, of the Santa Ana
Municipal Code (R1 use district regulations) shall apply to SD-77 use
district, excepting therefrom the requirements of an approved
conditional use permit and any other requirements, limitations,
restrictions and waivers which are in conflict with other sections of this
ordinance.
2. Conditions. Covenants. and Restrictions (CC&Rs)
CC&Rs addressing ingress-egress, parking, drainage, private utilities,
emergency vehicle access, landscaping, cost sharing and maintenance
of the access road and common areas shall be recorded with the final
map.
Page 5 of 6
11 B-1 0
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MEMORY LANE
AUGUST 1, 2005
VESTING TENTATIVE
TRACTMAP NO. 16905 .
SITE PLAN
Attachment A
Page 6 of 6
11 B-11
REQUEST FOR
COUNCIL ACTION
~~
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CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
NOVEMBER 21, 2005
TITLE:
STREET NAME NO. 2005-01 FOR A 36
UNIT RESIDENTIAL DEVELOPMENT AT
2800 NORTH FARMERS DRIVE - SHEA
HOMES, APPLICANT
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CITY MANAGER
APPROVED
o As Recommended
o As Amended
o Ordinance on 151 Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
CONTINUED TO
FILE NUMBER
RECOMMENDED ACTION
Affirm the decision of the Planning Commission approving Street Name No.
2005-01.
PLANNING COMMISSION ACTION
On November 14, 2005, the Planning Commission adopted a resolution
approving Street Name No. 2005-01 by a vote of 7:0 to name three streets
for the Shea Homes residential development in the Specific Development
No. 77 (SD-77) zoning district at 2800 North Farmers Drive (Exhibit A) .
FISCAL IMPACT
There is no fiscal impact associated with this action.
M. Trevino
E cutive Director
Planning & Building Agency
LL:rb
11\reports\sn05~Ol.cc
11 B-12
REQUEST FOR
Planning Commission Action
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PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
NOVEMBER 14, 2005
TITLE:
FILED BY SHEA HOMES FOR STREET NAME
NO. 2005-01 FOR A 36 UNIT RESIDENTIAL
DEVELOPMENT AT 2800 NORTH FARMERS DRIVE
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
Prepared by Lucy Linnaus
~utive Director
RECOMMENDED ACTION
II (L<.I'" ~~
Planning Mana r .
Adopt a resolution approving Street Name No. 2005-01.
DISCUSSION
Request of Applicant
Shea Homes is requesting approval of the street names for the Shea Homes
residential development at 2800 North Farmers Drive.
Property Description
The subj ect property is a 9.18 -acre, triangular shaped parcel of land
located north of Memory Lane, east of Flower Street and southwest of the
Santa Ana Freeway (1nterstate-5), which is presently in the process of
completing its entitlement process for the construction of 36 single
family dwellings. The site is located within the Specific Development
No. 77 (SD-77) zoning district and has a General Plan Land Use
designation of Low Density Residential. Surrounding land uses include
single-family residences to the west and south and the 1-5 freeway to
the north and east (Exhibits 1 and 2) .
Project Description
Shea Homes is proposing to subdivide the site to construct 36 single
family dwellings. The lots will range from 6,030 to 13,042 square feet
and will be developed with a two-story residence that ranges in size
from 3,153 to 4,330 square feet in size. The project will be developed
around three new public streets: A north-south street that will serve
as the primary entrance to the development and two east-west streets
(Exhibi t 3).
EXHIBIT A
11 B-13
SN No. 2005-01
November 14, 2005
Page 2
Analysis of the Issues
Shea Homes has filed Street Name No. 2005-01 to name three public
streets within the proposed development to provide addresses for the
buildings. To maintain continuity with the City addressing system, each
home will be addressed according to existing surrounding block numbers
(north 2700-2800 block and west 700 block). This addressing approach
will allow for quick identification and a more immediate response time
by the City's emergency response functions.
At its October 10, 2005 hearing, staff presented the Commission with three
streets names for consideration. After a discussion on the names, the
Planning Commission continued this item to allow consideration of
alternative street names. Staff, in conjunction with interested
residents, is now proposing the following names for consideration; Stone
Pine Glen (formerly Lavender Lane) , Pepper Tree Lane ( formerly
Cherrylaurel Court) and Aster Place (formerly Mimosa Circle) .
The Santa Ana Municipal Code (SAMC) designates the Planning Commission as
the decision making body for all street names. In reaching a decision,
the Planning Commission shall give consideration to established
guidelines. The proposed street names meet the guidelines outlined in
Section 33-6 of the SAMC as the streets names do not cause confusion with
other streets as none of the proposed names are used in Santa Ana. In
addition, the proposed street names are compatible with the traditional
names of the surrounding neighborhoods. As a result, it is recommended
that the Planning Commission approve Street Name No. 2005-01.
CEQA Compliance
In accordance with
Environmental Impact
comprehens i ve pro j ec t .
environmental review.
the California Environmental Quality Act,
Report No. 2005-01 has been prepared for the
Therefore, this action requires no additional
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I November7,2005 I
VESTlNG TENTATIVE
TRACT MAP NO. 16905
SITE PLAN
EXHIBIT 3
11 B-17
KG -11/4/05
RESOLUTION NO. 2005-73
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF SANTA ANA TO NAME THE
STREETS LOCATED WITHIN THE SHEA HOMES
PROJECT LOCATED AT 2800 NORTH FARMERS
DRIVE (STREET NAME NO. 2005-01)
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF
SANTA ANA AS FOLLOWS:
Section 1. The Planning Commission of the City of Santa Ana hereby finds,
determines and declares as follows:
A. On October 10, 2005, the Planning Commission held a duly noticed public
hearing to consider the Shea Homes residential development located at
2800 North Farmers Drive. The Planning Commission continued Street
Name No. 2005-01 in order to allow consideration of alternative street
names.
B. The Planning Commission of the City of Santa Ana held a duly noticed
meeting on November 14, 2005. At that hearing, Street Name No. 2005-01
came before the Planning Commission as a business calendar item.
C. The Planning Commission took into consideration the policy guidelines
contained in Santa Ana Municipal Code Section 33-6. The street names of
Stone Pine Glen, Pepper Tree Lane, and Aster Place were selected as
shown on Exhibit "A" attached hereto and incorporated herein.
D. In accordance with the California Environmental Quality Act,
Environmental Impact Report No. 2005-01 has been approved and
adopted by the City Council for the comprehensive project. Therefore, this
action requires no additional environmental review.
Section 2. The Planning Commission of the City of Santa Ana hereby,
approves Street Naming No. 2005-01 as identified in Exhibit "A" attached hereto and
incorporated herein as though fully set forth.
ADOPTED this 14th day of November, 2005 by the following vote:
Resolution No. 2005-73
Page 1 of2
11 B-18
AYES: Commissioners: Betancourt, Cribb, De La Torre, Gartner, Leo, Lutz,
Rodriguez (7)
NOES: Commissioners: None (0)
ABSENT: Commissioners: None (0)
ABSTENTIONS: Commissioners: None (0)
Christopher Leo
Vice-Chairman
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee O. Otto
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARTHA RAMIREZ, Clerk of the Planning Commission, do hereby attest to and
certify the attached Resolution No. 2005-73 to be the original resolution adopted by the
Planning Commission of the City of Santa Ana on November 14, 2005.
Date:
Clerk of the Planning Commission
City of Santa Ana
Resolution No. 2005-73
Page 2 of 2
11 B-19
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AUGUST " 2005
VESTlNG TENTATIVE
TRACT MAP NO. 16905
SITE PLAN
EXHIBIT A
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