HomeMy WebLinkAbout75A - 320 WEST FOURTH
REQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
OCTOBER 16, 2006
TITLE:
PUBLIC HEARING - AMENDMENT APPLICATION
NO. 2006-04 TO ALLOW A ZONE CHANGE FROM
C3-A TO SPECIFIC DEVELOPMENT ZONE NO. 80
AND CONDITIONAL USE PERMIT NO. 2006-14
AND SITE PLAN REVIEW NO. 2006-07 TO
ALLOW MIXED USE DEVELOPMENT WITH FIVE
CONDOMINIUM UNITS AND GROUND FLOOR
RETAIL LOCATED AT 320 WEST FOURTH STREET
- URBAN+W +STRAT IES, APPLICANT
CITY MANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
D As Recommended
o As Amended
o Ordinance on 1 st Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
CONTINUED TO ~ \S- - 0 '='
FILE NUMBER
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2004-234.
2. Adopt an ordinance approving Amendment Application No. 2006-04.
3. Adopt a resolution approving Site Plan Review No. 2006-07.
4. Adopt a resolution approving Conditional Use Permit No. 2006-14 as
conditioned.
PLANNING COMMISSION ACTION
On September 25, 2006, the Planning Commission recommended that the City
Council approve and adopt the Mitigated Negative Declaration and
Mitigation Monitoring Program, Environmental Review No. 2006-234; adopt
an ordinance approving Amendment Application No. 2006-04; adopt a
resolution approving Site Plan Review No. 2006-07; and adopt a resolution
approving Conditional Use Permit No. 2006-14 as conditioned by a vote of
7:0 to allow a zone change from Central Business Artists Village (C3-A)
to Specific Development Zone No. 80 and to allow mixed use development
with five condominium units and ground floor retail at 320 West Fourth
Street (Exhibit A) .
The Planning Commission added 4 conditions to the project which include:
1. Exterior materials shall include a real stone product on the
fa9ade of the first three floors of the building.
75A-1
AA No. 06-04, SPR No. 06-07 and CUP No. 06-14
October 16, 2006
Page 2
2. The exterior east wall shall be reviewed in detail for potential
aesthetic improvements, and/or the potential for temporary signage
in compliance with Article XI of Chapter 41 of the Santa Ana
Municipal Code. Additionally, plant material should be included on
the roof deck that may spillover the wall to soften the hard
edges of the top floors of the building.
3. With regards to Covenants, Conditions and Restrictions (CC&R' s) ,
the Planning Commission added the following provisions:
a. The CC&R's shall provide notice that a unique on-site parking
solution (a hydraulic parking lift) has been utilized for the
proj ect, and that owners shall indemnify, defend and hold
harmless, the City of Santa Ana for any claims arising from
the operation of the parking lifts in a form approved by the
City Attorney.
b.
A covenant shall be recorded for
indemnify and hold harmless the City
the City Attorney.
each
in a
lot that shall
form approved by
4. Site Plan Review approvals shall expire at the same time as the
Conditional Use Permit which expires after a period of two (2)
years from the date of final approval. If the Final Subdivision
Map has been vested, then the site plan review and conditional use
permit will remain valid as long as the subdivision map remains
valid.
Additionally, the Community Development Agency will present for future
Redevelopment Agency action a related matter concerning the disposition
and development agreement (DDA) for this property.
FISCAL IMPACT
There is no fiscal impact associated with this action.
~eVino
~ Dlrector
Planning & Building Agency
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hs\West_End_Lofts\AA06-04 SPR06-0? CUP06-14.cc
75A-2
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
SEPTEMBER 25, 2006
TITLE:
PUBLIC HEARING - AMENDMENT APPLICATION
NO. 2006-04 TO ALLOW A ZONE CHANGE FROM
C3-A TO SPECIFIC DEVELOPMENT ZONE NO. 80
AND CONDITIONAL USE PERMIT NO. 2006-14
AND SITE PLAN REVIEW NO. 2006-07 TO ALLOW
MIXED USE DEVELOPMENT WITH FIVE CONDOMINIUM
UNITS AND GROUND FLOOR RETAIL LOCATED AT
320 WEST FOURTH STREET
Prepared by Hally Soboleske
~/l
\ Executive Director
PLANNING COMMISSION SECRETARY
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
h~ H~~
Planning Manageri
RECOMMENDED ACTION
Recommend that the City Council:
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2006-234.
2. Adopt an ordinance approving Amendment Application No. 2006-04.
3. Adopt a resolution approving Site Plan Review No. 2006-07.
4. Adopt a resolution approving Conditional Use Permit No. 2006-14 as
conditioned.
DISCUSSION
Background and Project Description
The subject property is located at 320 West Fourth Street (Exhibit 1) in
the Central Business Artists Village (C3 -A) zoning district, and has a
General Plan land use designation of District Center (DC), and is located
within the Downtown Historic National Register District. Surrounding land
uses include historic commercial buildings to the east (Semi-Tropic
Hotel), west (West End Theater), and south (American Legion Hall)
(Exhibits 2 and 3), as well as the Ronald Reagan Federal Building to the
north. An alley runs directly behind the property in an east/west
configuration. The proposed project consists of the construction of a new
16,000 square foot mixed-use building with 1,189 square feet of retail on
the first floor, 3,544 of basement that includes parking and storage, as
well as five residential units occupying the remaining upper floors,
EXHIBIT B
75A-3
AA No. 06-04, SPR No. 06-07 and CUP No. 06-14
September 25, 2006
Page 2
on a 4,000 square foot lot. Parking will be provided in a garage using a
mechanical parking lift. The application includes a request for a zone
change to create a Specific Development zone with development standards
for the proposed project.
Analysis of the Issues
This project, though small in size, presents a number of complex issues
due to its location on a small infill lot within a National Register
Historic District with limited site access in an area that is completely
built out. The following analysis highlights the policy issues that
were considered during the review of this project. The project was also
the subject of several study sessions, most recently with the Historic
Resources Commission on September 7, 2006 and subsequently with the
Planning Commission on September 11, 2006. The questions raised at
these meetings have been addressed through the final design and
recommendation of approval for the project.
Land Use
The property is currently zoned C3 -A. This zoning designation allows
commercial uses by right and live/work communities subject to the
approval of a conditional use permit. The proposed mixed-use project
includes a commercial component on the ground floor and residential
units above (Exhibit 4). The residential units, while they may be used
in a live/work manner, are not designed to the standards for live/work
communities contained within the C3-A zone. In addition, the property
is within the boundaries of the Santa Ana Renaissance Specific Plan
study area and, as such, it is anticipated that its zoning will change
with the ultimate adoption of the Specific Plan. That being the case,
staff believes that the best way to provide a regulatory framework for
this proj ect in the interim is to create a Specific Development zone
that would address the unique circumstances of the proposed proj ect
rather than amending the larger C3-A zone (Exhibit 5).
Parking and Site Access
Parking will be provided at a comparable amount to that of existing
multi-family residential code requirements of one space per bedroom.
Since the proposed units have open floor plans, it is proposed to impose
the following parking requirements:
75A-4
AA No. 06-04, SPR No. 06-07 and CUP No. 06-14
September 25, 2006
Page 3
· One parking space for each unit with a size of 1,600 gross square feet
or less of residential area per unit.
· Two parking spaces for each unit with a size of 1,601 gross square
feet up to 3,200 gross square feet of residential area per unit.
· Three parking spaces for each unit with a size of 3,201 and larger
gross square feet of residential area per unit.
This creates
project. The
building, as
street parking
a total requirement of eight parking spaces for the
parking for the commercial (ground floor) component of the
well as any guest parking, would be served by existing
and public parking structures.
The applicant proposes to supply these eight parking spaces via a
stacking parking lift accessed from the rear alley. It has been
determined through a study by Kaku and Associates that alley access is a
viable solution for this infill proj ect. The parking lift will have
assigned spaces per residential unit, and Covenants, Conditions, and
Restrictions (CC&Rs) will be in place to educate prospective owners as
to any property constraints.
Architecture and Historic Compatibility
The proposed building will be designed in a modern architectural style
with design details and use of building materials to tie it into the
existing fabric of the Historic District, while at the same time
providing a strong counterpoint to the historic architecture surrounding
it (Exhibit 6).
The building will feature a shopfront glass fayade at the ground level
accented with metal canopies over the retail/gallery entry doors. The
front fayade of the building for the upper residential floors include
large roll-up windows clear non-reflective glass. Stone veneer will
clad the fayade on the bottom three floors in order to tie in to create
a feel of permanence and natural materials found in the historic fabric
of the block.
Through a study performed by an architectural historian, Kaplan Chen
Kaplan, and review by the Historic Resources Commission, it has been
determined that the juxtaposition of contemporary style architecture and
eclectic historic commercial architecture meets the Secretary of the
75A-5
AA No. 06-04, SPR No. 06-07 and CUP No. 06-14
September 25, 2006
Page 4
Interior's Standards as it relates to infill development. Additionally,
the Downtown National Register District includes buildings in a variety
of heights ranging from single story to six stories. Based on this
information and analysis, staff believes that the proposed structure is
compatible with the massing and scale of other buildings in the
district.
Historic Ghost Billboard
The project site is located on a lot that has been vacant since 1978.
The site has been occupied by a variety of one and two-story buildings
over time, with a fire and subsequent demolition, of a commercial
building in 1978. The site was cleared and the existing basement was
excavated. During the demolition, a ~ghost billboard" was uncovered on
the adj acent Semi Tropic Hotel building directly to the east
(Exhibit 7). This sign is a remnant of billboard advertising painted
directly on the building's party wall. While not individually listed on
the Santa Ana Register of Historical Properties, it has been determined
through a study by a qualified architectural historian that the ghost
sign is eligible for listing in the California State Historical
Register, thereby rendering it worthy of preservation. Addi tionally,
the Historic Resources Commission had the opportunity to review and
comment regarding this project at its September 7, 2006 meeting.
The applicant proposes to highlight this ghost sign by creating a
courtyard next to the adjacent Semi-Tropic Hotel building. This will be
accomplished through a 30-foot setback of the proposed building for a
width of approximately 15 feet. This courtyard will be gated, and will
highlight the public view of the historic ghost sign through
landscaping, a water feature, and an interpretive sign with photos of
the sign in its entirety. Additionally, the sign will be fully
documented through the completion of a Historic American Building Survey
(HABS) . This survey includes large format pictorial documentation, as
well as historical documentation and drawings.
Summary and Conclusion
Based upon the analysis detailed above, it is recommended that the
Planning Commission recommend that City Council approve Amendment
Application No. 2006-04, approve and adopt the Mitigated Negative
Declaration for Environmental Review No. 2006-234, Site Plan Review No.
2006-07 and Conditional Use Permit No. 2006-14 (Exhibits 8 and 9) .
75A-6
AA No. 06-04, SPR No. 06-07 and CUP No. 06-14
September 25, 2006
Page 5
CEQA Compliance
In accordance with the California Environmental Quality Act, a Mitigated
Negative Declaration Environmental Review No. 2006-234 has been prepared
for this project (Exhibit 10).
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75A-8
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75A-9
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Specific Development Plan No. 80
Section 1. Applicabilitv of Ordinance
The specific development zoning district for a mixed-use (commercial land use with a
residential component) project as authorized by Chapter 41, Division 26, Section 41-593 et
seq. of the Santa Ana Municipal Code (SAMC), is specifically subject to the standards and
regulations contained in this plan for the express purpose of establishing land use
regulations and standards. All other applicable chapters, articles, and sections of the
SAMC and any other regulations adopted by the City Council shall apply unless expressly
stated or superseded by this ordinance. All terms contained herein shall be defined by the
SAMC, unless specifically defined herein.
Section 2. Purpose
Specific Development Plan No. 80 (SD-80), consisting of standards and regulations, is
hereby established for the express purpose of protecting the health, safety, and general
welfare of the people of the City by promoting and enhancing the value of properties and
encouraging orderly development.
SD-80 sets the development and design criteria for a development consisting of
approximately four thousand (4,000) square feet, within the Downtown Historic National
Register District. The purpose of this specific development is to allow for flexibility in site
planning and design to respond to market conditions while assuring high quality
development in this architecturally significant location.
SD-80 specifically establishes for the property the following:
. Permitted uses.
· Development and operational standards, including building height limits, require
setbacks, parking, landscaping provisions, and enforcement policies, as well as a
provision for the protection of historic resources.
. Maximum authorized intensity.
. Signage provisions.
. Refuse collection.
. Utility requirements.
Section 3. Obiectives
The objectives of SD-80 include provisions of the following:
· A long-term development that is of the highest architectural quality and design, and that
architecturally complements the Downtown National Register District.
· A landscaping plan that is complementary to a mixed-use development and sensitive to
the surrounding community.
· A visually harmonious development as viewed both internally and externally.
EXHIBIT 5
75A-12
Specific Development Plan No. 80
September 2006
Page 1 of 7
· A development that is consistent with the District Center designation of the General
Plan and which implements the spirit and intent of policies of the General Plan.
· A circulation system that is responsive to the needs of both vehicular and pedestrian
travel.
· The provision of a mixture of high quality housing and ground level commercial uses
along Fourth Street so as to enhance the viability and vibrancy, and pedestrian-friendly
qualities of the Downtown.
· A mixed-use project complementing an adjacent historic resource "ghost sign" located
on the structure immediately east of this site, as well as other culturally and
architecturally significant structures in the area.
· A mixed-use project blending with adjacent office and retail/service land uses.
Section 4. Permitted Uses
The categories of land uses to be included within the project area are retail and services
uses, art galleries and studios, offices and a live work community. If a use is for any
reason omitted from those specified as permissible or if ambiguity arises concerning the
classification of a particular use within the meaning and intent of this Plan, the
determination shall be at the discretion of the Planning Manager. Such decision may be
appealed to the Panning Commission whose decision is final.
A. Permitted uses on the first floor.
The following land uses are permitted on the first floor:
1 . Retail and service uses
2. The following creative art uses:
a. Fine art galleries which may include a studio as an ancillary use.
b. Fiber art galleries which may include a studio as an ancillary use.
c. Photography studios.
B. Conditionally Permitted Uses on the first floor only.
The following uses may be permitted in the first floor subject to the issuance of a
conditional use permit:
1. Printing, lithography, and calligraphy studios.
2. Glass blowing and sculpturing studios.
3. Ceramic and pottery studios.
4. Cyber cafes and subject to compliance with the requirements of SAMC
Section 41-198.200.
C. Permitted Uses on floors above the first floor:
1. Professional and administrative offices, design professionals, but excluding
medical, dental, and massage therapy offices.
2. Fine art studio.
75A-13
Specific Development Plan No. 80
September 2006
Page 2 of 7
3. Fiber art studio.
4. Photography studio.
D. Conditionally Permitted Uses on floors above the first floor:
1. Multiple-family dwelling.
2. Live-work community.
3. Printing, lithography, and calligraphy studios.
4. Glass blowing and sculpturing studios.
5. Ceramic and pottery studios.
E. All other uses not expressly permitted or conditionally permitted in this ordinance
are prohibited.
Section 5. Maximum Permitted Buildina Densityllntensity for dwellina units
live/work community units or commercial tenant spaces
This development has specific constraints due to the limited site capacity and availability of
parking, and therefore, there is a maximum of five (5) dwelling units, live/work community
units or commercial tenant spaces within the floors above the first floor.
Section 6. Development Standards
A. Building height and basement.
1. Structures are subject to a height limitation of sixty-eight (68) feet above
ground level, which is defined as the vertical distance measured from the
curb level to the highest point of the roof surface. This excludes elevator
override area, appurtenances, and rooftop railings.
2. The building shall incorporate a full basement, which shall be used solely for
vehicular parking and storage.
B. Setbacks.
1. Front setback (Fourth Street).
Maximum setback is zero; however, any appurtenance such as awnings,
canopy, flagpoles, signage must obtain an easement and/or encroachment
permit in order to be located so as to project into or over the right-of-way. A
step-back of not less than one (1) foot from the front property line shall be
implemented for the floors over three (3) stories, excluding basement.
2. Side (west).
Maximum setback is zero.
3. Side (east).
75A-14
Specific Development Plan No. 80
September 2006
Page 3 of 7
The historic "ghost sign" located on the adjacent building directly to the east
of the subject site must be preserved and the north end of the "ghost sign"
shall not blocked from public view. Therefore, the eastern side setback shall
be a minimum of fifteen (15) feet for a length of thirty-seven (37) feet from the
front property line so as to leave a clear view of the resources. Once at this
thirty-seven (37) feet distance, no setback is required.
4. Rear (south).
No setback required although, if parking is located off the alley, a minimum
twenty-three feet, six inches (23'6") setback from the alley centerline shall be
maintained to allow for driveway turning radius.
C. Standards for dwelling units, live work community units, or commercial tenant
spaces above first floor
1. A maximum of five (5) dwelling units, live work community units, or
commercial tenant spaces for this project.
2. Each dwelling unit, live work community unit, or commercial tenant space
shall be at least one-thousand (1,000) gross square feet in size.
3. Each dwelling unit, live work community unit, or commercial tenant space
shall have bathroom facilities apart from other residential units, including a
water closet, wash basin, and a bathtub or shower.
4. Each dwelling unit, live work community unit, or commercial tenant space
shall have kitchen facilities apart from other units, including a kitchen sink,
cooking appliances, and refrigerator. All such facilities shall have a clear
working space of at least thirty (30) inches in front of and perpendicular to it.
5. Each dwelling unit, live work community unit, or commercial tenant space
first floor shall have its own storage area in the in the basement of the
building.
D. Standards for commercial tenant space at first floor.
1 . Each commercial tenant space shall space shall be at least one-thousand,
one-hundred (1,100) gross square feet.
2. Each commercial tenant space shall be provided a minimum of seven
hundred-eighty (780) square feet of storage space which shall be made
available within the basement of the building.
E. Parking.
1 . Parking provided on-site shall be provided by interior garage and parking lift.
2. Units above ground/street level shall be provided at a minimum of standards
defined as:
a. One (1) parking space for each unit with a size of one-thousand, six-
hundred (1,600) gross square feet or less. .
75A-15
Specific Development Plan No. 80
September 2006
Page 4 of 7
b. Two (2) parking spaces for each unit with a size of one-thousand, six-
hundred and one (1,601) gross square feet up to three-thousand, two-
hundred (3,200) gross square feet. .
c. Three (3) parking spaces for each unit with a size of three-thousand,
two-hundred and one (3,201) and larger gross square feet. .
3. No additional parking shall be required on site.
4. No guest parking shall be permitted within the parking lifts.
F. Walls and Screening.
1. Except as provided in Section 6(G)(1 )(c) below, any wall or fence shall be
constructed in compliance with the SAMC and is subject to approval of the
Planning Division.
2. Any equipment, whether on the roof, side of the building, or in the courtyard
area, or on the ground, shall be screened. The method of screening shall be
architecturally integrated with the building in terms of material, color, shape,
and size.
G. Landscape/Hardscape Standards.
The final design satisfying the following requirements shall be subject to the review
and approval of the Planning Manager:
1. A minimum of a five-hundred fifty-five (555) square foot courtyard shall be
maintained at the front of the property so as not to obscure the historic "ghost
sign" on the structure immediately east of the proposed building.
a. This courtyard shall maintain a water feature, hardscape and
landscape features to complement and highlight the historic "ghost
sign".
b. The courtyard area shall incorporate uplighting to highlight the historic
"ghost sign" to enhance the visibility, attractiveness, and preservation
of this cultural feature. This uplighting feature shall be on a timer so
as to minimize the amount of exterior lighting from 10:00 p.m. to 7:00
a.m.
c. The courtyard area shall incorporate seating, seat walls, water feature,
lighting, artwork (such as sculpture or sculpturally designed fence and
gate) and landscaping to provide visual interest and additional
amenities within the area. All seating, benches, and surfaces shall be
made of a durable material such as concrete, stone, or painted iron,
and be designed to minimize effects from vandalism, weather, and
incorporate graffiti resistant coatings.
d. Landscaped areas within the courtyard area shall be irrigated using an
automatic sprinkler system. The project shall have an approved
Landscape Plan prior to construction permits being issued, and shall
be fully implemented prior to issuance of Certificate of Occupancy.
2. First floor pedestrian amenities shall include lighting, and planters. These
amenities shall be designed to minimize effects from vandalism, weather,
and incorporate graffiti resistant coatings. Additional pedestrian amenities are
75A-16
Specific Development Plan No. 80
September 2006
Page 5 of 7
encouraged for the site. 3. Roof deck amenities shall be provided for the use
of each dwelling unit, live/work community unit, or commercial tenant space.
These amenities shall include seating, seat walls, and landscape planters.
Any permanent landscape feature must be irrigated using an automatic
sprinkler system. The rooftop amenities shall be maintained and shall be
designed to minimize effects from vandalism, weather, and incorporate
graffiti resistant coatings.
H. Architectural Design Features.
The final design satisfying the following requirements shall be subject to review and
approval of the Planning Manager:
1 . Exterior Materials: Exterior materials and finishes will comply with site plan
review approvals granted through the Planning Commission or City Council.
Exterior materials on the first three floors shall include real stone on the
fac;ade. Exterior enclosures and similar ancillary structures are to match the
proposed structure in terms of texture, materials, and color palette.
2. Design Features: Any minor alterations and/or additions shall be in keeping
with the original approved design of the structure in terms of scale, rooflines,
materials, and color palette. Additionally, a written report shall be prepared
by a qualified architectural historian and submitted to and approved by the
Planning Manager demonstrating how the overall architectural design is
compatible with the Downtown National Register District.
3. Lighting Standards/Fixtures: A minimum of one (1) foot candle of light shall
be provided throughout the parking area and the parking apron.
Specifications of light standards/fixtures and photometrics shall be submitted
to the Planning Division and Police Department for approval prior to issuance
of construction permits.
4. Except as provided in Section 4(G)(1 )(b) above, there shall be no glare or
spillover lighting into adjacent properties. All exterior glass materials on the
exterior of the building shall be non-reflective.
5. The ceiling of the parking facilities shall be painted white, and be maintained
to improve illumination and enhance safety within this area.
The Planning Manager may approve minor modifications to the standards specified in this
SD-80, provided that such changes are consistent with the purpose, scope, and intent of
this document. The Planning Manager has the sole and absolute discretion to determine
what constitutes a "minor modification".
Section 7. Sianaae
A. All signage shall comply with the Santa Ana Municipal Code. A comprehensive sign
program for the entire site, including, but not limited to, freestanding, wall,
directional, addressing, permanent signs and graphics, shall be submitted and
approved by the Planning Manager prior the issuance of any sign permit.
75A-17
Specific Development Plan No. 80
September 2006
Page 6 of 7
B. The elevation directly facing Fourth Street shall be considered the primary elevation
for signage purposes.
Section 8. Refuse Collection Area
Areas to handle the refuse for the development site shall be integrated into the building. At
minimum, the project shall provide two (2) refuse collection areas measuring a minimum of
eleven feet by seven feet (11' x 7') each. One collection area is to be used for refuse, and
the other shall be for recycle materials. Such collection areas shall be enclosed and
viewable by refuse collectors, with exterior materials such as concrete block with metal
doors. Additionally, each collection area shall provide "chutes" to allow refuse from upper
floors to collect within these areas to the extent required by AB239 or City of Santa Ana
Ordinance and that determined by the Planning Division.
Section 9. Telephone. Electrical. Water. Gas. and Cable
A. All on-site utilities shall be placed underground.
B. Transformers of terminal equipment shall be visually screened from view from
streets, and adjacent properties.
C. There shall not be exposed downspouts, scupper drains, electrical or mechanical
lines on the exterior of the building. All mechanical equipment shall be screened
from view in an architecturally integrated manner, and shall not be visible from a
distance of three-hundred feet (300') from ground level at a pedestrian height.
D. Each unit shall be provided its own gas, electric, and water meters.
75A-18
Specific Development Plan No. 80
September 2006
Page 7 of 7
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EXHIBIT 6
75A-19
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EXHIBIT 7
75A-20
Conditional Use Permit No. 2006-14
September 25, 2006
Page 1 of 2
Findings of Fact
A.
Will the proposed
contribute to the
community?
use provide a
general well
service or
being of
facility which will
the neighborhood or
The proposed new building will contribute to the general well
being of the area by providing new pedestrian friendly
commercial space along the predominantly commercial Fourth
Street corridor on a lot that has been vacant for a long
period of time. Further, the proposed residential land use in
the upper floors of the proposed building will only enhance the
vibrancy of the Downtown by bringing additional consumers and
entrepreneurs directly to the area.
B. will the proposed use under the circumstances of the particular case
be detrimental to the health, safety or general welfare of persons
residing or working in the vicinity?
The proposed residential land use in the upper floors of the
proposed building will not be detrimental to the health, safety
or general welfare of persons residing or working in the
vicini ty. The parking garage is secured via remote control
access only to allow for secure use of the parking area for
residents. Additionally, the alley will be well-lit to as to
offer increased safety and more visibility to drivers. The
parking area will also be enhanced through a mirror to allow
drivers backing into the alley to see oncoming traffic.
Oncoming traffic will be notified when a vehicle is backing out
of the parking area through the use of a flasher light
triggered by the garage door opening. The front courtyard area
of the building will be enclosed with a safety gate to prevent
vandalism and graffiti.
C. Will the proposed use adversely affect the present economic
stability or future economic development of properties surrounding
the area?
The new building, in conjunction with high quality landscape,
hardscape and architectural style and materials, will be
visually pleasing and offer a highly improved appearance from
the vacant lot. The overall economic stability of the area
will be strengthened as a result of new commercial services
being added to the area.
EXHIBIT 8
75A-21
Conditional Use Permit No. 2006-14
September 251 2006
Page 2 of 2
D. Will the proposed use comply with the regulations and conditions
specified in Chapter 41 of the Santa Ana Municipal Code for such
use?
The proposed building with commercial on the ground
floor/street level and residential uses on the upper floors
will operate in compliance with Specific Development 80 and the
Santa Ana Municipal Code. The courtyard which will be visible
from the public right-of-way will be landscaped and provide
visual interest through the use of high quality hardscapel
seating 1 seat walls 1 and water feature. The proposed proj ect
meets the intent of live/work projects that are allowed via C3-
A zoning.
E. Will the proposed use adversely affect the General Plan or any
specific plan of the City?
The proposed use is in keeping with the density and uses
identified by the General Plan designation of District Center.
The project supports General Plan Land Use Policy Number 1.0
which calls for the promotion of a balance of land uses to
address basic Land Use Policy Number 2.0 which calls for the
promotion of land uses to enhance the Ci tyl s economic and
fiscal viability. The mixed use project accomplishes both
these goals simultaneously.
75A-22
SEPTEMBER 25, 2006
PAGE 1 OF5
Conditions for Approval
Conditional Use Permit No. 2006-14 is approved subject to compliance to
the reasonable satisfaction of the Planning Manager, with all applicable
sections of the Santa Ana Municipal Code, the California Administrative
Code, the Uniform Fire Code, the Uniform Building Code, and all other
applicable regulations.
The applicant must comply in full with each and every condition listed
below prior to exercising the rights conferred by this conditional use
permit.
The applicant must remain in compliance with all conditions listed below
throughout the life of the conditional use permit. Failure to comply with
each and every condition may result in revocation of the conditional use
permit.
A. Planning Division
1. Comply with all conditions and requirements from the
Development Review Committee (DRC) for the development project
(DP2004-91) .
2. Any amendment to this conditional use permit must be submitted
to the Planning Division for review. At that time, staff will
determine if administrative relief is available or the
conditional use permit must be amended.
3. The buildings shall be of wood or steel construction with a
quality and durable exterior materials as shown on the
architectural plans, material boards and material
specifications submitted for this project. Exterior materials
shall include a real stone product on the fayade of the first
three floors of the building.
4.
The exterior east wall shall be reviewed in detail
potential aesthetic improvements, and/or the potential
temporary signage. Additionally, plant material should
included on the roof deck that may spillover the wall
soften the hard edges of the top floors of the architecture.
for
for
be
to
5. Prior to issuance of building permits, the interior building
amenities shall be submitted for review by the Planning
EXHIBIT 9
75A-23
SEPTEMBER 25, 2006
PAGE20F5
Division. The amenity package submitted for review shall
include but not be limited to flooring, staircase railings,
doors and hardware, kitchen appliances and cabinetry, dual
bowl sinks and fixtures, tile walls, tiled showers enclosures
and kitchen countertops of stone tile or stone slab, or their
equivalent. At minimum, the amenities will include the
equivalent or higher grade of a General Electric Monogram
Series product line for the kitchen appliances.
6.
Prior to issuance of building permits,
details regarding each unit's access
provided to the Planning Division.
size specifications and
to elevators, shall be
7. The project shall include eight parking spaces utilizing a
Klaus P310 parking lift. Detailed drawings and specifications
shall be provided regarding the parking lift's operation, size,
and mechanics. Each residential unit shall be allotted parking
per the standards stated in Specific Development 80.
8. The parking garage shall provide insulated garage door(s) with
automatic opener, transmitter and remotes.
9. Prohibit all first levels from any encroachment for use as
bedroom space. The first floor (street level) is to be used
for retail/gallery area as defined in Specific Development 80.
10.
Covenants, Conditions, and Restrictions (CC&Rs) must
approved by the Planning Manager prior to the issuance of
building permit. Such CC&Rs must contain at a minimum,
following:
be
any
the
a. Project and site maintenance.
b. Standards shall be established for the exterior
maintenance of each unit within the community.
c. Graffiti removal will be required within 48 hours.
d. Assignment of repair of perimeter walls/fencing will be
specified in the CC&Rs in the event of damage.
e. CC&Rs are to be in effect in perpetuity.
f. Any proposed modifications to the CC&Rs will require
approval by the City of Santa Ana.
g. The use of professional management to ensure a quality
operation and maintenance.
h. The site restrictions regarding to number of parking
spaces.
i. The site restrictions regarding the turning radius into
the garage area.
75A-24
SEPTEMBER 25, 2006
PAGE30F5
j. Types of commercial/businesses allowed in the residential
areas.
k. Number of employees to be limited to two per 1,000 square
feet of gross floor area of the unit.
1. No more than one business per residential unit.
m. Standards shall be established for the ongoing
maintenance of the parking lift.
n. The use of a unique parking facility (parking lift) shall
indemnify the City of Santa Ana for any liability for any
potential accidents or injuries resulting from this
facility.
o. A covenant establishing the City of Santa Ana's release
of liability regarding the unique parking facility
(parking lift) shall be recorded with the County of
Orange Recorder's Office.
11. A tentative tract and final tract map shall be approved prior
to the applicant exercising the rights conferred by this
conditional use permit.
12. This conditional use permit shall be null and void and of no
force and effect unless and until the City Council, in the
exercise of its sole discretion, approves a tentative tract
map for this project.
13. The proposed structure shall be built to all applicable
commercial codes established by the 2001 California Building
Code, and shall be compliant with the Americans with
Disabilities Act to allow for the commercial uses on upper
floors.
14. Prior to issuance of building permits, the exterior building
amenities, materials and finishes, and balcony railings shall
be submitted for review and approval by the Planning Division.
Exterior glass shall be Class "A" and blue or green non-
reflective, safety material.
15.
Prior to issuance of building permits,
details of the rollup window covers shall
Planning Division for review and approval.
specifications and
be provided to the
16. Prior to issuance of building permits, the exterior building
ameni ties, specifically the courtyard area at street level,
water feature, street furniture and seating, security fencing,
as well as materials and finishes shall be submitted for review
and approval by the Planning Division.
75A-25
SEPTEMBER 25, 2006
PAGE40F5
17. The applicant shall provide a plan for lighting and landscape
maintenance. The lighting and landscape plan and design will
be reviewed by the Planning Division during the plan check
phase.
18. Prior to issuance of building permits, the exterior building
amenities, specifically for the roof deck area, as well as
materials and finishes, and roof deck railings, and
accessibility shall be submitted for review and approval by
the Planning Division. This submittal shall include landscape
and hardscape details, as well as furniture, any proposed
water feature, and/or any recreational amenity.
19.
Prior to issuance of building permits,
unit's access to the roof deck,
specifications, shall be submitted for
the Planning Division.
details regarding each
as well as elevator
review and approval by
20.
Prior to
building's
units for
and Police
issuance of building permits, details of the
security feature for visitors to contact individual
entry shall be submitted to the Planning Division
Department for review and approval.
21. Prior to issuance of building permits, submit for review a
plan outlining the design of the fire access location, as well
as automatic fire sprinklers, fire alarms, and standpipe
systems.
22. Prior to issuance of building permits, submit a plan for
review indicating the location of utility vaults,
transformers, check valves, air conditioning units, and gas
and water meters. These appurtenances shall be screened from
public view and be integrated into the building's
architecture.
23.
Prior to issuance of
review indicating the
mechanical items are
building.
building permits, submit a plan for
location of all water heaters. These
to be within the footprint of the
24. Prior to issuance of building permits, submit a Historic
American Building Survey (HABS) related to the historic ghost
sign on the easterly adjacent building that is completed by a
qualified Architectural Historian to the Planning Division for
review and archival purposes.
75A-26
SEPTEMBER 25, 2006
PAGE50F5
25. Prior to issuance of building permits, submit a proposal for
an interpretative sign and display to be mounted on the Fourth
Street building fa9ade at street level related to the historic
ghost billboard for review and approval by the Planning
Division. This interpretative sign shall include photographs
of the billboard, as well as a narrative description of the
billboard's historical aspects.
26. Prior to issuance of building permits, an address
directory/plan with accompanying floor plan must be submitted
to the Planning Division for approval.
27. Prior to issuance of building permits, an onsite mailbox
location for all units must be submitted to the Planning
Division and approved by both Planning and the United States
Post Office for location and method of operation.
28. Prior to issuance of Certificate of Occupancy, a mirror shall
be installed in such a way to allow those backing into the
alley from the project's parking garage, to see oncoming
traffic from said alley. This mirror may not project into the
right -of -way. Should the mirror be required to be installed
on an adj acent property, an easement shall be obtained from
the owner of said adjacent property.
29. Prior to issuance of Certificate of Occupancy, a flashing
traffic/warning light shall be installed to alert drivers
headed east in the alleyway that a vehicle is emerging from
the project's parking garage. Should the flasher be required
to be installed on an adjacent property, an easement shall be
obtained from the owner of said adjacent property.
30. Prior to issuance of Certificate of Occupancy, the building
address number shall be posted on the building's fa9ade,
facing Fourth Street, in a minimum of four-inch letters.
31. Prior to issuance of Certificate of Occupancy, a sign program
shall be submitted to the Planning Division for review and
approval which includes a building address directory.
32. Site Plan Review approvals shall expire in conjunction with
the expiration of this Conditional Use Permit in a period of
two (2) years from the date of final approval if the Tentative
or Final Subdivision Map has not been vested.
75A-27
MAl
CITY MANAGER
David N. Ream
,CITY ATTORNEY
Joseph W. Fletcher
CLERK OF THE COUNCIL
Patricia E. Healy
Miguel A. Pulido
MAYOR PRO TEM
Usa Bist
COUNCIL MEMBERS
Claudia C. Alvarez
Carlos Bustamante
Alberta D. Christy
Mike Garcia
Jose Solorio
CITY OF SANTA ANA
PlANNING & BUILDING AGENCY
20 Civic Center Plaza (M-20)
P.O. Box 1988. Santa Ana. California 92702
(714) 667-2700. Fax (714) 973-1461
www.santa-ana.org
POSTED
AUG 3,1 2006
~
TOM DAI. Y, fLERK.RECORDER
. -.... OI!PUTY
,
Pursuant to the Procedures of the City of Santa Ana for implementation of the California
Environmental Quality Act, the Environmental Evaluator has completed an Initial Study for
the project described below:
Project Number:
DP-2004-91
Applicant:
Urban+West+ Strategies
Project Location I Address: 320 West Fourth Street, Santa Ana, CA 92701
Project Title I Description: The subject property is located in the Central Business
Artists Village (C3-A) zoning district and has a General Plan use designation of District
Center (DC). The proposed project consists of the construction of a new 16,000 square
foot mixed-use building, with retail on the first level and five residential units on five levels
above, on a 4,000 square foot lot. Parking will be provided in a garage using a lift. Project
will require a zone change to create a Specific Development zone with development
standards for the zone.
And does hereby find:
That although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because of revisions to
the project and mitigation measures placed on the project, and agreed to by the
applicant, reduce each impact to below a level of significance.
Signature: ~~ Date: 08/i1)/ Cf->
This determination is not final until adopted by Hie decision-making body or administrative
official, and a Notice of Determination is filed.
AA 06-4-S0/ CUP 06-14/
SPA 06-7/ EA 04-234
EXHIBIT 10
75~28
aw~fA
Environmental Checklist
CEQA Compliance
PLANNING DIVISION
I.
Project Title:
SD-80
II.
Project Numbers:
AA-2006-4 SP and ER 2004-234
III.
Lead Agency Name and Address:
City of Santa Ana
Planning Division (M-20)
P.O. Box 1988, Santa Ana, CA 92702
IV.
Contact and Phone Number: Hallv Soboleske
(714) 647-5842
V. Project Location: South side of West Fourth Street. east of Birch Street. west of Broadwav
VI. Project Sponsor's Name and Address:
David DiRienzo, Urban+West+Strategies, Inc. 421 North Main Street, Santa Ana, CA 92701
VII. General Plan Designation:
District Center (DC)
VIII. Zoning:
C3-A Downtown Commercial - Artists Village
IX. Description of Project:
The project is the creation of a specific plan to facilitate the infill development of the downtown project
area to improve the pedestrian streetscape, reduce blight, and encourage an urban lifestyle, thereby
promoting the use of transit. The intensity of development is in keeping with that allowed per the General
Plan designation of District Center that allows ninety dwelling units per acre; however, the subject site will
be developed at a six-story height (with one story being below grade). The proposed project consists of
the construction of a new 16,000 square foot mixed use building with 1,189 square feet of retail on the first
floor, 3,544 of basement that includes parking and storage, as well as five residential units occupying the
remaining upper floors.
X. Surrounding Land Uses and Setting:
The project is located in the central urban core of Santa Ana, and is comprised of a 4,000 square foot lot
in the Downtown National Register District. The surrounding land uses include the Ronald Regan Federal
Courthouse just north and across the street from the subject site. Additionally, there are retail and office
land uses to the south, east, and west. A public alley runs perpendicular and directly behind/south of the
site.
XI. Other agencies whose approval is required.
There are no outside agencies that require approval.
LL IM:IW est_ End_ LoftsIWest_End_ Checklistrlv _ 2.doc
75~29
Page 1 of 2
~~fA
Environmental Checklist
CEQA Compliance
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by that project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
0 Aesthetics
0 Agricultural Resources
0 Air Quality
0 Biological Resources
0 Cultural Resources
0 Geology and Soils
0 Hazards and Hazardous Materials
0 Hydrology and Water Quality
0 Land Use and Planning
0 Mineral Resources
0 Noise
0 Population and Housing
0 Public Services
0 Recreation
0 Transportation and Traffic
0 Utilities and Service Systems
0 Mandatory Findings of Significance
Environmental Determination
On the basis of this initial evaluation, I find that:
A. D The proposed project COULD NOT have a significant effect on the environment and a NEGATIVE
DECLARATION will be prepared.
B. cg] Although the proposed project could have a significant effect on the environment, there will not be a significant
effect in this case because revisions to the project have been made by or agreed to by the applicant. A
MITIGATED NEGATIVE DECLARATION will be prepared.
c. D The proposed project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT
REPORT is required.
D. D Although the proposed project could have a significant effect on the environment, because all potentially
significant effects (a) have been analyzed adequately in an earlier EIR (EIR No. - ) pursuant to applicable
standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation
measures that are imposed upon the project, nothing further is required.
E. D Pursuant to Section 15164 of the CEQA Guidelines, an EIR (EIR No. - ) has been prepared earlier and only
minor technical changes or additions are necessary to make the previous EIR adequate and these changes do
not raise important new issues about the significant effects on the environment. An ADDENDUM to the EIR
shall be prepared.
F. D Pursuant to Section 15162 of the CEQA Guidelines, an EIR (EIR No. - ) has been prepared earlier; however,
subsequent proposed changes in the project and/or new information of substantial importance will cause one
or more significant effects no previously discussed. A SUBSEQUENT EIR shall be prepared.
Auqust 30. 2006
Signature Date
Hallv Soboleske. Associate Planner
Printed Name
LLIM:IWesCEnd_ LoftslWest_End _ Checklistrlv _ 2.doc
75~30
Page 2 of 2
~~fA
Environmental Checklist
CEQA Compliance
Evaluation of Environmental Impacts:
I. A brief explanation is required for all answers except "No Impact" answers that are adequately supported
by the information sources a lead agency cites in the parentheses following each question. A "No Impact"
answer is adequately supported if the referenced information sources show that the impact simply does
not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No
Impact" answer should be explained where it is based on project-specific factors as well as general
standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific
screening analysis).
II. All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts.
III. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If
there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is
required.
IV. "Less Than Significant with Mitigation Incorporated" applies where the incorporation of mitigation
measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact."
The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to
a less than significant level.
Less Than
Significant
Potentially With Less Than
Significant Mitigation Significant No
Issues & Supporting Information Sources Impact Incorporated Impact Impact
I. Aesthetics - Would the project:
A. Have a substantial adverse effect on a scenic vista? 0 0 [g] D
B. Damage scenic resources, including but not limited 0 0 [g] D
to, trees, rock outpourings and historic buildings
within a state highway?
C. Substantially degrade the existing visual character
or quality of the site and its surroundings? 0 0 [g] D
D. Create a new source of substantial light or glare
which would adversely affect day or nighttime views
in the area? 0 0 [g] D
75~31
~fA
Environmental Checklist
CEQA Compliance
Issues & Supporting Information Sources
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
II. Agricultural Resources - In determining whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site
Assessment Model prepared by the California Department of Conservation as an optional model to use in
assessing impacts on agricultural farmland. Would the project:
A.
Convert Prime Farmland, Unique Farmland or
Farmland of Statewide Importance (Farmland) to
non-agricultural use? (The Farmland Mapping and
Monitoring Program in the California Resources
Agency, Department of Conservation, maintains
detailed maps of these and other categories of
farmland.)
o
o
o
o
o
o
o
r8J
B.
Conflict with existing zoning for agricultural use or a
Williamson Contract?
o
r8J
C.
Involve other changes in the existing environment
which, due to their location or nature, could
individually or cumulatively result in loss of
Farmland, to non-agricultural use?
o
r8J
III. Air Quality - Where available, the significant criteria established by the applicable air quality management or
pollution control district may be relied upon to make the following determinations. Would the project:
A.
Conflict with or obstruct implementation of
applicable Air Quality Attainment Plan or Congestion
Management Plan?
B.
Violate any stationary source air quality standard or
contribute to an existing or proposed air quality
violation?
C.
Result in a cumulatively considerable net increase
of any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard (including releasing
emission which exceeds quantitative thresholds for
ozone precursors)?
D.
Expose sensitive receptors to substantial pollutant
concentrations?
75~32
o
o
o
o
o
o
o
o
r8J
o
r8J
o
r8J
o
r8J
o
~~fA
Environmental Checklist
CEQA Compliance
Issues & Supporting Information Sources
E.
Create objectionable odors affecting a substantial
number of people?
IV. Biological Resources - Would the project:
A.
Have a substantial adverse impact, either directly
or through habitat modifications, on any species
identified as a candidate, sensitive or special status
species in local or regional plans, policies or
regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Services?
B.
Have a substantial adverse impact on any riparian
habitat or natural community identified in local or
regional plans, policies, and regulations or by the
California Department of fish and Game or U.S.
Fish and Wildlife Service?
C.
Adversely impact federally protected wetlands
(including, but not limited to, marsh, vernal pool,
coastal, etc.) either individually or in combination
with the known or probable impacts of other
activities through direct removal, filling hydrological
interruption, or other means?
D.
Conflict with any local policies or ordinances
protecting biological resources, such as tree
preservation policy or ordinance?
V. Cultural Resources - Would the project:
A.
Cause a substantial adverse change in the
significance of a historical resource as defined in
Section 15064.5?
B.
Cause a substantial adverse change in the
significance of a unique archaeological resource
pursuant to define Section 15064.5?
C.
Directly or indirectly disturb or destroy a unique
paleontological resource or site?
7~~433
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
Less Than
Significant
with
Mitigation
Incorporated
D
D
D
D
D
[gJ
D
D
Less Than
Significant
Impact
~
D
D
D
D
D
D
o
No
Impact
D
[gJ
[gJ
[gJ
[gJ
D
[gJ
[gJ
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Environmental Checklist
CEQA Compliance
Issues & Supporting Information Sources
D.
Disturb any human remains, including those
interred outside of formal cemeteries?
VI. Geology and Soils - Would the project:
A. Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
1. Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault?
2. Strong seismic ground shaking?
3. Seismic-related ground failure, including
liquefaction?
4. Landslides?
B. Would the project result in substantial soil erosion
or the loss of topsoil?
C. Would the project result in the loss of a unique
geologic feature?
D. Is the project located on strata or soil that is
unstable or that would become unstable as a result
of the project and potentially result in on- or off-site
landslide, lateral spreading, subsidence,
liquefaction, or collapse?
E. Where sewers are not available for the disposal of
wastewater, is the soil capable of supporting the
use of septic tanks or alternative wastewater
disposal systems?
7 5A~34
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
D
Less Than
Significant
with
Mitigation
Incorporated
D
D
D
D
D
D
D
D
D
Less Than
Significant
Impact
D
D
D
D
D
D
D
D
D
No
Impact
~
~
~
~
~
~
~
~
~
anfA
Environmental Checklist
CEQA Compliance
Issues & Supporting Information Sources
VII. Hazardous and Hazardous Materials - Would the project:
A.
Create a significant hazard to the public or the
environment through the routine transport, use or
disposal of hazardous materials?
B.
Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substance or waste
within one-quarter mile of an existing or proposed
school?
C.
Be located on a site which is located on a list of
hazardous materials sites compiled pursuant to
Government Code Section 659662.5 and, as a
result, would it create a significant hazard to the
public or the environment?
D.
For a project located within an airport land use plan
or where such a plan has not been adopted, within
two miles where of a public airport or public use
airport, would the project result in a safety hazard
for people residing or working in the project area?
VIII. Hydrology and Water Quality - Would the project:
A.
Violate Regional Water Quality Control Board water
quality standards or waste discharge requirements?
B.
Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater table
level (i.e., the production rate of pre-existing nearby
wells would drop to a level which would not support
existing land uses or planned uses for which
permits have been granted)?
C.
Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of stream or river, or substantially
increase the rate or amount of surface runoff in a
manner which would result in flooding on or off-
site?
75~35
Potentially
Significant
Impact
D
D
D
D
D
D
D
Less than
Significant
with
Mitigation
Incorporated
D
D
D
D
D
D
D
Less Than
Significant
Impact
D
D
D
D
D
D
o
No
Impact
r3J
r3J
r3J
r3J
r3J
r3J
[g]
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Environmental Checklist
CEQA Compliance
Issues & Supporting Information Sources
D. Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide substantial
additional sources of polluted run-off?
E. Place housing within a 1 DO-year floodplain, as
mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
delineation map?
F. Place within a 1 DO-year floodplain structures which
would impede or redirect flood flows?
G. Place housing within a 1 DO-year floodplain, as
mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
delineation map?
IX. Land Use and Planning - Would the project:
A.
Physically divide an established community?
B.
Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the
project (including, but not limited to the general
plan, specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
C.
Conflict with any applicable habitat conservation
plan or natural community conservation plan?
X. Mineral Resources - Would the project:
A.
Result in the loss of availability of a locally-
important mineral resource recovery site delineated
on a local general plan, specific plan, or other land
use plan?
75&36
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
Less Than
Significant
with
Mitigation
Incorporated
D
D
D
D
D
rg]
D
D
Less Than
Significant
Impact
D
D
D
D
D
D
D
D
No
Impact
rg]
rg]
rg]
rg]
rg]
D
rg]
rg]
anfA
Environmental Checklist
CEQA Compliance
Issues & Supporting Information Sources
XI. Noise - Would the project result in:
A. Exposure of persons to or generation of noise
levels in excess of standards established in the
local general plan or noise ordinance, or applicable
standards of other agencies?
B. Exposure of persons to or generation of excessive
ground borne vibration or ground borne noise levels?
c. A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing
without the project?
D. A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without project?
E. For a project located within an airport land use plan
or where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project expose people residing or
working in the project area to excessive noise
levels?
XII. Population and Housing - Would the project:
A.
Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and business) or indirectly (for example,
through extension of roads or other infrastructure)?
B.
Displace substantial numbers of existing housing,
necessitating the construction of replacement
housing elsewhere?
c.
Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?
7 5A~3 7
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
Less than
Significant
with
Mitigation
Incorporated
D
D
D
D
D
D
D
D
Less Than
Significant
Impact
[gJ
[gJ
[gJ
[gJ
[gJ
[gJ
D
D
No
Impact
D
D
D
D
D
D
[gJ
[gJ
aIT~fA
Environmental Checklist
CEQA Compliance
Issues & Supporting Information Sources
XIII. Public Services
A. Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service rations, response
times or other performance objectives for any of
the public service:
1. Fire protection?
2. Police protection?
3. Schools?
4. Parks?
5. Other public facilities?
XIV. Recreation
A.
Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility would occur or be
accelerated?
B.
Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an adverse
physical effect on the environment?
XV. Transportation I Traffic
A.
Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacity of
the street system (Le., result in a substantial
increase in either the number of vehicle trips, the
volume to capacity ration on roads, or congestion at
intersections )?
75A~38
Potentially
Significant
Impact
o
o
o
o
o
o
o
o
Potentially
Significant
Unless
Mitigation
Incorporated
o
o
o
o
o
o
o
o
Less Than
Significant
Impact
!8J
!8J
!8J
!8J
!8J
!8J
o
!8J
No
Impact
o
o
o
o
o
o
!8J
o
~~AfA
Environmental Checklist
CEQA Compliance
Issues & Supporting Information Sources
B.
Exceed, either individually or cumulatively, a level
of service standard established by the county
congestion management agency for designated
roads or highways?
C.
Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
D.
Substantially increase hazards to a design feature
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
E.
Result in inadequate emergency access?
F.
Result in inadequate parking capacity?
G.
Conflict with adopted policies supporting alternative
transportation (e.g., bus turnouts, bicycle racks)?
XVI. Utilities and Service Systems
A.
Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
B.
Require or result in the construction of new water
or wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
C.
Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
D.
Are sufficient water supplies available to serve the
project from existing entitlements and resources or
are new or expanded entitlements needed?
E.
Result in the determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project's projected demand in addition to the
provider's existing commitments?
75A.a9
..
Potentially
Significant
Impact
o
o
o
o
o
o
o
o
o
o
o
Potentially
Significant
Unless
Mitigation
Incorporated
o
o
[81
o
o
o
o
o
o
o
o
Less Than
Significant
Impact
[81
o
o
[81
[81
o
o
o
o
o
o
No
Impact
o
[81
o
o
o
[81
[81
[81
[81
[81
[81
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Environmental Checklist
CEQA Compliance
PotentIally
Significant
Unless
Mitigation
Incorporated
Issues & Supporting Information Sources
F.
Is the project served by a landfill with sufficient
permitted capacity to accommodate the project's
sold waste disposal needs?
G.
Comply with federal, state and local statutes and
regulations related to solid waste?
XVII. Mandatory Findings of Significance
A. Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
B. Does the project have impacts that are individually
limited but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, effects of other current projects and the
effects of probable future projects.)
C. Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
~
7 SA~O
Potentially
Significant
Impact
o
o
o
o
o
o
o
[8J
o
o
Less Than
Significant
Impact
[8J
o
o
[8J
o
No
Impact
o
[8J
o
o
[8J
anlA
Responses to
Environmental Checklist
For CEQA Compliance
I. Aesthetics
A. The Scenic Corridors Element of the Santa Ana General Plan identifies certain
corridors that serve as major views and vantage points to the City of Santa Ana.
These corridors consist of existing scenic vistas or views open to the public. The
proposed project is not within a scenic corridor and will not obstruct any scenic vista
in the City. Impacts would be less than significant.
B. The Orange Freeway (SR-57), Newport Freeway (SR-55), and Garden Grove
Freeway (SR-22) are the three state highways that can be found in the City of Santa
Ana. The project area is not visible from these highways, and the proposed project
will not damage or destroy any scenic resources that are located within the vicinity of
these highways. Impacts would be less than significant.
C. Implementation of the proposed project would alter the visual quality of the site.
However, impacts are anticipated to be beneficial, not adverse. The intent of the
project is to improve the aesthetics in the planning area. The architectural style will be
designed to complement the Downtown National Register District. The project
includes development standards.
D. Major sources of light and glare in the planning area include light from street and
parking lot lights, illuminated signage, headlights from vehicles, security lighting, and
indoor lighting. The proposed project will not introduce substantial new lighting that
will be discern able over existing conditions. Impacts would be less than significant.
II. Agricultural Resources
A. Section 66474.4 of the Subdivision Map Act identifies certain categories of agricultural
resources that are significant and, therefore, require special consideration. According
to the Santa Ana General Plan, the City of Santa Ana does not contain Prime
Farmland, Unique Farmland, or Farmland of Statewide Importance. Therefore, the
proposed project will not adversely affect these categories of farmland.
B. The Williamson Contract applies to parcels consisting of at least 20 acres of Prime
Farmland or at least 40 acres of land not designated as Prime Farmland. Santa Ana
does not contain any parcels of Prime Farmland, nor does it contain any parcel
consisting of more than 40 acres of farmland. Therefore, the Williamson Contract is
not applicable to the City of Santa Ana.
C. The proposed project will not disrupt or damage the operation and/or productivity of
any farmland in the City of Santa Ana. No impacts would occur.
III. Air Quality
A. The project will not introduce substantial new growth in population to the downtown
area. The project includes five residential units, which would generate a negligible
population growth consistent with population projections used to develop the Air
Quality Management Plan. Impacts are less than significant.
7SA~1
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Responses to
Environmental Checklist
For CEQA Compliance
B. During the demolition/construction associated with the proposed project, short-term
construction-related activities will impact air quality in the local area. Long-term, new
development and vehicle trips will not result in substantial or significant emissions due
to the relatively small scale of this infill development.
C. The proposed project will not result in an increase of criteria pollutants in the City of
Santa Ana since the thresholds of the region due to the commercial nature of the
downtown commercial area account for the contribution of pollutants to the region.
This relatively small infill development will not contribute significantly to the region's
overall pollutant level. The impact will be less than significant.
D. Sensitive receptors include land uses such as homes, schools, day care centers, and
hospitals. This project will not expose sensitive receptors to pollutants. Impacts will
be less than significant.
E. Construction and implementation of the proposed project could ultimately involve
materials/uses, such as drycleaners and salons, in the retail space on the first floor
that may create objectionable odors. Impacts will be less than significant.
IV. Biological Resources
A. According to the Natural Diversity Database operated by the California Department of
Fish and Game, sensitive species in Santa Ana are limited to a possible occurrence
of the San Diego Horned Lizard. The site of the proposed project is not known to be
a habitat for the species named above. No impacts would occur.
B. Santa Ana is a built-up, urban community. As a result, readily apparent resources,
such as natural habitat and wildlife, are limited. The proposed project does not
interfere with the sustenance of any riparian habitat or natural community in the City
of Santa Ana. No impacts would occur.
C. The project site is located in an urbanized area. Due to the presence of this
developed environment, and lack of natural water bodies in the area, no wetland
habitat exists on the site. No impacts would occur.
D. The official City tree is the Jacaranda. The proposed project will not damage or
destroy existing Jacarandas in the area as it is developed. No impact would occur.
V. Cultural Resources
A. According to the Historic Resources Exhibit in the Santa Ana General Plan Revised
Draft Land Use Element, the building immediately east of the subject site includes a
historically and culturally significant ghost sign that may be affected by this project.
Additionally, the subject site is located within the Downtown National Register District.
Impacts will be mitigated by setting the upper levels of the building back from the
lower floors so as not to obscure the historic ghost sign on the adjacent building's
wall. Additionally, the building will be compatible with the Downtown National Register
District in terms of massing and scale, and will set itself apart from older development
by utilizing a more modern style of architecture and materials, thereby meeting the
Secretary of the Interior's Standard Number Nine requiring new development to be
differentiated from old. Impacts will be mitigated to a less than significant level, and
7SA~2
aIT~AfA
Responses to
Environmental Checklist
For CEQA Compliance
will be further analyzed with the help of special studies by a qualified architectural
historian.
B. The project area is located within an urbanized area and has been disturbed by
previous and existing development. Therefore, it is unlikely that any significant
archaeological resources exist on-site. The construction phase of this project will be
monitored so as to identify an archeological resources unearthed during the
implementation portion of this project.
C. The project site is located within an urbanized area and has been disturbed by
previous and existing development. Therefore, it is unlikely that any significant
paleontological resources exist on-site. Implementation of the proposed project is not
anticipated to disturb any known paleontological resources, and less than significant
impacts on such resources are expected.
D. The project site is not known to contain human remains interred inside or outside
formal cemeteries. Discovery of human remains is governed by State Law, which
requires stop of work and reporting to authorities. No impact would occur.
VI. Geology and Soils
A-1 According to the most recent Alquist-Priolo Zoning Map, no known fault traces are
located in the City of Santa Ana. No impact would occur.
A-2 Seismic hazard from ground shaking is typical for large areas of Southern California.
However, the implementation of seismic design provisions for structural safety will
help to minimize threats to human safety in the event of an earthquake. All structures
will be designed in accordance with the seismic design provisions of the Uniform
Building Codes to promote maximum safety in the event of an earthquake. No impact
would occur.
A-3 According to Exhibit 3-8 of the Santa Ana General Plan Draft Environmental Impact
Report, the project site is located in an area of very low/low liquefaction hazard. No
impact would occur.
A-4 The project area is generally flat and implementation of the proposed project will,
therefore, not require slope cuts that could result in landslides. No unstable hills or
cliffs are located in the project vicinity. No impact would occur.
B. Localized erosion of on-site soils may occur as a result of the proposed project.
Individual projects that meet certain criteria are required to comply with the Orange
County Stormwater Program and Stormwater Permit, and implement best
management practices for each site, including post-construction. Given the relatively
level slope and urban nature of the planning area, along with existing regulations, the
potential for significant erosion such that a geologic hazard would be created is
considered low. No impact would occur.
C. The project site has been disturbed in the past and does not contain any unique
geological or physical feature. No impact is anticipated.
D. The proposed project is not located on sensitive or unstable soil. No impacts are
anticipated.
7SA~3
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Responses to
Environmental Checklist
For CEQA Compliance
E. Sewer access is available in the project area. No impacts would occur.
VII. Hazards and Hazardous Materials
A. Implementation of the proposed project is not associated with the use, storage, or
disposal of hazardous substances. No impact would occur.
B. The proposed project is less than one-half mile of an existing school. Due to the
small number of units, and low additional traffic count. No impact would occur.
C. The proposed project area does not include sites located on a Hazardous Material
Site List. There are no impacts.
0, There are no public airports in the City of Santa Ana; however, John Wayne
International Airport is located one-mile southwest of city limits. The proposed project
is not located within a two-mile radius of the airport. The proposal does not include
structures which exceed 200 feet in height, and is not within the John Wayne Airport
Planning Area. No impact would occur.
VIII. Hydrology and Water Quality
A. Runoff from the project area will not result in ongoing or new violations of water
quality or waste discharge standards imposed by the various agencies (RWQCB,
Orange County Water District, etc.). This is a relatively small infill development
project, and does not include an unanticipated amount of discharge into drainage. No
significant impact would occur.
B. The proposed project, in conjunction with other past, present, and reasonable
foreseeable future projects, will contribute to the utilization of public water. The level
of development anticipated under the proposal is such that it does not necessitate the
preparation of an assessment to ensure water supplies are not adversely affected.
Impacts are insignificant due to the relatively small scale of this project as an infill
development project..
C. The proposed project is within a developed and urbanized area. The project will not
result in a significant change in surface drainage patterns or absorption, as the site is
currently impervious, and will continue to be post-construction. The site is less than
one acre, and would not require preparation of a Water Quality Management Plan.
No significant impact would occur..
D. Surface waters in the region could be degraded by runoff from the proposed project;
however, do the relatively small scale of the project (less than one acre). In impact
would occur.
E. The proposed project includes new housing development. According to Exhibit 3-11
of the Santa Ana General Plan Draft Environmental Impact Report, the proposed
project is not located within a 100-Year Flood Zone. No impacts would occur.
F. The project does not consist of a structure that would impede or redirect flood flows.
No impacts would occur.
7SA44
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anfA
Responses to
Environmental Checklist
For CEQA Compliance
G. The proposed project will be designed in compliance with applicable flood control
ordinances and will not expose persons or property to water-related hazards. No
impacts would occur.
IX. land Use and Planning
A The proposed project area does not include existing residential neighborhoods. The
project will not divide existing neighborhoods. No impact would occur.
B. The project area is in an urban setting that does not harbor any significant
environmental resources. However, the project includes amendment of the Zoning
Code and associated maps, and to create a Specific District with development
standards. The project has been analyzed for consistency with all applicable planning
documents, and meets the intent of the C3-A zoning district by including retail land
uses at the ground level to augment the primarily commercial nature of the
Downtown. Additionally, the General Plan Land Use Element District Center
designation considers residential population density for this area. This mixed use
project meets this requirement, and therefore, the project meets the intent of the all
applicable planning documents. A Specific District zone will clarify and bring
consistency to the zoning and General Plan in this location.
C. The proposed project is located in an urbanized setting and no locally designated
species or natural communities are known to exist in the project area. The site is not
part of any habitat conservation plan or natural community preservation plan.
Therefore, no impacts would occur.
X. Mineral Resources
A Pursuant to Section 3.8 of the Santa Ana General Plan Draft Environmental Impact
Report, there are no areas in the City of Santa Ana designated as Significant Mineral
Aggregate Resource Areas (SMARA). No mineral resources are known to exist in
the project area; therefore, no impacts would occur.
XI. Noise
A The proposed project will not expose the public to noise levels in excess of the
standards set forth in the City of Santa Ana General Plan. However, during the
construction phase of the proposed project, there will be an increase in existing noise
levels. Adjacent land uses will be affected by construction-related noise, but this is a
temporary condition and a singular occurrence due to development. Impacts are less
than significant.
B. Construction grading could generate vibrations; however, impacts are less than
significant since this is a temporary condition and a singular occurrence due to
development.
C. Due to the relatively small scope of the project, the implementation of the project will
not generally increase ambient noise levels in the area, and impacts will be less than
significant. Adjacent land uses will be affected by construction-related noise, but this
is a temporary condition and a singular occurrence due to development
7SA~5
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Responses to
Environmental Checklist
For CEQA Compliance
D. Refer to XI.A.
E. There are no public airports in the City of Santa Ana; however, John Wayne
International Airport is located one-mile southwest of city limits. The proposed project
is not located within a two-mile radius of the airport. According to the Santa Ana
General Plan Draft Environmental Impact Report, no area of the City of Santa Ana is
within the noise impact area or 65 CNEL of John Wayne International Airport.
Therefore, people residing or working in the project area will not be exposed to
excessive noise levels. Impacts will be less than significant.
XII. Population and Housing
A. The project includes the development of housing and would result in an increased
population in the planning area. According to the 2003 United States Census, the
City's average household size was 4.6 persons per household. Therefore, this project
has the potential for 23 additional persons to be added to the overall population if
household members were from outside the City. The direct and indirect impacts of
this growth are less than significant with an overall City population to be
approximately 337,977 according the 2000 U.S. Census.
B. The project will not displace existing housing as the subject site is currently vacant.
There will be no impacts.
C. The project would not displace existing population as no housing currently exist
onsite. The project will result in an overall increase in housing in the planning area.
No impact would occur.
XIII. Public Services
A.1 Implementation of the proposed project may result in an increased demand for fire
protection and emergency medical services in the local area, but at a small scale.
Impacts are less than significant.
A.2 The proposed project may result in an increased demand for police services, but at a
small scale. Impacts are less than significant.
A.3 The proposed project may generate additional students, but at a small scale. Impacts
are less than significant.
A.4 The project will increase demand for recreational facilities, but at a small scale.
Impacts are less than significant.
A.5 The project may impact other governmental facilities, but at a small scale. Impacts
are less than significant.
XIV. Recreation
A. The proposed project will not result in a substantial or significant increase in residents
and employees in the area. However, the project does propose an onsite courtyard at
the street level, and may be used for passive recreation. Since this project is infill
development, and is of a relatively small scale, the project does not affect long term
City goals for recreational land uses. Additionally, a roof deck is proposed that will
7 SA~46
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Responses to
Environmental Checklist
For CEQA Compliance
allow for additional recreational space for residents. Impacts will be less than
significant.
B. The proposed project entails the construction passive recreational facilities that will
not adversely impact the environment. The impacts of these facilities are included in
the analysis for the respective issues. Impacts will be less than significant.
XV. TransportationlTraffic
A. The implementation of the proposed project would increase vehicle trips in the project
area. However, due to the small scale of the proposed project, impacts will be less
than significant.
B. The Circulation Element of the City of Santa Ana declares a minimum acceptable
Level of Service - D (LOS - D) for major intersections in the City. This is above and
beyond what is required by the County's Congestion Management Plan. Due to the
small scale of this project, the implementation will not result in a less than significant
impact.
C. The project is not within the John Wayne Airport's Planning Area, and the proposed
project does not include any heliports/helipads. Therefore air traffic will not be
affected. No impact is anticipated.
D. The proposed project will incorporate all applicable civil engineering standards to
ensure that its implementation will not result in hazardous design features for
vehicular traffic. A traffic study regarding the maneuverability of the public alley
access was completed, and the results indicate a less than significant impact. A
mitigation measure to have a mirror will be installed that will help the drivers leaving
the proposed parking lift see oncoming alley traffic.
E. Construction of the proposed project is not anticipated to result in inadequate
emergency access to the site. Impacts are less than significant.
F. The project includes underground parking with a parking lift to allow for eight parking
spaces - one per bedroom of the proposed housing project thereby meeting the
requirements for the City's multi-family residential parking ordinance. This measure
will mitigate any effects for the need for additional parking capacity. Guest and
consumer parking will be supplied through existing street parking and existing parking
structure facilities. No significant impact will occur.
G. The project will not negatively impact alternative transportation. There is no impact.
XVI. Utilities and Service Systems
A. The Orange County Sanitation District (OCSD) regulates wastewater treatment for
the City of Santa Ana. The proposed project will not cause any violation of those
standards set forth by the OCSD as it is a small infill development. No adverse
impacts are anticipated, and no mitigation measures are required.
B. The project will not cause a significant increase on existing water supply and
wastewater facilities due to the relatively small scale of this infill development project.
75A!J'47
anfA
Responses to
Environmental Checklist
For CEQA Compliance
There will be no significant impact as previous analysis for water supply has included
the build-out of this project area.
C. The Santa Ana Public Works Agency has reviewed the proposed project and has not
identified a need for new or altered systems to meet the increased demand for water
drainage facilities resulting from this project. No impact will occur.
D. The proposed project will not require modifications to the existing water system. No
impact would occur.
E. Refer to XVI.B.
F. The project will generate additional solid waste. A preliminary review of landfills
currently serving the project area shows significant remaining capacity.
www.ciwmb.ca.Qov. Santa Ana disposed of a total of 379,259 tons in the year 2000,
at a rate of 2 poundslresidenUday and 10.9 pounds/employee/day. A study of the
area landfills and their remaining capacity is presented in the following table.
Landfill Closure Remaining Capacity Santa Ana Contribution
Year (million cubic yards) (tons 2000)
Arvin 2008 2.2 23.0
Bradley West and West 2007 4.7 4.0
Expansion
Colton 2006 0.6 3.0
Frank R Bowerman 2022 63 290,175
Olinda Alpha 2013 38 74,965
Prima Deshecha 2067 87.4 2,158
Puente Hills #6 2013 62.3 2.0
Simi Valley Landfill and 2034 9.5 33.0
Recycling Center
Remaining Capacity in 267.7
System
There is sufficient current capacity to accommodate waste generated in the project
area. Impacts will be less than significant due to the relatively small scale of this
project.
G. The solid waste disposal needs of the proposed project will be served by Great
Western Reclamation. Great Western Reclamation complies with all federal, state,
and local statutes and regulations related to solid waste. The City's current diversion
rate is 59 percent, more than the 50 percent required by state law. No significant
impact is anticipated, and no mitigation measures are required.
XVII. Mandatory Findings of Significance
A. The project may impact historic resources, but to a less than significant level.
Impacts will be mitigated by setting the upper levels of the building back from the
lower floors so as not to obscure the historic ghost sign on the adjacent building's
wall. Additionally, the building will be compatible with the Downtown National Register
District in terms of massing and scale, and will set itself apart from older development
by utilizing a more modern style of architecture and materials, thereby meeting the
Secretary of the Interior's Standard Number Nine requiring new development to be
7 SA'fA8
~~fA
Responses to
Environmental Checklist
For CEQA Compliance
differentiated from old. The architecture and potential impact will be further analyzed
with the help of a qualified architectural historian.
B. It is anticipated that air quality and traffic are less than significant due the small scale
of this project.
C. Implementation of the proposed project is expected to have no environmental impacts
that are not expected to cause substantial adverse effects on human beings, either
directly or indirectly. There will be no significant impact.
XVIII. References
City of Santa Ana General Plan: General Plan, Adopted September 1982.
Draft Environmental Impact Report for the Proposed Santa Ana General Plan Draft Land Use
Element. Prepared for the City of Santa Ana. Whittier, California: Blodgett/Cunningham and
Associates, August 1, 1997.
Draft Land Use Element. Prepared for the City of Santa Ana. Whittier, California:
Blodgett/Cunningham and Associates, August, 1997.
Secretary of the Interior's Standards. National Parks Service.
75A4A9
REQUEST
The proposed project is to create a Specific Development
Zone 80 and development standards for a site located in the
Central Business Artists Village (C3 -A) zoning district with a
current General plan use designation of District Center (DC).
PROJECT DESCRIPTION
The subject property is located in the Central Business Artists
Village (C3-A) zoning district and has a General Plan use
designation of District Center (DC) The proposed project
consists of the construction of a new 16,000 square foot mixed-
use building with 1,189 square feet of retail on the first
floor, 3,544 of basement that includes parking and storage, as
well as five residential units occupying the remaining upper
floors., on a 4,000 square foot lot. Parking will be provided
in a subterranean garage using a lift. proj ect will require a
zone change to create a Specific Development zone with
development standards for the zone.
RESPONSES TO ENVIRONMENTAL CHECKLIST
The following is an analysis of potential environmental impacts
associated with the proposed amendment to the Municipal Code to
establish a Specific District. The analysis is based upon the
City of Santa Ana Environmental Check List. The analysis focuses
on impacts associated with approval of the proposed amendment to
the municipal code.
I. AESTHETICS
A. Have a substantial adverse effect on a scenic vista?
B. Damage scenic resources, including but not limited to
trees, rock outpourings and historic buildings within a
State highway?
Less than significant.
Approval of
establish a
result in
resource.
Corridor
the proposed amendment to the Municipal Code to
zoning ordinance for a Specific District would not
adverse impacts to any scenic vista, or scenic
The project area is not located within a Scenic
identified ln the Santa Ana General Plan.
as
75A~DO
Additionally, the subject site is not located near a State
Highways.
C. Substantially degrade the existing visual character or
quality of the site and its surroundings?
Less than significant
Approval of the proposed amendment to the Municipal Code to
establish a zoning ordinance for a Specific District would not
degrade the visual character of the City, in that the proposed
proj ect would establish development standards to help minimize
potential visual impacts associated with the project.
Additionally, the architectural style will be designed to
complement the Downtown National Register District, and not
creating a ufaux historic" appearance thereby meeting the
Secretary of the Interior's Standard Number Nine. The proposed
new structure will be designed to provide a beneficial visual
quality to the Downtown area. Additionally, the project will
include a courtyard area that will possess multiple amenities
such as seating, landscape, public art, and a water feature.
These amenities will add, rather than detract from, the visual
character and aesthetics of the downtown.
D. Create a new source of substantial light or glare, which
would adversely affect day or nighttime views in the area?
Less than significant
Major sources of light and glare in the project area will stem
from existing street lighting. The proposed proj ect will not
introduce substantial new lighting that will be discernable over
existing conditions. Parking and residential areas will have
interior lighting, and the parking entrance lighting will be
activated by the garage door opening. Glass on the exterior of
the proposed structure will be non-reflective. Up-lighting will
be utilized to highlight the historic ghost sign during evening
hours, but will not be on past 10:00 p.m.
II. AGRICULTURE
A. Convert Prime Far.mland, Unique Far.mland or Far.mland of
Statewide Importance to non-agriculture use?
B. Conflict with existing zoning for agriculture use or a
Williamson Contract?
C. Involve other changes in the existing environment, which,
due to their location or nature, could individually or
75A~51
cumulatively result in loss of Far.mland, to non-agriculture
use?
No Impact
According to the California Department of Conservation Farmland
Mapping and Monitoring Program, the City of Santa Ana contains a
limited amount of Prime and Unique Farmlands. Approval of the
proposed amendment to the Municipal Code to establish a zoning
ordinance for a Specific District would not result in impacts to
agriculture resources, in that the subject area does not contain
Prime Farmlands or Unique Farmlands.
III. AIR QUALITY
A. Conflict with or obstruct implementation of applicable Air
Quality Attainment Plan or congestion Management Plan?
Less than significant
The City of Santa Ana lS included within the South Coast Air
Quali ty Management District and subj ect to the requirements of
the Clean Air Act at both the Federal and State level. The South
Coast Air Quality Management Plan (AQMP) is the primary planning
document to monitor if air quality standards and objectives are
being achieved in the South Coast Air Basin. The air quality
obj ecti ves in the AQMP are based upon population and growth
proj ections provided in regional planning programs and local
general plans. A project could be in conflict with the AQMP if
it results in population and growth impacts beyond those
identified in regional planning programs and local general
plans. Approval of the proposed amendment to the Municipal Code
to establish a zoning ordinance for a Specific District and any
subsequent construction according to this zoning document would
not have any effect on the growth proj ections in the City's
General Plan. The estimated growth project is approximately 23
addi tional persons, and is not considered substantial growth.
Therefore, approval of the proposed ordinance amendment would
not be in conflict with the South Coast AQMP.
B. Violate any stationary source air quality standard or
contribute to an existing or proposed air quality
violation?
C. Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient air
quality standard?
7SA'f'52
D.
Expose Sensitive
concentrations?
Create obj ectionable
of people?
receptors
to
substantial
pollutant
E.
odors affecting a substantial number
Less than significant
Approval of the proposed amendment to the Municipal Code to
establish a zoning ordinance for a Specific District and any
subsequent proj ect adhering to this zoning document would not
result in any short-term construction related or long-term
operational air quality impacts or odor impacts. The approval
of the proposed ordinance would not involve any activities that
would emit long-term or short-term air quality emissions or odor
pollutants.
III. BIOLOGICAL RESOURCES
A. Have a substantial adverse impact, either directly or
through habitat modifications, on any species identified as
a candidate, sensitive or special status species in local
or regional plans, policies or regulations or by the
California Department of Fish and game or U. S. Fish and
Wildlife Services?
B. Have a substantial adverse impact on any riparian habitat
or natural community identified in local or regional plans,
policies, and regulations or by the California Department
of Fish and game or U.S. Fish and Wildlife Service?
C. Adversely impact federally protected wetlands either
individually or in combination with the known or probable
impacts of other activities through direct removal, filling
hydrological interruption, or other means?
D. Conflict wi th any local policies or ordinances protecting
biological resources, such as tree preservation policy or
ordinance?
No Impact
According to the City's Updated General Plan Land Use Element
EIR and the California Department Fish and Game Natural
Diversity Data Base, there is a limited amount of sensitive
biological resources wi thin the City. Approval of the proposed
amendment to the Municipal Code to establish a zoning ordinance
for a Specific District and any subsequent proj ect adhering to
this zoning document would not result in any adverse impacts to
any sensi ti ve biological resources. The proj ect site is in an
75A453
urbanized area, and the project will not be disturbing any
wetland site or existing City tree (Jacaranda)
IV. CULTURAL RESOURCES
A. Cause a substantial adverse change in the significance of a
historical resource as defined in Section 15064.5?
Less than significant with mitigation incorporated.
According to the Historic Resources Exhibit in the Santa Ana
General Plan Revised Draft Land Use Element, the building
immediately east of the subj ect site includes a historically
and culturally significant ghost sign that may be affected by
this project. Additionally, the subject site is located
within the Downtown National Register District. Impacts will
be mitigated by setting the upper levels of the building back
from the lower floors so as not to completely obscure the
historic ghost sign on the adjacent building's party wall.
That portion which will be obscured may be impacted negatively
over time due to it being obscuredi however it has been
determined by special studies that current ambient conditions
will have a greater impact over time than if a structure is
buil t on the subj ect site. If left open to the elements,
sunlight and inclement weather will continue to cause the
historic sign to deteriorate at a greater pace that if it were
shel tered. That portion of the ghost sign that will not be
obscured will be highlighted for public view through
landscaping, a water feature, up-lighting, and an
interpretative sign that will offer photos and description of
the historic sign. The un-obscured portion of the historic
ghost sign is that area closest to the public right-of-way so
as to allow more persons the ability to see the resource.
Additionally, this portion of the sign is the most intact and
visually interesting. The entire historic sign will be fully
documented through a HABS survey.
Additionally, the proposed building will be compatible with
the Downtown National Register District in terms of massing
and scale, and will set itself apart from older development by
utilizing a more modern style of architecture and materials,
thereby meeting the Secretary of the Interior's Standard
Number Nine requiring new development to be differentiated
from old. Impacts will be mitigated to a less than
significant level through the measures noted above, and will
be further analyzed with the help of special studies by a
qualified architectural historian.
7SA,,54
B. Cause a substantial adverse change in
unique archaeological resource pursuant
C. Directly or indirectly disturb or
paleontogical resource or site?
D. Disturb any human remains, including those interred outside of
for.mal cemeteries.
the significance of a
to Section 15064.5?
destroy a unique
No Impact
According to the City's General Plan Land Use Element EIR, the
City of Santa Ana is unlikely that any significant
paleontological, archeological our human remains at located the
project site. Additionally, the site is located within an
urbanized area that has been disturbed by previous and existing
development. The project will be monitored during the
construction phase to ensure that no cultural resources are
affected.
v. GEOLOGY/SOILS
A-l. Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State geologist for the area or based on
other substantial evidence of a known fault?
A-2. Strong Seismic Ground shaking?
A-3. Seismic-related ground failure, including liquefaction?
A-4. Landslides
No Impact
According to the City's General Plan Land Use Element EIR there
are no active earthquake faults, Alquist-Priolo Earthquake Zones
or landslides wi thin the City. However, several active faults
are located wi thin fifty miles of the City. In the event a
moderate to high earthquake occurs along one of these faults,
portions of the City could experience moderate seismic shaking
impacts. However, the seismic risks in Santa Ana are similar to
other areas in the southern Californian region. Additionally,
according to the General Plan Land Use Element EIR, the
potential for liquefaction hazards within the City ranges from
very low to very high.
Approval of the proposed amendment to the Municipal Code to
establish a zoning ordinance for a Specific District and any
subsequent construction according to this zoning document would
not increase the potential for seismic impacts, and liquefaction
75A~5
impacts, in that the approval of proposed ordinance amendment
would not involve the development of any structures that would
be subject to seismic shaking impacts or liquefaction hazards.
B. Would the project result in substantial soil erosion or the
loss of topsoil?
No Impact
Approval of the proposed amendment to the Municipal Code to
establish a zoning ordinance for a Specific District and any
subsequent construction according to this zoning document would
not result in or increase the potential for soil erosion or
sedimentation impacts. Short-term erosion potential would be
subject to the City's erosion control requirements, and would
therefore not cause an impact.
c. Would the project result in the loss of a unique geological
feature?
No Impact
According to the City's General Plan Land Use Element EIR there
are no known geological hazards or unique geologic features in
the City. Therefore, Approval of the proposed amendment to the
Municipal Code to establish a zoning ordinance for a Specific
District and any subsequent construction according to this
zoning document would not result in the loss of any unique
geologic features.
D. In the proj ect located on strata or soil that is unstable
or that would become unstable as a result of the project
and potentially result in on-or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
E. Where sewers are not available for the disposal of
wastewater is the soil capable of supporting the use of
septic tanks or alternative wastewater disposal systems?
No Impact
According to the City's General Plan Land Use Element EIR, Santa
Ana contains a wide variety of soil types and associated
geotechnical constraints. Approval of the proposed amendment to
the Municipal Code to establish a zoning ordinance for a
Specific District and any subsequent construction according to
7SAlfS6
this zoning document would not involve the construction of any
structures that would be subject to geotechnical constraints.
VI. HAZARDS/HAZARDOUS MATERIALS
A. Create a significant hazard to the public or the
environment through the routine transport, use or disposal
of hazardous materials?
B. Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substance or waste within one-quarter
mile of an existing or proposed school?
C. Be located on a site which is located on a list of
hazardous material sites compiles pursuant to Government
Code Section 659662.5 and, as a result, would it create a
significant hazard to the public or the environment?
No Impact
Approval of the proposed amendment to the Municipal Code to
establish a zoning ordinance for a Specific District and any
subsequent construction according to this zoning document would
not result in the creation of or increase the potential of any
significant hazardous material impacts to the public, in that
the approval of the proposed ordinance would not involve any
acti vi ties that would include the handling, storage or
distribution of hazardous materials or emit hazardous emissions.
Any retail use that operates from this site in the future would
be subject to local, state and federal regulations regarding the
handling of hazardous materials.
D. For a project located within an airport land use plan or
where such a plan has not been adopted, wi thin two miles
where a public airport or public use airport, would the
project result in a safety hazard for people residing or
working in the project area?
No Impact
According to the City's General Plan Land Use Element EIR and
the Orange County Airports Environs Land Use Plan, Santa Ana is
not located within any aircraft accident potential zones, nor is
the proposed project located within a John Wayne Airport
Planning Area. Additionally, there are no private airstrips in
the City. Therefore, approval of the proposed amendment to the
Municipal Code would not increase the potential for safety
hazards for people residing in or working within the City.
75A.s7
VII. HYDROLOGY/WATER QUALITY
A. Violate Regional Water Quality Control Board water quality
standards or waste discharge requirements?
E. Otherwise substantially degrade water quality?
I. Result in an increase in pollutant discharges to receiving
waters?
N. Tributary to an already impaired water body, as listed on
the Clean Water Act Section 303(d) list. If so, can it
result in an increase in any pollutant of which the body is
already impaired?
R. Cause or contribute to an exceedance of applicable surface
or groundwater receiving water quality objectives or
degradation of beneficial uses?
No Impact
The City of Santa Ana is included within four watersheds i San
Diego Creek, Santa Ana River, Talbert and Westminster. Each of
these watershed areas are under the jurisdiction of the Santa
Ana Regional Water Quality Control Board and subject to the
objectives, water quality standards and Best Management Practice
requirements established in the Santa Ana River Basin Plan and
Orange County Drainage Area Management Plan.
The City of Santa Ana does not contain any impaired
bodies, as defined by Section 303 of the Clean Water
However, the City does contain several drainage facilities
convey surface water runoff into bodies of water that
classified as impaired.
water
Act.
that
are
Approval of the proposed amendment to the Municipal Code to
establish a zoning ordinance for a Specific District and any
subsequent construction according to this zoning document would
not directly involve routine waste discharges that would be in
conflict with water quality standards established by the State
Regional Water Quality Control Board, in that the approval of
the proposed ordinance would not involve any long term
operations or construction activities that would involve the
discharge of water. This project would be subject to the City's
storm water protection requirements.
7SA4~8
B. Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of
the local groundwater table level.
Q. Have a potentially significant adverse impact on
groundwater quality?
No Impact
The City of Santa Ana receives 66% of its water from underground
water supplies. The underground water basin in the City ranges
from -50-feet to +40-feet above sea level. Presently, the City
pumps underground water from 21 water wells. Fourteen of the
water wells pump ground water into small surface reservoirs. The
remaining seven water wells pump underground water into the
City's distribution system.
Approval of the proposed amendment to the Municipal Code to
establish a zoning ordinance for a Specific District and any
subsequent construction according to this zoning document would
not result in adverse impacts to underground water supplies or
prevent the recharge of underground water supplies, in that
approval of the proposed ordinance would not involve any
activities that would impact underground water supplies or
provide impervious surfaces that would prevent the recharge of
underground water supplies. Additionally, Big Box retail uses
would not be permitted in areas where underground water recharge
occurs.
C. Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of stream or river, or substantially increase the
rate or amount of surface runoff in a manner, which would
result in flooding on or off-site?
D. Create or contribute runoff water which would exceed the
capacity of existing or planned stor.m water drainage
systems or provide substantial additional sources of
polluted run-off?
L. Result in increased impervious surfaces and associated runoff?
M. Create a significant adverse environmental impact to drainage
patterns due to changes in runoff flow rates or volumes.
No Impact
7"4'59
The City of Santa Ana has a Master Plan of Drainage to guide the
construction of adequate drainage facilities in the City. The
facilities include a series of underground storm drain systems,
open storm drain systems, catch basins and natural drainages. A
significant drainage impact can occur when existing rates of
surface water runoff are increased and existing drainage
facili ties are unable to accommodate the additional rates of
runoff. Existing rates of surface water runoff can increase
through the introduction of additional amounts of impervious
surfaces, or through changes to existing drainage patterns.
Approval of the proposed amendment to the Municipal Code to
establish a zoning ordinance for a Specific District and any
subsequent construction according to this zoning document would
not significantly alter existing drainage patterns or increase
existing rates of surface water runoff due to the proj ect' s
relatively small scale (less than one acre) .
F. Place housing within a lOO-year floodplain, as mapped on a
federal Flood Hazard Boundary or Flood Insurance Rate Map
or other flood hazard delineation map?
G. Place within a lOO-year floodplain structures which would
impede or redirect flood flows?
H. Place housing within a lOO-year floodplain, as mapped on a
federal Flood Hazard Boundary or Flood Insurance Rate Map
or other flood hazard delineation map?
No Impact
The City's General Plan identifies that portions of Santa Ana
are within the lOO-year flood Zone. Approval of the proposed
amendment to the Municipal Code to establish a zoning ordinance
for a Specific District and any subsequent construction
according to this zoning document would not cause development to
occur within areas subject to lOO-year flood risks.
J. Result in significant alteration of receiving water quality
during or following construction.
K. Could the proposed project result in increased erosion
downstream?
No Impact
Erosion refers to
surfaces by water
intensified with an
the removal
or wind.
increase in
of soil from exposed bedrock
The effects of erosion are
slope, the narrowing of runoff
7"460
channels and by the removal of groundcover, which leaves the
soil exposed. Approval of the proposed amendment to the
Municipal Code to establish a zoning ordinance for a Specific
District and any subsequent construction according to this
zoning document would not facilitate erosion impacts.
Construction would be evaluated for potential soil erosion
impacts and would be subject to the City's erosion control
requirements.
o. Tributary to other environmentally sensitive areas? If so,
can it exacerbate already existing sensitive conditions?
P. Have a potentially significant environmental impact or
surface water quality to either marine, fresh or wetland
waters?
S. Impact aquatic, wetland or riparian habitat?
No Impact
According to the City's General Plan Land Use Element EIR, there
are no sensitive marine waters, fresh waters or wetlands in the
Ci ty. However, the City does contain several drainage systems
that convey drainage flows to sensitive marine resources.
Pollutants conveyed through these drainage systems could
adversely impact sensitive marine resources. Approval of the
proposed amendment to the Municipal Code to establish a zoning
ordinance for a Specific District and any subsequent
construction according to this zoning document would not result
in any activities that would discharge pollutants into sensitive
downstream marine resources. All new construction would be
evaluated for potential water quality impacts and would be
subject to the City's storm water protection requirements.
VIII. LAND USE/PLANNING
A. Physically divide an established community?
No Impact
Approval of the proposed amendment to the Municipal Code to
establish a zoning ordinance for a Specific District and any
subsequent construction according to this zoning document would
not physically divide any established community. No residential
communi ty exists wi thin this immediate or adj acent areas, and
therefore, no impact would occur.
75A4'61
B.
Conflict with
regulation of
adopted for
environmental
any applicable land use plan, policy, or
an agency with jurisdiction over the project
the purpose of avoiding or mitigating an
effect?
Less than significant with mitigation measures incorporated
The project area is in an urban setting that does not harbor any
significant environmental resources. Howevert the project
includes amendment of the Zoning Code and associated mapSt and
to create a Specific District with development standards. The
project has been analyzed for consistency with all applicable
planning documents t and meets the intent of the C3 -A zoning
district by including retail land uses at the ground level to
augment the primarily commercial nature of the Downtown.
AdditionallYt the General Plan Land Use Element District Center
designation considers residential population density for this
area. This mixed use project meets this requirementt and
therefore t the proj ect meets the intent of the all applicable
planning documents. A Specific District zone will clarify and
bring consistency to the zoning and General plan in this
location.
C. Conflict with any applicable habitat conservation plan or
natural community plan?
No Impact
According to the Cityts General Plan Land Use Element EIRt there
are no habitat conservation plans or natural community
conservation plans established within the City of Santa Ana.
Thereforet approval of the proposed ordinance amendment and
subsequent project would not be in conflict with any habitat
conservation or natural community conservation plan.
IX. MINERAL RESOURCES
A. Result in the loss of availability of a locally important
mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
No Impact
The ci tyt s
there are
General Plan Land Use Element
no areas in Santa Ana that
EIR identifies that
contains Significant
75A4'B2
Mineral Aggregate Resource Areas. Therefore, approval of the
proposed ordinance amendment and subsequent proj ect would not
result in adverse impacts to any significant mineral resource.
X. NOISE
A. Exposure of persons to or generation of noise levels in
excess of standards established in local general plan or
noise ordinance, or applicable standards of other agencies.
B. A substantial per.manent increase in ambient noise levels in
the project vicinity above levels existing without the
project.
C. Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels.
D. A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without project.
E. For a proj ect located wi thin an airport land use plan or
where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project
expose people residing or working in the proj ect area to
excessive noise levels?
Less than significant impact
The proposed amendment to the Municipal Code to establish a
Specific District for mixed use development at the project
location, as well as subsequent implementation would not result
in any long-term noise or ground borne vibration impacts, in
that the proposed ordinance would not involve any acti vi ties
that would emit long term operation noise impacts. The
project's implementation will cause short term construction
related noise impacts. This is a temporary and single-occurrence
due to development, and will be mitigated through the
requirement to meet the City's Noise ordinance and standards.
According to the Orange County Airport Environs Land Use Plan
portions of Santa Ana are impacted by aircraft noise. Approval
of the amendment to the Municipal Code would not facilitate
development within areas impacted with aircraft noise.
XI. POPULATION/HOUSING
A. Induce substantial population growth in an area, either
directly or indirectly through extension of roads or other
infrastructure.
7SAu.63
Less than significant
The project includes the development of housing and would result
in an increased population in the planning area. According to
the 2003 United States Census, the City's average household size
was 4.6 persons per household. Therefore, this project has the
potential for 23 additional persons to be added to the overall
population if household members were from outside the City. The
direct and indirect impacts of this growth are less than
significant with an overall City population to be approximately
337,977 according the 2000 U.S. Census.
B. Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere.
C. Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
No Impact
The proposed amendment to the Municipal Code to establish a
Specific District for a mixed use project would not induce
substantial growth in the City or displace substantial numbers
of existing housing or population, in that approval does not
displace homes and/or population.
XII. PUBLIC SERVICES
Fire Protection, Police Protection, Schools, Parks, Other Public
Facilities
Less than significant impact
Approval of the proposed amendment to the Municipal Code to
establish a Specific District for mixed use development at the
proj ect location, as well as subsequent implementation, would
not significantly increase the demand for additional public
services over current levels of service being provided in the
Ci ty. The proj ect site is located in an urbanized area, and
this relatively small scale infill development will not
significantly impact the need for public services.
XIII.
RECREATION
75A~64
A. Would the project increase the use of existing neighborhood
and regional parks or other recreational facilities such
that substantial physical deterioration of the facility
would occur or be accelerated?
Less than significant impact.
The proposed project will not result in a substantial or
significant increase in residents and employees in the area.
However, the proj ect does propose an onsi te courtyard at the
street level, and may be used for passive recreation. Since
this project is infill development, and is of a relatively small
scale, the proj ect does not affect long term City goals for
recreational land uses. Impacts will be less than significant.
B. Does the project include recreational facilities or require
the construction or expansion of recreational facilities,
which might have an adverse physical effect on the
environment.
No Impact
A roof deck lS proposed that will allow for additional
recreational space for residents. No adverse impacts would
occur as a result of these new recreation facilities.
XIV. TRANSPORTATION/TRAFFIC
A. Cause an increase in traffic, which is substantial in
relation to the existing traffic load and capacity of the
street system?
B. Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
Less than significant impacts
It is proj ected that implementation of this proposed proj ect
would result in an increase of 80 daily trips with a four A.M.
peak hour trips and seven P.M. peak hour trips. This is not
considered a substantial increase to existing traffic load and
capacity of the street system.
The Circulation Element of
minimum acceptable Level
the City of Santa Ana
of Service to be a "D"
states
for
that
maJor
75A~65
intersections in
required by the
proj ect would not
of Service.
the City. This is above and beyond what is
County's Congestion Management Plan. This
have a less than significant impact to Level
C.
Result in a change
either an increase
location that results
in air traffic patterns, including
in traffic levels or a change in
in substantial safety risks?
No Impact
The project area is not within the John Wayne Airport's Planning
Area, and does not include any proposed helipadsjheliports. No
impact will result.
D. Substantially increase hazards to a design feature
E. Result in inadequate emergency access
Less than significant with mitigation measures incorporated
The Public Works Agency has expressed concerns regarding access
to the site due to the width of the alley and the inadequate
site distance when egressing the parking garage. A traffic
consultant completed an access study which concluded that
maneuverability into the parking area proposed by the proj ect
will be satisfactory provided the drivers use caution to avoid
collisions with adj acent buildings and vehicles in the alley.
Residents will, overtime, become adept at maneuvering from alley
to parking area. A mirror will be installed to allow those
emerging from the parking area to see any oncoming traffic. Any
easements required for this mitigation will be obtained.
Emergency access will not be inadequate since there is access to
the building is proposed from both the front of the structure.
F.
G.
Result in inadequate parking capacity
Conflict with adopted policies supporting
transportation
alternative
No Impact
The project includes underground parking with a parking lift to
allow for eight parking spaces at one per bedroom of the
proposed housing proj ect thereby meeting the requirements for
the City's multi-family residential parking ordinance. This
measure will mitigate any effects for the need for additional
7"466
parking capacity. New retail in the area must apply for a C3
Parking Waiver to seek permission to utilize the public parking
structures. One such structure is located wi thin one block
(within 200') of the proposed location. Guest and consumer
parking will be supplied through existing street parking and
existing parking structure facilities. No significant impact
will occur.
The project
transportation.
does not directly
There is no impact.
involve
alternative
xv. UTILITIES/SERVICE SYSTEMS
A. Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board?
B. Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
C. Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities,
the construction of which could cause significant
environmental effects?
D. Are sufficient water supplies available to serve the
project from existing entitlements and resources or are new
or expanded entitlements needed?
E. Resul t in the determination by the wastewater treatment
provider, which serves or may serve the project that it has
adequate capacity to serve the project's projected demand
in addition to the providers existing commitments.
F. Is the project served by a landfill with sufficient
permitted capacity to accommodate the project's solid waste
disposal needs?
G. Comply with federal, state and local statutes and
regulations related to solid waste?
No Impact
Approval of the proposed amendment to the Municipal Code to
establish a Specific District for mixed use development at the
proj ect location, as well as subsequent implementation will be
evaluated for potential impacts to utility service systems.
There are no difficulties related to capacity at this time in
the City, and wastewater discharge related to this project would
be negligible. Since is relatively small scale infill
development, no impact would occur.
75A'!fS7
XVI. MANDATORY FINDINGS OF SIGNIFICANCE
A. Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, threaten
to eliminate a plant or animal community, reduce the number
or restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major periods
of California history or prehistory.
Potentially significant unless mitigation incorporated
The proj ect may impact historic resources, but to a less than
significant level. Impacts will be mitigated by setting the
upper levels of the building back from the lower floors so as
not to obscure the historic ghost sign on the adjacent
building's wall. Additionally, the building will be compatible
with the Downtown National Register District in terms of massing
and scale, and will set itself apart from older development by
utilizing a more modern style of architecture and materials,
thereby meeting the Secretary of the Interior's Standard Number
Nine requiring new development to be differentiated from old.
The architecture and potential impact will be further analyzed
with the help of a qualified architectural historian.
B. Does the project have impacts that are individually limited
but cumulatively considerable?
Less than significant impact
Approval of
significant
project.
the proposed ordinance would
cumulative impacts, due to the
not result in any
small scale of this
C.
Does the project have environmental
cause substantial adverse effects on
directly or indirectly?
effects, which will
human beings ei ther
No Impact
Approval of the proposed amendment to the Municipal Code to
establish a Specific District for mixed use development at the
project location, as well as subsequent implementation would not
cause any substantial adverse effects on human beings, in that
75A!J'S8
the proposed
would result
environment.
ordinance would not involve any
in adverse effects to human
activities
beings or
that
the
XVIII. DETERMINATION
Based upon the evidence in light of the whole record documented
in the above evaluation and cited references, I find that the
proposed proj ect would not have a significant impact on the
environment and a Mitigated Negative Declaration has been
prepared.
XVIV. REFERENCES
City of Santa Ana General Plan, 1997
City of Santa Ana, General plan EIR, 1997
California Environmental Quality Act Guidelines
California Department of Conservation Farmland Mapping and
Monitoring Program
South Coast Air Quality Management District Air Quality
Management Plan
California Department of Fish and Game Natural Diversity Data
Base
Orange County Airport Environs Land Use Plan
Secretary of the Interior's Standards. National Park Service.
xx. PREPARER
Hally Soboleske, Associate Planner, City of Santa Ana
75A-69
MITIGATION MONITORING PLAN
INTRODUCTION
Section 15097 of the California Environmental Quality Act (CEQA) Guidelines requires all
state and local agencies to establish monitoring or reporting plans for projects approved by
a public agency whenever approval involves the adoption of either a "mitigated negative
declaration" or specified environmental findings related to environmental impact reports.
The mitigation monitoring plan (MMP) contained herein is intended to satisfy the
requirements of CEQA as they relate to the Subsequent Initial Study/Mitigated Negative
Declaration (IS/MND) for the West End Loft Project/Specific Development 80 (SD80). This
MMP is intended for use by City staff to ensure compliance with mitigation measures
during project implementation. Mitigation measures identified in this MMP were identified in
the Subsequent IS/MND prepared for the proposed project.
The Subsequent IS/MND presents a detailed set of mitigation measures that will be
implemented throughout the lifetime of the project. Mitigation is defined by CEQA as a
measure which:
· Avoids the impact altogether by not taking a certain action or parts of an action.
· Minimizes impacts by limiting the degree or magnitude of the action and its
implementation.
· Rectifies the impact by repairing, rehabilitating, or restoring the impacted environment.
· Reduces or eliminates the impact over time by preservation and maintenance
operations during the life of the project.
· Compensates for the impact by replacing or providing substitute resources or
environments.
Note: Sections 21083 and 21087, Public Resources Code; Reference: Sections 21002,
21002.1,21081, and 211 OO(c), Public Resources Code.
The intent of the MMP is to ensure the effective implementation and enforcement of
adopted mitigation measures and permit conditions. The MMP will provide for monitoring
of construction activities as necessary and in-the-field identification and resolution of
environmental concerns.
Compliance Checklist
City staff will coordinate monitoring and document the implementation of mitigation
measures. City staff will be responsible for fully understanding and effectively
implementing the mitigation measures contained within the MMP. Table 1 of this report
identifies the mitigation measure, the monitoring action for the mitigation measure, the
responsible party for the monitoring action, and timing of the monitoring action.
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ORDINANCE
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA ADOPTING SPECIFIC DEVELOPMENT NO. 80
(SD-80) AND REZONING THE PROPERTY LOCATED AT
320 WEST FOURTH STREET FROM CENTRAL BUSINESS
ARTIST'S VILLAGE (C3-A) TO SPECIFIC
DEVELOPMENT NO. 80 (SD-80) (AA NO. 2006-04)
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana does hereby find, determine
and declare as follows:
A. Applicant is requesting approval Mitigated Negative Declaration and
Mitigation Monitoring Program, Environmental Review No. 2004-234,
Amendment Application No. 2006-04 rezoning the property from Central
Business - Artist's Village (C3-A) to Specific Development No. 80 (SD-80),
Conditional Use Permit No. 2006-13 to allow a live-work community and
approval of Site Plan Review No. 2006-07 to allow the construction of a new
16,000 square foot mixed-use building with 1,189 square feet of retail on the
first floor, 3,544 of basement that includes parking and storage, as well as
five live-work community units occupying the remaining upper floors for the
property located at 320 West Fourth Street.
B. On September 25, 2006, the Planning Commission held a duly noticed
public hearing and unanimously voted to recommend that the City Council:
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2004-234.
2. Adopt an ordinance approving Amendment Application No. 2006-04.
3. Adopt a resolution approving Site Plan Review No. 2006-07 as
conditioned.
4. Adopt a resolution approving Conditional Use Permit No. 2006-14 as
conditioned.
C. Mitigated Negative Declaration and Mitigation Monitoring Program,
Environmental Review No. 2004-234, Amendment Application No. 2006-04,
Conditional Use Permit No. 2006-13, and Site Plan Review No. 2006-07
came before the City Council of the City of Santa Ana for a public hearing
October 16, 2006, and at that time considered all testimony, written and oral.
75A-72
D. Amendment Application No. 2006-04 has been filed with the City of Santa
Ana to adopt Specific Development No. 80 (SD-80) and to rezone the
property located at 320 West Fourth Street from Central Business - Artist's
Village (C3-A) to Specific Development No. 80 (SD-80). (AA No. 2006-04)
E. SD-80 would allow on the first floor retail and service uses; fine art galleries
which may include a studio as an ancillary use; fiber art galleries which may
include a studio as an ancillary use; photography studios; printing,
lithography and calligraphy studios (with a Conditional Use Permit); glass
blowing and sculpturing studios (with a Conditional Use Permit); Ceramic
and pottery studios (with a Conditional Use Permit); and cyber cafes (with a
Conditional Use Permit). On the floors above the first floor, SD-80 would
allow professional and administrative offices, design professionals, but
excluding medical, dental and massage therapy offices; fine art studios; fiber
art studios; photography studios; multiple-family dwellings (with a
Conditional Use Permit); live-work communities (with a Conditional Use
Permit); printing, lithography and calligraphy studios (with a Conditional Use
Permit); glass blowing and sculpturing studios (with a Conditional Use
Permit); and ceramic and pottery studios (with a Conditional Use Permit).
F. Amendment Application No. 2006-04 is consistent with the General Plan,
including but not limited to its goals and policies:
1. To promote a balance of land uses to address basic community
needs. Goal 3.0 of the Land Use Element of the General Plan.
2. To promote land uses which enhance the City's economic and fiscal
viability. Goal 2.0 of the Land Use Element of the General Plan.
G. The City Council has weighed and balanced the general plan's policies and
has determined that based upon this balancing that the project at 320 West
Fourth Street is consistent with the purpose of the general plan.
H. The City Council also adopts as findings all facts presented in the Requests
for Council Action dated October 16, 2006 accompanying this matter. For
these reasons, and each of them, Amendment Application No. 2006-04 is
hereby found and determined to be consistent with the General Plan of the
City of Santa Ana and otherwise justified by the public necessity,
convenience, and general welfare.
I. The resolution approving and adopting the mitigated negative declaration
and mitigation monitoring program for Environmental Review No. 2004-234
which came before the City Council on October 16, 2006. This ordinance
incorporates by reference, as though fully set forth herein, that resolution
and mitigated negative declaration and mitigation monitoring program.
Section 2. The real property located at 320 West Fourth Street is hereby
reclassified from Central Business - Artist's Village (C3-A) to Specific Development No.
75A-73
80 (SD-80). (AA No. 2006-04) Amended Sectional District Map number 12-5-10 showing
the above described change in use district designation, is hereby approved and attached
hereto as Exhibit "A" and incorporated by this reference as though fully set forth herein.
Section 3. Specific Development No. 80 (SD-80) as set forth in Exhibit "B",
attached hereto and incorporated as though fully set forth herein, is approved and
adopted in its entirety.
Section 4. If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this ordinance. The City Council of the City of Santa Ana hereby declares that
it would have adopted this ordinance and each section, subsection, sentence, clause,
phrase or portion thereof irrespective of the fact that anyone or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
ADOPTED this _ day of
,2006.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee O. Otto
Assistant City Attorney
AYES:
Councilmembers
NOES:
Council members
ABSTAIN:
Councilmembers
NOT PRESENT:
Council members
75A-74
-
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
75A-75
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FIRST
II
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II
Zoning District
SECTKlNAL DISTRICT MAP 12-5-10
ADOPTED BY THE SANTA ANA CITY COUNCIL, JULY 20, 1959 BY ORDINANCE NS-381
SCALE IN FEET
Al GENERAL AGRICULTURAL
-B PARKING MODIFICATION
Cl COMMUNITY COMMERCIAL
C1-MO COMMUNITY COMMERCIAL-MUSEUM DISTRICT
C2 GENERAL COMMERCIAL
C3 CENTRAL BUSINESS
C3-A CENTRAL BUSINESS-ARTISTS' VILLAGE
C4 PLANNED SHOPPING CENTER
C5 ARTERIAL COMMERCIAL
CR COMMERCIAL RESIDENTIAL
C-SM
GC
Ml
M2
MO
o
P
PCD
PD
PRD
SOUTH MAIN STREET COMMERCIAL DISTRICT
GOVERNMENT CENTER
LIGHT INDUSTRIAL
HEAVY INDUSTRIAL
MILITARY OPERATIONS
OPEN SPACE
PROFESSIONAL
PLANNED COMMUNITY DEVELOPMENT
PLANNED DEVELOPMENT
PLANNED RESIDENTIAL DEVELOPMENT
R1 SINGLE-FAMILY RESIDENCE
R1-4COO SMALL LOT SINGLE.FAMILY RESIDENCE
R2 TWO-FAMILY RESIDENCE
R3 MULTIPLE.FAMILY RESIDENCE
R4 SUBURBAN APARTMENT
RE RESIDENTIAL ESTATE
SD SPECIFIC DEVELOPMENT
SP SPECIFIC PLAN
o
60-
-6000
1000
MINIMUM FRONTAGE
MINIMUM LOT AREA
THIS MAP IS THE OFFIC!AL SECTIONAL
DISTRICT MAP OF THE CITY Of SANTA ANA
AS AUTHORIZED BY CITY COUNCil
RESOllfTlON NO 74-1e3. DATED 11-18-74, I
HEREBY AnEST THAT THIS w.P IS A TRUE
copy OF THE ORKlINAl SECTIONAL DISTRICT
MAP NO. 12-5-10.
s_
JAY TREVINO
EXECUTIVE DIRECTOR
PLANNING &. BUILDING AGENCY
CertificaleDate
RES,IAA, IANX. NO. A.A. 1059 A.A,I068 A.A.96-3 AA.9tI-9 AA9&-5 AA03-2 AA06-4
ORO I RES, NO NS-2177 NS-2229 N5-2287 NS-2308 NS-2357 NS-2630 Pencing
ADOPTED DATE
APPROVED
PREPARED BY THE PLANNING DIVISION
CITY OF SANTA ANA, CALIFORNIA
EXHIBIT ^
75A-76
Specific Development Plan No. 80
Section 1.
Applicability of Ordinance
The specific development zoning district for a mixed-use (commercial land use with a
residential component) project as authorized by Chapter 41, Division 26, Section 41-593 et
seq. of the Santa Ana Municipal Code (SAMC), is specifically subject to the standards and
regulations contained in this plan for the express purpose of establishing land use
regulations and standards. All other applicable chapters, articles, and sections of the
SAMC and any other regulations adopted by the City Council shall apply unless expressly
stated or superseded by this ordinance. All terms contained herein shall be defined by the
SAMC, unless specifically defined herein.
Section 2. Purpose
Specific Development Plan No. 80 (50-80), consisting of standards and regulations, is
hereby established for the express purpose of protecting the health, safety, and general
welfare of the people of the City by promoting and enhancing the value of properties and
encouraging orderly development.
50-80 sets the development and design criteria for a development consisting of
approximately four thousand (4,000) square feet, within the Downtown Historic National
Register District. The purpose of this specific development is to allow for flexibility in
site planning and design to respond to market conditions while assuring high quality
development in this architecturally significant location.
50-80 specifically establishes for the property the following:
. Permitted uses.
· Development and operational standards, including building height limits, require
setbacks, parking, landscaping provisions, and enforcement policies, as well as a
provision for the protection of historic resources.
· Maximum authorized intensity.
· Signage provisions.
· Refuse collection.
. Utility requirements.
Exhibit B
Specific Development Plan No, 80
Page 1 of 8
75A-77
-
Section 3. Objectives
The objectives of SD-80 include provisions of the following:
· A long-term development that is of the highest architectural quality and design, and
that architecturally complements the Downtown National Register District.
· A landscaping plan that is complementary to a mixed-use development and sensitive
to the surrounding community.
· A visually harmonious development as viewed both internally and externally.
· A development that is consistent with the District Center designation of the General
Plan and which implements the spirit and intent of policies of the General Plan.
· A circulation system that is responsive to the needs of both vehicular and pedestrian
travel.
· The provision of a mixture of high quality housing and ground level commercial uses
along Fourth Street so as to enhance the viability and vibrancy, and pedestrian-
friendly qualities of the Downtown.
· A mixed-use project complementing an adjacent historic resource "ghost sign"
located on the structure immediately east of this site, as well as other culturally and
architecturally significant structures in the area.
· A mixed-use project blending with adjacent office and retail/service land uses.
Section 4. Permitted Uses
The categories of land uses to be included within the project area are retail and services
uses, art galleries and studios, offices and a live work community. If a use is for any
reason omitted from those specified as permissible or if ambiguity arises concerning the
classification of a particular use within the meaning and intent of this Plan, the
determination shall be at the discretion of the Planning Manager. Such decision may be
appealed to the Panning Commission whose decision is final.
A. Permitted uses on the first floor.
The following land uses are permitted on the first floor:
1. Retail and service uses
2. The following creative art uses:
a. Fine art galleries which may include a studio as an ancillary use.
b. Fiber art galleries which may include a studio as an ancillary use.
c. Photography studios.
B. Conditionally Permitted Uses on the first floor only.
The following uses may be permitted in the first floor subject to the issuance of a
conditional use permit:
L-
Specific Development Plan No. 80
Page 2 of 8
75A-78
1. Printing, lithography, and calligraphy studios.
2. Glass blowing and sculpturing studios.
3. Ceramic and pottery studios.
4. Cyber cafes and subject to compliance with the requirements of SAMC
Section 41-198.200.
C. Permitted Uses on floors above the first floor:
1. Professional and administrative offices, design professionals, but
excluding medical, dental, and massage therapy offices.
2. Fine art studio.
3. Fiber art studio.
4. Photography studio.
D. Conditionally Permitted Uses on floors above the first floor:
1. Multiple-family dwelling.
2. Live-work community.
3. Printing, lithography, and calligraphy studios.
4. Glass blowing and sculpturing studios.
5. Ceramic and pottery studios.
E. All other uses not expressly permitted or conditionally permitted in this ordinance
are prohibited.
Section 5. Maximum Permitted Building Density/Intensity for dwelling
units live/work community units or commercial tenant spaces
This development has specific constraints due to the limited site capacity and availability of
parking, and therefore, there is a maximum of five (5) dwelling units, live/work community
units or commercial tenant spaces within the floors above the first floor.
Section 6. Development Standards
A. Building height and basement.
1. Structures are subject to a height limitation of sixty-eight (68) feet above
ground level, which is defined as the vertical distance measured from the
curb level to the highest point of the roof surface. This excludes elevator
override area, appurtenances, and rooftop railings.
2. The building shall incorporate a full basement, which shall be used solely for
vehicular parking and storage.
Specific Development Plan No. 80
Page 3 of 8
75A-79
B. Setbacks.
1. Front setback (Fourth Street).
Maximum setback is zero; however, any appurtenance such as awnings,
canopy, flagpoles, signage must obtain an easement and/or
encroachment permit in order to be located so as to project into or over
the right-of-way. A step-back of not less than one (1) foot from the front
property line shall be implemented for the floors over three (3) stories,
excluding basement.
2. Side (west).
Maximum setback is zero.
3. Side (east).
The historic "ghost sign" located on the adjacent building directly to the
east of the subject site must be preserved and the north end of the "ghost
sign" shall not blocked from public view. Therefore, the eastern side
setback shall be a minimum of fifteen (15) feet for a length of thirty-seven
(37) feet from the front property line so as to leave a clear view of the
resources. Once at this thirty-seven (37) feet distance, no setback is
required.
4. Rear (south).
No setback required although, if parking is located off the alley, a
minimum twenty-three feet, six inches (23'6") setback from the alley
centerline shall be maintained to allow for driveway turning radius.
C. Standards for dwelling units, live work community units, or commercial tenant
spaces above first floor
1. A maximum of five (5) dwelling units, live work community units, or
commercial tenant spaces for this project.
2. Each dwelling unit, live work community unit, or commercial tenant space
shall be at least one-thousand (1,000) gross square feet in size.
3. Each dwelling unit, live work community unit, or commercial tenant space
shall have bathroom facilities apart from other residential units, including a
water closet, wash basin, and a bathtub or shower.
4. Each dwelling unit, live work community unit, or commercial tenant space
shall have kitchen facilities apart from other units, including a kitchen sink,
cooking appliances, and refrigerator. All such facilities shall have a clear
working space of at least thirty (30) inches in front of and perpendicular to
it.
Specific Development Plan No. 80
Page 4 of 8
75A-80
5. Each dwelling unit, live work community unit, or commercial tenant space
first floor shall have its own storage area in the in the basement of the
building.
D. Standards for commercial tenant space at first floor.
1. Each commercial tenant space shall space shall be at least one-thousand,
one-hundred (1,100) gross square feet.
2. Each commercial tenant space shall be provided a minimum of seven
hundred-eighty (780) square feet of storage space which shall be made
available within the basement of the building.
E. Parking.
1. Parking provided on-site shall be provided by interior garage and parking
lift.
2. Units above ground/street level shall be provided at a minimum of
standards defined as:
a. One (1) parking space for each unit with a size of one-thousand,
six-hundred (1,600) gross square feet or less. .
b. Two (2) parking spaces for each unit with a size of one-thousand,
six-hundred and one (1,601) gross square feet up to three-
thousand, two-hundred (3,200) gross square feet. .
c. Three (3) parking spaces for each unit with a size of three-
thousand, two-hundred and one (3,201) and larger gross square
feet. .
3. No additional parking shall be required on site.
4. No guest parking shall be permitted within the parking lifts.
F. Walls and Screening.
1. Except as provided in Section 6(G)(1 )(c) below, any wall or fence shall be
constructed in compliance with the SAMe and is subject to approval of the
Planning Division.
2. Any equipment, whether on the roof, side of the building, or in the
courtyard area, or on the ground, shall be screened. The method of
screening shall be architecturally integrated with the building in terms of
material, color, shape, and size.
G. Landscape/Hardscape Standards.
The final design satisfying the following requirements shall be subject to the review
and approval of the Planning Manager:
Specific Development Plan No. 80
Page 5 of 8
75A-81
1. A minimum of a five-hundred fifty-five (555) square foot courtyard shall be
maintained at the front of the property so as not to obscure the historic
"ghost sign" on the structure immediately east of the proposed building.
a. This courtyard shall maintain a water feature, hardscape and
landscape features to complement and highlight the historic "ghost
sign".
b. The courtyard area shall incorporate uplighting to highlight the
historic "ghost sign" to enhance the visibility, attractiveness, and
preservation of this cultural feature. This uplighting feature shall be
on a timer so as to minimize the amount of exterior lighting from
10:00 p.m. to 7:00 a.m.
c. The courtyard area shall incorporate seating, seat walls, water
feature, lighting, artwork (such as sculpture or sculpturally designed
fence and gate) and landscaping to provide visual interest and
additional amenities within the area. All seating, benches, and
surfaces shall be made of a durable material such as concrete,
stone, or painted iron, and be designed to minimize effects from
vandalism, weather, and incorporate graffiti resistant coatings.
d. Landscaped areas within the courtyard area shall be irrigated using
an automatic sprinkler system. The project shall have an approved
Landscape Plan prior to construction permits being issued, and
shall be fully implemented prior to issuance of Certificate of
Occupancy.
2. First floor pedestrian amenities shall include lighting, and planters. These
amenities shall be designed to minimize effects from vandalism, weather,
and incorporate graffiti resistant coatings. Additional pedestrian amenities
are encouraged for the site. 3. Roof deck amenities shall be provided
for the use of each dwelling unit, live/work community unit, or commercial
tenant space. These amenities shall include seating, seat walls, and
landscape planters. Any permanent landscape feature must be irrigated
using an automatic sprinkler system. The rooftop amenities shall be
maintained and shall be designed to minimize effects from vandalism,
weather, and incorporate graffiti resistant coatings.
H. Architectural Design Features.
The final design satisfying the following requirements shall be subject to review
and approval of the Planning Manager:
1. Exterior Materials: Exterior materials and finishes will comply with site
plan review approvals granted through the Planning Commission or City
Council. Exterior materials on the first three floors shall include real stone
on the fagade. Exterior enclosures and similar ancillary structures are to
match the proposed structure in terms of texture, materials, and color
palette.
Specific Development Plan No. 80
Page 6 of 8
75A-82
2. Design Features: Any minor alterations and/or additions shall be in
keeping with the original approved design of the structure in terms of
scale, rooflines, materials, and color palette. Additionally, a written report
shall be prepared by a qualified architectural historian and submitted to
and approved by the Planning Manager demonstrating how the overall
architectural design is compatible with the Downtown National Register
District.
3. Lighting Standards/Fixtures: A minimum of one (1) foot candle of light
shall be provided throughout the parking area and the parking apron.
Specifications of light standards/fixtures and photometrics shall be
submitted to the Planning Division and Police Department for approval
prior to issuance of construction permits.
4. Except as provided in Section 4(G)(1 )(b) above, there shall be no glare or
spillover lighting into adjacent properties. All exterior glass materials on
the exterior of the building shall be non-reflective.
5. The ceiling of the parking facilities shall be painted white, and be
maintained to improve illumination and enhance safety within this area.
The Planning Manager may approve minor modifications to the standards specified in
this SD-80, provided that such changes are consistent with the purpose, scope, and
intent of this document. The Planning Manager has the sole and absolute discretion to
determine what constitutes a "minor modification".
Section 7. Signage
A. All signage shall comply with the Santa Ana Municipal Code. A comprehensive
sign program for the entire site, including, but not limited to, freestanding, wall,
directional, addressing, permanent signs and graphics, shall be submitted and
approved by the Planning Manager prior the issuance of any sign permit.
B. The elevation directly facing Fourth Street shall be considered the primary
elevation for signage purposes.
Section 8. Refuse Collection Area
Areas to handle the refuse for the development site shall be integrated into the building.
At minimum, the project shall provide two (2) refuse collection areas measuring a
minimum of eleven feet by seven feet (11' x 7') each. One collection area is to be used for
refuse, and the other shall be for recycle materials. Such collection areas shall be
enclosed and viewable by refuse collectors, with exterior materials such as concrete block
with metal doors. Additionally, each collection area shall provide "chutes" to allow refuse
from upper floors to collect within these areas to the extent required by AB239 or City of
Santa Ana Ordinance and that determined by the Planning Division.
Specific Development Plan No. 80
Page 7 of 8
75A-83
Section 9. Telephone, Electrical, Water, Gas, and Cable
A. All on-site utilities shall be placed underground.
B. Transformers of terminal equipment shall be visually screened from view from
streets, and adjacent properties.
C. There shall not be exposed downspouts, scupper drains, electrical or mechanical
lines on the exterior of the building. All mechanical equipment shall be screened
from view in an architecturally integrated manner, and shall not be visible from a
distance of three-hundred feet (300') from ground level at a pedestrian height.
D. Each unit shall be provided its own gas, electric, and water meters.
Specific Development Plan No. 80
Page 8 of 8
75A-84
KO - 10/10/06
RESOLUTION
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING SITE PLAN REVIEW NO. 2006-
07 AS CONDITIONED AND CONDITIONAL USE PERMIT
NO. 2006-14 AS CONDITIONED FOR LIVE-WORK
COMMUNITY FOR THE PROPERTY LOCATED AT 320
WEST FOURTH STREET WHICH IS WITHIN SPECIFIC
DEVELOPMENT NO. 80 (SD-80)
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. Applicant is requesting approval Mitigated Negative Declaration and
Mitigation Monitoring Program, Environmental Review No. 2004-234,
Amendment Application No. 2006-04 rezoning the property from Central
Business - Artist's Village (C3-A) to Specific Development No. 80 (SD-
80), Conditional Use Permit No. 2006-13 to allow a live-work community,
and approval of Site Plan Review No. 2006-07 to allow the construction of
a new 16,000 square foot mixed-use building with 1,189 square feet of
retail on the first floor, 3,544 of basement that includes parking and
storage, as well as five live-work community units occupying the remaining
upper floors for the property located at 320 West Fourth Street.
B. Mitigated Negative Declaration and Mitigation Monitoring Program,
Environmental Review No. 2004-234, Amendment Application No. 2006-
04, Conditional Use Permit No. 2006-13, and Site Plan Review No. 2006-
07 came before the City Council of the City of Santa Ana for a public
hearing October 23, 2006, and at that time considered all testimony,
written and oral.
C. On September 25, 2006, the Planning Commission held a duly noticed
public hearing and unanimously voted to recommend that the City Council:
1. Approve and adopt the Mitigated Negative Declaration and
Mitigation Monitoring Program, Environmental Review No. 2004-
234.
2. Adopt an ordinance approving Amendment Application No. 2006-
04.
3. Adopt a resolution approving Site Plan Review No. 2006-07 as
Resolution No. 2006-
Page 1 of 11
75A-85
conditioned.
4. Adopt a resolution approving Conditional Use Permit No. 2006-14
as conditioned.
D. Conditional Use Permit No. 2006-13 has been filed with the City of Santa
Ana seeking to allow a live-work community for the property located at 320
West Fourth Street.
1. Santa Ana Municipal Code Section 41-638 authorizes the City
Council to grant a conditional use permit upon making certain
findings.
i. Will the proposed use provide a service or facility which will
contribute to the general well being of the neighborhood or
the community?
The proposed new building will contribute to the
general well being of the area by providing new
pedestrian friendly commercial space along the
predominantly commercial Fourth Street corridor on a
lot that has been vacant for a long period of time.
Further, the proposed residential land use in the upper
floors of the proposed building will only enhance the
vibrancy of the Downtown by bringing additional
consumers and entrepreneurs directly to the area.
II. Will the proposed use under the circumstances of the
particular case be detrimental to the health, safety or general
welfare of persons residing or working in the vicinity?
The proposed residential land use in the upper floors
of the proposed building will not be detrimental to the
health, safety or general welfare of persons residing
or working in the vicinity. The parking garage is
secured via remote control access only to allow for
secure use of the parking area for residents.
Additionally, the alley will be well-lit to as to offer
increased safety and more visibility to drivers. The
parking area will also be enhanced through a mirror to
allow drivers backing into the alley to see oncoming
traffic. Oncoming traffic will be notified when a
vehicle is backing out of the parking area through the
use of a flasher light triggered by the garage door
opening. The front courtyard area of the building will
be enclosed with a safety gate to prevent vandalism
and graffiti.
Resolution No. 2006-
Page 2 of 11
75A-86
III. Will the proposed use adversely affect the present economic
stability or future economic development of properties
surrounding the area?
The new building, in conjunction with high quality
landscape, hardscape and architectural style and
materials, will be visually pleasing and offer a highly
improved appearance from the vacant lot. The overall
economic stability of the area will be strengthened as
a result of new commercial services being added to
the area.
iv. Will the proposed use comply with the regulations and
conditions specified in Chapter 41 of the Santa Ana
Municipal Code for such use?
The proposed building with commercial on the ground
floor/street level and residential uses on the upper
floors will operate in compliance with Specific
Development No. 80 and the Santa Ana Municipal
Code. The courtyard which will be visible from the
public right-of-way will be landscaped and provide
visual interest through the use of high quality
hardscape, seating, seat walls, and water feature.
The proposed project meets the intent of live/work
projects that are allowed via C3-A zoning.
v. Will the proposed use adversely affect the General Plan or
any specific plan of the City?
The proposed use is in keeping with the density and
uses identified by the General Plan designation of
District Center. The project supports General Plan
Land Use Policy Number 1.0 which calls for the
promotion of a balance of land uses to address basic
Land Use Policy Number 2.0 which calls for the
promotion of land uses to enhance the City's
economic and fiscal viability. The mixed use project
accomplishes both these goals simultaneously.
E. Site Plan Review No. 2006-07 has been filed with the City of Santa Ana
seeking to allow the construction of a new 16,000 square foot mixed-use
building with 1,189 square feet of retail on the first floor, 3,544 of
basement that includes parking and storage, as well as five live-work
community units occupying the remaining upper floors for the property
located at 320 West Fourth Street.
Resolution No. 2006-
Page 3 of 11
75A-87
Section 2. The City Council has reviewed and considered the information
contained in the initial study and the mitigated negative declaration and mitigation
monitoring program, Environmental Review No. 2004-234, prepared with respect to this
Project. The City Council has, as a result of its consideration and the evidence
presented at the hearings on this matter, determined that, as required pursuant to the
California Environmental Quality Act ("CEQA") and the State CEQA Guidelines, a
mitigation negative declaration and mitigation monitoring program adequately
addresses the expected environmental impacts of this Project. On the basis of this
review, the City Council finds that there is no evidence from which it can be fairly argued
that the Project will have a significant adverse effect on the environment. The City
Council hereby certifies and approves the mitigated negative declaration and mitigation
monitoring program and directs that the Notice of Determination be prepared and filed
with the County Clerk of the County of Orange in the manner required by law.
Pursuant to Title XIV, California Code of Regulations ("CCR") S 735.5(c)(1), the City
Council has determined that, after considering the record as a whole, there is no evidence
that the proposed project will have the potential for any adverse effect on wildlife resources
or the ecological habitat upon which wildlife resources depend. The proposed project
exists in an urban environment characterized by paved concrete, roadways, surrounding
buildings and human activity. Therefore, pursuant to Fish and Game Code S 711.2 and
Title XIV, CCR S 735.5(a)(3), the payment of Fish and Game Department filing fees is not
required in conjunction with this project.
Section 3. The City Council of the City of Santa Ana hereby, approves Site
Plan Review No. 2006-07 as conditioned in Exhibit "A" attached hereto and
incorporated herein and Conditional Use Permit No. 2006-14 as conditioned in Exhibit
"B" attached hereto and incorporated herein. These decisions are based upon the
evidence submitted at the abovesaid hearing, which includes but is not limited to: the
Request for Planning Commission Action dated October 16, 2006 and exhibits attached
thereto; and the public testimony, all of which are incorporated herein by this reference.
Section 4. This Conditional Use Permit and Site Plan Review is expressly
conditioned upon adoption by the City Council of an Amendment Application rezoning
the property located at 320 West Fourth Street from Central Business - Artist's Village
(C3-A) to Specific Development No. 80 (SD-80) (AA No. 2006-04). The rights of the
applicant under this Conditional Use Permit and Site Plan Review shall not vest until the
effective date of such ordinance. Should no such zoning ordinance amendment
become effective, then this Resolution is null and void and of no effect.
Resolution No. 2006-
Page 4 of 11
75A-88
ADOPTED this _ day of
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee O. Otto
Assistant City Attorney
AYES: Councilrnembers
NOES: Councilrnembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
,2006.
Miguel A. Pulido
Mayor
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2006- to be the original resolution adopted by the City
Council of the City of Santa Ana on
Date:
Resolution No. 2006-
Page 5 of 11
Clerk of the Council
City of Santa Ana
75A-89
Conditions for Approval for Site Plan Review No. 2006-07
Site Plan Review No. 2006-07 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal
Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building
Code, and all other applicable regulations. In addition, it shall meet the following
conditions of approval:
The applicant must comply with each and every condition listed below prior to exercising
the rights conferred by this site plan review.
The applicant must remain in compliance with all conditions listed below throughout the life
of the development project. Failure to comply with each and every condition may result in
the revocation of the site plan review approval.
A. Plannina Division
1. Site Plan Review No. 2006-07 shall become void at such time as
Conditional Use Permit No. 2006-14 becomes void pursuant to the Santa
Ana Municipal Code, Chapter 41.
EXHIBIT A
Resolution No. 2006-
Page 6 of 11
75A-90
Conditions for Approval for Conditional Use Permit No. 2006-14
Conditional Use Permit No. 2006-14 is approved subject to compliance to the
reasonable satisfaction of the Planning Manager, with all applicable sections of the
Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code,
the Uniform Building Code, and all other applicable regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this conditional use permit.
The applicant must remain in compliance with all conditions listed below throughout the life
of the conditional use permit. Failure to comply with each and every condition may result
in revocation of the conditional use permit.
B. Plannina Division
1. Comply with all conditions and requirements from the Development
Review Committee (DRC) for the development project (DP2004-91).
2. Any amendment to this conditional use permit must be submitted to the
Planning Division for review. At that time, staff will determine if
administrative relief is available or the conditional use permit must be
amended.
3. The buildings shall be of wood or steel construction with a quality and
durable exterior materials as shown on the architectural plans, material
boards and material specifications submitted for this project. Exterior
materials shall include a real stone product on the fayade of the first three
floors of the building.
4. The exterior east wall shall be reviewed in detail for potential aesthetic
improvements, and/or the potential for temporary signage. Additionally,
plant material should be included on the roof deck that may spill over the
wall to soften the hard edges of the top floors of the architecture.
5. Prior to issuance of building permits, the interior building amenities shall be
submitted for review by the Planning Division. The amenity package
submitted for review shall include but not be limited to flooring, staircase
railings, doors and hardware, kitchen appliances and cabinetry, dual bowl
sinks and fixtures, tile walls, tiled showers enclosures and kitchen
countertops of stone tile or stone slab, or their equivalent. At minimum,
the amenities will include the equivalent or higher grade of a General
Electric Monogram Series product line for the kitchen appliances.
Exhibit B
Resolution No. 2006-
Page 7 of 11
75A-91
.
6. Prior to issuance of building permits, size specifications and details
regarding each unit's access to elevators, shall be provided to the
Planning Division.
7. The project shall include eight parking spaces utilizing a Klaus P310 parking
lift. Detailed drawings and specifications shall be provided regarding the
parking lift's operation, size, and mechanics. Each residential unit shall be
allotted parking per the standards stated in Specific Development 80.
8. The parking garage shall provide insulated garage door(s) with automatic
opener, transmitter and remotes.
9. Prohibit all first levels from any encroachment for use as bedroom space.
The first floor (street level) is to be used for retail/gallery area as defined in
Specific Development 80.
10. Covenants, Conditions, and Restrictions (CC&Rs) must be approved by
the Planning Manager prior to the issuance of any building permit. Such
CC&Rs must contain at a minimum, the following:
a. Project and site maintenance.
b. Standards shall be established for the exterior maintenance of each
unit within the community.
c. Graffiti removal will be required within 48 hours.
d. Assignment of repair of perimeter walls/fencing will be specified in
the CC&Rs in the event of damage.
e. CC&Rs are to be in effect in perpetuity.
f. Any proposed modifications to the CC&Rs will require approval by
the City of Santa Ana.
g. The use of professional management to ensure a quality operation
and maintenance.
h. The site restrictions regarding to number of parking spaces.
J. The site restrictions regarding the turning radius into the garage
area.
j. Types of commercial/businesses allowed in the residential areas.
k. Number of employees to be limited to two per 1,000 square feet of
gross floor area of the unit.
I. No more than one business per residential unit.
m. Standards shall be established for the ongoing maintenance of the
parking lift.
n. The use of a unique parking facility (parking lift) shall indemnify the
City of Santa Ana for any liability for any potential accidents or
injuries resulting from this facility.
Resolution No. 2006-
Page 8 of 11
75A-92
o. A covenant establishing the City of Santa Ana's release of liability
regarding the unique parking facility (parking lift) shall be recorded
with the County of Orange Recorder's Office.
11. A tentative tract and final tract map shall be approved prior to the applicant
exercising the rights conferred by this conditional use permit.
12. This conditional use permit shall be null and void and of no force and
effect unless and until the City Council, in the exercise of its sole
discretion, approves a tentative tract map for this project.
13. The proposed structure shall be built to all applicable commercial codes
established by the 2001 California Building Code, and shall be compliant
with the Americans with Disabilities Act to allow for the commercial uses
on upper floors.
14. Prior to issuance of building permits, the exterior building amenities,
materials and finishes, and balcony railings shall be submitted for review
and approval by the Planning Division. Exterior glass shall be Class "A"
and blue or green non-reflective, safety material.
15. Prior to issuance of building permits, specifications and details of the rollup
window covers shall be provided to the Planning Division for review and
approval.
16. Prior to issuance of building permits, the exterior building amenities,
specifically the courtyard area at street level, water feature, street furniture
and seating, security fencing, as well as materials and finishes shall be
submitted for review and approval by the Planning Division.
17. The applicant shall provide a plan for lighting and landscape maintenance.
The lighting and landscape plan and design will be reviewed by the
Planning Division during the plan check phase.
18. Prior to issuance of building permits, the exterior building amenities,
specifically for the roof deck area, as well as materials and finishes, and
roof deck railings, and accessibility shall be submitted for review and
approval by the Planning Division. This submittal shall include landscape
and hardscape details, as well as furniture, any proposed water feature,
and/or any recreational amenity.
Resolution No. 2006-
Page 9 of 11
75A-93
19. Prior to issuance of building permits, details regarding each unit's access
to the roof deck, as well as elevator specifications, shall be submitted for
review and approval by the Planning Division.
20. Prior to issuance of building permits, details of the building's security
feature for visitors to contact individual units for entry shall be submitted to
the Planning Division and Police Department for review and approval.
21. Prior to issuance of building permits, submit for review a plan outlining the
design of the fire access location, as well as automatic fire sprinklers, fire
alarms, and standpipe systems.
22. Prior to issuance of building permits, submit a plan for review indicating
the location of utility vaults, transformers, check valves, air conditioning
units, and gas and water meters. These appurtenances shall be screened
from public view and be integrated into the building's architecture.
23. Prior to issuance of building permits, submit a plan for review indicating
the location of all water heaters. These mechanical items are to be within
the footprint of the building.
24. Prior to issuance of building permits, submit a Historic American Building
Survey (HABS) related to the historic ghost sign on the easterly adjacent
building that is completed by a qualified Architectural Historian to the
Planning Division for review and archival purposes.
25. Prior to issuance of building permits, submit a proposal for an
interpretative sign and display to be mounted on the Fourth Street building
fac;ade at street level related to the historic ghost billboard for review and
approval by the Planning Division. This interpretative sign shall include
photographs of the billboard, as well as a narrative description of the
billboard's historical aspects.
26. Prior to issuance of building permits, an address directory/plan with
accompanying floor plan must be submitted to the Planning Division for
approval.
27. Prior to issuance of building permits, an onsite mailbox location for all
units must be submitted to the Planning Division and approved by both
Planning and the United States Post Office for location and method of
operation.
Resolution No. 2006-
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28. Prior to issuance of Certificate of Occupancy, a mirror shall be installed in
such a way to allow those backing into the alley from the project's parking
garage, to see oncoming traffic from said alley. This mirror may not project
into the right-of-way. Should the mirror be required to be installed on an
adjacent property, an easement shall be obtained from the owner of said
adjacent property.
29. Prior to issuance of Certificate of Occupancy, a flashing traffic/warning
light shall be installed to alert drivers headed east in the alleyway that a
vehicle is emerging from the project's parking garage. Should the flasher
be required to be installed on an adjacent property, an easement shall be
obtained from the owner of said adjacent property.
30. Prior to issuance of Certificate of Occupancy, the building address number
shall be posted on the building's fagade, facing Fourth Street, in a
minimum of four-inch letters.
31. Prior to issuance of Certificate of Occupancy, a sign program shall be
submitted to the Planning Division for review and approval which includes
a building address directory.
Resolution No. 2006-
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75A-96