HomeMy WebLinkAboutNS-2705 - Adopting the Shea Homes at Farmers Drive Specific Development No. 77...
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)
Ordinance NS-2705
Page 1 of 12
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-
Ordinance NS-2705
Page 2 of 12
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 liB", 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 21 day of November, 2005.
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By: ~~
Kylee 0 tto
Assistan Ity Attorney
YES:
Councilmembers: ,Bist. Bustamante. Christy, Pulido Garcia, Solorio
(6)
NOES:
Councilmembers: None (0)
ABSTAIN:
Councilmembers: None (0)
NOT PRESENT: Councilmembers: Alvarez (1)
Ordinance NS-2705
Page 3 of 12
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 November 21, 2005, and that said ordinance was
published in accordance with the Charter of the City of Santa Ana.
/'
Date: / ;;;'c./z:,,,- Cle.s:~~
City of Santa Ana
Ordinance NS-2705
Page 4 of 12
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Shea Homes at Farmers Drive Specific Development No. 77 (50-77)
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. Side Yard ...............................................................................2
4. Rear Yard ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ...2
5. Landscape ......................................................................... .....3
SECTION 6. Development Standards for Common Areas ... ... ... ... ... ... ... ... ... ... ...... .... .3-5
1. Secondary Ingress and Egress Drive ...... ...... ...... ... ...... ...... .... .. ..3-4
2. Common Open Space ............ ...... ...... ...... ... ............ ...... ............4
3. Entry and Peri meter walls .. . ... ... ... ... . .. ... ... ... ... ... ... .. . .. . .... ...... ... .. .4
4. Mailboxes and other Appurtenances .............................. .... ..... ... ..5
SECTION 7. Miscellaneous Regulations ... ... ...... ...... ... ... ...... ... ...... ...... ...... ... ......... ..5
1. Regulations Specifically Included Herein by Reference ........ ............5
2. CC&Rs........................................................................... .......5
EXHIBIT
Site Plan (Attachment A)
Page 6
Ordinance NS-2705
Page 6 of 12
Exhibit B
Shea Homes at Fanners Drive Specific Development No. n (SD-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 SD zoning district may be incorporated
herein by reference. The boundaries of Shea Homes at Farmers Drive Specific
Development District shall be defined pursuant to Attachment 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.
SECTION 4 CONDITIONALLY PERMITTED USES
Page 1 of 6
Ordinance NS-2705
Page 7 of 12
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. Buildino Heioht
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
Ordinance NS-2705
Page 8 of 12
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
(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
Page 2 of6
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 Inoress and Eoress 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,
property management, trash collection, fire protection, etc. but it will not
be a publicly dedicated street.
Ordinance NS-2705
Page 9 of 12
Page 3 of 6
Ordinance NS-2705
Page 10 of 12
(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.
2. 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.
3. 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.
(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.
Page 4 of 6
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