HomeMy WebLinkAbout75C - HENINGER PARK ARC
REQUEST FOR
COUNCIL ACTION
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CITY COUNCIL MEETING DATE:
APRIL 17, 2006
TITLE
PUBLIC HEARING - ZONING ORDINANCE
AMENDMENT NO. 2006-01 TO AMEND SECTIONS
OF THE SPECIFIC DEVELOPMENT PLAN NO. 40
(HENINGER PARK) ZONING DISTRICT OF THE
SANTA ANA MUNICIPAL CODE TO ESTABLISH
NEW PROCEDURES FOR ARCHITECTURAL REVIEW
AND ADOPTION OF THE HENINGER PARK
AR,"'T~GU'D'LINE'
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CITY MANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
o As Recommended
o As Amended
o Ordinance on 1" Reading
o Ordinance on 2'" Reading
o Implementing Resolution
o Set Public Hearing For
CONTINUED TO
FILE NUMBER
1. Adopt an ordinance approving Zoning Ordinance Amendment No. 2006-01.
2. Adopt a resolution approving the Heninger Park Architectural Design
Guidelines.
PLANNING COMMISSION ACTION
On March 27, 2006, the Planning Commission recommended that the City
Council adopt an ordinance approving Zoning Ordinance Amendment No. 2006-
01 and adopt a resolution approving the Heninger Park Architectural
Design Guidelines by a vote of 6:0 (Rodriguez absent) to amend sections
of Specific Development Plan No. 40 (Heninger Park) zoning district to
establish new procedures for architectural review and to adopt the
Heninger Park Architectural Design Guidelines. The Planning Commission
made no changes to the attached staff report (Exhibit A) .
FISCAL IMPACT
There is no fiscal impact associated with this action.
J Y M. Trevino
E cutive Director
Planning & Building Agency
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75C-1
REQUEST FOR
Planning Commission Action
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PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
MARCH 27, 2006
TITLE:
PUBLIC HEARING - ZONING ORDINANCE
AMENDMENT NO. 2006-01 TO AMEND SECTIONS
OF THE SPECIFIC DEVELOPMENT PLAN NO. 40
(HENINGER PARK) ZONING DISTRICT OF THE
SANTA ANA MUNICIPAL CODE TO ESTABLISH NEW
PROCEDURES FOR ARCHITECTURAL REVIEW AND
ADOPTION OF THE HENINGER PARK
ARCHITECTURAL DESIGN GUIDELINES
Prepared by Pedro Guillen
APPROVED
D As Recommended
D As Amended
D Set Public Hearing For
DENIED
D Applicant's Request
D Staff Recommendation
CONTINUED TO
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Exec ve Dire r
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Planning Man ger
RECOMMENDED ACTION
Recommend that the City Council:
1. Adopt an ordinance approving Zoning Ordinance Amendment No. 2006-01.
2. Adopt a resolution approving the Heninger Park Architectural Design
Guidelines.
DISCUSSION
The Planning Division has been working with the Heninger Park Neighborhood
Association to update its architectural design guidelines. The purpose of
the Heninger Park Architectural Design Guidelines is to provide property
owners insight into the City's goals for preservation of historically
significant structures and provide direction concerning the rehabilitation
and preservation of structures in the Heninger Park.
Analysis of the Issues
Heninger Park Architectural Design Guidelines
Since the creation of the existing Heninger Park Architectural Design
Guidelines, there have been changes in development trends within the
neighborhood that have resulted in the need to update the design
guidelines. These design guidelines are intended to provide a set of
design criteria for Heninger Park that will:
EXHIBIT A
75C-2
Zoning Ordinance Amendment No. 2006-01
March 27, 2006
Page 2
1. Guide the preservation of structures.
2. Promote the historical compatibility of building rehabilitation and
landscaping for existing structures.
3. Promote the compatibility of new infill structures.
4. Establish a process for review.
Staff has completed various tasks related to the completion of these
design guidelines, including the review of existing standards and
policies, the preparation of text and quality design graphics. As a
result, the Heninger Park Architectural Design Guidelines are clearer
and more user-friendly (Exhibit 1).
Zoning Ordinance Amendment
As part of the updated Design Guidelines, an architectural review
process is proposed that will expedite and facilitate the review of
projects. This will require the approval of a zoning ordinance
amendment to the Specific Development Plan No. 40 (SD-40), otherwise
known as Heninger Park, zoning district. In an effort to streamline the
review process, the SD-40 zoning district would be amended to switch the
review of historic properties from the Planning Commission to the
Historic Resources Commission.
Currently, review by the Planning Commission is required for all exterior
modifications and additions to structures, including historic structures,
located within all SD zones. The purpose of this review is to enhance the
value of neighborhoods, promote public health, and the general welfare of
the City and its residents by implementing and encouraging good design
principles and promoting orderly and aesthetic development. In addition
to the Planning Commission review, development proposals for historic
structures require a supplementary review by the Historic Resources
Commission.
The intent of this zoning ordinance amendment is to facilitate and
expedite the review process for new construction within the SD-40 zone by
not requiring two bodies to review the same proposal. This amendment
would place the review authority for historic structures solely with the
Historic Resources Commission, which is in compliance with Chapter 30 of
the Santa Ana Municipal Code. The Planning Commission would continue to
review projects if other discretionary actions would be required, such as
conditional use permits, minor exceptions or variances. Staff has also
taken this opportunity to correct typographical errors, remove obsolete
portions of SD-40 and added an updated neighborhood project area map
(Exhibi t 2) .
75C-3
Zoning Ordinance Amendment No. 2006-01
March 27, 2006
Page 3
Staff held numerous meetings with the Heninger Park Neighborhood
Association and members of the French Park Neighborhood Association
whose input is reflected in this final document. Additionally, staff
presented this proposal as part of work study sessions to the Historic
Resources Commission on February 2, 2006 and to the Planning Commission
on March 13, 2006. As a result, it is recommended that the Planning
Commission approve the recommended actions.
CEQA Compliance
In accordance with the California Environmental Quality Act, the
proposed project is exempt from further review pursuant to Section
15331. This Class 31 exemption allows repair, rehabilitation,
preservation and reconstruction projects to historic structures if done
in a manner consistent with the Secretary of the Interior's Standards
for the Treatment of Historic Properties. Categorical Exemption
Environmental Review No. 06-38 will be filed for this project.
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Pedro Guillen
Assistant Planner II
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75C-4
Heninger F ark
Architectural Design
Guidelines
March 27, 2006
I.
II.
III.
A.
B.
C.
D.
E.
IV.
A.
B.
Heninger Park Architectural Design Guidelines
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Introduction
A. Applicability
B. Purpose and Intent
C. Heninger Park Zoning District Ordinance
1
3
4
5
Review Process
6
6
6
9
A.
B.
C.
City Planning Review
Historic Resources Commission/Planning Commission
Heninger Park Neighborhood Review Process
Architectural Stvles
11
12
14
16
17
18
20
Colonial Revival
Craftsman Bungalow
California Bungalow
Prairie School
Period Revival and Spanish Colonial Revival
Desicm Guidelines
The Secretary of Interior's Standards for Rehabilitation
Architectural Guidelines
Porches and Stairs
Foundations
Exterior Doors and Entrances
Windows
Wood Siding and Shingles
Exterior Plaster
Trims and Ornamentation
Roofs
Chimneys and Masonry
Exterior Vents, Gutters, and Downspouts
Garages and Accessory Structures
Exterior Paint Colors
Landscaping
Perimeter Fencing
Driveways
Walkways
Additions
New Infill Development
20
21
21
23
25
27
30
32
34
35
37
39
41
43
44
47
49
51
52
54
Acknowledgements
56
BiblioQraphv and Sources
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ADDendix A - Properties Listed or Eligible for Listing on the
Santa Ana Register of Historical Properties
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ADDendix B - Martin Heninger and the History of Heninger Park
History of Santa Ana's Bungalow Neighborhood
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61
ADDendix C - Glossary of Terms
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I. INTRODUCTION
The Heninger Park Neighborhood Association may at its sole discretion establish an
Architectural Review Committee made up of landowners and residents of the neighborhood
which may act as an advisory body of the Association with regard to planning matters submitted
to the City of Santa Ana Planning Commission, Historic Resources Commission and City
Council. If an Architectural Review Committee is established by the Association, the
Association shall provide contact information to the City so the City can provide notice of
projects in the neighborhood. If an Architectural Review Committee is not established, the City
shall provide notice to the President of the Association. If there is no Association president, the
City shall be subject to state noticing requirements, and not be subject to any additional noticing
requirements contained herein. The architectural standards that are contained herein set forth
some of the standards and processes the City staff follows in developing recommendations.
These standards are also a guide to assist residents and property owners in the design of
exterior improvements and additions within the Heninger Park neighborhood. This document
references the Heninger Park Neighborhood Association; this would include an Architectural
Review Committee if so established by the Association.
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Exhibit 1
Heninger Park Neighborhood is located just south of the City of Santa Ana Civic Center. First
Street bounds the neighborhood on the north, Sycamore Street on east, McFadden Avenue on
the south, and Flower Street on the west.
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A. AQplicabilitv
The Heninger Park Architectural Design Guidelines apply to all new infill development projects
and all properties within Heninger Park that have been determined to be eligible or are listed on
the City of Santa Ana Register of Historical Properties; these properties are listed in Appendix A
of these design guidelines. These guidelines apply to new development and exterior
modifications, including but not limited to rehabilitation or additions. The remaining properties
within Heninger Park that are not listed in Appendix A are subject to the City of Santa Ana
Citywide Design Guidelines. The Heninger Park Architectural Design Guidelines are included
within the Citywide Design Guidelines and are available for review or purchase at the City
Planning Division Public Counter.
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B. f.!:!rpose and Intent
The purpose of the Heninger Park Architectural Design Guidelines is to provide an official
direction to the future development, rehabilitation, and preservation of the Heninger Park
Neighborhood. The primary purpose of the design guidelines is to promote the preservation and
enhancement of the historical character and culturally significant structures within the Heninger
Park Neighborhood.
These guidelines will provide assistance to City staff and insight to property owners and others
of the City's goals for preservation of historically significant structures within the Heninger Park
Neighborhood. The focus of the Heninger Park Architectural Design Guidelines is to ensure that
the architectural heritage of the neighborhood's historically significant structures is maintained.
These guidelines are not intended to be strict development standards as are found in the zoning
provisions. Therefore, the City may interpret them with some flexibility when applied to specific
projects.
These guidelines provide a set of design criteria that will:
1. Guide the preservation of structures within Heninger Park.
2. Promote the historical compatibility of building rehabilitation and landscaping for
existing structures within Heninger Park.
3. Promote the compatibility of new infill structures within the neighborhood.
4. Establish a process for review.
This document includes easy-to-follow compatibility guidelines and information on architectural
styles and materials, landscaping, and a comprehensive review of procedures and processes.
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c. Heninaer Park Zonina District Ordinance
The Specific Development 40 (Heninger Park) zoning ordinance is a separate document that
establishes standards for design review, rehabilitation, and development. The information
contained within the document identifies specific standards for, but not limited to, setbacks, lot
size, and street frontage. Additionally, the Heninger Park zoning ordinance requires all exterior
work to conform to City Council approved Architectural Design Guidelines. The Heninger Park
zoning ordinance should always be referenced before starting a development or rehabilitation
project. A copy is on file with the City Planning Division.
Demolition Review Process
As specified in SD 40, demolition requests shall follow the established review process. The
Heninger Park Neighborhood Association will receive notice of requests for demolition prior to
demolition permit issuance.
The demolition review process has been established to preserve Heninger Park's cultural and
architectural history. For this reason, a specific demolition process has been established. This
section applies to all buildings located in Heninger Park's boundaries except structures listed on
the Santa Ana Register of Historical Properties which shall be subject to Chapter 30 of the
Santa Ana Municipal Code. The Register of Historical Properties is on file, and available for
reference, with the City Planning Division.
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II. REVIEW PROCESS
The Heninger Park Neighborhood Review Process applies to all properties within Heninger
Park. These guidelines apply to new development and rehabilitation projects. To ensure
compliance with appropriate design guidelines and City codes, the City has implemented a
project review and approval process specifically for Heninger Park. This process is outlined in
the following pages and illustrated in Section II (C).
A. City PlanninQ Review
Preliminary Meeting
Prior to modifying the exterior of a residence, building an addition, or new residence, the
project shall be submitted to the City Planning Division. Before developing plans,
applicants are encouraged to discuss the proposal with the City Planning Staff. The
preliminary meeting is intended to inform the applicant of the Heninger Park zoning
regulations and architectural design guidelines. To obtain project approval in a timely
manner, it will be necessary to follow the simple steps to ensure the proposed project
meets applicable City codes and is compatible with the architectural character of the
Heninger Park Neighborhood
Staff Review
The process will require filing a Neighborhood Review application and submitting plans to
the Planning Division. City Planning review is intended to identify the major issues
associated with a project. Staff shall consider the following general criteria when a
project is submitted for review:
Compliance with the Heninger Park Architectural Design Guidelines (hereinafter HPADG)
and Heninger Park zoning provisions (SD-40) including:
. Compatibility in size, height, scale, and context with the surrounding structures.
. Relationship between buildings, landscape features, and open space.
. Compatibility of proposed design, color, and material with existing structure.
. Compatibility of design and materials with surrounding area.
. Compatibility of new infill development with surrounding area
B. Historic Resources Commission/PlanninQ Commission
Following the initial City Staff review, the Neighborhood Review application and a set of
copies of the proposed project plans will be forwarded to the Heninger Park
Neighborhood Association [see Section II (C)]. The Heninger Park Neighborhood
Association may review the proposed project for compliance with the provisions of the
design guidelines and respond in writing to the City within 14 calendar days of receipt of
the submittal plans and application. If no response is received by the City within this time
period, it will be assumed that the neighborhood association has no comments regarding
the project.
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75C-13
Projects will be defined as either major or minor modifications according to the following:
Major modifications include, but are not limited to:
. New construction or residential additions
. Changes of exterior finish materials, such as wood siding to stucco
. Replacement of windows with a different design and mat
Minor modifications include, but are not limited to:
. Repairs to structures, including but not limited to, exterior siding with same material,
finish and design, seismic retrofitting and fire damage repair not involving demolition
or architectural design modifications.
. Replacement of materials, including but not limited to windows with exact style,
material and frames, roofing and exterior siding with same material, finish and design
. Restoration of historic features, including but not limited to, removal of asbestos,
vinyl or aluminum siding.
. Miscellaneous projects including new front yard fences, architecturally compatible
patio covers and awnings, and minor modifications determined not to have a
significant negative impact on the exterior design of the residence
The Heninger Park Neighborhood Association can make recommendations based on the
following criteria:
. Conformance with the established HPADG.
. Compatibility with immediate adjacent structures in relation to height, massing and
scale.
The Heninger Park Neighborhood Association may make recommendations regarding
the project based on the plans complying with the required criteria. If the plans submitted
do not meet the design criteria, the Heninger Park Neighborhood Association may
recommend redesigning the project or submitting additional information. Requests
made by the Heninger Park Neighborhood Association for changes or additional
information should be forwarded back to the applicant in writing along with City Planning
review comments. If necessary, plans with major revisions may require an additional
review by the Planning Division.
When plans are determined to have met the appropriate criteria, the applicant will receive
approval from the Planning Division. If a building permit is required, plans shall be
submitted to the Building Department for issuance, unless Historic Resources
Commission, Planning Commission and City Council approvals are required. The
Heninger Park Neighborhood Association comments may be included and considered in
Planning Division staff reports to the Planning Commission, Historic Resources
Commission and, when appropriate, the City Council.
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In addition, Planning Commission approval is required for all construction of new
residential units, professional buildings, residential additions, and new accessory
structures. Planning Commission review is intended to ensure compliance with Heninger
Park zoning provisions. Once staff has completed its reviews, the project will be
scheduled for a Planning Commission hearing.
The Planning Commission will approve, approve with conditions or deny the proposed
project based on compliance with the Heninger Park zoning provisions and HPADG. No
review by the Historic Resources Commission is required for properties that are not listed
on the Santa Ana Register of Historical Properties.
1. Properties on the Santa Register of Historical Properties
Major Modifications
Pursuant to Chapter 30 of the Santa Ana Municipal Code, the Historic Resources
Commission has authority over projects involving exterior modifications to structures
listed on the Santa Ana Register of Historical Properties. The Historic Resources
Commission shall ensure compliance with the HPADG and Secretary of Interior's
Standards for Rehabilitation.
The Planning Commission shall review projects of properties listed on the Santa Ana
Register of Historical Properties if the proposed project requires a variance, minor
exception or conditional use permit.
Minor Modifications
City Planning Staff shall review minor modifications to structures listed on the Santa Ana
Register of Historical Properties and shall ensure compliance with the HPADG.
2. Properties Eligible for the Santa Ana Register of Historical Properties (as identified
in Appendix A)
Major Modifications
Prior to any building permits being issues, City Planning Staff shall review all major
modifications for residences determined to be eligible for the Santa Ana Register of
Historical Properties to ensure compliance with the HPADG. Planning Commission shall
approve the site plans to ensure compliance with HPADG.
Minor Modifications
City Planning Staff shall review minor modifications to structures eligible for the Santa
Ana Register of Historical Properties and shall ensure compliance with the HPADG. No
review by the Planning Commission and Historic Resources Commission is required for
minor modifications.
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3. Properties Not Listed on the Santa Ana Register of Historical Properties or
identified in Appendix A
The Planning Division will review these properties for conformance with the City of Santa
Ana Citywide Design Guidelines (see Section II (C)). Planning Commission review will
be required for major modifications. Only staff shall review minor modifications to ensure
the compliance with HPADG.
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C. HENINGER PARK NEIGHBORHOOD REVIEW PROCESS
Planning
Division
Review X X X X X X X
Historic
Resources
Commission
Review N/A X N/A N/A N/A N/A N/A
Planning
Commission
Review X N/A* X X N/A N/A N/A
Heninger
Park
Architectural
Design
Guidelines N/A X X N/A X X N/A
Apply
Citywide
Design
Guidelines X N/A N/A X N/A N/A X
N/A = Not Applicable
* = Planning Commission will review if project requires a minor exception, variance or
conditional use permit per Specific Development 40 or Santa Ana Municipal Code zoning
provisions.
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III. ARCHITECTURAL STYLES
Heninger Park offers a variety of architectural styles popular in Santa Ana and Southern
California from 1900 to 1940. With its graceful tree lined streets, it is primarily significant for its
wide range of Craftsman and California Bungalow styles. Homes were being built near First
Street on Sycamore, Broadway and Birch Streets around the turn of the century as this new
residential area began to grow. Fine Colonial Revival and Craftsman Bungalows began to be
built in the northern third of the area near Sycamore, Broadway, Birch, and Ross Streets. After
the year 1916, Van Ness, Parton, and Garnsey Streets were developed and many of the houses
on these streets are a later style of Craftsman Bungalow or are 1920's Colonial Revival and
Spanish Revival in design. It is important to understand the characteristics of these architectural
styles and the various design details that help define a particular style.
The predominant architectural styles within the neighborhood are:
Classical Revivals:
Colonial Revival
Craftsman:
Craftsman Bungalow, California Bungalow, Prairie School
Romantic Revivals:
Spanish Colonial Revival
Spanish Eclectic Revival
English Tudor
French Tudor
The following pages illustrate and identify the most significant architectural features and designs
of the residences within Heninger Park.
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COLONIAL REVIVAL (1900-1910
Many of the charming features of the Queen Anne style can be seen in the Colonial Revival
style that was popular from 1900 to 1907. Slanted bay windows, decorated transoms, gabled
roofs with pedimented gables accented with fish-scale or decorative shingles were combined
with narrow clapboard siding and diamond-paned windows. The style was made popular by the
Chicago World's Fair. Its origins are in the colonial homes seen in the Northeast. Travel
opportunities had increased and those visiting New England were impressed by the solidity and
simplicity of the Early American home. A great patriotic feeling arose, resulting in the opinion
that Americans should build homes in the style of the forefathers. The public was impressed
with another new idea presented at the World's Fair, where all of the buildings were painted
white. After the deep greens, maroons, golds, and tans of the Victorian era, the new white
houses were stunning in their simplicity and purity. As a result, older houses were painted white
also.
Character Defininq Features
. One or two story
. Gable or hipped roof
· Symmetrical facades
. Narrow clapboard siding
· Wide fascia boards
· Hipped dormer (centered)
. Hipped roofs
· Classical prominent porch, sometimes with pediment
· Door flanked by side lights
· Square or rounded columns
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· Rectangular, three-part windows
. Wood hung windows
· Decorative transoms
Colonial Revival
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B. CRAFTSMAN BUNGALOW 1905-1925
A new appreciation for Craftsman Bungalows has become evident within the last two decades of
the 1900's. Those interested in quality and fine craftsmanship are purchasing these homes to
restore. Featuring an extensive use of wood both inside and out, the Craftsman Bungalow is
known for its graceful and informal floor plan with plenty of windows and French doors to let in
the light and fresh air. Gustav Stickley is credited for popularizing the Craftsman concept. He
was a cabinetmaker who edited a magazine about the Arts and Crafts Movement, which had
become very popular in England. In 1903, Stickley began publishing Craftsman Bungalow plans
in his magazine and the style caught on quickly. His plans ranged from cozy cottages to very
large two-story homes and bungalow courts. Plans could be ordered through the magazine and
adapted to suit the owner's own taste.
The Arts and Crafts Movement had a deep social significance. William Morris and Phillip Webb
were devoted to the restoration of the arts and crafts to society. The back-to-nature concept
was a reaction against some of the miserable social conditions present at the turn of the
century. Industrialization, pollution, noise, smoke, tenements, ethnic ghetto, child labor, crowded
cities, and poverty inspired a return to nature, simplicity, purity, and a healthy environment.
Stickley carried the idea further and felt that the structure and function of a building should be
appreciated in its basic form.
The Craftsman house often seemed to grow out of the ground. The extensive use of brick,
fieldstone, natural river rock, wood shingles, and siding were incorporated into the bungalows
whenever possible. As the style grew to refinement, it became identified with certain styles,
such as english cottages, oriental teahouses, swiss chalets and airplane style. A whole
philosophy of life went hand-in-hand with the style.
Called the Craftsman ethic, the back-to-nature theme spread to the use of French doors,
sleeping porches, informal gardens and ponds, and walls and fences of natural material. Built-
in's such as desk, bookcases and buffets were also common features. Natural colors such as
buff, beige, forest green, dark brown, soft gold, and tan were popular. Interiors featured
Mission-style oak furniture, molded woodwork, wainscoting, large brick fireplaces, polished
wood floors, burlap curtains, and wallpaper and friezes with natural subjects.
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Character Definino Features
. One or two story
· Clapboard or shingle siding
· Exposed structural elements/rafters
· Large open porches, typically with two columns
. Overhanging eaves
· Triangular knee braces, rafter tails, projecting brackets/beams
· Large front windows, often in three parts
· Wide front door with sidelights
· Doors and windows outlined with wood trim
· Extensive use of wood, stone, brick, and other natural materials
Craftsman Bungalow
CALIFORNIA BUNGALOW (1910-1930
A later version of the Craftsman Bungalow, the California Bungalow carried the idea of simplicity
and honesty even further. Homeownership was made possible for more and more families with
the advent of the California Bungalow. It could be purchased from the local lumberyard as a kit
or ordered from a catalog. Full-page ads could be found for these houses in the "Prosperity
Section" of the Santa Ana Register. The California Bungalow was more relaxed than the earlier
bungalow versions. Casement windows, in pairs and trios, often featured mullioned designs
that were used throughout the house, Picture post cards of California Bungalows, surrounded by
palm trees, rose gardens, and blooming gardens, lured many a family to pack up their suitcases
and come to the land of eternal sunshine.
Character Definino Features
. One story
· Low-pitched gable roof
· Contiguous gables facing street
· Clapboard or stucco siding
· Exposed building elements
· Wood double-hung or casement windows
· Large front windows, often in three parts
· Prominent front porch often with pair of elephantine tapered columns
· Small gable over front porch
. Triangular braces
· Foundation vents
Low-Pitch Gable Roof
Triangular Braces
Three-Part Windows
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PRAIRIE SCHOOL 1900-1940
There are a few Prairie School-style houses in Heninger Park. Prairie School houses began to
be built in the early part of this century by followers of the famous architect Frank Lloyd Wright.
An emphasis on horizontal proportions and lines produced a streamlined, yet comfortable home.
The honesty, relationship to its environment, and use of natural materials relates the house to
the Craftsman Bungalow.
Character Defininq Features
. Stucco or wood exterior
. Large porch balcony
. Large square stucco-clad posts supporting porch
. Multi-paned wood casement or wood double-hung windows
. Two stories
. Low-pitched, hipped roof with broad overhangs
. Eaves, cornices, and fa<;:ades emphasize horizontal lines
Prairie School
E. PERIOD REVIVAL AND SPANISH COLONIAL REVIVAL (1915-1940)
English Tudor
Spanish Colonial Revival
Soldiers returning from World War I brought with them visions of French and English Tudors,
Norman castles, Moorish and Spanish homes, and Dutch buildings. Every man could have his
"castle" in almost any style he wanted. Spanish and other styles were mixed with a creative
abandon. With so many newlyweds and families ready to settle down, the Spanish Colonial or
Period Revival house offered a romantic and pleasant home.
Character Defininq Features
. Stucco exterior
· Red tile gabled roofs with red tiles along top of parapet (Spanish Colonial Revival)
· Recessed windows with wood trim
. Wood casement windows
. Small covered entryways
· Balconies with wrought iron or turned wood balusters
· Large focal window on front fayade
· Arched windows and porch openings (semicircular, elliptical, or segmental)
· Tall chimneys (usually with some decoration)
· Use of decorative iron work and tiles on Spanish Colonial Revival style residences
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Spanish Colonial Revival
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IV. DESIGN GUIDELINES
A. The Secretary of Interior's Standards for Rehabilitation
The ten standards of the Secretary of Interior's Guidelines for Rehabilitation are shown on this
page. They were developed in 1977 to serve as the guideline for all historic rehabilitation
projects in the United States. They pertain to historic buildings of all sizes, materials,
occupancy, and construction types. These standards should be referenced when considering
an addition or rehabilitation of a historically significant structure.
1. A property shall be used for its historic purpose or be placed in a new use that requires
minimal changes to the defining characteristics of the building, site, and environment.
2. The historic character of a property shall be retained and preserved. The removal of historic
materials or alteration of features and spaces that characterize a property shall be avoided.
3. Each property shall be recognized as a physical record of its time, place, and use. Changes
that create a false sense of historical development, such as adding conjectural features or
architectural elements from other buildings, shall not be undertaken.
4. Most properties change over time; those changes that have acquired historic significance in
their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that
characterize a historic property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature shall match the
old in design, color, texture, and other visual qualities and, where possible, materials.
7. Chemical or physical treatments, such as sandblasting that cause damage to historic
materials shall not be used. The surface cleaning of structures, if appropriate, shall be
undertaken using the gentlest means possible.
8. Significant archeological resources affected by a project shall be protected and preserved.
If such resources must be disturbed, mitigation measures shall be undertaken.
9. New additions, exterior alterations, or related new construction shall not destroy historic
materials that characterize the property. The new work shall be differentiated from the old
and shall be compatible with the massing, size, scale, and architectural features to protect
the historical integrity of the property and environment.
10. New additions and adjacent or related new construction shall be undertaken in such a
manner that if removed in the future, the essential form and integrity of the historic property
and its environment would be unimpaired.
20
{ O\'r~ ,
B. Architectural Guidelines
Preservation and rehabilitation efforts in the Heninger Park Neighborhood shall be aimed at
maintaining and protecting the original architectural features of a structure that will help identify
its individual style and thereby continue to contribute to the overall character of the
neighborhood. These guidelines shall be utilized whenever repairs or alterations are
contemplated to the exterior fayade of a structure.
Porches and Stairs
Classical Prominent Porch (Colonial Revival) Large Open Porch (Craftsman Bungalow)
The porch is one of the most important architectural features defining a structure while adding
character to a street. A decision can be made if repair or replacement of the features is
necessary by assessing the physical condition of the character defining materials. Existing front
and side porches shall be repaired and maintained; this includes stairs, original front and side
doors, french doors and sidelights. If it has been determined that repair is not feasible, the
preferred option is always to replace the entire feature with similar material. Because this
approach is not always technically or economically feasible, provisions can be made to consider
the use of a compatible substitute material. Plans to propose to modernize or change the
prominent features of an original porch, such as the stairs, overhangs, rails, support columns,
and decorative work shall not be allowed, as any change in the structural or decorative elements
of the front porch will usually jeopardize the architectural integrity of the residence.
Porch Posts Support Decorative Porch Railing
21
Elephantine Posts
Design Characteristics
· Replacement porch features, elements, and materials shall match original features. Patterns
of replacement features or elements shall replicate original.
· New construction of front and side porches shall be compatible in size, scale, setback, and
design to the historic district.
· Porches should be built on raised foundations (if foundation of residence is raised).
· Porch stairs shall be built to the style of the residence.
. Porch stairs and porches shall be built of wood or concrete.
J 1---
orignal architectural elemente;
inappropriate porch addition6
Not Appropriate
Not Appropriate
Enclosure of Porch
The following methods are not recommended when repairing or constructing new porches or
stairs:
· Ready-made (prefabricated) iron railing and oversimplified construction methods.
· Changing the original style of the porch roof.
· Removal and alteration of front and side porches in part or whole.
· Enclosure of front and side porches.
· Using aluminum canopies or incongruous balustrades or handrail.
· Removal and redesign of original wood porch and stairs with concrete porch or stairs.
22
Foundations
Design Characteristics
· Original foundations should be maintained to the extent feasible, including vent details such
as screens, trim, lath, wood, concrete and ceramic decorative elements. Only the portion of
the foundation in need of repair should be repaired or replaced.
· Foundations should be consistent with the architectural style of the residence.
· Application of mortar or other structural elements or feature should match the original design
and craftsmanship.
· Vents or other openings should preserve the original vent style in material and color. When
replacement is necessary vent and hardware styles should be consistent with the original
design.
Raised Foundations
The elevation of buildings or the vertical distance above grade or ground elevation is an
important character-defining feature. In Heninger Park the majority of residential and
commercial buildings are built above ground elevation on a raised foundation. Of these, nearly
all have cellars and some larger houses and buildings have basements. Generally, access to
the cellar or basement door is located outside the building. Raised foundations also, mean
wood floors. These floors are generally oak, redwood or cedar in varying colors and board
widths.
Additions and New Construction
Additions should be built to match the foundation style and finished floor elevation or height of
the original structure. When the original building is on a raised foundation, the addition should
be built on a raised foundation. When the original building is built on a concrete slab foundation
the addition should also be a slab foundations.
Foundation Vents
Homes and building with wood siding generally have wood framed and wood trimmed
foundation vents of varying sizes and shapes. Some foundation vents have decorative wood
lathe over the screened opening. Homes and building with original stucco siding sometimes
have wood, concrete or ceramic decorative elements over the screened foundation vent
opening.
Foundation Walls
Some houses and buildings have concrete, brick, block or stone foundation walls that can be
seen where the siding materials stops. The natural finish and color of a concrete, brick or stone
foundation is appropriate and should not be painted, stuccoed or covered with applied veneers.
Often masonry foundation walls of brick, block or stone match the masonry fireplace chimney
and masonry porch piers and railing. Concrete foundation walls are often complimented by a
concrete porch and/or concrete caps, railing and steps.
23
t -.)U
The following methods are not recommended when repairing or constructing new foundations:
· Pre-fabricated foundation vents.
· Additions that have different foundation design than original.
24
t -oJ I
Exterior Doors and Entrances
Craftsman Door
Colonial Revival Door Colonial Revival Entrance with Sidelights
Doors are important design features that contribute to the historic character of the
neighborhood. Most architecturally significant residences in Heninger Park have wood doors
that are particular to their style. The front door is always the most ornate, while secondary
doors are usually more practical. The size, shape, and style of doors are an important feature of
an architectural style and the original type should be retained. Masonry, wood, and architectural
metal that comprise entrances and porches are distinctive architectural features.
IW DIa Clootl a[)a II
no DD ~ 0
DO
DD DD o ~ DO
Bungalow Cottage Colonllil Panel Style Period Revival Spanl6" Colonial
Design Characteristics
· Existing doors and entrances should be repaired and maintained to preserve their functional
and decorative features.
· Repair, reconstruction, or design should be based on the original design that is compatible in
style, type, and material with the historical character of the residence. If using the same kind
of material is not feasible, then a compatible substitute material may be considered.
· New doors and entrances should reflect the most common historic style of the residence.
· Salvage retailers are a good resource for authentic materials and styles.
25
Enclosure of Front Porch
and Installing Shutters at
Front Door
Not Appropriate
The following methods are not recommended when repairing or replacing exterior doors and
entrances:
· Doorframes should not be covered with vinyl but should be maintained and protected from
exposure to natural elements.
· Introducing a new door or entrance that is incompatible in style, size, scale, material, or color
to the original historic character of the residence.
. Hollow core exterior doors.
· Use of mismatched hardware or materials that are inappropriate to the style.
· Heavy security screen doors with bars.
26
Windows
Three-Part Double-Hung Window
Casement Windows Casement Windows with Lights
The size, shape and style of windows are an important architectural feature of most architectural
styles and replacement of original windows with inappropriate materials can significantly alter
the historic appearance of a structure. Residential windows shall be architecturally compatible
with existing structures. Where applicable, double-hung windows with wood trim, eyebrows,
etc., shall be used to maintain character and design. The most common window style in
Heninger Park is wood single or double-hung with wood sash and wood trim. Other common
window configurations include hopper, plate glass windows flanked by single/double-hung or
casement windows, or groupings of three or more casement or single/double-hung windows.
Windows may often have wood muntins with multiple glass lights, leaded and stained fixed
windows.
Lower{
fiafih
SiII-
Heaa
Top rail
Muntin
Light
Meeting rail
Laml1e; tongue
Stile
Fixed Window with Transom
Lintel-
Upper
e;afih
Bottom rail
Parts of a Double-Hung Window
Design Characteristics
· Repairing versus replacement with new windows is encouraged.
· Identifying and preserving original windows and their functional and decorative features is
encouraged. Such features include: frames, sashes, mountings, sills, heads, head molds,
paneled or decorated jams and moldings, and interior and exterior shutters and blinds.
These features should be duplicated in new construction or repairs.
27
· Repairing window frames and sashes by patching, splicing, consolidating or otherwise
reinforcing features is encouraged. Such repair may also include replacement in kind of
those parts that are either extensively deteriorated or are missing.
· When window replacement is necessary, the new window should match the original as
closely as possible. Replacing in-kind an entire window that is too deteriorated to repair is
allowed. If using the same kind of material is not feasible, then a compatible substitute may
be considered for side or rear elevations not visible from public streets.
· Retaining the original window opening and size or opening is encouraged.
· Preserving original wood window trims or replicating with similar materials is encouraged.
· Replacement windows should be of the same operating type as the original window.
· Window trims should be replaced with like materials and match as closely as possible to the
original, if deteriorated or missing.
.!}
~
~~
^Pf'lWf'R!'\TE
IN^f'lOROf'RI^TE
The following methods are not recommended when repairing or replacing windows:
· Removal of original window features or trims in part or whole.
· Replacing windows in openings that are smaller or larger or a different shape than original.
· Removing window mountings and/or changing spacing or grouping from that of original
windows.
28
· Installation of aluminum or vinyl frame horizontal sliding windows if not part of original design
of residence.
. "Stick-on" window muntins.
. Windows with faux window lights.
. Use of reflective or tinted glass or films.
· Replacing an original window when repair is possible.
· Use of windows that are incompatible with the other windows on the residence or with the
overall style of the residence.
· Installation of window type air conditioners, fans or vents, etc., in window openings that are
visible from public right-of-way.
. Security bars on windows seen from public street.
29
t
Wood Sidina and ShinQles
Staggered Shingles
Drop Siding
Clapboard Siding
When repairing or remodeling exterior wall surfaces, the original exterior building materials
should be retained where possible and when applicable should be cleaned with the gentlest
means possible. With the exception of a few architectural styles, most of the residences in
Heninger Park have wood siding. The appearance of wood siding on these residences helps
define the historic character of the neighborhood. Wood siding should be repaired and not
replaced, removed, or covered with stucco. Siding is an architectural character defining feature
and should be maintained and repaired whenever possible.
.
.
.
.
drop siding clapl70ard
Wood Siding Types
Design Characteristics
· Most exterior siding styles are made of redwood or cedar. The different siding styles include
clapboard, board and batten, shingle, shake, and plank.
· Methods of repairing wood siding are by patching, splicing, consolidating from a less visible
part of the home, or otherwise reinforcing features. Such repair may also include
replacement in-kind of those parts that are either extensively deteriorated or are missing.
· Replacing siding that is too deteriorated to repair should be replaced with similar material. If
using the same kind of material is not economically feasible, then a compatible substitute
may be considered.
II
30
IO\"'- I
II
· Exterior siding for additions should match the existing siding of residence in finish and
design.
· New construction should have exterior finishes that are compatible with the existing
architectural styles of the neighborhood.
· Paint color should be appropriate to the architectural style of the residence and district.
Replacement of Wood
Sidinq with Stone
Replacement of Wood
Sidinq with Stucco
The following methods are not recommended when repairing or replacing wood siding and
shingles:
· Replacing wood siding with wood of a different size or shape.
· Removal and replacement of wood siding with aluminum, vinyl, asphalt shingle, masonite or
(concrete) siding.
. Replacing wood siding with stucco.
· Coatings (texture coat) applied over original siding.
· Use of mismatched shingles and shades or other materials for patching.
· Installing shingle without inserting it under the shingle above.
· Use of non-galvanized nails, which may rust.
· Sandblasting siding to remove exterior paint or dirt.
· Use of heat paint removers improperly or carelessly.
31
Exterior Plaster
Smooth Stucco
Smooth Stucco
Exterior plaster or stucco is a common surface material of the period revivals such as Spanish
Colonial, English and French Tudors.
Design Characteristics
. Stucco is an original feature of some residences in Heninger Park, such as the Spanish
Colonial Revival, English and French Tudors, and Prairie Style.
. Stucco/plaster should be applied with a hand trowel versus a spray application and should
match the appropriate finish of the architectural style.
. Paint color should be appropriate to the architectural style of the residence and district.
. Exterior plaster has a natural tendency to crack and should be repaired promptly after decay
is noticed.
. Color pigment should be added to new stucco/plaster when patching or repairing decay on
the existing structure.
. Plaster texture and pattern should match the style of the period.
32
Not Appropriate Knock-Down Stucco
The following methods are not recommended when repairing or replacing exterior plaster:
· Replacement of smooth plaster finish with knock-down stucco on Spanish Colonial Revival,
English and French Tudor architectural style residences.
· Patching plaster without removing all loose pieces and thoroughly cleaning the patch area or
without creating a "locked joint" to form between old and new materials.
· Applying new stucco in such a way that it covers or obscures existing architectural features,
such as niches, window trim, exterior molding or tile edged roof trim.
33
I :>c;-4\T
Trims and Ornamentation
Bungalow Gable End Ornamentation
Spanish Revival Detail
Colonial Revival Porch Detail
Bungalow Roof Detail
Authentic ornamentation and trim on a residence lend character and help identify a particular
architectural style. Great care should be taken in handling trim and ornamentation during
renovations.
Design Characteristics
All existing exterior historic decoration should be preserved.
The following methods are not recommended when repairing trims and ornamentation:
· Original trim should not be removed or completely replaced when only minor patching or
repair is necessary.
· Sandblasting should not be used to remove paint on trim.
· The application of too many coats of paint obscures details and should be avoided.
34
I \" -4'1
'.
Roofs
Asphalt Shingle Roof
Spanish Tile Roof
Roofs are important functionally and aesthetically to a residence. When replacement is necessary,
new roofing should be compatible with the original architectural style of the structure. The original
roofing material for most residences in Heninger Park was wood shingle or shake. The original
roof material for the Spanish Colonial Revival style residences was tile.
Design Characteristics
. Existing roof repair shall generally include the limited replacement in kind material or with a
compatible substitute and should match in material and color.
· Dimensional 30 to 40-year asphalt or composition shingle is appropriate replacement roofing
material for all residential styles in Heninger Park, except for the Spanish Colonial Revival style.
. Roof colors should be a neutral color, such as charcoal gray or brown, that can easily blend in
with a variety of house colors.
· Replacement Spanish tile roof should resemble the original tile roof as close as possible,
including end trim pieces for Spanish Colonial Revival style residences.
. Eaves, fascias, soffets, and rafter tails should be considered an integral part of the roof. Care
should be taken to preserve the detailing and other character defining elements of these
features.
Spanish Tile Roof on
California Bungalow
35
The following methods are not recommended when repairing or replacing roofs:
. The use of materials or colors that are inappropriate to the style of the residence.
. Patching roofs with materials or color that do not match the rest of the residence.
. Patching Spanish tile roofs by "dumping" mortar on cracked tiles.
. Radically changing or destroying roof design features such as fascia boards, rafter tails, attic
vents, dormers, eyebrows, cupolas, cresting, and other similar architectural features.
. Rolled roofing material and rock roofs.
. Applying Spanish design tile roofs to any architectural style other than Spanish Colonial
Revival.
. Eaves and soffets should not be boxed or altered in a manner that affects the original design.
36
( O\", -q..)
Chimneys and Masonrv
Brick Chimney
Stone Chimney
Stone Chimney
In most historic residences, the chimney was a functional part of the residence and serve as a
decorative architectural feature in relation to their design. Each architectural style of residence
has its own design that is unique. Masonry is also common at the foundation entrances and
porches. The use of natural materials, such as rock, stone, and brick, was used in the
construction of most of these elements.
Bungalow Porch Stone Post
Design Characteristics
Bungalow Porch Stone Post
· Replacement of the chimney and masonry shall be in-kind. The chimney should only be
replaced if it is too deteriorated to repair or poses a health or safety concern.
· Chimney and masonry shall be repaired where there is evidence of deterioration such as
disintegrating mortar, cracks in mortar joints, loose bricks, or damaged plasterwork.
37
· Replacement of the chimney and masonry shall be compatible with the overall form, pattern,
and detailing of original chimney and masonry. If using matching material is unfeasible, a
compatible substitute material may be considered.
. Chimneys and masonry shall reflect and duplicate original design, old mortar in strength,
composition, color, and texture.
· In replacing or rehabilitating a chimney or masonry, historical, pictorial, and physical
documentation should be used if available.
· A new design that is compatible with the remaining character defining features can be
substituted if information no longer exists for an original chimney and masonry.
· Chimney and masonry materials often match material used for piers.
· Replacement bricks, stone, or masonry should match the existing size, color, and texture to
the greatest extent possible.
The following methods are not recommended when repairing or replacing chimneys and
masonry:
· Replacing an entire chimney and masonry, when repair and limited replacement of
deteriorating or missing parts are appropriate.
· Removal or radically changing architectural features that are important in defining the overall
historical character of the building.
· Using substitute material for the replacement that does not match the visual appearance of
the surviving parts of the existing structure.
· Removing a chimney and masonry feature that is unrepairable and/or replacing it with a new
feature that does not convey the same visual appearance.
. Applying paint or stucco or other coatings such as stucco to chimney or masonry that
historically has been unpainted or uncoated to create a new appearance.
· Sandblasting to remove paint or dirt.
· Using mechanical grinders to remove mortar between brick joints.
38
Exterior Vents, Gutters, and Downspouts
Bungalow Attic Vent
Colonial Revival Attic Vent
Roof vents allow proper ventilation in the attic and maintain the structural integrity of the
building. All exterior vents shall be aesthetically designed and be compatible with the design of
the residence. Exterior vents are most often located in the gable ends of both the residence and
garage. Exterior vents should reflect and duplicate original design, typically large and of wood
lath construction. Gutters and downspouts should be kept in proper working order and
periodically checked for leaks and clogs that may cause water to run down the sides of the
structure causing paint to prematurely weather.
Craftsman Bungalow Attic Vent
Design Characteristics
· Wood lath is often set in a decorative criss-cross lattice pattern.
· Existing exterior vents shall be repaired and maintained.
· Replacement of exterior vents shall match original, elements and materials.
· Replacement features or elements shall replicate original design elements and patterns. If
using the same material is unfeasible, a compatible substitute material may be considered.
· Exterior vents should have wood trim if appropriate with the architectural style of residence.
· Any screening should be placed behind the wood lath, not in front.
· In new construction, exterior vents should be functioning and not simply decorative.
· New downspouts should be placed in the least conspicuous locations such as the sides and
rear elevations of the structure.
. Gutters and downspouts should relate to the style and lines of the structure and should be
painted to match the trim or body color of the structure.
California Bungalow Attic Vent
39
The following methods are not recommended when repairing, replacing, or installing new
exterior vents, gutters, and downspouts:
· Removal of exterior vents in part or whole.
· Alterations to exterior vents, such as widening or reducing size.
. Metal or prefabricated exterior vents.
. Roof mounted round revolving exterior vents.
· Downspouts should not be placed on the front fac;:ade.
· Gutters and downspouts should not be painted a contrasting color so they stand out.
40
GaraQes and Accessory Structures
Bungalow Style Garage
Spanish Revival Style Garage
Bungalow Style Garages
Rehabilitation of garages and accessory structures should reflect the architectural style
prevalent during Heninger Park's period of significance. The use of historical, pictorial, and
physical documentation of former structures on the site should be used in the design elements
of a new garage or accessory structure. If information is not available, a new design that is
compatible with the principal structure's character-defining features can be selected. New
construction of garages or accessory structures should be compatible in size, scale, and
massing to adjacent and nearby accessory structures.
Spanish Revival Style Sliding Garage Door
Bungalow Style Garage Door
41
Design Characteristics
· A new or existing accessory structure, such as a garage or garden shed, can generally
attain architectural compatibility by incorporating a few key character-defining elements of
the main building. Some key elements to consider include:
o Roof pitch consistency
o Building proportions
o Door and window style
o Color
o Exterior finish
o Attic venting
· New garages and accessory structures should be detached and located at the rear of the
residence and out of view from the street.
· Garage doors should be of wood or similar material and should be of an architectural design
that matches the residence or a modern and functional design that is compatible in design.
· Rehabilitation of garages or accessory structures should reflect the existing architectural
style of the existing building.
· Garage materials shall be of the same or similar materials of the residence.
· Contributing architectural design features should be preserved when restoring a garage.
· Carriage barn type garages should be maintained and repaired when possible.
· Original hardware should be preserved.
The following methods are not recommended when restoring or building new garages and
accessory structures:
· Removal or radically changing architectural features, which are important in defining the
overall character of the building.
· Using substitute materials for replacement that are different in design and material from the
original existing structure.
42
{ .:2f!'
Exterior Paint Colors
The City of Santa Ana does not regulate paint colors. However, the following information is
provided for homeowners seeking advice on paint colors. Certain paint colors historically were
associated with certain time periods and architectural styles. Over time, these color schemes
became less common as individuals and neighborhoods selected more contemporary colors.
The selection of a color scheme is very important and should be thought out very thoroughly.
To avoid downgrading the architectural identity of a residence, a few simple guidelines should
be taken into account when selecting colors for a residence. These are identified below.
· Select a color scheme that will unify all of the different elements of the residence and will not
clash with each other.
· Look at other residences in the neighborhood with a similar architectural style and note any
successful color combinations.
· Most architectural styles should be limited to three different colors.
· The larger the residence, the more subtle the colors should be. Light colors help reduce the
massiveness of large fa9ades.
· Stained shingles, brick, stonework, chimneys, and roofing should not be painted.
· Limit the use of strong colors to one per residence and to trim areas.
Colonial Revival and Prairie School
These residences were typically painted white or light colors. Shingles were usually used at the
upper level, with siding below. The upper areas should be stained with green, brown, or similar
colors, with white used at the lower level. The building trims were generally white, and window
sashes were generally painted a dark color, such as black.
Craftsman and California Bungalow
These residential styles typically had wood siding or shingles, with finished wood trims. The
shingles or siding were often stained earth tones of brown or green or sometimes left natural.
The shingles and siding should be painted a light to medium, semi-neutral, soft shade of a color
such as yellow, brown, red, green, or gray. The trims were often painted white, ivory, or cream.
The window sashes were painted white, black, or sometimes the same color as the trim.
Period and Spanish Colonial Revival
The materials used for both of these architectural styles were similar. The main body of the
residence was usually stucco with rough or smooth finished wood trim and either wood shingles,
shakes, or clay tile roofs. The main body was usually light colored, such as tan, buff, or white.
The rough wood features were usually stained dark brown and the smooth wood trims were
usually painted a dark color, such as green or brown. The window sashes were usually painted
the same color as the trim.
43
{ O\",.:so-
Landscapina
Period Revival
Landscaping and yards can be part of the historic context of a residence. The City of Santa
Ana's Landscape Standards are considered the minimum design criteria. The Heninger Park
Neighborhood Association recommends exceeding the City's requirements in landscape design
with an emphasis on appropriate drought tolerant materials.
Design Characteristics
· Landscaping should be in scale and proportion with adjacent structures and other
landscaping elements and should be of appropriate size and maturity.
· Exotic plant species make excellent landscape focal points, such as cactus, succulents,
pampas grass, aloes, palms, and vines.
· Landscaping shall mean at least grass in the front yard and maintained in a neat and orderly
manner. Choose a plant palette and design to compliment the architecture of the structure.
· Large shade trees should be added to create a traditional landscape form. Proportion is an
important part of creating a harmonious landscape. A one-story residence will be better
complimented with a mid-sized tree rather than one that towers over it.
· Shrubs should be located at the corners of the residences to soften sharp angles.
· Balance the landscape using mass, color, or form to create equal visual weight on either side
of interest. Strive for some unity in the landscape design, rather than scattered features.
· The use of a variety of plants that make the residence attractive in winter as well as summer
(Le., shrubs that stay green all year-round in addition to seasonal plants) should be used.
· Xeriphytic or dry climate type plant material is encouraged.
· Irrigation systems should be pop-up sprinkler type.
44
Period, Spanish, and Colonial Revivals
Formal designs should emphasize a uniform balance of landscape features with a mirror-like
symmetry. Landscaped areas should be plotted out in geometrical shapes and trees and
shrubs should be trimmed into stylized forms.
Prairie School, Craftsman, and California Bungalow
An informal landscape theme emphasizes asymmetrical designs. These arrangements should
appear to be more natural and free-flowing. The informal design approach is most suited for
these styles that reject formality and return to a natural state.
45
Not Appropriate
The following is not recommended:
· Removing existing mature, healthy trees
· Overgrown and messy yards
· Replacement of landscape with concrete, block, brick, or other similar material
46
Perimeter FencinQ
Wood Picket Fences
Fences of appropriate materials can do much to contribute to the overall architectural character
of the residence. All fencing shall be in conformance with regard to height specified by City of
Santa Ana Municipal Code and Specific Development 40 standards and compatible with the
architectural style of the residence. If adequate historical, pictorial, and physical documentation
of a historically appropriate fence of the residence is available, the features should be
replicated. If information no longer exists, a new design that is compatible with the character-
defining features of the residence can be constructed.
Spanish Revival Fence Design
Craftsman Bungalow Fence Design
Design Characteristics
· Design of front, side, and rear yard fencing shall be historically compatible with the
architecture of the residence.
· Fencing should be ornamental in nature and be constructed of material complimentary to the
main structure on the property and compatible with the neighborhood as a whole.
· Fencing should not detract from street side fa<;:ades of the residence or building.
· Fencing constructed of wood, such as picket fences, can be of plain features or with
ornamental carving at the top. Wood fencing is appropriate with the architectural styles of
Colonial Revival, Craftsman and California Bungalow, Prairie School, and Period Revival,
such as English and French Tudors.
· Wrought iron may be appropriate if compatible with the architectural style of the residence,
such as the Colonial Revival and Spanish Colonial Revival architectural style.
. Fencing constructed of wrought iron should reflect historical patterns and feature plain
balusters.
47
· The use of natural materials, such as stone and rock or brick, is appropriate with the
Craftsman and California Bungalow architectural styles.
· All fencing will be in accordance with the City of Santa Ana Specific Development 40.
· Gates shall match fence pattern, design, and materials.
· Retaining walls must reflect historical patterns and be constructed of river rock, plain scored
concrete, or pre-1920 manufactured stone.
· Latticework, in a diamond or rectangular pattern, can be used along the top at rear yards.
· Wood trellises are an appropriate feature to complement fences in the rear yard.
Not Appropriate
Fortress Style Fence
The following methods are not recommended when restoring or building new fencing:
· Cinder block or plain concrete block front yard fences.
. Chain link front yard fences.
· Fan design wrought iron or exaggerated front yard fences.
· Front yard fencing designed for fortressing purposes.
· Removal or radically changing important architectural features that define the overall
character of the fencing.
48
Drivewavs
Hollywood Driveway
Driveways for some of Heninger Park's residences lead directly from the street to a detached
garage. The Hollywood driveway is the preferred design in Heninger Park and is a driveway
consisting of two parallel paved strips for the tires separated by turf or gravel panel down the
middle. It is inappropriate to pave the center of existing traditional two-strip driveways with
concrete. An alternative to paving the center would be to use brick pavers or stonework as an
alternative to concrete. These driveways shall lead directly to the garage and shall not exceed
City code requirements.
DETACHED GARAGE
Garage
c..
',: ~>
Residence {?i
iC:
( ~~;
t :
Front Yard .
," ~!R~) ......
',i"
Typical Driveway Dimensions
49
The following methods are not recommended when repairing or pouring new driveways:
. Paving the area between the edge of the driveway and the nearest property line, thereby
eliminating areas for green landscaping.
. Removing the landscape from the center of an existing Hollywood driveway and replacing it
with block, concrete, or other similar material.
. Removing required front yard landscaping to expand the width of the driveway.
50
( -:) {
Walkwavs
Natural Gray Concrete Walkway
Main entry walkways that are compatible with the materials found on the residence contribute to
the overall design of a residence. The materials listed below are appropriate residential
walkways:
. Brick
· Natural gray concrete - wash finish to expose fine aggregates
· Stone - random or in cut patterns
· Cobble - gray granite or river rock
· Decomposed granite
· Poured-in-place or pre-cast natural gray concrete stepping stones
. Painted concrete
The following methods are not recommended when repairing or pouring new walkways:
· Repairing cracked concrete with a non-matching material or color.
· Pouring entry walkways wider than four-feet.
51
Additions
Additions should complement the overall massing, scale, material, detailing, craftsmanship, and
texture of the original structure and should not destroy significant architectural features,
materials, or finishes. When possible, a property owner should accommodate living space
needs within the existing envelope of the residence. When additional space is required, it
should be constructed so that it is as unobtrusive as possible. Rear additions are almost always
appropriate and are not considered a negative impact on the historic character of the
neighborhood when complying with the SD 40 development standards. Additions should be
designed to:
· Preserve significant architectural features, details, and materials of existing residence.
. Preserve the character, massing, and scale of the residence by maintaining existing
proportions of the new addition.
Scale and Mass
Each building has a characteristic scale and mass that is unique to its particular style. For
example, the Craftsman Bungalow architectural style emphasizes horizontal lines giving them a
low to the ground appearance. Low-pitched roofs with wide and thick porch pillars all add to this
appearance. Each architectural style possesses unique qualities that help to establish its own
individual mass and scale. It is important to recognize these features and incorporate and
continue them in additions and expansions.
Roof Pitch Consistency
INAPPROPRIAfE
roof elemente do not provide
~U11Cy m &lcpt
APPROPRIATE
roof !Slo e maintained
~k
APPROPRIATE
Rooflfn" IUldltlon I!S in~rat&:l
Into th" d"5111n of the 1lXi5tinll
buildlnlJ
:ra.
INAPPROPRIATE
Flat or !Shed roofliM addition
COl1trae;te; witl1 the 1lXi6tin0 roofline
The roof of a residence is an important architectural element that must be taken into
consideration when planning an addition. The roof style, pitch, and detailing on the addition
should match the original structure. Roof material should also match as close as possible in
order to maintain the architectural style of the original structure.
52
Second Story Additions
Stepback
+
"
mi..'
Front Yard-
Adding additional stories to an existing residence will always change a building's proportions
and should be carefully designed to follow similar two-story examples of the particular
architectural style in the surrounding neighborhood. The new second story addition should be
setback from the front fagade to be better integrated with the residence. Second story additions
should be designed to respect and not overpower the significant architectural features such as
chimneys, porches, and other similar features.
Exterior Materials
The exterior appearance of additions should be compatible with the style, quality, dimension,
texture, and color of materials on the existing residence. When possible, new architectural
features, such as chimneys and porches, should be compatible with the style, quality,
dimension, texture, and color of materials on the existing residence.
Doors
Additions should incorporate exterior doors that are compatible with the architectural style of the
house, especially when visible from the street. Please refer to the Exterior Doors and Entrances
section of this document for specific designs.
Windows
Original window type, style, and material should be integrated when creating an addition. Wood
single or double-hung windows are the most common window style in Heninger Park. The
general rhythm of window style placement should complement the style of the residence.
Exterior window trims should be compatible in design and color with windows on the existing
residence. Please refer to the Windows section of this document for specific designs.
53
New Infill Development
Infill Residence
There is a limited opportunity for new infill construction in the Heninger Park neighborhood
because there is little vacant land available. All new construction, including residential additions
and accessory structures, is subject to design review by the City Planning Division and Heninger
Park Architectural Review Committee. The issue of the design and character of the new
buildings needs to be addressed before the owners and architects begin the design and
planning process. All new construction and rehabilitation should reflect styles prevalent during
Heninger Park's prime period of significance, which occurred in the early 1900s and which are
illustrated in Chapter III.
All new infill development should be compatible in massing, scale, materials, craftsmanship,
texture, and architectural character with surrounding structures. It is recommended that design
elements be consistent with those of the historic architectural style, not modern concepts of
these early styles. The following guidelines are intended to ensure that new infill development
respects the existing pattern, scale, and character of the immediate neighborhood.
Site Planning
A new infill building should continue the functional, on-site relationships of the surrounding
district or neighborhood. For example, some of the common residential site configurations found
in Santa Ana are prominent entries facing the street, front porches, ample front yards, and
detached garages located toward the rear of the property. A rhythm is necessary in maintaining
the element of harmony in a neighborhood's development pattern. Minimum and prevailing front
yard setbacks are established in the Zoning Ordinance. However, in order to maintain a
consistency within a district, front yard setbacks for new infill should follow of the following
criteria when possible:
· They should be consistent with the average setbacks of the two immediately adjacent
buildings. In this case, the new buildings may be averaged in a step pattern.
· New projects should be respectful of the existing open space pattern and should provide
side yards that respect the existing pattern.
54
Architectural Style
All architecture needs to consider compatibility with the surrounding context. Ultimately,
choosing which architectural style to use is a matter of choice. In choosing an architectural style
it is not necessary to achieve an exact replication of the style with all of its characteristic details
and decoration. Rather, the goal should be to incorporate the most distinctive character defining
features of the style.
A"PWI'RIATE IN FILL
p..ttem of ~ulldln8e Ie m.lntaln.....
INA"I'ROI'RlATE IN FILL
pJlt:t<lrn fill ....,k.n I>y l.rge ol>.otruilllve bulldlngill
New builders should become familiar with the various architectural styles in the neighborhood
and particularly with those in the immediate vicinity of their property. Height and scale of
existing homes should be considered. Height and scale are important considerations because
new infill buildings are sometimes taller than one story and their height and bulk can impose on
adjacent structures. The height of new buildings should be considered within the context of their
surroundings. Buildings with greater height should consider setbacks at the second story to
reduce impacts on adjacent single-story structures.
Elevations
All building elevations should be architecturally detailed. Elevations that do not directly face a
street should not be ignored, nor should they receive only minimal architectural treatment.
Porches
Front porches are commonly found architectural features on most residences in Heninger Park.
The incorporation of porches on new houses is encouraged for both practical and aesthetic
value. These elements should be integrated to break up large front fa~ades and add human
scale.
Garages
Garages should be detached and constructed near the rear property of new homes. Offsetting
the garage behind the front fa~ade of the house, providing a side entry garage, or accessing the
garage from the side or rear of the lot is also appropriate. If the streetscape is such that all
garages are detached and set back, the new garage should follow the same siting criteria.
55
Acknowled~ements
Prepared by the City of Santa Ana Planning Division and the Heninger Park Architectural
Review Committee.
BiblioQ.@.phv and Sources
Armor, Samuel, History of Orange County California, Historic Record Company, Los Angeles,
1921.
City of Santa Ana Citywide Design Guidelines.
City of Tustin Residential Design Guidelines, Cultural Resource District, Urban Design Studio,
1995.
Heninger Park Historic District Architectural Design Guidelines, Executive Board and Site
Review Committee of the Heninger Park Historic District, In Cooperation with the City of Santa
Ana, November 1, 1991.
Marsh, Diann, Historic French Park: Its Architectural Legacy and Design Guidelines, 1995.
The Secretary of Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic
Buildings, U. S. Department of the Interior, Washington, D. C.
Marsh, Diann, Santa Ana...An Illustrated History.
Marsh, Diann, Historic Heninger Park, Architecture Survey, 7 Volumes, 1986.
56
t -0,)
APpendix A - Properties Listed or Eligible for ListinQ on the Santa Ana
Register of Historical Properties
The architectural design guidelines contained within this document apply to the following
properties which have been determined to be eligible or are listed on the City of Santa Ana
Register of Historical Properties (Source: L. Heumann, Heninger Park Survey 2003).
Properties that are listed on the Santa Ana Register of Historical Properties are noted with a
historic categorization of Contributive, Key or Landmark.
South Birch
Street
South Birch
Street: continued
South Broadway:
continued
South Parton
Street
101
115
121
201
202 Key
204-206 Key
210 Key
213-215
214 Key
220
222 Landmark
306 Key
316
320
406 Key
426 Landmark
430 Key
505
506 Key
511
515
516 Landmark
518 Contributive
519
527
530 Landmark
531
602 Landmark
610
614
617
623
624 Key
701
702
706
707 Contributive
710
711
714
718
722
726
730 Landmark
731 Key
802
805
806
813
814
825
830
929
424 Key
426 Contributive
429
434
438
441
442
501
502
526
530
602
606
610
617
705
711 Landmark
715
718 Landmark
721
802
817
818
819
930 Landmark
601
701
West Pine Street
416
418
422
South Ross
Street
202
208
214
220 Key
303
307
311
314 Key
319
320
405
408
410 Key
414
415
421
West Cubbon
Street
401
405
409
514
524
529
601
602
624
701
710 Contributive
715
721
722
725
726
802
805
921
South Broadway
210 Landmark
South Garnsev
Street
701
906
South Sycamore
Street
305
57
{ O\", -t).q.
South Sycamore
Street: continued
317
401
402
409
410
425
439
440
501
506
519
522
602
617
711
715
718
801
806
814
821-823
822
826
827
829 Key
South Van Ness
501
601
706
710
714
718
722
726
822 Contributive
58
{ O\",.:t)5"
AQ,pendix B
MARTIN HENINGER AND THE HISTORY OF
HENINGER PARK
Heninger Park is named for Martin Heninger. He and his brother purchased the land and they
planned, improved, and developed the neighborhood. Over the years Martin Heninger and his
wife Mary raised their family, lived in three houses on three different streets, and spent the rest
of their lives in Heninger Park.
Martin R. Heninger was born on November 29, 1851, in Monroe County, Missouri. His parents
were Eliza J. (Stalcup) and William W. Heninger. Martin grew up on a farm. When he was
seventeen years old his father died. Martin left school to assist in caring for his mother and his
seven brothers and sisters. He remained on the farm until 1882.
On July 9, 1882, Martin Heninger married Mary A. Way. He and his bride moved to Dakota
Territory, now South Dakota. He worked in the retail lumber business in Ordway. After a year
they moved to Wesport where he spent the next twenty years. Mr. Heninger became one of the
town's most successful businessmen. He worked in the banking exchange business and owned
a 450-acre farm. He later sold his farm and moved to Aberdeen where he bought a third interest
in the Aberdeen Electric Light and Gas Company. He lived in Aberdeen until 1906.
Mr. Heninger's father had been a Republican and Union man during the Civil War. Like his
father, Martin Heninger also had an allegiance to the Republican Party. During the years of.
Mr. Heninger's residence in South Dakota he was very prominent in Republican politics and in
the public life of the State. He was a member of the Constitutional Convention held at Sioux
Falls where he participated in the admission of South Dakota to statehood in 1889. He was
elected clerk of Brown County in 1895 and served as clerk for two years. He was a Mason and
affiliated with both the Ancient Order of United Workmen and the Modern Woodmen of America.
Eventually he sold his holdings in the Aberdeen Electric Light and Gas Company, left South
Dakota, and moved to Santa Ana, California.
Martin Heninger arrived in Santa Ana, California, on May 15, 1906. His brother H. B. Heninger
had been in Santa Ana since 1903. In 1907 the brothers bought thirty-four acres of land from
the Noah Palmer Ranch. This land was to become Heninger Park. When they purchased the
property it was a barley field. Later they purchased additional land, a tract of ten acres and a
tract of eighteen acres. These properties are known as the Heninger Additions. They improved
the property by planting trees, putting in sidewalks and curbs, and paving streets. They sold lots
and built beautiful homes for their clients. Over a period of twelve years they had built 150
homes and by 1920 had developed most of the lots.
The first Martin Heninger family home was on South Broadway and has been torn down. The
second Heninger family home is located at 602 South Birch. This large, two-story Colonial
Revival style house with a wraparound porch and a sweeping front lawn was built on two lots.
This was Martin and Mary's dream home. They lived here with their three daughters: Nora,
Mabel, and Mildred.
59
{ 0\",-00
The third Heninger family home is located at 714 South Ross. Martin Heninger lived here until
his death on April 1, 1922. He is buried in Fairhaven Memorial Park; his gravesite and marker
can be found at Lawn K, Lot 60.
In 1922 Heninger Park was known as the finest residential neighborhood in the City. During
Martin Heninger's lifetime in Santa Ana, no one had been more instrumental in the development
of the southern section of the City. In recent years the Heninger Village Retirement Apartments
and Martin R. Heninger Elementary School have been built and were named his honor.
60
{ O\.rO {
HISTORY OF
SANTA ANA'S BUNGALOW NEIGHBORHOOD
In the early 1980s a movement to preserve and restore the neighborhood's architectural legacy
was organized and was known as the "Birch Street Citizens for a Better Neighborhood." Long
time residents and newcomers alike had rediscovered the unique character and quality
craftsmanship of Heninger Park's bungalow homes. They were alarmed by the increasing trend
in the City to allow the demolition of houses to make way for the construction of large apartment
buildings. Fearing the demise of the character of the neighborhood, as they knew it, and
grieving the loss of irreplaceable well-built vintage homes, residents met to discuss the future of
their neighborhood and make plans for its preservation.
Residents believed that the architectural and historical character of the houses, churches,
schools, commercial buildings, and neighborhood markets were one of the neighborhood's most
important features. They developed a plan which included requesting the City Council
designate Heninger Park as a special zoning district to recognize and preserve the unique
character.
Preliminary work was done before bringing their request to the City Council. A systematic block-
by-block, house-by-house historic resources survey was conducted. The survey methodology
included photography, mapping, architectural descriptions, and historical research. A black-
and-white photograph was taken of each building. Slides of many of the houses and buildings
were taken to illustrate a permanent slide show of the Heninger Park neighborhood. Maps were
prepared to illustrate four different types of information including contributing buildings and
noncontributing buildings. A brief paragraph was written describing the architectural style and
details of each building and its contributive status.
Each house was researched for historical significance in old city directories. This information
included the year of construction, first owner's name and the name of subsequent owners, and
the occupation and place of employment of the people and any children listed who had lived in
the house. This amounted to a file on approximately 4,000 persons who lived in the Heninger
Park neighborhood during its developing years.
In April of 1986, the homeowners of Heninger Park appeared before the City Council to request
approval of special zoning and guidelines for their neighborhood. Based on information
presented by the neighborhood organization and City staff, the City Council officially created the
Heninger Park specific development zone and guidelines. The language of the ordinance set
forth standards for the restoration and revitalization of the exterior features of all properties. It
was given the official designation Specific Development 40 or SD 40. The boundaries are First
Street on the north, McFadden Avenue on the south, Flower Street on the west, and Sycamore
Street on the east. The district is known as Santa Ana's Bungalow Neighborhood because of its
many craftsman bungalow homes.
61
{ O\",.:str
AQpendix C
Glossary of Terms
Architectural and Planning Terms
Preservation - Preservation is defined as the act or process of applying measures necessary
to sustain the existing form, integrity, and materials of a historic property. Work, including
preliminary measures to protect and stabilize the property, generally focuses upon the ongoing
maintenance and repair of historic materials and features rather than extensive replacement and
new construction. New exterior additions are not within the scope of this treatment; however,
the limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other
code required work to make properties functional is appropriate within a preservation project.
Rehabilitation - Rehabilitation is defined as the act or process of making possible a compatible
use for a property through repair, alterations, and additions while preserving those portions or
features which convey its historical, cultural, or architectural values.
Arch - A curved structure supporting its weight over an open space such as a door or window.
Awning - A fixed cover, typically comprised of cloth over a metal armature, that is placed over
windows or building openings as protection from the sun and rain.
Baluster - The upright portion of the row of supports for a porch railing.
Bay Window - A window projecting outward from the main wall of a building.
Beveled Glass - Glass with a decorative edge cut on a slope to give the pane a faceted
appearance.
Beveled Siding - A type of wood cladding characterized by beveled overlapping boards with
rabbeted edges.
Belvedere - A rooftop pavilion from which a vista can be enjoyed.
Board and Batten - Vertical siding composed of wide boards that do not overlap and narrow
strips, or battens, nailed over the spaces between the boards.
Canopy - A fixed, roof-like covering that extends from the building as protection form the sun
and rain.
Cantilever - A projecting overhang or beam supported only at one end.
Casement Window - A window that opens on hinges fixed to its vertical side.
Chamfer - A 90 degree corner cut to reduce it to two 45 degree edges. A bias cut.
62
{ o\", -t)::I
Clapboard - A long thin board graduating in thickness with the thick overlapping the thin edges;
also known as weatherboard.
Colonnade - A row of columns supporting a roof structure.
Column - A vertical support, usually cylindrical, consisting of a base, shaft and capital, either
monolithic or built-up drums the full diameter of the shaft.
Coping - The capping or top course of a wall, sometimes protecting the wall from weather.
Corbel - A type of bracket found in some cornices of brick buildings. It is formed by extending
successive courses of brick so that they stand out from the wall surface.
Cornice - The third and uppermost division of an entablature, resting on the friezed and
projecting out from it.
Cupola - A lookout or similar small structure on the top of a building.
Dormer - A vertically framed window which projects from a sloping roof and has a roof of its
own.
Double-hung Window - A window with an upper and low sash arranged so that each slides
vertically past the other.
Eaves - The overhang at the lower edge of the roof which usually projects out over the wall.
Elephantine Posts (Columns) - heavy-looking posts with broad base and tapered top, used as
porch supports on Bungalows style residences.
Elevation - A two dimensional representation or drawings of an exterior face of a building in its
entirety.
Fa!(ade - The exterior face of a building which is the architectural front, sometimes
distinguished from other faces by elaboration of architectural or ornamental details.
Fascia - A flat strip or band with a small projection, often found near the roofline in a single-
story building.
Fixed Window - Window with glass held in a frame that does not open.
French Casement - A pair of casement windows that swing inward and are fastened by and
espagnolette. Also known as French window.
French Door - A French casement that extends to the floor so that it can be used as a door;
most common for access to balconies.
Gable - The triangular part of an exterior wall, created by the angle of a pitched roof.
Hip Roof - A roof with four uniformly pitched sides.
63
Ib\J-/U
Historic District - A geographically defined area possessing a significant concentration or
continuity of landmarks, improvements, or landscape features united by historic events or by
physical development. It may have within its boundaries noncontributing buildings or other
structures that, while not of such historic and/or architectural significance to be designated as
landmarks, nevertheless contribute to the overall visual character of the district.
Hopper Window - A triangular, bottom-hinged window sash that tilts inward and rests at an
angle when opened; air enters the room at the top of the sash.
Joist - Any small timber laid horizontally to support a floor or cling.
Infill - A newly constructed building within an existing development area.
Leaded Glass Window - A window with glass held in a sash by lead cames; types include art
glass, stained glass.
Light - A windowpane.
Lot - A parcel of land, in single or joint ownership, and occupied or to be occupied by main
building and accessory buildings, or by a dwelling group and its accessory buildings, together
with such open spaces and having its principal frontage on a street, road, highway or waterway.
Mansard - A roof with two slopes on each side, the lower slope being much steeper, frequently
used to add an upper story.
Masonry - Wall construction of such materials as stone, brick, and adobe.
Moulding (Molding) - A continuous decorative band that serves as an ornamental device on
both the interior and exterior of buildings. Mouldings may also serve a functional purpose by
obscuring the joint formed when two surfaces or materials meet. Synonym: Molding.
Mullion - The divisional pieces in a multi-paned window.
Muntin - A small, slender wood or metal member which separates the panes of glass in a
window.
Palladian Window - A three-part window with a top-arched center window and long, narrow
rectangular windows on either side.
Parapet - The part of a wall which rises above the edge of a roof.
Pilaster - A column attached to a wall or pier.
Pitch - The slope of a roof expressed in terms of ratio of height to span.
Porch - A covered entrance or semi enclosed space projecting from the far;:ade of a building,
may be open sided or screened.
64
{ O\"'- { "I
Portal - The principal entry of a structure.
Porte Cochere - Carriage porch large enough to let a vehicle pass through.
Portico - A large porch, usually with a pedimented roof supported by columns.
Primary Elevation - The particular fac;:ade of a building which faces a street to which the
address of a building pertains.
Sash - The part of the window frame in which the glass is set.
Section - A representation of a building, divided into two parts by a vertical plane so as to
exhibit the construction of the building.
Setback - The minimum horizontal distance between the lot or property line and the nearest
front, side, or rear line of a building (as the case may be), including terraces or any covered
projection thereof, excluding steps.
Shake - Split wood shingles.
Siding - The finish covering on the exterior of a frame building (with the exception of masonry).
The term cladding is often used to describe any exterior wall covering, including masonry.
Sill - The exterior horizontal member on which a window frame rests.
Soffit - The finished underside of an eave.
Stained Glass Window - Glass colored with a transparent stain, especially, silver stain, that is
applied to the surface and incorporated into it by heat.
Stucco - An exterior finish, usually textured, composed of portland cement, lime, and sand,
which are mixed with water.
Transom - The horizontal division or crossbar in a window. A window opening above a door.
Turret - A little tower often at the corner of a building.
Veranda - A roofed porch sometimes stretching on two sides of a building.
Widow's Walk - A small roof deck with guardrail usually located at the peak of a roof from
which wives of ship captains could catch a first glimpse of their husband's ship returning from
sea.
65
{Ou-{ ~
I HENINGER PARK NEIGHBORHOOD I
~ 1ST ST. r,----
I D~ HENINGER ELEMENTARY 100 DID DO
I i SCHOOL I
~ D: WALNUTST 10-1 I -i
t=o! ....' p~[]JO I DO
~TNUTAJ- 1 180 OJ [ID i DO
01 6 I tr---J-~ CHESTNUTAV. ~
MY L.I':"~ I 2 I D
10 01 I I I MYRTLE ST.
AILE ST~ I I 1 I D
CITJDDDDrnorn D
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I ; ..~ . I~'; I
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AV.
Project Area Map
m;:~Y3
SPECIFIC DEVELOPMENT PLAN NO. 40
GENERAL DEVELOPMENT
STANDARDS
SPECIFIC DEVELOPMENTS
USES PERMITED
The following uses are permitted without restriction or as noted.
MINIMUM GROSS FLOOR AREAS
The gross floor area per unit shall be calculated exclusive of garages, carports, private
balconies, and/or private open space.
Other than in bachelor units any area which is greater than eiqhtv (802 square feet or
larger which as a separate entry (or a potential separate entry) shall be considered a
separate bedroom. Any living space in excess of eiqhtv (802 square feet which may be
converted into an additional bedroom by construction of a single partition wall and/or an
additional entry may be considered an additional bedroom subject to require covenant
by the Zoning Administrator.
MINIMUM LOT SIZES
The minimum lot size shall encourage the consolidation of two parcels for the high
density. It is designed to create quality development by reducing the bulk of the higher
density projects.
The minimum lot size shall encourage design flexibility for proposed projects coupled
with the setback requirements.
BUILDING HEIGHT
The height limit is applicable to the structure height. Mechanical and other
appurtenances may extend above such height limit. Such devices may be subject to
architectural design review although any design requirements to conceal such
appurtenances shall be exempt from the height limit requirement.
REQUIRED YARDS
All yards shall be maintained as landscape area and shall not be used for any part of
the structure, storage and/or parking.
75C~74
The intent of the setback requirements is to create building lines which are aesthetically
pleasing and architecturally functional. The setbacks are intended to lessen the bulk
and mass impacts of new developments particularly in areas in which there is a
transition of density.
PARKING
Parking shall be per Article IV, Chapter 41 , Santa Ana Municipal Code.
GENERAL PROVISIONS
A. Exterior rehabilitation and conversion of residences shall be subject to design
review by the Planning Department prior to issuance of building permits.
Rehabilitation of designated historic structures shall conform to the Secretary of
Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic
Buildings (used by the Secretary of Interior when determining if a rehabilitation
project qualifies as "Certified rehabilitation" pursuant to U. S. tax legislation). All
exterior work shall also conform with Council approved Development Standards
and Guidelines as they are adopted.
B. All new construction shall be subject to Planning Commission site plan review
process as required in tho SD DictrictSanta Ana Municipal Code, Chapter 41,
Article III. Division 26. except as provided for in this subsection.
1. For properties listed on the City of Santa Ana Reqister of Historical
Properties. with no discretionarv actions before the Planninq
Commission. the Historic Resources Commission shall solely conduct
the site plan review and the exterior phvsical modification approval as
defined in Santa Ana Municipal Code. Chapter 30.
2. For proiects with discretionarv actions before the Planninq
Commission, the Planninq Commission shall conduct site plan review,
and the Historic Resources Commission shall conduct the exterior
physical modification approval process.
C. All exterior rehabilitation and new construction shall maintain architectural
standards compatible with the architectural character of the Heninger Park
Specific Development Zone. Design criteria includes the use of historically
appropriate exterior materials, gable treatment and architectural massing
consistent with existing historic architectural styles found in the area.
DEMOLITION PERMITS
A. Prior to the issuance of a permit to demolish a designated or identified (pre-
1940) historic structure, the following shall apply:
7 &C167 5
1. The owner must give the City Planning Department a written 60-day
Notice of Intent to Demolish.
2. After receiving such notice, the City shall inform any historical preservation
organizations which have filed such a request with the City's Planning
Department of the proposed action so that possible alternatives for
preservation of the structure can be considered, including but not limited
to, the following:
a) Offer such structure, free of charge and encumbrances, to such
individual or organization that would relocate and preserve such
stru ctu re.
b) Offer for sale, at fair market value, such structure and property to
any person or organization that would preserve such structure.
3. At the expiration of the 60-day time period if no alternative is identified, the
demolition permit process shall proceed as a matter of right.
4. This section shall not apply to properties listed on the City of Santa Ana
Reqister of Historical Properties. Properties listed on the City of Santa
Ana Reqister of Historical Properties shall comply with the requirements of
Chapter 30 of the Santa Ana Municipal Code.
75Ci76
DEVELOPMENT STANDARDS
SPECIFIC DEVELOPMENT - SD 40
PROJECT AREA 1
Area Boundarv - See Proiect Area Map d
North -
First Street centerline
South -
Chestnut Street centerline
East -
Birch Street (properties on both street sides)
West -
Parton Street and Ross Street centerline
Uses Permitted
1. Multiple-family dwelling units '....ith a maximum donsity of ono unit por
1,250 square f.oot of lot moa.
2. Any use permitted in the R2 Zone pursuant to Section 41-247.
Minimum Gross Floor Areas
Unit sides shall exceed the following minimums subject to the General Development
Standards:
1. Bachelor unit - Four hundred fifty (450) square feet
2. One Bedroom unit - Five hundred fifty (550) square feet
3. Two or more bedrooms units - Seven hundred fifty (750) square feet
Minimum Lot Sizes
Minimum lot sizes shall be 13,500 square feet or thirty (30%) percent of one i1l.acre.
Minimum lot frontage shall be ninety (90) feet.
Heiaht Limit
Structural height limit shall not exceed forty-five (45) feet.
75C,77
Front Yard:
The minimum front requirement shall be twenty (20) feet. If the building height is ten
(10) feet or less, the minimum shall be as stated above. If the building height is twenty
(20) feet or less, then the setback shall be an average of not less than twenty-five (25)
feet. The average setback shall increase one-half (%} foot for each foot of height
required in excess of twenty (20) feet not to exceed a minimum average of thirty (30)
feet.
Side Yards:
The minimum side yards setback shall be six (6) feet. If the building height is 10 feet or
less, the minimum_setback shall be as stated above. If the building height is 20 feet or
less, the setback shall be an average not less than eight (8) feet. If the building height
exceeds twenty (20) feet, then the average setback shall increase one half for each foot
of height in excess of twenty (20) feet, not to exceed a required minimum of fourteen
(14) feet.
Rear Yards
Rear yards shall not be less than fifteen (15} feet.
PROJECT AREA 2
Area Boundary - See Proiect Area Map ~
North -
Chestnut Street centerline
South -
Camille Street centerline
East -
Birch Street (properties on both street sides)
West -
Ross Street centerline
Uses Permitted
1. Multiple-family dwelling units~ with a maximum density one unit per 2,000
square feet of lot area.
2. Any use permitted in the R3 zone pursuant to Section 41-247.
Minimum Gross Floor Areas
Same as Project Area 1.
7&Cr78
Minimum Lot Sizes
Same as Project Area 1.
Heiqht Limit
Structural height limit shall not exceed thirtv-five (35} feet.
Front Yard
Same as Project Area 1.
Side Yard
Same as Project Area 1.
Rear Yards
Same as Project Area 1.
PROJECT AREA 3
Area Boundarv - See Proiect Area Map ~
North - First Street centerline
South - Camille Street centerline
East - Sycamore Street (properties on both street sides)
West - Birch Street (properties on both street sides)
Uses Permitted
1. Multiple-family dwellings same as Project Area 1.
2. Any use permitted in the R3 zone pursuant to Section 41-247.
3. Professional and administrative offices limited to the following:
a) Certified public accountants
b) Attorneys, paralegal services
c) Engineers, architects, planners, economists
75C,679
d) Insurance brokers, real estate brokers
e) Doctors, dentists (as sole practitioners or limited partnerships)
f) Photographers, artists, graphic artists
g) Advertising agencies
h) Business offices where no merchandise changes hands
Historic character of the existing structures shall remain. Any construction, alteration,
rehabilitation and/or demolition shall be approved by the Zoning Administrator prior to
any action.
Minimum Gross Floor Areas
1. Residential - None
2. Professional - None
Minimum Lot Sizes
Minimum lot sizes shall be 13,500 square feet.
Heiqht Limit
No structure shall exceed forty-five (45) feet in height.
Front Yard
1. Residential - Same as Project Area 1.
2. Professional - Front vard depth shall not be less than twentv (20) feet.
a)Front yard depth shall not be less than twenty (20) foot.
Side Yard
1. Residential - Same as Project Area 1.
2. Professional - Side vard shall not be less than four (4) feet. If lot width
exceeds fortv (40) feet then side vard minimum shall increase bv ten
(10%) percent of that amount in excess of fortv (40) feet not to exceed six
(6) feet
75C,'!l80
3)Sido Y3rd sh311 not be loss th3n four (1) foot. If lot width oxcoods 10 f-oot
thon sido Y3rd minimum shall increaso by 10% of that amount in oxcoss of
forty (10) foot not to oxcood six (6) foot.
Rear Yard
1. Residential - Same as Project Area 1.
2. Commercial/Professional - Rear yard setback shall not be less than ten
(10) feet.
PROJECT AREA 4
Area Boundarv - See Proiect Area Map ~
North -
Camille Street centerline
South -
McFadden Street centerline
East -
Sycamore Street (properties on both street sides)
West -
Broadway Street (properties on both street sides)
Uses Permitted
1. Single family and duplex residential units - Same as R2 zone.
2. Conversion of City designated historic structures to the uses described
above.
3. Construction of single-family or duplex residential units or Professional
offices with structures characteristic of the historic structures existing
within the area.
4. Professional uses are the same as Project Area 1.
Minimum Gross Floor Area
1. Residential - None
2. Professional - None
Minimum Lot Sizes
Minimum lot sizes shall be 6,200 square feet.
75C'!l81
Heiqht Limit
No structure shall exceed thirty-five (35) feet in height.
Front Yard
Front yard depth shall not be less than twenty (20) feet.
Side Yard
Side yard shall not be less than four (4) feet. If lot width exceeds forty (40} feet then side
yard minimum shall increase by 10% of that amount in excess of forty (40) feet not to
exceed six (6) feet.
Rear Yard
1. Rear yard shall be not be less than twenty (20) feet.
2. For a professional administrative office use parking may encroach into fifty
(50%) percent of the rear yard.
PROJECT AREA 5
Area Boundarv - See Proiect Area Map
North -
Camille Street centerline
South -
McFadden Street centerline
East -
Birch Street (properties on both street sides)
West -
Flower Street centerline
Uses Permitted
Same as R2 Zone.
Minimum Gross Floor Areas
None.
Minimum Lot Sizes
Minimum lot sizes shall be 6,200 feet, but not to exceed 13,500 square feet.
75CiB2
Heiqht Limit
Same as Project Area 4.
Front Yard
Same as Project Area 4.
Side Yard
Same as Project Area 4.
Rear Yard
Same as Project Area 4.
PROJECT AREA 6
Area Boundarv - See Proiect Area Map ~
North -
Walnut Street centerline
South -
Camille Street centerline
East -
Parton Street centerline
West -
Flower Street centerline
Uses Permitted
1. Multiple-family dwelling units.
2. Any use permitted in the R3 Zone pursuant to Section 41-247.
Minimum Gross Floor Areas
.:kUnit sizes shall exceed the following minimums subject to the General Development
Standards:
a-)1) Bachelor unit - four hundred (400) square feet
b-l2) One bedroom unit - five hundred fifty (550) square feet
G-}3) Two or more bedrooms unit - seven hundred fifty (750) square feet
7~C;B3
Minimum Lot Sizes
Minimum lot sizes shall be 13,500 square feet or thirty (30%) percent of one ffiacre.
Minimum lot frontage shall be ninety (90) feet.
Heiqht Limit
Structural height limit not to exceed forty-five ~feet.
Minimum Gross Floor Area
1. Residential - same as Project Area 1.
2. Commercial/Professional - None.
Minimum Lot Sizes
1. Residential - same as Project Area 1.
2. Commercial/Professional - 6,200 square feet.
Heiqht Limit
Structural height not to exceed forty-five (45) feet.
Front Yards
1. Residential - same as Project Area 1.
2. Commercial/Professional - Front yard depth shall be the same as
prevailing building lines or minimum of fifteen (15} feet whichever is less.
Side Yards
1. Residential - same as Project Area 1.
2. Commercial/Professional- Side yard shall not be less than four (4) feet. If
lot width exceeds forty (40) feet then side yard minimum shall increase by
10% of that amount in excess of forty (40) feet not to exceed eight (8) feet.
7 SC,684
EXHIBIT A
ADDENDUM TO SPECIFIC DEVELOPMENT PLAN NO. 40
The following use restrictions and development standards apply to that area of the City
bounded by First Street on the north, Sycamore Street on the east, McFadden Avenue
on the south, and Flower Street on the west. They are alternatives to use and
development of property within such area in accordance with other applicable provisions
of this Plan.
USES PERMITTED WALNUT STREET
The commercial uses along the Walnut Street corridor shall be limited to neighborhood
oriented type development.
USES PERMITTED - GENERAL
The following uses are permitted without restriction or as noted.
MUC - Commercial Uses
1. Retail/service uses
2. Church/accessory church buildings
3. Restaurants, cafes
4. Schools and studios operated for commercial or public purpose
5. Day nurseries
MUC - Professional Uses
Professional and administrative offices limited to the following:
1. Certified public accountants
2. Attorneys, paralegal services
3. Engineers, architects, planners, economists
4. Insurance brokers, real estate brokers
5. Doctors, dentists (as sole practitioners or limited partnerships)
7 SCiBS
6. Photographers, artists, graphic artists
7. Advertising agencies
8. Business offices where no merchandise changes hands
MUC - Residential Uses
1. Multiple-family dwelling units with maximum density of one unit per 1,250
square fee of lot area.
2. Any use permitted in the R3 Zone pursuant to Section 41-247.
MINIMUM GROSS FLOOR AREAS
1.
MUC - Commercial -
None
2.
MUC - Professional-
None
3. MUC - Residential
Unit sizes shall exceed the following minimums subject to the General
Development Standards:
a. Bachelor unit - Four hundred (400) square feet
b. One bedroom unit -Five hundred fifty (550) square feet
c. Two or more bedrooms units - Seven hundred fifty (750) square feet
LOT COVERAGE/BUILDING BULK REQUIREMENTS
1. MUC - Commercial
Lot coverage of buildings and accessory structures shall not exceed fifty
(50%} percent of the lot area. (On-grade parking shall not be included).
The building size shall maintain a floor area to lot area ratio not to exceed
one to five (1 :5).
2. MUC - Professional
Lot coverage of buildings and accessory structures shall not exceed fifty
(50%) percent of the lot area. (On-grade parking shall not be included.)
The building size shall maintain a floor area: lot area ratio not to exceed
one to two (1 :2).
75CnB6
3. MUC - Residential
There shall exist no maximum lot coverage or floor area: lot area ratio for
residential areas.
INTENSITY BONUS PROVISION
An intensity bonus provision may be granted not to exceed one and one-half times (1.5)
the required floor area ratio for commercial and professional uses. The provision shall
be granted to those projects which provide amenities over an above the required design
standards. Those amenities include interior courtyards, special architecture designs and
interior courtyards, special architecture designs and facades, excess parking facilities
and/or public oriented amenities. The granting of the intensity bonus shall be granted at
approval of the Planning Commission.
MINIMUM LOT SIZES
Minimum lot sizes shall be 12,000 - 13,500 square feet or thirty (30%) percent of acre.
Minimum lot front frontage shall be ninety (90} feet.
HEIGHT LIMIT
No structure shall exceed forty-five (45) feet in height.
FRONT YARDS
1. Commercial and Professional
There shall be a front yard of not less than fifteen (15) feet. A-t-AII required
front yards shall be landscaped and maintained.
2. Residential
Same as Project Area 1.
SIDE YARDS
1. Commercial and Professional
There shall be four (4) foot side yard requirement except that on corner
lots the side yard adjacent to a street shall have a side yard of not less
than ten (10) feet.
2. Residential
75C,87
Same as Project Area 1.
REAR YARDS
1. Commercial and Residential
There shall be a ten (10) foot rear yard requirement.
2. Residential
Same as Project Area 1.
DESIGN REVIEW STANDARDS
Projects shall be built in conformance with the city of Santa Ana's Design Guidelines
and shall be compatible with the architecture of the surrounding area.
All setback areas shall be landscaped and bermed to a heightwidth ratio of one:three
(1 :3).
SIGN REQUIREMENTS FOR COMMERCIAL AND PROFESSIONAL DISTRICTS
Professional and commercial district businesses shall conform to the standards as
provided in Ordinanco No. NS 1721 Article XI, Chapter 41, of the Santa Ana Municipal
Code.
PARKING REQUIREMENTS
Off-street parking shall be provided in a manner as prescribed in Article IV, Chapter 41 ,
of the Santa Ana Municipal Code.
7 sc'rB 8
ORDINANCE NO. NS - XX
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA ANA AMENDING SPECIFIC
DEVELOPMENT NO. 40 (SD-40) (ZOA NO. 2006-01)
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana does hereby find,
determine and declare as follows:
A. Zoning Ordinance Amendment No. 2006-01 is proposed to amend
the Specific Development No. 40 (SD-40) to expedite and facilitate
the review of projects, and perform general clean up of Specific
Development No. 40.
B. On April 7, 1986, the City Council created Specific Development No.
40 (NS-1842).
C. The Planning Commission of the City of Santa Ana held a duly
noticed public hearing on March 13, 2006, and unanimous voted to
recommend that the City Council adopt Zoning Ordinance
Amendment No. 2006-01 to amend Specific Development No. 40
(SD-40) and to adopt the Heninger Park Architectural Design
Guidelines.
D. On April 17, 2006 the City Council of the City of Santa Ana held a
duly noticed public hearing on Zoning Ordinance Amendment No.
2006-01, and the Heninger Park Architectural Design Guidelines.
E. Zoning Ordinance Amendment No. 2006-01 is consistent with the
General Plan, including but not limited to its goals and policies to:
1. Preserve and improve the character and integrity of existing
neighborhoods (Goal 3.0)
2. Protect and enhance developments sites and districts which
are unique community assets that enhance the quality of life.
(Goal 4.0)
F. Zoning Ordinance Amendment No. 2006-01 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.
G. In accordance with the California Environmental Quality Act, the
proposed project is exempt from further review pursuant to Section
15331. This Class 31 exemption allows repair, rehabilitation,
preservation and reconstruction projects to historic structures if
Ordinance No. NS- XXX
Page 1 of 19
75C-89
done in a manner consistent with the Secretary of the Interior's
Standards for the Treatment of Historic Properties. Categorical
Exemption Environmental Review No. 2006-38 will be filed for this
project.
Section 2. Specific Development No. 40 (SD-40) is hereby amended as
set forth in Exhibit "A", attached hereto and incorporated as though fully set forth
herein.
Section 3. 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 April, 2006.
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
75C-90
Ordinance No. NS- XXX
Page 2 of 19
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS- 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
75C-91
Ordinance No. NS- XXX
Page 3 of 19
SPECIFIC DEVELOPMENT PLAN NO. 40 (SD-40)
GENERAL DEVELOPMENT
STANDARDS
SPECIFIC DEVELOPMENTS
USES PERMITED
The following uses are permitted without restriction or as noted.
MINIMUM GROSS FLOOR AREAS
The gross floor area per unit shall be calculated exclusive of garages, carports, private
balconies, and/or private open space.
Other than in bachelor units any area which is greater than eighty (80) square feet or
larger which as a separate entry (or a potential separate entry) shall be considered a
separate bedroom. Any living space in excess of eighty (80) square feet which may be
converted into an additional bedroom by construction of a single partition wall and/or an
additional entry may be considered an additional bedroom subject to require covenant
by the Zoning Administrator.
MINIMUM LOT SIZES
The minimum lot size shall encourage the consolidation of two parcels for the high
density. It is designed to create quality development by reducing the bulk of the higher
density projects.
The minimum lot size shall encourage design flexibility for proposed projects coupled
with the setback requirements.
BUILDING HEIGHT
The height limit is applicable to the structure height. Mechanical and other
appurtenances may extend above such height limit. Such devices may be subject to
architectural design review although any design requirements to conceal such
appurtenances shall be exempt from the height limit requirement.
REQUIRED YARDS
All yards shall be maintained as landscape area and shall not be used for any part of
the structure, storage and/or parking.
Exhibit A
75C-92
Ordinance No. NS- XXX
Page 4 of 19
The intent of the setback requirements is to create building lines which are aesthetically
pleasing and architecturally functional. The setbacks are intended to lessen the bulk
and mass impacts of new developments particularly in areas in which there is a
transition of density.
PARKING
Parking shall be per Article IV, Chapter 41, Santa Ana Municipal Code.
GENERAL PROVISIONS
A. Exterior rehabilitation and conversion of residences shall be subject to design
review by the Planning Department prior to issuance of building permits.
Rehabilitation of designated historic structures shall conform to the Secretary of
Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic
Buildings (used by the Secretary of Interior when determining if a rehabilitation
project qualifies as "Certified rehabilitation" pursuant to U. S. tax legislation). All
exterior work shall also conform with Council approved Development Standards
and Guidelines as they are adopted.
B. All new construction shall be subject to Planning Commission site plan review
process as required in the SD DistrictSanta Ana Municipal Code, Chapter 41,
Article III, Division 26, except as provided for in this subsection.
1. For properties listed on the City of Santa Ana Register of Historical
Properties, with no discretionary actions before the Planning
Commission, the Historic Resources Commission shall solely conduct
the site plan review and the exterior physical modification approval as
defined in Santa Ana Municipal Code, Chapter 30.
2. For projects with discretionary actions before the Planning
Commission, the Planning Commission shall conduct site plan review,
and the Historic Resources Commission shall conduct the exterior
physical modification approval process.
C. All exterior rehabilitation and new construction shall maintain architectural
standards compatible with the architectural character of the Heninger Park
Specific Development Zone. Design criteria includes the use of historically
appropriate exterior materials, gable treatment and architectural massing
consistent with existing historic architectural styles found in the area.
DEMOLITION PERMITS
A. Prior to the issuance of a permit to demolish a designated or identified (pre-
1940) historic structure, the following shall apply:
75C-93
Ordinance No. NS- XXX
Page 5 of 19
1. The owner must give the City Planning Department a written 60-day
Notice of Intent to Demolish.
2. After receiving such notice, the City shall inform any historical preservation
organizations which have filed such a request with the City's Planning
Department of the proposed action so that possible alternatives for
preservation of the structure can be considered, including but not limited
to, the following:
a) Offer such structure, free of charge and encumbrances, to such
individual or organization that would relocate and preserve such
structure.
b) Offer for sale, at fair market value, such structure and property to
any person or organization that would preserve such structure.
3. At the expiration of the 60-day time period if no alternative is identified, the
demolition permit process shall proceed as a matter of right.
4. This section shall not apply to properties listed on the City of Santa Ana
Register of Historical Properties. Properties listed on the City of Santa
Ana Register of Historical Properties shall comply with the requirements of
Chapter 30 of the Santa Ana Municipal Code.
75C-94
Ordinance No. NS- XXX
Page 6 of 19
DEVELOPMENT STANDARDS
SPECIFIC DEVELOPMENT - SD 40
PROJECT AREA 1
Area Boundarv - See Proiect Area Map 3
North -
First Street centerline
South -
Chestnut Street centerline
East -
Birch Street (properties on both street sides)
West -
Parton Street and Ross Street centerline
Uses Permitted
1. Multiple-family dwelling units with a maximum density of one unit per
1,250 square feet of lot area.
2. Any use permitted in the R2 Zone pursuant to Section 41-247.
Minimum Gross Floor Areas
Unit sides shall exceed the following minimums subject to the General Development
Standards:
1. Bachelor unit - Four hundred fifty (450) square feet
2. One Bedroom unit - Five hundred fifty (550) square feet
3. Two or more bedrooms units - Seven hundred fifty (750) square feet
Minimum Lot Sizes
Minimum lot sizes shall be 13,500 square feet or thirty (30%) percent of one (1) acre.
Minimum lot frontage shall be ninety (90) feet.
Heiqht Limit
Structural height limit shall not exceed forty-five (45) feet.
75C-95
Ordinance No. NS- XXX
Page 7 of 19
Front Yard:
The minimum front requirement shall be twenty (20) feet. If the building height is ten
(10) feet or less, the minimum shall be as stated above. If the building height is twenty
(20) feet or less, then the setback shall be an average of not less than twenty-five (25)
feet. The average setback shall increase one-half (%) foot for each foot of height
required in excess of twenty (20) feet not to exceed a minimum average of thirty (30)
feet.
Side Yards:
The minimum side yards setback shall be six (6) feet. If the building height is 10 feet or
less, the minimum setback shall be as stated above. If the building height is 20 feet or
less, the setback shall be an average not less than eight (8) feet. If the building height
exceeds twenty (20) feet, then the average setback shall increase one half for each foot
of height in excess of twenty (20) feet, not to exceed a required minimum of fourteen
(14) feet.
Rear Yards
Rear yards shall not be less than fifteen (15) feet.
PROJECT AREA 2
Area Boundarv - See Proiect Area Map 3
North -
Chestnut Street centerline
South -
Camille Street centerline
East -
Birch Street (properties on both street sides)
West -
Ross Street centerline
Uses Permitted
1. Multiple-family dwelling units. with a maximum density one unit per 2,000
square feet of lot area.
2. Any use permitted in the R3 zone pursuant to Section 41-247.
Minimum Gross Floor Areas
Same as Project Area 1.
75C-96
Ordinance No. NS- XXX
Page 8 of 19
Minimum Lot Sizes
Same as Project Area 1.
Heiqht Limit
Structural height limit shall not exceed thirty-five (35) feet.
Front Yard
Same as Project Area 1.
Side Yard
Same as Project Area 1.
Rear Yards
Same as Project Area 1.
PROJECT AREA 3
Area Boundarv - See Proiect Area Map 3
North -
First Street centerline
South -
Camille Street centerline
East -
Sycamore Street (properties on both street sides)
West -
Birch Street (properties on both street sides)
Uses Permitted
1. Multiple-family dwellings same as Project Area 1.
2. Any use permitted in the R3 zone pursuant to Section 41-247.
3. Professional and administrative offices limited to the following:
a) Certified public accountants
b) Attorneys, paralegal services
c) Engineers, architects, planners, economists
75C-97
Ordinance No. NS- XXX
Page 9 of 19
d) Insurance brokers, real estate brokers
e) Doctors, dentists (as sole practitioners or limited partnerships)
f) Photographers, artists, graphic artists
g) Advertising agencies
h) Business offices where no merchandise changes hands
Historic character of the existing structures shall remain. Any construction, alteration,
rehabilitation and/or demolition shall be approved by the Zoning Administrator prior to
any action.
Minimum Gross Floor Areas
1. Residential - None
2. Professional - None
Minimum Lot Sizes
Minimum lot sizes shall be 13,500 square feet.
Heiqht Limit
No structure shall exceed forty-five (45) feet in height.
Front Yard
1. Residential - Same as Project Area 1.
2. Professional - Front yard depth shall not be less than twenty (20) feet.
a) Front yard depth shall not be less than twenty (20) feet.
Side Yard
1. Residential - Same as Project Area 1.
2. Professional - Side yard shall not be less than four (4) feet. If lot width
exceeds forty (40) feet then side yard minimum shall increase by ten
(10%) percent of that amount in excess of forty (40) feet not to exceed six
(6) feet.
75C-98
Ordinance No. NS- XXX
Page 10 of 19
a)Side yard shall not be less than four (4) feet. If lot width exceeds 40 feet
then side yard minimum shall increase by 10% of that amount in excess of
forty (40) feet not to exceed six (6) feet.
Rear Yard
1. Residential - Same as Project Area 1.
2. Commercial/Professional - Rear yard setback shall not be less than ten
(10) feet.
PROJECT AREA 4
Area Boundarv - See Proiect Area Map 3
North -
Camille Street centerline
South -
McFadden Street centerline
East -
Sycamore Street (properties on both street sides)
West -
Broadway Street (properties on both street sides)
Uses Permitted
1. Single family and duplex residential units - Same as R2 zone.
2. Conversion of City designated historic structures to the uses described
above.
3. Construction of single-family or duplex residential units or Professional
offices with structures characteristic of the historic structures existing
within the area.
4. Professional uses are the same as Project Area 1.
Minimum Gross Floor Area
1. Residential - None
2. Professional - None
Minimum Lot Sizes
Minimum lot sizes shall be 6,200 square feet.
75C-99
Ordinance No. NS- XXX
Page 11 of 19
Heiqht Limit
No structure shall exceed thirty-five (35) feet in height.
Front Yard
Front yard depth shall not be less than twenty (20) feet.
Side Yard
Side yard shall not be less than four (4) feet. If lot width exceeds forty (40) feet then side
yard minimum shall increase by 10% of that amount in excess of forty (40) feet not to
exceed six (6) feet.
Rear Yard
1. Rear yard shall be not be less than twenty (20) feet.
2. For a professional administrative office use parking may encroach into fifty
(50%) percent of the rear yard.
PROJECT AREA 5
Area Boundarv - See Project Area Map
North -
Camille Street centerline
South -
McFadden Street centerline
East -
Birch Street (properties on both street sides)
West -
Flower Street centerline
Uses Permitted
Same as R2 Zone.
Minimum Gross Floor Areas
None.
Minimum Lot Sizes
Minimum lot sizes shall be 6,200 feet, but not to exceed 13,500 square feet.
75C-100
Ordinance No. NS- XXX
Page 12 of 19
Heiqht Limit
Same as Project Area 4.
Front Yard
Same as Project Area 4.
Side Yard
Same as Project Area 4.
Rear Yard
Same as Project Area 4.
PROJECT AREA 6
Area Boundarv - See Proiect Area Map 3
North -
Walnut Street centerline
South -
Camille Street centerline
East -
Parton Street centerline
West -
Flower Street centerline
Uses Permitted
1. Multiple-family dwelling units.
2. Any use permitted in the R3 Zone pursuant to Section 41-247.
Minimum Gross Floor Areas
1.Unit sizes shall exceed the following minimums subject to the General Development
Standards:
a)1) Bachelor unit - four hundred (400) square feet
b)2) One bedroom unit - five hundred fifty (550) square feet
c)3) Two or more bedrooms unit - seven hundred fifty (750) square feet
75C-101
Ordinance No. NS- XXX
Page 13 of 19
Minimum Lot Sizes
Minimum lot sizes shall be 13,500 square feet or thirty (30%) percent of one (1) acre.
Minimum lot frontage shall be ninety (90) feet.
Heiqht Limit
Structural height limit not to exceed forty-five (45) feet.
Minimum Gross Floor Area
1. Residential - same as Project Area 1.
2. Commercial/Professional - None.
Minimum Lot Sizes
1. Residential - same as Project Area 1.
2. Commercial/Professional - 6,200 square feet.
Heiqht Limit
Structural height not to exceed forty-five (45) feet.
Front Yards
1. Residential - same as Project Area 1.
2. Commercial/Professional - Front yard depth shall be the same as
prevailing building lines or minimum of fifteen (15) feet whichever is less.
Side Yards
1. Residential - same as Project Area 1.
2. Commercial/Professional - Side yard shall not be less than four (4) feet. If
lot width exceeds forty (40) feet then side yard minimum shall increase by
10% of that amount in excess of forty (40) feet not to exceed eight (8) feet.
75C-102
Ordinance No. NS- XXX
Page 14 of 19
EXHIBIT A
ADDENDUM TO SPECIFIC DEVELOPMENT PLAN NO. 40
The following use restrictions and development standards apply to that area of the City
bounded by First Street on the north, Sycamore Street on the east, McFadden Avenue
on the south, and Flower Street on the west. They are alternatives to use and
development of property within such area in accordance with other applicable provisions
of this Plan.
USES PERMITTED - WALNUT STREET
The commercial uses along the Walnut Street corridor shall be limited to neighborhood
oriented type development.
USES PERMITTED - GENERAL
The following uses are permitted without restriction or as noted.
MUC - Commercial Uses
1. Retail/service uses
2. Church/accessory church buildings
3. Restaurants, cafes
4. Schools and studios operated for commercial or public purpose
5. Day nurseries
MUC - Professional Uses
Professional and administrative offices limited to the following:
1. Certified public accountants
2. Attorneys, paralegal services
3. Engineers, architects, planners, economists
4. Insurance brokers, real estate brokers
5. Doctors, dentists (as sole practitioners or limited partnerships)
75C-103
Ordinance No. NS- XXX
Page 15 of 19
6. Photographers, artists, graphic artists
7. Advertising agencies
8. Business offices where no merchandise changes hands
MUC - Residential Uses
1. Multiple-family dwelling units with maximum density of one unit per 1,250
square fee of lot area.
2. Any use permitted in the R3 Zone pursuant to Section 41-247.
MINIMUM GROSS FLOOR AREAS
1.
MUC - Commercial -
None
2.
MUC - Professional-
None
3. MUC - Residential
Unit sizes shall exceed the following minimums subject to the General
Development Standards:
a. Bachelor unit - Four hundred (400) square feet
b. One bedroom unit -Five hundred fifty (550) square feet
c, Two or more bedrooms units - Seven hundred fifty (750) square feet
LOT COVERAGE/BUILDING BULK REQUIREMENTS
1. MUC - Commercial
Lot coverage of buildings and accessory structures shall not exceed fifty
(50%) percent of the lot area. (On-grade parking shall not be included).
The building size shall maintain a floor area to lot area ratio not to exceed
one to five (1 :5).
2. MUC - Professional
Lot coverage of buildings and accessory structures shall not exceed fifty
(50%) percent of the lot area. (On-grade parking shall not be included.)
The building size shall maintain a floor area: lot area ratio not to exceed
one to two (1 :2).
75C-104
Ordinance No. NS- XXX
Page 16 of 19
3. MUC - Residential
There shall exist no maximum lot coverage or floor area: lot area ratio for
residential areas.
INTENSITY BONUS PROVISION
An intensity bonus provision may be granted not to exceed one and one-half times (1.5)
the required floor area ratio for commercial and professional uses. The provision shall
be granted to those projects which provide amenities over an above the required design
standards. Those amenities include interior courtyards, special architecture designs and
interior courtyards, special architecture designs and facades, excess parking facilities
and/or public oriented amenities. The granting of the intensity bonus shall be granted at
approval of the Planning Commission.
MINIMUM LOT SIZES
Minimum lot sizes shall be 12,000 - 13,500 square feet or thirty (30%) percent of acre.
Minimum lot front frontage shall be ninety (90) feet.
HEIGHT LIMIT
No structure shall exceed forty-five (45) feet in height.
FRONT YARDS
1. Commercial and Professional
There shall be a front yard of not less than fifteen (15) feet. A1 All required
front yards shall be landscaped and maintained.
2. Residential
Same as Project Area 1.
SIDE YARDS
1. Commercial and Professional
There shall be four (4) foot side yard requirement except that on corner
lots the side yard adjacent to a street shall have a side yard of not less
than ten (10) feet.
2. Residential
75C-105
Ordinance No. NS- XXX
Page 17 of 19
Same as Project Area 1.
REAR YARDS
1. Commercial and Residential
There shall be a ten (10) foot rear yard requirement.
2. Residential
Same as Project Area 1.
DESIGN REVIEW STANDARDS
Projects shall be built in conformance with the city of Santa Ana's Design Guidelines
and shall be compatible with the architecture of the surrounding area.
All setback areas shall be landscaped and bermed to a heightwidth ratio of one:three
(1 :3).
SIGN REQUIREMENTS FOR COMMERCIAL AND PROFESSIONAL DISTRICTS
Professional and commercial district businesses shall conform to the standards as
provided in Ordinance No. NS-1721 Article XI, Chapter 41, of the Santa Ana Municipal
Code.
PARKING REQUIREMENTS
Off-street parking shall be provided in a manner as prescribed in Article IV, Chapter 41 ,
of the Santa Ana Municipal Code.
75C-106
Ordinance No. NS- XXX
Page 18 of 19
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KO- 4/10/06
RESOLUTION NO. 2006-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA ADOPTING THE HENINGER PARK
ARCHITECTURAL DESIGN GUIDELINES
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. Changes in development trends have resulted in the need to update the
Heninger Park Architectural Design Guidelines.
B. The Heninger Park Architectural Design Guidelines are intended to:
1. Guide the preservation of structures.
2. Promote the historical compatibility of building rehabilitation and
landscaping for existing structures.
3. Promote the compatibility of new infill structures.
4. Establish a process for review.
C. On March 27, 2006, the Planning Commission voted by a vote of 6:0
(Rodriguez absent) to recommend that the City Council adopt a resolution
approving the Heninger Park Architectural Design Guidelines and to
amend sections of Specific Development Plan No. 40 (Heninger Park)
zoning district.
D. On April 17, 2006 the City Council held a duly noticed public hearing
regarding the approval of the Heninger Park Architectural Design
Guidelines.
E. Each of the guidelines will not apply equally to every project. In some
cases, one or more guidelines may have more design significance than
another. The overall objective of the Heninger Park Architectural Design
Guidelines is to ensure that the intent and spirit of the guidelines are
followed and that the project respects its surroundings in terms of scale,
character, and orientation.
F. In accordance with the California Environmental Quality Act, the proposed
project is exempt from further review pursuant to Section 15331. This
Class 31 exemption allows repair, rehabilitation, preservation and
75C-108
Resolution No. 2006-XX
Page 1 of 3
reconstruction projects to historic structures if done in a manner consistent
with the Secretary of the Interior's Standards for the Treatment of Historic
Properties. Categorical Exemption Environmental Review No. 06-38 will
be filed for this project
Section 2. The City Council hereby, approves the Heninger Park Architectural
Design Guidelines attached hereto as Exhibit A and incorporated herein as though fully
set forth herein.
Section 3
this Resolution.
The Clerk of the Council shall attest to and certify the vote adopting
ADOPTED this _ day of
,2006.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee Otto
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
Resolution No. 2006-XX
Page 2 of 3
75C-109
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No._to be the original resolution adopted by the City Council of
the City of Santa Ana on
Date:
Clerk of the Council
City of Santa Ana
Resolution No. 2006-XX
Page 3 of 3
75C-110
Heninger f ark
Architectural Design
Guidelines
March 27, 2006
EXHIBIT A
75C-111
I.
II.
III.
IV,
Heninger Park Architectural Design Guidelines
~ Table of Contents ~
Introduction
A. Applicability
B. Purpose and Intent
C. Heninger Park Zoning District Ordinance
1
3
4
5
Review Process
6
6
6
9
A.
B.
C.
City Planning Review
Historic Resources Commission/Planning Commission
Heninger Park Neighborhood Review Process
Architectural Stvles
11
12
14
16
17
18
A.
B.
C.
D.
E.
Colonial Revival
Craftsman Bungalow
California Bungalow
Prairie School
Period Revival and Spanish Colonial Revival
Desian Guidelines
20
A.
B.
The Secretary of Interior's Standards for Rehabilitation
Architectural Guidelines
Porches and Stairs
Foundations
Exterior Doors and Entrances
Windows
Wood Siding and Shingles
Exterior Plaster
Trims and Ornamentation
Roofs
Chimneys and Masonry
Exterior Vents, Gutters, and Downspouts
Garages and Accessory Structures
Exterior Paint Colors
Landscaping
Perimeter Fencing
Driveways
Walkways
Additions
New Inti" Development
20
21
21
23
25
27
30
32
34
35
37
39
41
43
44
47
49
51
52
54
Acknowledaements
56
BiblioaraDhv and Sources
56
ii
75C-112
Aooendix A - Properties Listed or Eligible for Listing on the
Santa Ana Register of Historical Properties
57
Aooendix B - Martin Heninger and the History of Heninger Park
History of Santa Ana's Bungalow Neighborhood
59
61
Aooendix C - Glossary of Terms
62
iii
75C-113
I. INTRODUCTION
The Heninger Park Neighborhood Association may at its sole discretion establish an
Architectural Review Committee made up of landowners and residents of the neighborhood
which may act as an advisory body of the Association with regard to planning matters submitted
to the City of Santa Ana Planning Commission, Historic Resources Commission and City
Council. If an Architectural Review Committee is established by the Association, the
Association shall provide contact information to the City so the City can provide notice of
projects in the neighborhood. If an Architectural Review Committee is not established, the City
shall provide notice to the President of the Association. If there is no Association president, the
City shall be subject to state noticing requirements, and not be subject to any additional noticing
requirements contained herein. The architectural standards that are contained herein set forth
some of the standards and processes the City staff follows in developing recommendations.
These standards are also a guide to assist residents and property owners in the design of
exterior improvements and additions within the Heninger Park neighborhood. This document
references the Heninger Park Neighborhood Association; this would include an Architectural
Review Committee if so established by the Association.
75C-114
I HENINGER PARK NEIGHBORHOOD I
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Exhibit 1
Heninger Park Neighborhood is located just south of the City of Santa Ana Civic Center. First
Street bounds the neighborhood on the north, Sycamore Street on east, McFadden Avenue on
the south, and Flower Street on the west.
2
75C-115
A. Applicabilitv
The Heninger Park Architectural Design Guidelines apply to all new intill development projects
and all properties within Heninger Park that have been determined to be eligible or are listed on
the City of Santa Ana Register of Historical Properties; these properties are listed in Appendix A
of these design guidelines. These guidelines apply to new development and exterior
modifications, including but not limited to rehabilitation or additions, The remaining properties
within Heninger Park that are not listed in Appendix A are subject to the City of Santa Ana
Citywide Design Guidelines. The Heninger Park Architectural Design Guidelines are included
within the Citywide Design Guidelines and are available for review or purchase at the City
Planning Division Public Counter.
3
75C-116
B. Purpose and Intent
The purpose of the Heninger Park Architectural Design Guidelines is to provide an official
direction to the future development, rehabilitation, and preservation of the Heninger Park
Neighborhood. The primary purpose of the design guidelines is to promote the preservation and
enhancement of the historical character and culturally significant structures within the Heninger
Park Neighborhood.
These guidelines will provide assistance to City staff and insight to property owners and others
of the City's goals for preservation of historically significant structures within the Heninger Park
Neighborhood. The focus of the Heninger Park Architectural Design Guidelines is to ensure that
the architectural heritage of the neighborhood's historically significant structures is maintained.
These guidelines are not intended to be strict development standards as are found in the zoning
provisions. Therefore, the City may interpret them with some flexibility when applied to specific
projects.
These guidelines provide a set of design criteria that will:
1. Guide the preservation of structures within Heninger Park.
2. Promote the historical compatibility of building rehabilitation and landscaping for
existing structures within Heninger Park.
3. Promote the compatibility of new infill structures within the neighborhood.
4. Establish a process for review.
This document includes easy-to-follow compatibility guidelines and information on architectural
styles and materials, landscaping, and a comprehensive review of procedures and processes.
4
75C-117
c. Heninger Park Zoning District Ordinance
The Specific Development 40 (Heninger Park) zoning ordinance is a separate document that
establishes standards for design review, rehabilitation, and development. The information
contained within the document identifies specific standards for, but not limited to, setbacks, lot
size, and street frontage. Additionally, the Heninger Park zoning ordinance requires all exterior
work to conform to City Council approved Architectural Design Guidelines. The Heninger Park
zoning ordinance should always be referenced before starting a development or rehabilitation
project. A copy is on file with the City Planning Division.
Demolition Review Process
As specified in SO 40, demolition requests shall follow the established review process. The
Heninger Park Neighborhood Association will receive notice of requests for demolition prior to
demolition permit issuance.
The demolition review process has been established to preserve Heninger Park's cultural and
architectural history. For this reason, a specific demolition process has been established. This
section applies to all buildings located in Heninger Park's boundaries except structures listed on
the Santa Ana Register of Historical Properties which shall be subject to Chapter 30 of the
Santa Ana Municipal Code. The Register of Historical Properties is on file, and available for
reference, with the City Planning Division.
5
75C-118
II. REVIEW PROCESS
The Heninger Park Neighborhood Review Process applies to all properties within Heninger
Park. These guidelines apply to new development and rehabilitation projects. To ensure
compliance with appropriate design guidelines and City codes, the City has implemented a
project review and approval process specifically for Heninger Park. This process is outlined in
the following pages and illustrated in Section" (C).
A. City Plannina Review
Preliminary Meeting
Prior to modifying the exterior of a residence, building an addition, or new residence, the
project shall be submitted to the City Planning Division. Before developing plans,
applicants are encouraged to discuss the proposal with the City Planning Staff. The
preliminary meeting is intended to inform the applicant of the Heninger Park zoning
regulations and architectural design guidelines. To obtain project approval in a timely
manner, it will be necessary to follow the simple steps to ensure the proposed project
meets applicable City codes and is compatible with the architectural character of the
Heninger Park Neighborhood
Staff Review
The process will require filing a Neighborhood Review application and submitting plans to
the Planning Division. City Planning review is intended to identify the major issues
associated with a project. Staff shall consider the following general criteria when a
project is submitted for review:
Compliance with the Heninger Park Architectural Design Guidelines (hereinafter HPADG)
and Heninger Park zoning provisions (SD-40) including:
. Compatibility in size, height, scale, and context with the surrounding structures.
· Relationship between buildings, landscape features, and open space.
· Compatibility of proposed design, color, and material with existing structure.
. Compatibility of design and materials with surrounding area.
· Compatibility of new infill development with surrounding area
B. Historic Resources Commission/Plannina Commission
Following the initial City Staff review, the Neighborhood Review application and a set of
copies of the proposed project plans will be forwarded to the Heninger Park
Neighborhood Association [see Section II (C)]. The Heninger Park Neighborhood
Association may review the proposed project for compliance with the provisions of the
design guidelines and respond in writing to the City within 14 calendar days of receipt of
the submittal plans and application. If no response is received by the City within this time
period, it will be assumed that the neighborhood association has no comments regarding
the project.
6
75C-119
Projects will be defined as either major or minor modifications according to the following:
Major modifications include, but are not limited to:
. New construction or residential additions
. Changes of exterior finish materials, such as wood siding to stucco
. Replacement of windows with a different design and mat
Minor modifications include, but are not limited to:
· Repairs to structures, including but not limited to, exterior siding with same material,
finish and design, seismic retrofitting and fire damage repair not involving demolition
or architectural design modifications.
· Replacement of materials, including but not limited to windows with exact style,
material and frames, roofing and exterior siding with same material, finish and design
· Restoration of historic features, including but not limited to, removal of asbestos,
vinyl or aluminum siding.
· Miscellaneous projects including new front yard fences, architecturally compatible
patio covers and awnings, and minor modifications determined not to have a
significant negative impact on the exterior design of the residence
The Heninger Park Neighborhood Association can make recommendations based on the
following criteria:
. Conformance with the established HPADG.
· Compatibility with immediate adjacent structures in relation to height, massing and
scale.
The Heninger Park Neighborhood Association may make recommendations regarding
the project based on the plans complying with the required criteria. If the plans submitted
do not meet the design criteria, the Heninger Park Neighborhood Association may
recommend redesigning the project or submitting additional information. Requests
made by the Heninger Park Neighborhood Association for changes or additional
information should be forwarded back to the applicant in writing along with City Planning
review comments. If necessary, plans with major revisions may require an additional
review by the Planning Division.
When plans are determined to have met the appropriate criteria, the applicant will receive
approval from the Planning Division. If a building permit is required, plans shall be
submitted to the Building Department for issuance, unless Historic Resources
Commission, Planning Commission and City Council approvals are required. The
Heninger Park Neighborhood Association comments may be included and considered in
Planning Division staff reports to the Planning Commission, Historic Resources
Commission and, when appropriate, the City Council.
7
75C-120
In addition, Planning Commission approval is required for all construction of new
residential units, professional buildings, residential additions, and new accessory
structures. Planning Commission review is intended to ensure compliance with Heninger
Park zoning provisions. Once staff has completed its reviews, the project will be
scheduled for a Planning Commission hearing.
The Planning Commission will approve, approve with conditions or deny the proposed
project based on compliance with the Heninger Park zoning provisions and HPADG. No
review by the Historic Resources Commission is required for properties that are not listed
on the Santa Ana Register of Historical Properties.
1. Properties on the Santa Register of Historical Properties
Major Modifications
Pursuant to Chapter 30 of the Santa Ana Municipal Code, the Historic Resources
Commission has authority over projects involving exterior modifications to structures
listed on the Santa Ana Register of Historical Properties. The Historic Resources
Commission shall ensure compliance with the HPADG and Secretary of Interior's
Standards for Rehabilitation.
The Planning Commission shall review projects of properties listed on the Santa Ana
Register of Historical Properties if the proposed project requires a variance, minor
exception or conditional use permit.
Minor Modifications
City Planning Staff shall review minor modifications to structures listed on the Santa Ana
Register of Historical Properties and shall ensure compliance with the HPADG.
2. Properties Eligible for the Santa Ana Register of Historical Properties (as identified
in Appendix A)
Major Modifications
Prior to any building permits being issues, City Planning Staff shall review all major
modifications for residences determined to be eligible for the Santa Ana Register of
Historical Properties to ensure compliance with the HPADG. Planning Commission shall
approve the site plans to ensure compliance with HPADG.
Minor Modifications
City Planning Staff shall review minor modifications to structures eligible for the Santa
Ana Register of Historical Properties and shall ensure compliance with the HPADG. No
review by the Planning Commission and Historic Resources Commission is required for
minor modifications.
8
75C-121
3. Properties Not Listed on the Santa Ana Register of Historical Properties or
identified in Appendix A
The Planning Division will review these properties for conformance with the City of Santa
Ana Citywide Design Guidelines (see Section" (C)). Planning Commission review will
be required for major modifications. Only staff shall review minor modifications to ensure
the compliance with HPADG.
9
75C-122
C. HENINGER PARK NEIGHBORHOOD REVIEW PROCESS
New Existina
New Infill
Construction Ma"or Modifications Minor Modifications
On City On Historic All Others On City On Historic All Others
Historic Eligibility (Not Historic Historic Eligibility (Not Historic
ReQister List or EIiQible) ReQister List or EliQible)
Planning
Division
Review X X X X X X X
Historic
Resources
Commission
Review N/A X N/A N/A N/A N/A N/A
Planning
Commission
Review X N/A* X X N/A N/A N/A
Heninger
Park
Architectural
Design
Guidelines N/A X X N/A X X N/A
Apply
Citywide
Design
Guidelines X N/A N/A X N/A N/A X
N/A = Not Applicable
* = Planning Commission will review if project requires a minor exception, variance or
conditional use permit per Specific Development 40 or Santa Ana Municipal Code zoning
provisions.
10
75C-123
III. ARCHITECTURAL STYLES
Heninger Park offers a variety of architectural styles popular in Santa Ana and Southern
California from 1900 to 1940. With its graceful tree lined streets, it is primarily significant for its
wide range of Craftsman and California Bungalow styles. Homes were being built near First
Street on Sycamore, Broadway and Birch Streets around the turn of the century as this new
residential area began to grow. Fine Colonial Revival and Craftsman Bungalows began to be
built in the northern third of the area near Sycamore, Broadway, Birch, and Ross Streets. After
the year 1916, Van Ness, Parton, and Garnsey Streets were developed and many of the houses
on these streets are a later style of Craftsman Bungalow or are 1920's Colonial Revival and
Spanish Revival in design. It is important to understand the characteristics of these architectural
styles and the various design details that help define a particular style.
The predominant architectural styles within the neighborhood are:
Classical Revivals:
Colonial Revival
Craftsman:
Craftsman Bungalow, California Bungalow, Prairie School
Romantic Revivals:
Spanish Colonial Revival
Spanish Eclectic Revival
English Tudor
French Tudor
The following pages illustrate and identify the most significant architectural features and designs
of the residences within Heninger Park.
11
75C-124
COLONIAL REVIVAL (1900-1910
Many of the charming features of the Queen Anne style can be seen in the Colonial Revival
style that was popular from 1900 to 1907. Slanted bay windows, decorated transoms, gabled
roofs with pedimented gables accented with fish-scale or decorative shingles were combined
with narrow clapboard siding and diamond-paned windows. The style was made popular by the
Chicago World's Fair. Its origins are in the colonial homes seen in the Northeast. Travel
opportunities had increased and those visiting New England were impressed by the solidity and
simplicity of the Early American home. A great patriotic feeling arose, resulting in the opinion
that Americans should build homes in the style of the forefathers. The public was impressed
with another new idea presented at the World's Fair, where all of the buildings were painted
white. After the deep greens, maroons, golds, and tans of the Victorian era, the new white
houses were stunning in their simplicity and purity. As a result, older houses were painted white
also.
Character Defininq Features
. One or two story
· Gable or hipped roof
. Symmetrical facades
. Narrow clapboard siding
. Wide fascia boards
. Hipped dormer (centered)
. Hipped roofs
. Classical prominent porch, sometimes with pediment
. Door flanked by side lights
. Square or rounded columns
12
75C-125
. Rectangular, three-part windows
. Wood hung windows
. Decorative transoms
Colonial Revival
13
75C-126
B. CRAFTSMAN BUNGALOW 1905-1925)
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A new appreciation for Craftsman Bungalows has become evident within the last two decades of
the 1900's. Those interested in quality and fine craftsmanship are purchasing these homes to
restore. Featuring an extensive use of wood both inside and out, the Craftsman Bungalow is
known for its graceful and informal floor plan with plenty of windows and French doors to let in
the light and fresh air. Gustav Stickley is credited for popularizing the Craftsman concept. He
was a cabinetmaker who edited a magazine about the Arts and Crafts Movement, which had
become very popular in England. In 1903, Stickley began publishing Craftsman Bungalow plans
in his magazine and the style caught on quickly. His plans ranged from cozy cottages to very
large two-story homes and bungalow courts. Plans could be ordered through the magazine and
adapted to suit the owner's own taste.
The Arts and Crafts Movement had a deep social significance. William Morris and Phillip Webb
were devoted to the restoration of the arts and crafts to society. The back-to-nature concept
was a reaction against some of the miserable social conditions present at the turn of the
century. Industrialization, pollution, noise, smoke, tenements, ethnic ghetto, child labor, crowded
cities, and poverty inspired a return to nature, simplicity, purity, and a healthy environment.
Stickley carried the idea further and felt that the structure and function of a building should be
appreciated in its basic form.
The Craftsman house often seemed to grow out of the ground. The extensive use of brick,
fieldstone, natural river rock, wood shingles, and siding were incorporated into the bungalows
whenever possible. As the style grew to refinement, it became identified with certain styles,
such as english cottages, oriental teahouses, swiss chalets and airplane style. A whole
philosophy of life went hand-in-hand with the style.
Called the Craftsman ethic, the back-to-nature theme spread to the use of French doors,
sleeping porches, informal gardens and ponds, and walls and fences of natural material. Built-
in's such as desk, bookcases and buffets were also common features. Natural colors such as
buff, beige, forest green, dark brown, soft gold, and tan were popular. Interiors featured
Mission-style oak furniture, molded woodwork, wainscoting, large brick fireplaces, polished
wood floors, burlap curtains, and wallpaper and friezes with natural subjects.
14
75C-127
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. ..,.....~_. I
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Brick and Stone Porch
Rafter Tails
Character Defininq Features
. One or two story
. Clapboard or shingle siding
. Exposed structural elementslrafters
. Large open porches, typically with two columns
. Overhanging eaves
. Triangular knee braces, rafter tails, projecting brackets/beams
. Large front windows, often in three parts
. Wide front door with sidelights
. Doors and windows outlined with wood trim
· Extensive use of wood, stone, brick, and other natural materials
Craftsman Bungalow
75C-128
c. CALIFORNIA BUNGALOW (1910-1930)
A later version of the Craftsman Bungalow, the California Bungalow carried the idea of simplicity
and honesty even further. Homeownership was made possible for more and more families with
the advent of the California Bungalow. It could be purchased from the local lumberyard as a kit
or ordered from a catalog. Full-page ads could be found for these houses in the "Prosperity
Section" of the Santa Ana Register. The California Bungalow was more relaxed than the earlier
bungalow versions. Casement windows, in pairs and trios, often featured mullioned designs
that were used throughout the house, Picture post cards of California Bungalows, surrounded by
palm trees, rose gardens, and blooming gardens, lured many a family to pack up their suitcases
and come to the land of eternal sunshine.
Character Definina Features
. One story
. Low-pitched gable roof
. Contiguous gables facing street
· Clapboard or stucco siding
. Exposed building elements
· Wood double-hung or casement windows
· Large front windows, often in three parts
. Prominent front porch often with pair of elephantine tapered columns
· Small gable over front porch
. Triangular braces
· Foundation vents
Low-Pitch Gab/e Roof
Triangular Braces
75C-129
There are a few Prairie School-style houses in Heninger Park. Prairie School houses began to
be built in the early part of this century by followers of the famous architect Frank Lloyd Wright.
An emphasis on horizontal proportions and lines produced a streamlined, yet comfortable home.
The honesty, relationship to its environment, and use of natural materials relates the house to
the Craftsman Bungalow.
Character Definina Features
. Stucco or wood exterior
. Large porch balcony
. Large square stucco-clad posts supporting porch
. Multi-paned wood casement or wood double-hung windows
. Two stories
. Low-pitched, hipped roof with broad overhangs
· Eaves, cornices, and fac;:ades emphasize horizontal lines
Prairie School
17
75C-130
E.
English Tudor
Spanish Colonial Revival
Soldiers returning from World War I brought with them visions of French and English Tudors,
Norman castles, Moorish and Spanish homes, and Dutch buildings. Every man could have his
"castle" in almost any style he wanted. Spanish and other styles were mixed with a creative
abandon. With so many newlyweds and families ready to settle down, the Spanish Colonial or
Period Revival house offered a romantic and pleasant home.
Character Defininq Features
. Stucco exterior
· Red tile gabled roofs with red tiles along top of parapet (Spanish Colonial Revival)
. Recessed windows with wood trim
. Wood casement windows
. Small covered entryways
. Balconies with wrought iron or turned wood balusters
· Large focal window on front fal(ade
· Arched windows and porch openings (semicircular, elliptical, or segmental)
. Tall chimneys (usually with some decoration)
· Use of decorative iron work and tiles on Spanish Colonial Revival style residences
18
75C-131
Spanish Colonial Revival
19
75C-132
IV. DESIGN GUIDELINES
A. The Secretary of Interior's Standards for Rehabilitation
The ten standards of the Secretary of Interior's Guidelines for Rehabilitation are shown on this
page. They were developed in 1977 to serve as the guideline for all historic rehabilitation
projects in the United States. They pertain to historic buildings of all sizes, materials,
occupancy, and construction types. These standards should be referenced when considering
an addition or rehabilitation of a historically significant structure.
1. A property shall be used for its historic purpose or be placed in a new use that requires
minimal changes to the defining characteristics of the building, site, and environment.
2. The historic character of a property shall be retained and preserved. The removal of historic
materials or alteration of features and spaces that characterize a property shall be avoided.
3. Each property shall be recognized as a physical record of its time, place, and use. Changes
that create a false sense of historical development, such as adding conjectural features or
architectural elements from other buildings, shall not be undertaken.
4, Most properties change over time; those changes that have acquired historic significance in
their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that
characterize a historic property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature shall match the
old in design, color, texture, and other visual qualities and, where possible, materials.
7. Chemical or physical treatments, such as sandblasting that cause damage to historic
materials shall not be used. The surface cleaning of structures, if appropriate, shall be
undertaken using the gentlest means possible.
8. Significant archeological resources affected by a project shall be protected and preserved.
If such resources must be disturbed, mitigation measures shall be undertaken.
9. New additions, exterior alterations, or related new construction shall not destroy historic
materials that characterize the property. The new work shall be differentiated from the old
and shall be compatible with the massing, size, scale, and architectural features to protect
the historical integrity of the property and environment.
10. New additions and adjacent or related new construction shall be undertaken in such a
manner that if removed in the future, the essential form and integrity of the historic property
and its environment would be unimpaired.
20
i
,
;
75C-133
B. Architectural Guidelines
Preservation and rehabilitation efforts in the Heninger Park Neighborhood shall be aimed at
maintaining and protecting the original architectural features of a structure that will help identify
its individual style and thereby continue to contribute to the overall character of the
neighborhood. These guidelines shall be utilized whenever repairs or alterations are
contemplated to the exterior fa9ade of a structure.
Porches and Stairs
Classical Prominent Porch (Colonial Revival) Large Open Porch (Craftsman Bungalow)
The porch is one of the most important architectural features defining a structure while adding
character to a street. A decision can be made if repair or replacement of the features is
necessary by assessing the physical condition of the character defining materials. Existing front
and side porches shall be repaired and maintained; this includes stairs, original front and side
doors, french doors and sidelights. If it has been determined that repair is not feasible, the
preferred option is always to replace the entire feature with similar material. Because this
approach is not always technically or economically feasible, provisions can be made to consider
the use of a compatible substitute material. Plans to propose to modernize or change the
prominent features of an original porch, such as the stairs, overhangs, rails, support columns,
and decorative work shall not be allowed, as any change in the structural or decorative elements
of the front porch will usually jeopardize the architectural integrity of the residence.
Porch Posts Support Decorative Porch Railing
21
Elephantine Posts
75C-134
Design Characteristics
. Replacement porch features, elements, and materials shall match original features. Patterns
of replacement features or elements shall replicate original.
. New construction of front and side porches shall be compatible in size, scale, setback, and
design to the historic district.
. Porches should be built on raised foundations (if foundation of residence is raised).
. Porch stairs shall be built to the style of the residence.
. Porch stairs and porches shall be built of wood or concrete,
orignal architectural element6
inappropriate porch addition6
Not Appropriate
The following methods are not recommended when repairing or constructing new porches or
stairs:
. Ready-made (prefabricated) iron railing and oversimplified construction methods.
. Changing the original style of the porch roof.
. Removal and alteration of front and side porches in part or whole,
. Enclosure of front and side porches.
. Using aluminum canopies or incongruous balustrades or handrail.
. Removal and redesign of original wood porch and stairs with concrete porch or stairs.
22
75C-135
Foundations
Design Characteristics
· Original foundations should be maintained to the extent feasible, including vent details such
as screens, trim, lath, wood, concrete and ceramic decorative elements, Only the portion of
the foundation in need of repair should be repaired or replaced.
. Foundations should be consistent with the architectural style of the residence.
· Application of mortar or other structural elements or feature should match the original design
and craftsmanship,
· Vents or other openings should preserve the original vent style in material and color. When
replacement is necessary vent and hardware styles should be consistent with the original
design.
Raised Foundations
The elevation of buildings or the vertical distance above grade or ground elevation is an
important character-defining feature. In Heninger Park the majority of residential and
commercial buildings are built above ground elevation on a raised foundation. Of these, nearly
all have cellars and some larger houses and buildings have basements. Generally, access to
the cellar or basement door is located outside the building. Raised foundations also, mean
wood floors. These floors are generally oak, redwood or cedar in varying colors and board
widths.
Additions and New Construction
Additions should be built to match the foundation style and finished floor elevation or height of
the original structure. When the original building is on a raised foundation, the addition should
be built on a raised foundation. When the original building is built on a concrete slab foundation
the addition should also be a slab foundations.
Foundation Vents
Homes and building with wood siding generally have wood framed and wood trimmed
foundation vents of varying sizes and shapes. Some foundation vents have decorative wood
lathe over the screened opening. Homes and building with original stucco siding sometimes
have wood, concrete or ceramic decorative elements over the screened foundation vent
opening.
Foundation Walls
Some houses and buildings have concrete, brick, block or stone foundation walls that can be
seen where the siding materials stops. The natural finish and color of a concrete, brick or stone
foundation is appropriate and should not be painted, stuccoed or covered with applied veneers.
Often masonry foundation walls of brick, block or stone match the masonry fireplace chimney
and masonry porch piers and railing. Concrete foundation walls are often complimented by a
concrete porch and/or concrete caps, railing and steps.
23
75C-136
The following methods are not recommended when repairing or constructing new foundations:
. Pre-fabricated foundation vents.
. Additions that have different foundation design than original.
24
75C-137
Exterior Doors and Entrances
Craftsman Door
Colonial Revival Door Colonial Revival Entrance with Sidelights
Doors are important design features that contribute to the historic character of the
neighborhood. Most architecturally significant residences in Heninger Park have wood doors
that are particular to their style. The front door is always the most ornate, while secondary
doors are usually more practical. The size, shape, and style of doors are an important feature of
an architectural style and the original type should be retained. Masonry, wood, and architectural
metal that comprise entrances and porches are distinctive architectural features.
1m
DD
DO
CD
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fOlD
Buneaiow Cottaell , Colonllll Pllnel Style
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o
~
-
DO
DO
Spanish Colonial
Period RevivBi
Design Characteristics
· Existing doors and entrances should be repaired and maintained to preserve their functional
and decorative features.
. Repair, reconstruction. or design should be based on the original design that is compatible in
style, type, and material with the historical character of the residence. If using the same kind
of material is not feasible, then a compatible substitute material may be considered.
. New doors and entrances should reflect the most common historic style of the residence.
. Salvage retailers are a good resource for authentic materials and styles.
25
75C-138
Enclosure of Front Porch
and Installing Shutters at
Front Door
Not Appropriate
The following methods are not recommended when repairing or replacing exterior doors and
entrances:
· Doorframes should not be covered with vinyl but should be maintained and protected from
exposure to natural elements.
. Introducing a new door or entrance that is incompatible in style, size, scale, material, or color
to the original historic character of the residence.
. Hollow core exterior doors.
· Use of mismatched hardware or materials that are inappropriate to the style.
. Heavy security screen doors with bars.
26
75C-139
Windows
Three-Part Double-Hung Window
Casement Windows Casement Windows with Lights
The size, shape and style of windows are an important architectural feature of most architectural
styles and replacement of original windows with inappropriate materials can significantly alter
the historic appearance of a structure. Residential windows shall be architecturally compatible
with existing structures. Where applicable, double-hung windows with wood trim, eyebrows,
etc., shall be used to maintain character and design. The most common window style in
Heninger Park is wood single or double-hung with wood sash and wood trim. Other common
window configurations include hopper, plate glass windows flanked by single/double-hung or
casement windows, or groupings of three or more casement or single/double-hung windows.
Windows may often have wood muntins with multiple glass lights, leaded and stained fixed
windows.
Lower{
6a6h
Sill-
Bottom rail
Fixed Window with Transom
Lintel-
Head
Top rail
Muntin
Light
Meeting rail
Lam!:>6 tongue
Stile
Upper
!%l6h
Parts of a Double-Hung Window
Design Characteristics
· Repairing versus replacement with new windows is encouraged.
. Identifying and preserving original windows and their functional and decorative features is
encouraged. Such features include: frames, sashes, mountings, sills, heads, head molds,
paneled or decorated jams and moldings, and interior and exterior shutters and blinds.
These features should be duplicated in new construction or repairs.
27
75C-140
. Repairing window frames and sashes by patching, splicing, consolidating or otherwise
reinforcing features is encouraged. Such repair may also include replacement in kind of
those parts that are either extensively deteriorated or are missing.
. When window replacement is necessary, the new window should match the original as
closely as possible. Replacing in-kind an entire window that is too deteriorated to repair is
allowed. If using the same kind of material is not feasible, then a compatible substitute may
be considered for side or rear elevations not visible from public streets,
. Retaining the original window opening and size or opening is encouraged.
. Preserving original wood window trims or replicating with similar materials is encouraged.
· Replacement windows should be of the same operating type as the original window.
. Window trims should be replaced with like materials and match as closely as possible to the
original, if deteriorated or missing.
JJ,
~
~~
^I"I"IWI'RIATE
IN^I"nWI'RIATE
The following methods are not recommended when repairing or replacing windows:
. Removal of original window features or trims in part or whole.
. Replacing windows in openings that are smaller or larger or a different shape than original.
· Removing window mountings and/or changing spacing or grouping from that of original
windows.
28
75C-141
. Installation of aluminum or vinyl frame horizontal sliding windows if not part of original design
of residence.
. "Stick-on" window muntins.
. Windows with faux window lights.
. Use of reflective or tinted glass or films.
. Replacing an original window when repair is possible.
. Use of windows that are incompatible with the other windows on the residence or with the
overall style of the residence.
. Installation of window type air conditioners, fans or vents, etc., in window openings that are
visible from public right-of-way.
. Security bars on windows seen from public street.
29
75C-142
Wood Sidinq and Shinales
Staggered Shingles
Drop Siding
Clapboard Siding
When repairing or remodeling exterior wall surfaces, the original exterior building materials
should be retained where possible and when applicable should be cleaned with the gentlest
means possible. With the exception of a few architectural styles, most of the residences in
Heninger Park have wood siding. The appearance of wood siding on these residences helps
define the historic character of the neighborhood. Wood siding should be repaired and not
replaced, removed, or covered with stucco. Siding is an architectural character defining feature
and should be maintained and repaired whenever possible.
.
.
drop 51dine clapt10ard
Wood Siding Types
Design Characteristics
. Most exterior siding styles are made of redwood or cedar. The different siding styles include
clapboard, board and batten, shingle, shake, and plank.
· Methods of repairing wood siding are by patching, splicing, consolidating from a less visible
part of the home, or otherwise reinforcing features. Such repair may also include
replacement in-kind of those parts that are either extensively deteriorated or are missing.
· Replacing siding that is too deteriorated to repair should be replaced with similar material. If
using the same kind of material is not economically feasible, then a compatible substitute
may be considered.
30
75C-143
· Exterior siding for additions should match the existing siding of residence in finish and
design.
· New construction should have exterior finishes that are compatible with the existing
architectural styles of the neighborhood.
· Paint color should be appropriate to the architectural style of the residence and district.
Replacement of Wood
Sidinq with Stone
Replacement of Wood
Sidinq with Stucco
The following methods are not recommended when repairing or replacing wood siding and
shingles:
· Replacing wood siding with wood of a different size or shape.
· Removal and replacement of wood siding with aluminum, vinyl, asphalt shingle, masonite or
(concrete) siding.
· Replacing wood siding with stucco.
. Coatings (texture coat) applied over original siding.
· Use of mismatched shingles and shades or other materials for patching.
· Installing shingle without inserting it under the shingle above.
. Use of non-galvanized nails, which may rust.
· Sandblasting siding to remove exterior paint or dirt.
. Use of heat paint removers improperly or carelessly.
31
75C-144
Exterior Plaster
Smooth Stucco
Smooth Stucco
Exterior plaster or stucco is a common surface material of the period revivals such as Spanish
Colonial, English and French Tudors.
Design Characteristics
· Stucco is an original feature of some residences in Heninger Park, such as the Spanish
Colonial Revival, English and French Tudors, and Prairie Style.
· Stucco/plaster should be applied with a hand trowel versus a spray application and should
match the appropriate finish of the architectural style.
· Paint color should be appropriate to the architectural style of the residence and district.
. Exterior plaster has a natural tendency to crack and should be repaired promptly after decay
is noticed.
. Color pigment should be added to new stucco/plaster when patching or repairing decay on
the existing structure.
. Plaster texture and pattern should match the style of the period.
~.
'""...
'-
""',
Not Appropriate
Knock-Down Stucco
32
75C-145
The following methods are not recommended when repairing or replacing exterior plaster:
· Replacement of smooth plaster finish with knock-down stucco on Spanish Colonial Revival,
English and French Tudor architectural style residences.
· Patching plaster without removing all loose pieces and thoroughly cleaning the patch area or
without creating a "locked joint" to form between old and new materials.
· Applying new stucco in such a way that it covers or obscures existing architectural features,
such as niches, window trim, exterior molding or tile edged roof trim.
33
75C-146
Trims and Ornamentation
Bungalow Gab/e End Ornamentation
Spanish Revival Detai/
Colonial Reviva/ Porch Detail
Authentic ornamentation and trim on a residence lend character and help identify a particular
architectural style, Great care should be taken in handling trim and ornamentation during
renovations.
Design Characteristics
All existing exterior historic decoration should be preserved.
The following methods are not recommended when repairing trims and ornamentation:
. Original trim should not be removed or completely replaced when only minor patching or
repair is necessary.
. Sandblasting should not be used to remove paint on trim.
. The application of too many coats of paint obscures details and should be avoided,
34
75C-147
Roofs
Roofs are important functionally and aesthetically to a residence. When replacement is necessary,
new roofing should be compatible with the original architectural style of the structure. The original
roofing material for most residences in Heninger Park was wood shingle or shake. The original
roof material for the Spanish Colonial Revival style residences was tile.
Design Characteristics
· Existing roof repair shall generally include the limited replacement in kind material or with a
compatible substitute and should match in material and color.
· Dimensional 30 to 40-year asphalt or composition shingle is appropriate replacement roofing
material for all residential styles in Heninger Park, except for the Spanish Colonial Revival style.
· Roof colors should be a neutral color, such as charcoal gray or brown, that can easily blend in
with a variety of house colors.
· Replacement Spanish tile roof should resemble the original tile roof as close as possible,
including end trim pieces for Spanish Colonial Revival style residences.
. Eaves, fascias, soffets, and rafter tails should be considered an integral part of the roof. Care
should be taken to preserve the detailing and other character defining elements of these
features.
Spanish Tile Roof on
California Bungalow
35
75C-148
The following methods are not recommended when repairing or replacing roofs:
. The use of materials or colors that are inappropriate to the style of the residence.
. Patching roofs with materials or color that do not match the rest of the residence.
. Patching Spanish tile roofs by "dumping" mortar on cracked tiles.
. Radically changing or destroying roof design features such as fascia boards, rafter tails, attic
vents, dormers, eyebrows, cupolas, cresting, and other similar architectural features.
. Rolled roofing material and rock roofs.
. Applying Spanish design tile roofs to any architectural style other than Spanish Colonial
Revival.
· Eaves and soffets should not be boxed or altered in a manner that affects the original design.
36
75C-149
Chimneys and Masonrv
Brick Chimney
Stone Chimney
Stone Chimney
In most historic residences. the chimney was a functional part of the residence and serve as a
decorative architectural feature in relation to their design. Each architectural style of residence
has its own design that is unique. Masonry is also common at the foundation entrances and
porches. The use of natural materials, such as rock, stone, and brick, was used in the
construction of most of these elements.
Bungalow Porch Stone Post
Bungalow Porch Stone Post
Design Characteristics
· Replacement of the chimney and masonry shall be in-kind, The chimney should only be
replaced if it is too deteriorated to repair or poses a health or safety concern.
. Chimney and masonry shall be repaired where there is evidence of deterioration such as
disintegrating mortar, cracks in mortar joints, loose bricks, or damaged plasterwork.
37
75C-150
· Replacement of the chimney and masonry shall be compatible with the overall form, pattern,
and detailing of original chimney and masonry. If using matching material is unfeasible, a
compatible substitute material may be considered.
. Chimneys and masonry shall reflect and duplicate original design, old mortar in strength,
composition, color, and texture.
· In replacing or rehabilitating a chimney or masonry, historical, pictorial, and physicai
documentation should be used if available.
· A new design that is compatible with the remaining character defining features can be
substituted if information no longer exists for an original chimney and masonry.
· Chimney and masonry materials often match material used for piers.
. Replacement bricks, stone, or masonry should match the existing size, color, and texture to
the greatest extent possible.
The following methods are not recommended when repairing or replacing chimneys and
masonry:
· Replacing an entire chimney and masonry, when repair and limited replacement of
deteriorating or missing parts are appropriate.
· Removal or radically changing architectural features that are important in defining the overall
historical character of the building.
· Using substitute material for the replacement that does not match the visual appearance of
the surviving parts of the existing structure.
. Removing a chimney and masonry feature that is unrepairable and/or replacing it with a new
feature that does not convey the same visual appearance.
· Applying paint or stucco or other coatings such as stucco to chimney or masonry that
historically has been unpainted or uncoated to create a new appearance.
· Sandblasting to remove paint or dirt.
. Using mechanical grinders to remove mortar between brick joints.
38
75C-151
Exterior Vents. Gutters. and Downspouts
Bungalow Attic Vent
Colonial Revival Attic Vent
Roof vents allow proper ventilation in the attic and maintain the structural integrity of the
building. All exterior vents shall be aesthetically designed and be compatible with the design of
the residence, Exterior vents are most often located in the gable ends of both the residence and
garage. Exterior vents should reflect and duplicate original design, typically large and of wood
lath construction. Gutters and downspouts should be kept in proper working order and
periodically checked for leaks and clogs that may cause water to run down the sides of the
structure causing paint to prematurely weather.
Craftsman Bunga/ow Attic Vent
Design Characteristics
California Bungalow Attic Vent
· Wood lath is often set in a decorative criss-cross lattice pattern.
. Existing exterior vents shall be repaired and maintained.
· Replacement of exterior vents shall match original, elements and materials.
. Replacement features or elements shall replicate original design elements and patterns. If
using the same material is unfeasible, a compatible substitute material may be considered.
. Exterior vents should have wood trim if appropriate with the architectural style of residence.
· Any screening should be placed behind the wood lath, not in front.
· In new construction, exterior vents should be functioning and not simply decorative.
. New downspouts should be placed in the least conspicuous locations such as the sides and
rear elevations of the structure.
· Gutters and downspouts should relate to the style and lines of the structure and should be
painted to match the trim or body color of the structure.
39
75C-152
The following methods are not recommended when repairing, replacing, or installing new
exterior vents, gutters, and downspouts:
. Removal of exterior vents in part or whole.
· Alterations to exterior vents, such as widening or reducing size.
· Metal or prefabricated exterior vents.
· Roof mounted round revolving exterior vents.
. Downspouts should not be placed on the front fa9ade.
· Gutters and downspouts should not be painted a contrasting color so they stand out.
40
75C-153
GaraQes and Accessorv Structures
Bungalow Style Garage
Spanish Revival Style Garage
,
.
Bungalow Style Garages
Rehabilitation of garages and accessory structures should reflect the architectural style
prevalent during Heninger Park's period of significance, The use of historical, pictorial, and
physical documentation of former structures on the site should be used in the design elements
of a new garage or accessory structure. If information is not available, a new design that is
compatible with the principal structure's character-defining features can be selected. New
construction of garages or accessory structures should be compatible in size, scale, and
massing to adjacent and nearby accessory structures.
.""~'~"C""'_'"""",'''''_':.__,
Spanish Revival Style Sliding Garage Door
Bungalow Style Garage Door
41
75C-154
Design Characteristics
· A new or existing accessory structure, such as a garage or garden shed, can generally
attain architectural compatibility by incorporating a few key character-defining elements of
the main building, Some key elements to consider include:
o Roof pitch consistency
o Building proportions
o Door and window style
o Color
o Exterior finish
o Attic venting
· New garages and accessory structures should be detached and located at the rear of the
residence and out of view from the street.
. Garage doors should be of wood or similar material and should be of an architectural design
that matches the residence or a modern and functional design that is compatible in design.
. Rehabilitation of garages or accessory structures should reflect the existing architectural
style of the existing building.
. Garage materials shall be of the same or similar materials of the residence.
· Contributing architectural design features should be preserved when restoring a garage.
· Carriage barn type garages should be maintained and repaired when possible.
. Original hardware should be preserved.
The following methods are not recommended when restoring or building new garages and
accessory structures:
· Removal or radically changing architectural features, which are important in defining the
overall character of the building.
· Using substitute materials for replacement that are different in design and material from the
original existing structure.
42
75C-155
Exterior Paint Colors
The City of Santa Ana does not regulate paint colors. However, the following information is
provided for homeowners seeking advice on paint colors. Certain paint colors historically were
associated with certain time periods and architectural styles. Over time, these color schemes
became less common as individuals and neighborhoods selected more contemporary colors.
The selection of a color scheme is very important and should be thought out very thoroughly.
To avoid downgrading the architectural identity of a residence, a few simple guidelines should
be taken into account when selecting colors for a residence. These are identified below.
· Select a color scheme that will unify all of the different elements of the residence and will not
clash with each other.
· Look at other residences in the neighborhood with a similar architectural style and note any
successful color combinations,
· Most architectural styles should be limited to three different colors.
· The larger the residence, the more subtle the colors should be. Light colors help reduce the
massiveness of large fac;:ades.
. Stained shingles, brick, stonework, chimneys, and roofing should not be painted.
· Limit the use of strong colors to one per residence and to trim areas.
Colonial Revival and Prairie School
These residences were typically painted white or light colors. Shingles were usually used at the
upper level, with siding below. The upper areas should be stained with green, brown, or similar
colors, with white used at the lower level. The building trims were generally white, and window
sashes were generally painted a dark color, such as black.
Craftsman and California Bungalow
These residential styles typically had wood siding or shingles, with finished wood trims. The
shingles or siding were often stained earth tones of brown or green or sometimes left natural.
The shingles and siding should be painted a light to medium, semi-neutral, soft shade of a color
such as yellow, brown, red, green, or gray. The trims were often painted white, ivory, or cream,
The window sashes were painted white, black, or sometimes the same color as the trim.
Period and Spanish Colonial Revival
The materials used for both of these architectural styles were similar. The main body of the
residence was usually stucco with rough or smooth finished wood trim and either wood shingles,
shakes, or clay tile roofs, The main body was usually light colored, such as tan, buff, or white.
The rough wood features were usually stained dark brown and the smooth wood trims were
usually painted a dark color, such as green or brown. The window sashes were usually painted
the same color as the trim.
43
75C-156
Landscapina
Period Revival
Landscaping and yards can be part of the historic context of a residence. The City of Santa
Ana's Landscape Standards are considered the minimum design criteria. The Heninger Park
Neighborhood Association recommends exceeding the City's requirements in landscape design
with an emphasis on appropriate drought tolerant materials.
Design Characteristics
. Landscaping should be in scale and proportion with adjacent structures and other
landscaping elements and should be of appropriate size and maturity.
· Exotic plant species make excellent landscape focal points, such as cactus, succulents,
pampas grass, aloes, palms, and vines.
. Landscaping shall mean at least grass in the front yard and maintained in a neat and orderly
manner. Choose a plant palette and design to compliment the architecture of the structure.
. Large shade trees should be added to create a traditional landscape form. Proportion is an
important part of creating a harmonious landscape. A one-story residence will be better
complimented with a mid-sized tree rather than one that towers over it.
. Shrubs should be located at the corners of the residences to soften sharp angles.
. Balance the landscape using mass, color, or form to create equal visual weight on either side
of interest. Strive for some unity in the landscape design, rather than scattered features.
. The use of a variety of plants that make the residence attractive in winter as well as summer
(i.e., shrubs that stay green all year-round in addition to seasonal plants) should be used.
. Xeriphytic or dry climate type plant material is encouraged.
. Irrigation systems should be pop-up sprinkler type.
44
75C-157
Period, Spanish, and Colonial Revivals
Formal designs should emphasize a uniform balance of landscape features with a mirror-like
symmetry. Landscaped areas should be plotted out in geometrical shapes and trees and
shrubs should be trimmed into stylized forms.
Prairie School, Craftsman, and California Bungalow
An informal landscape theme emphasizes asymmetrical designs. These arrangements should
appear to be more natural and free-flowing. The informal design approach is most suited for
these styles that reject formality and return to a natural state.
45
75C-158
,J<., _,'.'~
Not Appropriate
The following is not recommended:
. Removing existing mature, healthy trees
· Overgrown and messy yards
. Replacement of landscape with concrete, block, brick, or other similar material
46
75C-159
Perimeter Fencina
Wood Picket Fences
Fences of appropriate materials can do much to contribute to the overall architectural character
of the residence. All fencing shall be in conformance with regard to height specified by City of
Santa Ana Municipal Code and Specific Development 40 standards and compatible with the
architectural style of the residence. If adequate historical, pictorial, and physical documentation
of a historically appropriate fence of the residence is available, the features should be
replicated. If information no longer exists, a new design that is compatible with the character-
defining features of the residence can be constructed.
Spanish Revival Fence Design
Craftsman Bungalow Fence Design
Design Characteristics
. Design of front, side, and rear yard fencing shall be historically compatible with the
architecture of the residence.
· Fencing should be ornamental in nature and be constructed of material complimentary to the
main structure on the property and compatible with the neighborhood as a whole.
. Fencing should not detract from street side fai;:ades of the residence or building.
· Fencing constructed of wood, such as picket fences, can be of plain features or with
ornamental carving at the top. Wood fencing is appropriate with the architectural styles of
Colonial Revival, Craftsman and California Bungalow, Prairie School, and Period Revival,
such as English and French Tudors.
. Wrought iron may be appropriate if compatible with the architectural style of the residence,
such as the Colonial Revival and Spanish Colonial Revival architectural style.
. Fencing constructed of wrought iron should reflect historical patterns and feature plain
balusters.
47
75C-160
. The use of natural materials, such as stone and rock or brick, is appropriate with the
Craftsman and California Bungalow architectural styles.
. All fencing will be in accordance with the City of Santa Ana Specific Development 40.
. Gates shall match fence pattern, design, and materials.
· Retaining walls must reflect historical patterns and be constructed of river rock, plain scored
concrete, or pre-1920 manufactured stone.
. Latticework, in a diamond or rectangular pattern, can be used along the top at rear yards.
· Wood trellises are an appropriate feature to complement fences in the rear yard.
Not Appropriate
Fortress Style Fence
The following methods are not recommended when restoring or building new fencing:
. Cinder block or plain concrete block front yard fences.
. Chain link front yard fences.
· Fan design wrought iron or exaggerated front yard fences.
. Front yard fencing designed for fortressing purposes.
. Removal or radically changing important architectural features that define the overall
character of the fencing.
48
75C-161
Drivewavs
Hollywood Driveway
Driveways for some of Heninger Park's residences lead directly from the street to a detached
garage. The Hollywood driveway is the preferred design in Heninger Park and is a driveway
consisting of two parallel paved strips for the tires separated by turf or gravel panel down the
middle. It is inappropriate to pave the center of existing traditional two-strip driveways with
concrete. An alternative to paving the center would be to use brick pavers or stonework as an
alternative to concrete, These driveways shall lead directly to the garage and shall not exceed
City code requirements.
DETACHED GARAGE
Garage
,
"7
Residence
''', I
i"'" 1'3'MaX. --,-,,-
-.; 4.' Mslr...-
: I
I Driv,eway
I I
I
Front Yard
Typical Driveway Dimensions
49
75C-162
The following methods are not recommended when repairing or pouring new driveways:
. Paving the area between the edge of the driveway and the nearest property line, thereby
eliminating areas for green landscaping.
. Removing the landscape from the center of an existing Hollywood driveway and replacing it
with block, concrete, or other similar material.
. Removing required front yard landscaping to expand the width of the driveway.
50
75C-163
Walkwavs
Natural Gray Concrete Walkway
Main entry walkways that are compatible with the materials found on the residence contribute to
the overall design of a residence. The materials listed below are appropriate residential
walkways:
. Brick
. Natural gray concrete - wash finish to expose fine aggregates
. Stone - random or in cut patterns
. Cobble - gray granite or river rock
. Decomposed granite
. Poured-in-place or pre-cast natural gray concrete stepping stones
. Painted concrete
The following methods are not recommended when repairing or pouring new walkways:
. Repairing cracked concrete with a non-matching material or color.
. Pouring entry walkways wider than four-feet.
51
75C-164
Additions
Additions should complement the overall massing, scale, material, detailing, craftsmanship, and
texture of the original structure and should not destroy significant architectural features,
materials, or finishes. When possible, a property owner should accommodate living space
needs within the existing envelope of the residence. When additional space is required, it
should be constructed so that it is as unobtrusive as possible. Rear additions are almost always
appropriate and are not considered a negative impact on the historic character of the
neighborhood when complying with the SO 40 development standards. Additions should be
designed to:
. Preserve significant architectural features, details, and materials of existing residence.
. Preserve the character, massing, and scale of the residence by maintaining existing
proportions of the new addition.
Scale and Mass
Each building has a characteristic scale and mass that is unique to its particular style. For
example, the Craftsman Bungalow architectural style emphasizes horizontal lines giving them a
low to the ground appearance. Low-pitched roofs with wide and thick porch pillars all add to this
appearance. Each architectural style possesses unique qualities that help to establish its own
individual mass and scale. It is important to recognize these features and incorporate and
continue them in additions and expansions.
Roof Pitch Consistency
INAPPROPRiATE
roof eiement6 do not provide
c_I&U1'\cy,.. EIIope
APPROPRIATE
roof 510 e maintained
~a
APPROPRiATE
RoofIlne addition i5 ;~t.&lratetl
into the de5i~n of the ""i5tin~
building
~
INAPPROPRIATE
Flat or ,;hed rooflino addition
contra5t,; with the oxi5t'~~ roofline
The roof of a residence is an important architectural element that must be taken into
consideration when planning an addition. The roof style, pitch, and detaiiing on the addition
should match the original structure. Roof material should also match as close as possible in
order to maintain the architectural style of the original structure.
52
75C-165
Second Story Additions
Stepback
+
"
mi'.
'.
Front Yard-
Adding additional stories to an existing residence will always change a building's proportions
and should be carefully designed to follow similar two-story examples of the particular
architectural style in the surrounding neighborhood. The new second story addition should be
setback from the front fagade to be better integrated with the residence. Second story additions
should be designed to respect and not overpower the significant architectural features such as
chimneys, porches, and other similar features.
Exterior Materials
The exterior appearance of additions should be compatible with the style, quality, dimension,
texture, and color of materials on the existing residence. When possible, new architectural
features, such as chimneys and porches, should be compatible with the style, quality,
dimension, texture, and color of materials on the existing residence,
Doors
Additions should incorporate exterior doors that are compatible with the architectural style of the
house, especially when visible from the street. Please refer to the Exterior Doors and Entrances
section of this document for specific designs.
Windows
Original window type, style, and material should be integrated when creating an addition. Wood
single or double-hung windows are the most common window style in Heninger Park. The
general rhythm of window style placement should complement the style of the residence.
Exterior window trims should be compatible in design and color with windows on the existing
residence. Please refer to the Windows section of this document for specific designs.
53
75C-166
New Infill Development
Infill Residence
There is a limited opportunity for new infill construction in the Heninger Park neighborhood
because there is little vacant land available. All new construction, including residential additions
and accessory structures, is subject to design review by the City Planning Division and Heninger
Park Architectural Review Committee. The issue of the design and character of the new
buildings needs to be addressed before the owners and architects begin the design and
planning process. All new construction and rehabilitation should reflect styles prevalent during
Heninger Park's prime period of significance, which occurred in the early 1900s and which are
illustrated in Chapter III.
All new infill development should be compatible in massing, scale, materials, craftsmanship,
texture, and architectural character with surrounding structures. It is recommended that design
elements be consistent with those of the historic architectural style, not modern concepts of
these early styles. The following guidelines are intended to ensure that new infill development
respects the existing pattern, scale, and character of the immediate neighborhood.
Site Planning
A new infill building should continue the functional, on-site relationships of the surrounding
district or neighborhood. For example, some of the common residential site configurations found
in Santa Ana are prominent entries facing the street, front porches, ample front yards, and
detached garages located toward the rear of the property. A rhythm is necessary in maintaining
the element of harmony in a neighborhood's development pattern, Minimum and prevailing front
yard setbacks are established in the Zoning Ordinance. However, in order to maintain a
consistency within a district, front yard setbacks for new infill should follow of the following
criteria when possible:
. They should be consistent with the average setbacks of the two immediately adjacent
buildings. In this case, the new buildings may be averaged in a step pattern.
. New projects should be respectful of the existing open space pattern and should provide
side yards that respect the existing pattern.
54
75C-167
Architectural Style
All architecture needs to consider compatibility with the surrounding context. Ultimately,
choosing which architectural style to use is a matter of choice, In choosing an architectural style
it is not necessary to achieve an exact replication of the style with all of its characteristic details
and decoration. Rather, the goal should be to incorporate the most distinctive character defining
features of the style.
API'ROPRIATE INFlll
r'----'t
...- ~;- ~-.)
',_:~_~,~ ____'~;:::.~;;~\{,-}!~.m~,
""'>~."" .-
pIIt.tern of building. Ie m.lntalned
INAPPROPRIATE INFILl
. _._~-'-.-7 .r'i.:.-1t?-~- --l~;, n'"'[/-..,
"'-'lli~.."~ ~ .,. ..~ ri\~:f': .,. ",
._.. .' _;' ".. ,'," :"'_' _l .. -', -__)! <'1'v"'''!"- -'.. " _"_,, ~ _.. '0_.
p_rn I. ,..okon i>y 1_'11< o,.tru.l... l>uildlne.
New builders should become familiar with the various architectural styles in the neighborhood
and particularly with those in the immediate vicinity of their property. Height and scale of
existing homes should be considered. Height and scale are important considerations because
new infill buildings are sometimes taller than one story and their height and bulk can impose on
adjacent structures. The height of new buildings should be considered within the context of their
surroundings. Buildings with greater height should consider setbacks at the second story to
reduce impacts on adjacent single-story structures.
Elevations
All building elevations should be architecturally detailed. Elevations that do not directly face a
street should not be ignored, nor should they receive only minimal architectural treatment.
Porches
Front porches are commonly found architectural features on most residences in Heninger Park.
The incorporation of porches on new houses is encouraged for both practical and aesthetic
value. These elements should be integrated to break up large front fagades and add human
scale.
Garages
Garages should be detached and constructed near the rear property of new homes. Offsetting
the garage behind the front fagade of the house, providing a side entry garage, or accessing the
garage from the side or rear of the lot is also appropriate. If the streetscape is such that all
garages are detached and set back, the new garage should follow the same siting criteria.
55
75C-168
Acknowledgements
Prepared by the City of Santa Ana Planning Division and the Heninger Park Architectural
Review Committee.
Bibliographv and Sources
Armor, Samuel, History of Orange County California, Historic Record Company, Los Angeles,
1921.
City of Santa Ana Citywide Design Guidelines.
City of Tustin Residential Design Guide/ines, Cultural Resource District, Urban Design Studio,
1995,
Heninger Park Historic District Architectural Design Guidelines, Executive Board and Site
Review Committee of the Heninger Park Historic District, In Cooperation with the City of Santa
Ana, November 1, 1991.
Marsh, Diann, Historic French Park: Its Architectural Legacy and Design Guidelines, 1995.
The Secretary of Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic
Buildings, U. S. Department of the Interior, Washington, D.C.
Marsh, Diann, Santa Ana. ..An Illustrated History.
Marsh, Diann, Historic Heninger Park, Architecture Survey, 7 Volumes, 1986.
56
75C-169
Appendix A - Properties Listed or Eliaible for Listina on the Santa Ana
Reaister of Historical Properties
The architectural design guidelines contained within this document apply to the following
properties which have been determined to be eligible or are listed on the City of Santa Ana
Register of Historical Properties (Source: L. Heumann, Heninger Park Survey 2003).
Properties that are listed on the Santa Ana Register of Historical Properties are noted with a
historic categorization of Contributive, Key or Landmark.
South Birch South Birch South Broadwav: South Parton
Street Street: continued continued Street
101 707 Contributive 424 Key 601
115 710 426 Contributive 701
121 711 429
201 714 434 West Pine Street
202 Key 718 438
204-206 Key 722 441 416
210 Key 726 442 418
213-215 730 Landmark 501 422
214 Key 731 Key 502
220 802 526 South Ross
222 Landmark 805 530 Street
306 Key 806 602
316 813 606 401
320 814 610 405
406 Key 825 617 409
426 Landmark 830 705 514
430 Key 929 711 Landmark 524
505 715 529
506 Key South Broadwav 718 Landmark 601
511 721 602
515 202 802 624
516 Landmark 208 817 701
518 Contributive 214 818 710 Contributive
519 220 Key 819 715
527 303 930 Landmark 721
530 Landmark 307 722
531 311 West Cubbon 725
602 Landmark 314 Key Street 726
610 319 802
614 320 210 Landmark 805
617 405 921
623 408 South Garnsev
624 Key 410 Key Street South Svcamore
701 414 Street
702 415 701
706 421 906 305
57
75C-170
South Svcamore
Street: continued
317
401
402
409
410
425
439
440
501
506
519
522
602
617
711
715
718
801
806
814
821-823
822
826
827
829 Key
South Van Ness
501
601
706
710
714
718
722
726
822 Contributive
58
75C-171
Appendix B
MARTIN HENINGER AND THE HISTORY OF
HENINGER PARK
Heninger Park is named for Martin Heninger. He and his brother purchased the land and they
planned, improved, and developed the neighborhood. Over the years Martin Heninger and his
wife Mary raised their family, lived in three houses on three different streets, and spent the rest
of their lives in Heninger Park.
Martin R, Heninger was born on November 29, 1851, in Monroe County, Missouri. His parents
were Eliza J. (Stalcup) and William W, Heninger. Martin grew up on a farm. When he was
seventeen years old his father died. Martin left school to assist in caring for his mother and his
seven brothers and sisters. He remained on the farm until 1882,
On July 9, 1882, Martin Heninger married Mary A. Way. He and his bride moved to Dakota
Territory, now South Dakota. He worked in the retail lumber business in Ordway. After a year
they moved to Wesport where he spent the next twenty years. Mr. Heninger became one of the
town's most successful businessmen. He worked in the banking exchange business and owned
a 450-acre farm. He later sold his farm and moved to Aberdeen where he bought a third interest
in the Aberdeen Electric Light and Gas Company. He lived in Aberdeen until 1906.
Mr. Heninger's father had been a Republican and Union man during the Civil War. Like his
father, Martin Heninger also had an allegiance to the Republican Party. During the years of
Mr. Heninger's residence in South Dakota he was very prominent in Republican politics and in
the public life of the State. He was a member of the Constitutional Convention held at Sioux
Falls where he participated in the admission of South Dakota to statehood in 1889. He was
elected clerk of Brown County in 1895 and served as clerk for two years. He was a Mason and
affiliated with both the Ancient Order of United Workmen and the Modern Woodmen of America.
Eventually he sold his holdings in the Aberdeen Electric Light and Gas Company, left South
Dakota, and moved to Santa Ana, California.
Martin Heninger arrived in Santa Ana, California, on May 15, 1906, His brother H. B, Heninger
had been in Santa Ana since 1903. In 1907 the brothers bought thirty-four acres of land from
the Noah Palmer Ranch. This land was to become Heninger Park. When they purchased the
property it was a barley field. Later they purchased additional land, a tract of ten acres and a
tract of eighteen acres. These properties are known as the Heninger Additions. They improved
the property by planting trees, putting in sidewalks and curbs, and paving streets. They sold lots
and built beautiful homes for their clients. Over a period of twelve years they had built 150
homes and by 1920 had developed most of the lots.
The first Martin Heninger family home was on South Broadway and has been torn down. The
second Heninger family home is located at 602 South Birch. This large, two-story Colonial
Revival style house with a wraparound porch and a sweeping front lawn was built on two lots.
This was Martin and Mary's dream home. They lived here with their three daughters: Nora,
Mabel, and Mildred.
59
75C-172
The third Heninger family home is located at 714 South Ross. Martin Heninger lived here until
his death on April 1, 1922. He is buried in Fairhaven Memorial Park; his gravesite and marker
can be found at Lawn K, Lot 60.
In 1922 Heninger Park was known as the finest residential neighborhood in the City. During
Martin Heninger's lifetime in Santa Ana, no one had been more instrumental in the development
of the southern section of the City. In recent years the Heninger Village Retirement Apartments
and Martin R. Heninger Elementary School have been built and were named his honor.
60
75C-173
HISTORY OF
SANTA ANA'S BUNGALOW NEIGHBORHOOD
In the early 1980s a movement to preserve and restore the neighborhood's architectural legacy
was organized and was known as the "Birch Street Citizens for a Better Neighborhood." Long
time residents and newcomers alike had rediscovered the unique character and quality
craftsmanship of Heninger Park's bungalow homes. They were alarmed by the increasing trend
in the City to allow the demolition of houses to make way for the construction of large apartment
buildings. Fearing the demise of the character of the neighborhood, as they knew it, and
grieving the loss of irreplaceable well-built vintage homes, residents met to discuss the future of
their neighborhood and make plans for its preservation.
Residents believed that the architectural and historical character of the houses, churches,
schools, commercial buildings, and neighborhood markets were one of the neighborhood's most
important features. They developed a plan which included requesting the City Council
designate Heninger Park as a special zoning district to recognize and preserve the unique
character.
Preliminary work was done before bringing their request to the City Council. A systematic block-
by-block, house-by-house historic resources survey was conducted. The survey methodology
included photography, mapping, architectural descriptions, and historical research. A black-
and-white photograph was taken of each building. Slides of many of the houses and buildings
were taken to illustrate a permanent slide show of the Heninger Park neighborhood. Maps were
prepared to illustrate four different types of information including contributing buildings and
noncontributing buildings. A brief paragraph was written describing the architectural style and
details of each building and its contributive status.
Each house was researched for historical significance in old city directories. This information
included the year of construction, first owner's name and the name of subsequent owners, and
the occupation and place of employment of the people and any children listed who had lived in
the house. This amounted to a file on approximately 4,000 persons who lived in the Heninger
Park neighborhood during its developing years.
In April of 1986, the homeowners of Heninger Park appeared before the City Council to request
approval of special zoning and guidelines for their neighborhood. Based on information
presented by the neighborhood organization and City staff, the City Council officially created the
Heninger Park specific development zone and guidelines, The language of the ordinance set
forth standards for the restoration and revitalization of the exterior features of all properties. It
was given the official designation Specific Development 40 or SO 40. The boundaries are First
Street on the north, McFadden Avenue on the south, Flower Street on the west, and Sycamore
Street on the east. The district is known as Santa Ana's Bungalow Neighborhood because of its
many craftsman bungalow homes.
61
75C-174
Appendix C
Glossary of Terms
Architectural and Planning Terms
Preservation - Preservation is defined as the act or process of applying measures necessary
to sustain the existing form, integrity, and materials of a historic property. Work, including
preliminary measures to protect and stabilize the property, generally focuses upon the ongoing
maintenance and repair of historic materials and features rather than extensive replacement and
new construction. New exterior additions are not within the scope of this treatment; however,
the limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other
code required work to make properties functional is appropriate within a preservation project.
Rehabilitation - Rehabilitation is defined as the act or process of making possible a compatible
use for a property through repair, alterations, and additions while preserving those portions or
features which convey its historical, cultural, or architectural values.
Arch - A curved structure supporting its weight over an open space such as a door or window.
Awning - A fixed cover, typically comprised of cloth over a metal armature, that is placed over
windows or building openings as protection from the sun and rain.
Baluster - The upright portion of the row of supports for a porch railing.
Bay Window - A window projecting outward from the main wall of a building.
Beveled Glass - Glass with a decorative edge cut on a slope to give the pane a faceted
appearance.
Beveled Siding - A type of wood cladding characterized by beveled overlapping boards with
rabbeted edges.
Belvedere - A rooftop pavilion from which a vista can be enjoyed.
Board and Batten - Vertical siding composed of wide boards that do not overlap and narrow
strips, or battens, nailed over the spaces between the boards.
Canopy - A fixed, roof-like covering that extends from the building as protection form the sun
and rain.
Cantilever - A projecting overhang or beam supported only at one end.
Casement Window - A window that opens on hinges fixed to its vertical side.
Chamfer - A 90 degree corner cut to reduce it to two 45 degree edges. A bias cut.
62
75C-175
Clapboard - A long thin board graduating in thickness with the thick overlapping the thin edges;
also known as weatherboard.
Colonnade - A row of columns supporting a roof structure.
Column - A vertical support, usually cylindrical, consisting of a base, shaft and capital, either
monolithic or built-up drums the full diameter of the shaft.
Coping - The capping or top course of a wall, sometimes protecting the wall from weather.
Corbel - A type of bracket found in some cornices of brick buildings. It is formed by extending
successive courses of brick so that they stand out from the wall surface.
Cornice - The third and uppermost division of an entablature, resting on the friezed and
projecting out from it.
Cupola - A lookout or similar small structure on the top of a building.
Dormer - A vertically framed window which projects from a sloping roof and has a roof of its
own.
Double-hung Window - A window with an upper and low sash arranged so that each slides
vertically past the other.
Eaves - The overhang at the lower edge of the roof which usually projects out over the wall.
Elephantine Posts (Columns) - heavy-looking posts with broad base and tapered top, used as
porch supports on Bungalows style residences.
Elevation - A two dimensional representation or drawings of an exterior face of a building in its
entirety.
Fa.;ade - The exterior face of a building which is the architectural front, sometimes
distinguished from other faces by elaboration of architectural or ornamental details.
Fascia - A flat strip or band with a small projection, often found near the roofline in a single-
story building,
Fixed Window - Window with glass held in a frame that does not open.
French Casement - A pair of casement windows that swing inward and are fastened by and
espagnolette, Also known as French window.
French Door - A French casement that extends to the floor so that it can be used as a door;
most common for access to balconies.
Gable - The triangular part of an exterior wall, created by the angle of a pitched roof.
Hip Roof - A roof with four uniformly pitched sides.
63
75C-176
Historic District - A geographically defined area possessing a significant concentration or
continuity of landmarks, improvements, or landscape features united by historic events or by
physical development. It may have within its boundaries noncontributing buildings or other
structures that, while not of such historic and/or architectural significance to be designated as
landmarks, nevertheless contribute to the overall visual character of the district.
Hopper Window - A triangular, bottom-hinged window sash that tilts inward and rests at an
angle when opened; air enters the room at the top of the sash.
Joist - Any small timber laid horizontally to support a floor or cling.
Infill - A newly constructed building within an existing development area.
Leaded Glass Window - A window with glass held in a sash by lead cames; types include art
glass, stained glass.
Light - A windowpane.
Lot - A parcel of land, in single or joint ownership, and occupied or to be occupied by main
building and accessory buildings, or by a dwelling group and its accessory buildings, together
with such open spaces and having its principal frontage on a street, road, highway or waterway.
Mansard - A roof with two slopes on each side, the lower slope being much steeper, frequently
used to add an upper story.
Masonry - Wall construction of such materials as stone, brick, and adobe.
Moulding (Molding) - A continuous decorative band that serves as an ornamental device on
both the interior and exterior of buildings. Mouldings may also serve a functional purpose by
obscuring the joint formed when two surfaces or materials meet. Synonym: Molding.
Mullion - The divisional pieces in a multi-paned window.
Muntin - A small, slender wood or metal member which separates the panes of glass in a
window.
Palladian Window - A three-part window with a top-arched center window and long, narrow
rectangular windows on either side.
Parapet - The part of a wall which rises above the edge of a roof.
Pilaster - A column attached to a wall or pier.
Pitch - The slope of a roof expressed in terms of ratio of height to span.
Porch - A covered entrance or semi enclosed space projecting from the fa<;:ade of a building,
may be open sided or screened.
64
75C-177
Portal- The principal entry of a structure.
Porte Cochere - Carriage porch large enough to let a vehicle pass through.
Portico - A large porch, usually with a pedimented roof supported by columns.
Primary Elevation - The particular fa<(ade of a building which faces a street to which the
address of a building pertains.
Sash - The part of the window frame in which the glass is set.
Section _ A representation of a building, divided into two parts by a vertical plane so as to
exhibit the construction of the building.
Setback - The minimum horizontal distance between the lot or property line and the nearest
front, side, or rear line of a building (as the case may be), including terraces or any covered
projection thereof, excluding steps.
Shake - Split wood shingles.
Siding - The finish covering on the exterior of a frame building (with the exception of masonry).
The term cladding is often used to describe any exterior wall covering, including masonry.
Sill - The exterior horizontal member on which a window frame rests.
Soffit - The finished underside of an eave.
Stained Glass Window - Glass colored with a transparent stain, especially, silver stain, that is
applied to the surface and incorporated into it by heat.
Stucco - An exterior finish, usually textured, composed of portland cement, lime, and sand,
which are mixed with water.
Transom - The horizontal division or crossbar in a window. A window opening above a door.
Turret - A little tower often at the corner of a building.
Veranda - A roofed porch sometimes stretching on two sides of a building.
Widow's Walk - A small roof deck with guardrail usually located at the peak of a roof from
which wives of ship captains could catch a first glimpse of their husband's ship returning from
sea.
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