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ORDINANCE NO. NS-2740
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA ADOPTING THE METRO EAST MIXED USE
OVERLAY ZONE (OZ1) AND TO APPLY THE METRO EAST
MIXED USE OVERLAY ZONE TO THE PROPERTIES
GENERALLY BOUNDED BY SANTA ANA (1-5) FREEWAY
ON THE WEST AND SOUTH, SIXTH STREET TO THE
NORTH, AND TUSTIN AVENUE TO THE EAST (AA NO.
2007-01)
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana does hereby find, determine
and declare as follows:
A. The Applicant is requesting adoption and approval of the Final
Environmental Impact Report No. 2006-01, Zoning Ordinance Amendment
No. 2007-01, Amendment Application No. 2007-01, General Plan
Amendment No. 2007-01, Development Agreement No. 2007-01, Site Plan
Review No. 2007-01 and Tentative Tract Map No 2007-01 (County Map No.
17069) to allow construction of two residential high rise buildings with 374
condominium units and 8,800 square feet of retail space for the property
located at 1901 East First Street.
B. On February 26, 2007, the Planning Commission held a duly noticed public
hearing and unanimously voted to recommend that the City Council:
1. Adopt a resolution certifying Final Environmental Impact Report No.
2006-01 and approve the mitigation monitoring program and
statement of overriding considerations (Volume I) for the Metro East
Mixed Use Overlay Zone.
2. Adopt an ordinance approving Zoning Ordinance Amendment No.
2007-01.
3. Adopt a resolution approving General Plan Amendment No. 2007-01.
C. On February 26, 2007, the Planning Commission continued the following
actions to the March 12, 2007 meeting:
1 Adopt a resolution certifying Final Environmental Impact Report No
2006-01 and approve the mitigation monitoring program and
statement of overriding considerations (Volume II) for the First and
Cabrillo development project.
Ordinance No. NS-2740
Page 1 of 86
2. Adopt and ordinance approving Development Agreement No. 2007-
01.
3. Adopt a resolution approving Site Plan Review No. 2007-01 as
conditioned.
4. Adopt a resolution approving Tentative Tract Map No. 2007-01
(County Map No. 17069) as conditioned.
D. On February 26 and March 12, 2007, the Planning Commission
unanimously voted to recommend that the City Council adopt an ordinance
approving Amendment Application No. 2007-01.
E. On March 12, 2007, the Planning Commission unanimously voted to
recommend that the City Council:
1. Adopt a resolution certifying Final Environmental Impact Report No.
2006-01 and approve the mitigation monitoring program and
statement of overriding considerations (Volume II) for the First and
Cabrillo development project.
2. Adopt and ordinance approving Development Agreement No. 2007-
01.
3. Adopt a resolution approving Site Plan Review No. 2007-01 as
conditioned.
4. Adopt a resolution approving Tentative Tract Map No. 2007-01
(County Map No. 17069) as conditioned.
F. On March 19, 2007, the City Council of the City of Santa Ana held a duly
noticed public hearing and at that time considered all testimony, written and
oral.
G. Amendment Application No. 2007-01 has been filed with the City of Santa
Ana to adopt the Metro East Mixed Use Overlay Zone (OZ1) and to apply
the overlay zone to the properties generally bounded by Santa Ana (1-5)
Freeway on the west and south, Sixth Street to the north, and Tustin Avenue
to the east (AA NO. 2007-01).
1. OZ1 introduces development forms and uses that will provide for the
creation of a high-intensity, mixed-use urban village within a
previously developed mid-rise to high-rise office environment.
2. Four districts are created within the OZ1: the Neighborhood
Transitional District, the Village Center District, Active Urban District
and the Office District.
Ordinance No. NS-2740
Page 2 of 86
H. Amendment Application No. 2007-01 is consistent with the General Plan,
including but not limited to its goals and policies to:
1. Promote the balance of land uses to address basic community
needs. Land Use Element Goal No. 1.0.
2. Promote land uses which enhance the City's economic and fiscal
viability. Land Use Element Goal No. 2.0.
3. Support pedestrian access between commercial uses and residential
neighborhoods which are in close proximity. Land Use Element
Policy 2.4.
4. Promote rehabilitation of commercial properties, and encourage
increased levels of capital investment. Land Use Element Policy No.
2.8.
5. Protect and enhance development sites and districts which are
unique community assets that enhance the quality of life. Land Use
Element Goal No. 4.0.
6. Support land uses with provide community and regional economic
and service benefits Land Use Element Policy No. 4.3.
7. Encourage the development of projects that promote the City's image
as a regional activity center. Land Use Element Policy No. 4.4.
8. Encourage development of employment centers and mixed use
projects within targeted areas adjacent to major arterial roadways and
freeway corridors. Land Use Element Policy No. 4.5.
9. Target area in the City for the creation of new housing units and
opportunities for all segments of the community. Housing Element
Policy 4.1.
10. Encourage a balance of land uses that promote livable communities.
Housing Element Policy 6.2.
I. The City Council has weighed and balanced the general plan's policies and
has determined that based upon this balancing that the Metro East Mixed
Use Overlay Zone is consistent with the purpose of the general plan.
1. The City Council also adopts as findings all facts presented in the
Requests for Council Action dated March 19, 2007 accompanying
this matter.
Ordinance No. NS-2740
Page 3 of 86
2. For these reasons, and each of them, Amendment Application No.
2007-01 is hereby found and determined to be consistent with the
General Plan of the City of Santa Ana and otherwise justified by the
public necessity, convenience, and general welfare.
J. Final Environmental Impact Report No. 2006-01, the Mitigation Monitoring
Program, and the Statement of Overriding Considerations which came
before the City Council on March 19, 2007. At the March 19, 2007 meeting,
the City Council also adopted a resolution approving General Plan
Amendment No. 2007-01; adopted an ordinance approving Zoning
Ordinance Amendment No. 2007-01; adopted an ordinance approving
Development Agreement No. 2007-01; and adopted a resolution approving
Site Plan Review No. 2007-01 and Tentative Tract Map No 2007-01 (County
Map No. 17069). This Ordinance incorporates by reference, as though fully
set forth herein, the ordinances and resolutions and said Final
Environmental Impact Report, Mitigation Monitoring Program, and Statement
of Overriding Considerations, and all of their respective facts, findings and
conclusions in support of this ordinance and the findings made herein.
Section 2. Metro East Mixed Use Overlay Zone (OZ1) as set forth in Exhibit
"A", attached hereto and incorporated as though fully set forth herein, is approved
adopted in its entirety.
Section 3. The Metro East Mixed Use Overlay zone is hereby applied to the
properties generally bounded by Santa Ana (1-5) Freeway on the west and south, Sixth
Street to the north, and Tustin Avenue to the east. Amended Sectional District Map
numbers 8-5-9 and 17-5-9 showing the above described change, is hereby approved and
attached hereto as Exhibit "B" and incorporated by this reference as though fully set forth
herein. (AA No. 2007-01).
Section 4. This ordinance shall not be effective unless and until Resolution
No. 2007-027 becomes effective. If said resolution is for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, or otherwise do not
go into effect for any reason, then this ordinance shall be null and void and have no
further force and effect.
Section 5. The City Council expressly reserves the right to modify, amend or
repeal this ordinance at any time by adoption of a subsequent ordinance.
Section 6. If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this ordinance. The City Council of the City of Santa Ana hereby declares that
it would have adopted this ordinance and each section, subsection, sentence, clause,
phrase or portion thereof irrespective of the fact that anyone or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
Ordinance No. NS-2740
Page 4 of 86
ADOPTED this 2nd day of April. 2007.
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By / ;( ,,,-It'
Kylee O~tto
Assista~ltity Attorney
AYES Councilmernbers Alvarez, Benavides. Bustamante. Martinez,
Pulido. Sarmiento, Tinaiero (7)
NOES: Councilmembers None (0)
ABSTAIN: Councilmembers None (0)
NOT PRESENT: Councilmembers None (0)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS-2740 to be the original ordinance adopted by the City
Council of the City of Santa Ana on April 2, 2007, and that said ordinance w s
published in accordance with the Charter of the City of Santa Ana.
Date ~/t;7
/ /
Patricia E. Healy
Clerk of the Council
City of Santa Ana
Ordinance No. NS-2740
Page 5 of 86
J
EXHIBIT A
Table of Contents
Section 1
Section 2
Section 3
Section 4
Section 5
Section 6
Section 7
Section 8
FIGURES
Purpose ond Objectives
Applicobility
Development Districts
Development Stondards
Design Principles
Signs
Compatibility/Operational Standards
Implementation
Figure 1: MEMU Overlay Zone location
Figure 2: MEMU Overlay Zone Development Districts
TABLES
Table 1: District Descriptions
Table 2: Development Standards Summary
Table 3: land Uses
APPENDIX
Metro East Public Realm Amenity Plan
I
3
5
9
25
29
31
33
3
5
7
9
10
. . :'l" 'I
Page 7 of 86
1 .0 Purpose and Objectives
1 .1 PURPOSE
The purpose of the Metro East Mixed Use Overlay Zone,
hereinaher referred to as the MEMU Overlay Zone, is to
introduce development forms and uses that will provide for the
creation of a high-intensity, mixed-use urban village within a
previously developed mid-rise to high-rise office environment.
This chapter establishes standords which will fulfill the following
major objectives for this mixed-use urban village area.
1.2 OBJECTIVES
Mixed-use urban village prototype
The Metro East Mixed Use Overlay Zone is intended to create
a unique urban environment that thaf achieves the following
objectives:
a. Create an active, mixed-use urban village where it
is possible to live, work, shop and play all within a
short walk of each other.
b. Facilitate well-designed new mixed-use development
projects that combine residential and nonresidential
uses through innovative and flexible design solutions.
c. Achieve the harmonious integratlon of new mixed-use
development within the existing fabric of the mid-rise
and high-rise office environment.
d. Encourage urban form and architecture thol
incorporate contemporary design styles and solutions
as well as the use of sustainable building and site
design concepts such as green buildings, energy-
conserving building materials, and landscaping
designs that reduce water consumption.
e. Create highly-omenitized streetscapes that provide
items such as landscaping, street furniture, niche
or linear parks, passive and active water features,
public plazas and courtyards, public ort, ond public
transportation shelters in a design that integrates the
public realm with adjacent private development and
serves to create a distinct identity for the district.
Contemporary design solutions
f. Provide for an appropriate interface of land uses and
development intensities relative to the Santa Ana 11-5)
and Costa Mesa (SR-55) Freeways.
g. Create a highly-integrated pedestrian system that
provides for connectivity between the residential
areas and public recreation amenities to the north
and the MEMU Overlay Zone area.
Active urban mixed.use
Ordinance No. NS-2740
Page 9 of 86
SfreeHac;ng relai!
h. Provide for active street life through the inclusion of
dedicated pedestrion-oriented design and active uses
on the ground floor at strategic locations.
L Provide for 0 mix of housing in order to encourage 0
continuum of living and a variety of househald types.
j. Ensure that eoch project includes exceptional site
planning, unique architecture, higlK{uality building
materials, extensive open space, indoor and outdoor
amenities and first-rate public improvements.
Ground-floor commercial space at strategic corner
k. Encourage parking solutions that provide for
adequate parking to ensure the long-term quality
of the project, but that ore creative in their design
thereby enhancing the area's urban form. Porking
requirements are designed to create a level of scorcity
that will discourage vehicle trips, increase pedestrian
activity, and enhance the provision of higlK{uality
building and site design.
I. Facilitate project designs that encourage adequate
amounts of retail or commercial space to service
residents and/or employees within the development
and the lorger Metro East Overlay Zone orea.
m. Allow for the develapment of voried residential types
in a mixed-use configuration including, but nollimited
to, Iak-style units, live/work units, aHached row
houses, and high-quality stacked flats.
n. Provide adequate access for public safety services.
o. Stimulate investment ond reinvestment in the area
through the pravision of a comprehensive planning
framework that facilitates private-market success.
p. Provide for an alternative sel of zoning regulations
than is provided for by the underlying zoning district.
q. Implement the City's General Pion.
Unique architecture
Contemporary building materials
Ordinance No. NS-2740
Page 10 of 86
2.0 A.epli~9~ility
The MEMU Overlay Zone IS comprised of the properties
generolly bounded by the Santa Ana [1-5) freeway on the
west, Park Court Place and its prolongation to Tustin Avenue
on the north, First Street on the south, and Tustin Avenue and the
Costa Mesa State Route [SR-551 on the east. The boundaries
of the MEMU Overlay Zone are depicted in figure 1 and the
existing zoning sectional district maps
figure 1 MEMU Overlay Zone Location
Ordinance No. NS-2740
Page 11 of 86
2.1 APPLICABLE REGULATIONS
These provisions sholl opply to 011 properties within the MEMU
Overloy Zone, but do not supersede the underlying zoning
districts. All new development within the MEMU Overloy
Zone will be subject to the requirements ond improvements
required in the Metro East Public Realm Amenity Plan, which
is included as an Appendix. Definitions of terms not found
within the MEMU Overlay Zone ore found within SAMC
Chapter 41 , Article 1, Division 2.
2.2 CONTINUANCE OF DEVElOPMENT
RIGHTS USING UNDERLYING ZONING
DISTRICT STANDARDS
All regulations, development standards, and requirements
in the underlying zoning districts shall continue to apply to
those properties that are curren~y developed according to
the existing standards. New proiects may also be developed
to the existing underlying zoning district provided that all
standards and requirements of the underlying zone are mel.
2.3 OPTION TO APPLY THE MEMU OVERLAY
ZONE
Properties within the MEMU Overlay Zone may choose to
develop to the standards of the underlying zoning districts or
to the standards contained within this MEMU Overlay Zone.
In order to exercise the option to develop under the MEMU
Overlay Zone district, a MEMU Site Plan Review application
approved by the Planning Commission shall be required. In
granting such approval, the Planning Commission must find
that the proposed development is in compliance with the
provisions of the MEMU Overlay Zone and the Findings in
Section 8.2 of this code section.
In order to facilitate project and site design consistent with
the provisions of this MEMU Overlay Zone. any development
proposal for exercising use of the MEMU Overlay Zone shall
be designed so that any primary use within the development is
located within a newly constructed building. No primory use or
uses shall be located in a building that has been rehabilitated
or is otherwise the reuse of an existing building.
2.4 USE OF PHOTGRAPHS
Photographs are used liberally throughout this document
and are intended for illustrative purposes only. Specific
development standards and regulations contained in this
document are the controlling language for purposes of
development regulation.
3. 0 _D~y_elop~~~t__Q~~!!i ~!~___
This section delineates the development districts within the
MEMU Overlay Zone [Figure 2) and describes the overall
farm and character of each District ITable II. There are
four development districts in the MEMU Overlay zone that
differ in the permitted land uses and development intensity
as determined by their laeolian and adjacency to sensitive
land uses and freeways os shown on Figure 2. The Village
Center District contains a pedestrian-oriented area designed
to serve a central core for the Metro East areo. Developments
within the Village Center care are allowed at 0 slightly greater
intensity to facilitate the role and function of this area os on
activity node within the Metro East area.
Table 1 provides general descriptions and representative
images of the character of each District within the Metro East
Mixed-Use Overlay Zone.
"<
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7
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MEMU Overlay Zone Boundary
Neighborhood Transitional District
Villog!! Center District
Active Urban Diltrid
Office District
_ Pedestrian-Oriented Design at Ground Level
Parcel Unes
... .. Potential Roadways
- Existing Roadways
Figure 2 MEMU Overlay Zone Development Districts
Ordinance No. NS-2740
Page 13 of 86
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Ordinance No_ NS-2
Page 15 of 86
Ordinance No. NS-2740
Page 16 of 86
_~-,_Q [?~'Iel()Pr1'l~0t~t~rl~~r~~
The MEMU Overlay Zone establishes development standards for each District, os summarized below in Table 2. Additional
requirements far the standards listed in Table 2 are specified in Sections 4.1 through 4.8.
Development
Standards
by District
Front Porch Ye, Ye, No No
Stoop Ye, Ye, No No
Fore Court Ye, Ye, Ye, Ye,
Shop Front No Ye, Ya, Ye,
Gallery No Ye, Ye, Ye,
Arcade No Ye, Ye, Ye,
* FOI furher defoll, refer 10 Seclion 4.8, Parkin9 and Acce~.
(.
,
. . ~ ~ . .
Page 17 of 86
4.1 LAND USES
The MEMU Overlay Zone sets forth specific uses to be
allowed within each district, os shown in Table 3, subject
to 0 MEMU Site Plan Review approval by the Planning
Commission. Any use that is not specified as permitted or
conditionally permiHed within the MEMU Overlay Zane is
prohibited unless a determination is made by the Executive
Director of Planning that the proposed use is compatible with
the overall intent and character of the MEMU Overlay Zone
as specified in Section 41-60 1 lei of the Santo Ana Municipal
Cade (SAMCj.
h }
J;! S
i& I
~
j
.
Special Provisions (references 10 olher applicable
code sections or limitationsl
Art galleries and studios including, bul noIlimited to:
photography; fine ort; fjber arl; printing, lithography, and p p p P
calligraphy; ceramic and pottery; gloss blowing and sculpting
Eating establishments, (cafes, restaurants) N P P P CUP for liquor soles, cher hours operation
Bakeries N P P P
Retail and Service uses N P P
lV\edicol and Dentol offices'" P P P P
Professional, administrative and business offices. P P P p
Child core facilities p p P P
Gymnasiums and heallh dubs N P P CUP
Holels N P P CUP
Indoor/outdoor entertainment N P P P k defined in Chapter 41 of the
Sonto Ana Municipol Code
Schools N P p N
Temporary outdoor activities N P P P Subject to Section 41.195.5 of the
Sonta Ana Municipal Code. lUC
Theolers and cinemas N P P P
~ No merchondi5f!! may be 501d in the5e e5lobli5nmen/5
Ordinance No. NS-2740
Page 18 of 86
In addition to the land use categories listed in Table 3, the
following regulations and operational standards shall apply
to development within the MEMU Overlay Zone.
4.1.1
Village Center Core: Pedestrian-Oriented
Design and Active Ground-Floor Uses
In order to generate pedestrian use and contribute to an
active street life, developments located in the Village Center
core, properties fronting an Fourth Street will be allowed to
develop up to a height of ten stories for a depth of 150'. The
ground floor of buildings fronting on Fourth Street between
Cabrillo Park Drive and Park Center Drive. and Golden
Circle Drive south of Fourth Street os shown in Figure 2 shall
have commercial uses and pedestrian-oriented designs. The
pedestrian-oriented design features include, but ore not limited
to. visually transparent and architecturally articulated building
facades, or designing arcades or courtyards for activities
such as outdoor dining or active open-space areas. Active
uses that are visually accessible to the public also may satisfy
this requirement and may include, but are not limited to, uses
such os a workout room for a health club, 0 cooking class,
the nonresidential portion of live/work units, or other active-
artisan use.
Three-story live/work units
4.1 .2 live/Work Units
The residential companent of live/work units shall be
contiguous with and integral to the working space with direct
access between the two areas and shall not be designed as
a separate stand-alone dwelling unil. This requirement does
not preclude a separate access for the residential area as
long as there is not a physical separation between the living
area and the wark areas of the unil. In addition, the following
regulations shall apply to live/work units:
Two-story live/work units
a. Residential use is permitted only in combination with
individual sfudios in a manner which provides an
integrated working and Jiving environment.
b. Atleest one III off.street parking space shall be
provided for each dwelling unil.
c. A live/work unit shall be at least one thousand
11,0001 square feet in size.
d. It shall comply with 011 Housing Code requirements as
modified by section 8-2700 of the SMIle.
e. The residential component of a live/work unit shall
meet the following standards:
1. It shall have a space of at least seven hundred filly
17501 square feet.
2. It shall have access to separate bathroom facilities,
including 0 wafer closet, a wash basin, and a bathtub
or shower.
3. II shall have separate kitchen facilities including a
kitchen sink, cooking appliances and refrigerator. All
such facilities shall have a clear working space of at
least thirty 1301 inches in front.
f. On-site laundry facilities are required within each unit.
4.1.3
Stand Alone Residential Development
Consistent with the objectives of the MEMU Overlay Zone 10
entourage and facilitate mixed.use, no stand-alone residential
building shall be permitted except os a companent of a
mixed.use project that has different uses in multiple buildings
designed os an integrated developmenl. An integrated
development is a project that is built on a site comprised of
more than one parcel or contained in more than one building
when the uses and support facililles such as parking or open
space are designed to function in a cohesive interactive
manner throughoullhe development site,
Ordinance No. NS-2740
Page 19 of 86
4.2 MAXIMUM NUMBER OF STORIES
A. The overall scale and massing of development within the
MEMU Overlay Zone should transition from the existing
lawscale intensity of the Neighborhood Transitional
District, which is adjacent to on existing single-family
residential neighborhood, to mid.rise development in the
Village Center and high-rises in the Urbon Core adjacent
to the Santo Ana Freeway. To create 0 varied skyline
and enhance the form of development sites throughout
the Metro East area, building heights will be regulated
based on the maximum number of staries permined. The
following maximum story heights are established for the
uses within a building os calculated from floor to floor:
1. Residential: 9-15 feet (includes Iohs and live wark
unit designs)
2. Retail: 18 feet
3. Retail with mezzanine: 22 feet
4. Specialty retail: 22-24 feet
5. Office: 13.5 feet
B. In compliance with the Airport land Use Commission
(ALUq of Orange County, the following conditions shall
apply to all new development with the MEMU Overlay
Zone.
1. For development of structures that exceed 200 feet
in height above ground level at 0 development site,
applicants sholl file 0 Notice of Proposed Construction
or Alteration with the FAA (FAA Form 7460- 1).
Following the FAA's Aeronautical Study of the project,
projects must comply with conditions of approval
imposed or recommended by the FAA. Subsequent to
the FAA findings, the City sholl refer the proiect to the
ALUC for consistency analysis.
2. Buildings within any District of the Overlay Zone sholl
not penetrate the FAA FAR Part 77 imaginary obstruction
surface for John Wayne Airport.
3. Applicants shall file 0 Notice of Proposed Construction
or Alteration with the FAA (Form 7460- 1) for any
construction crones that exceed 200 feet in height
above ground level.
C. New development will be required to be within the
following maximum number of stories based upon their
location within the MEMU Overlay Zone except os
specified below:
1. Neighborhood Transitionol District: Three
stories maximum
New development sholl be of 0 low scale, and should serve
os 0 visualtronsition between the MEMU Village and adjacent
Three-story live/work units
residential areas to the north. New development in this District
sholl be compotible in height, scale, and moss with adjacent
residential development to the north, with heights ranging
between two and three stories.
2. Village Center District: Six stories maximum;
ten stories maximum within core area (See
Section 4.1.1 )
New development in the Village Center District is more intensive
in scale than Neighborhood Transitional, and sholl serve os
a visual transition from the low-intensity of the Neighborhood
Transitional District to the intensive development in the Active
Urban District. The height, scale, moss and bulk of new
development sholl be designed to achieve 0 "human scale"
at the ground level to foster 0 pedestrian-friendly atmosphere,
with buildings located along and oriented to the street
frontages and common plozas. In order to encourage and
maintain active streets and function os 0 central gathering
place and 1 8-hour activity cenler for residents, employees,
and visitors, 0 core orea along Fourth Street will be allowed
to develop at 0 height of up to ten stories, for a depth of 150'
Five-sfory mixed1Jse corner building
Page 20 of 86
[See also Section 4. 1.1:. Properties outside the core of the
Village Center will be allowed to develop up to 0 height of
six stories.
3. Active Urban District: No maximum height;
minimum three stories required
The Active Urban District is the most intensive in scole within
the MEMU oreo, ond is designed to create a highly urbanized
environment. New development in this District shall relate in
scale, height, and configuration with adjacent buildings.
New development shall be designed and oriented to promote
intensive public activity at the ground level that integrates and
establishes a cohesive transition to adjacent Districts.
Front street building orientation
Larger buildings shall be broken down in scale through changes
in massing, changes in plane and profile, fac;ade subdivision,
as well as other orchitectural means to ensure that the building
is well proportioned and creotes a satisfactory composition.
Sites in this District shall be designed so that tower elements
do not impact adlacent lower intensity developments but
rather are designed to maximize exposure to the freeway or
to adjacent developments of 0 similor intensity.
A minimum building height of three stories is required within
this District to ensure that a level of intensity is achieved on
any development site even when there are multiple buildings
of various heights. Any new development thol is ten stories
or greater in the Active Urban District and is proposed at a
location adjacent to a multiple-family residential use or zone
outside of the MEMU oreo shall be set bock at least 150'
from the property line of the adjacent residentially used or
zoned property.
4. Office District: Six stories maximum
Existing development within the Office District varies from tvvo"
story garden offices to the high-rise Xerox Center adjacent to
the 1-5 Freeway. Development in this District is limited to office
uses to maintain a core of offices uses within the Metro East
areo and therefore is leost likely to utilize the provisions of
the MEMU Overlay Zone. New development in this DIStrict
under the Overlay Zone will vary from low-rise garden office
to mid-rise office buildings with ancillory uses and may not
redevelop as quickly as other Metro East areas.
Higher inlensity mixed-use building
The height, scole, moss ond bulk of new development sholl
be designed to achieve a "human scale" at the ground level
to foster a pedestrian-friendly atmosphere, with buildings
locoted olong and oriented to the street frontages and
common plazas. In order to maintain a consistent level of
development intensity within this District, a minimum height of
three stories is encouraged. If a proiect is on a large site with
multiple buildings, an average of four stories should be used
os a guide.
4,3 MINIMUM DEVELOPMENT SITE AREA
As a means to encourage development thaI achieves the
objectives of the MEMU Overlay Zone, all new development
shall hove 0 minimum lot size that facilitates tne use of design
principles that achieve adequote setbacks, open spaces,
connections with adjacent properties in the district, and a
high level of site design. Required development site area is
required as follows:
o. Neighborhood Transitional District
20,000 sguare feet
b. Village Center District
30,000 square feet
Page 21 of 86
c. Active Urban District
1 Acre 143,560 square feet)
d. Existing Office District
30,000 square feet
4.4 PERMITTED STREET LEVEL BUILDING
FRONTAGES
A. Appropriate building frontages reinforce a continuous
urban street wall defining the street edge and
encouraging public-private interaction which results in
active pedestrian urban spaces. In order to encourage a
stronger public'private interaction within the Metro Eost
area, new development will be required to include one
of the building frontages specified by district below:
. front Porch
. Stoop
. Forecou rt
. Shop front
. Gallery
. Arcade
I. Neighbarhood Transiiional District
a. Front porch
b. Stoop
c. forecourt building frontages are permitted
2. Village Center District
a. Front porch
b. Stoop
c. Forecourt
ci. Shop Irant
e. Gallery
f. Arcade
3. Active Urban District
a. Forecourt
b. Shop front
c. Gallery
d. Arcade
4. Office District
a. Forecourt
b. Shop front
c. Gallery
d. Arcade
B. Streellevel building frontages shall be designed
occarding to the following descriptions and requirements:
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I. front Parch
A Irant porch is Irontage wherein the far;ade is set back Irom the frontage
line with an a~ached roofed parch that extends inlo the fronl open space
area. Porches shall have a minimum dimension of 8 feel in any direction.
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Page 22 af 86
2. Stoop
A stoop is frontoge wherein the fo<;ode is aligned close
to the frontage line with the first story elevated from
sidewalk sufficiently to secure privacy for the windows.
The entrance is usually on exterior stair and landing.
This type is recommended for ground floor residential
uses.
3. Forecourf
A forecour! is 0 frontage wherein a porfion of the fa<;ade is close to the
frontage line and the central portion is set back. The forecourt created is
suitable for vehicular drop offs and/or required open space areas. (Minimum
dimension af a forecourt should be 20 x 20 feet). This type of frontage
should be allocated in conjunction with other frantage types. Large trees
within the forecourts may overhang the sidewalks.
4. Shop Front l~< /
A shop front is frontage wherein the fa~ade is aligned close to the frontage line
with the building entrance at sidewalk grade. This frontage is conventional
for retail use. It has substantial nOMeflective glazing at the sidewalk level
and should include awnings at main entrances that may overlap the sidewalk
consistent with the City's overhead sidewalk encroachment provisions.
5. Gallery
A gallery is frontage wherein the
fa~ade is aligned close to the
frontage line with an attached
cantilevered shed or a lightweight
colonnade which may overlap
front open space oreas. This
type is convenient for retail use.
The gallery sholl be no less than
10 feet wide and may overlap
adjacent open space areas up
to within 5 feet of the porkway
or sidewalk area.
.~
Ordinance No. NS-2740
Page 24 of 86
6. Arcade
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An arcade is frontage wherein the fa~ade may abut the sidewalk at the
frantage line. This frantage fype is conventional for retail use. The arcade
shall be no less than 1 2 feet wide and may not overhang the sidewolk but
may be within 5 feet of the parkway or sidewalk.
4.5 PUBLICLY ACCESSIBLE OPEN SPACE
In order to provide relief from the intensify of development
within the MEMU Overlay Zone and provide for a high level
of pedestrian canneclivify and activify thraughout the Metra
East orea, it is necessary to provide a variety of open space
opportunities. Publicly accessible apen space areas shall be
designed ta aplimize linkages and connections with adjacent
praperties within the District. Further. apen space areas shall
encourage active use and pedestrian activity belvveen the
public and the private realm.
A. To achieve well-designed and highly amenitized open
space areas that are accessible fa the public, new
development will be required to include an open space
component that is accessible to the public through the
main street.facing fa~ade entry of the project. These areas
may be inclusive of a front setback or driveway areos, but
may not include parking areas or rear setbacks 10 satisfy
a private open space requirement. All new development
within the MEMU Overlay Zone shall provide publicly
accessible open spaces as a percentage of the total
development site area as follows:
Public plaza
1. Neighborhood Transilional District. 5 percent
2. Village Center District: 10 percent
3. Active Urban: 15 percent
4. Office District: 15 percent
Ordinance No. NS.2740
Page 25 of 86
Active public/open space areas
B. In addition to the above requirements, the fallowing
provisions shall apply to the design, localion, and materials
used in these open space areas:
1. Plazas, courtyards, or other publicly accessible open
space areas at the ground level may be used to
satisfy this requirement, and sholl be incorparated into
the design of the development.
2. Parking and rear setback areas shall not be
considered to meet this requirement. Front and side
setback areas that are integrated into the design of
the public open space may be considered to salisfy
this requirement.
3. Public open space areas shall be visible and
accessible from the public righls'Ofway to engage the
interest of pedestrians and encourage public use.
4. A combination of landscape and hardscape malerials
shall be used in the design of these areas to satisfy
the following requirements:
a. Hardscape paving may include brick, stone,
interlocking concrete pavers, textured concrete, and/
or impressed patterned concrete. Hardscape elements
may include, but are not limited to, seating areas,
potted plant materials, water features, and public art
installations.
b. The balance of the open space areas shall be
landscaped with turf, shrubs, or groundcover, and
trees. All plant materials shall be in propartion to
the height and mass of the building, and shall be
permanently maintained.
5. In arder to achieve sunlight and air circulation in
required open space areas, the fallowing minimum
height to width ratios shall be provided:
a. Enclosed Open Space: 2 to 1 ratio
IOpen space that is enclosed on four sides, such os
a courtyardl. The required open space shall hove a
width of at least one-half the height of the adlacent
building fa,ade (measured perpendicularly from the
fa,adel. This requirement shall apply to 011 sides of the
required open space.
b. Open Space which is open on one or more sides: 3
101 ratio
The required open space shall have 0 width of at
least one-third the height of the adjacent building
facade {measured perpendicularly from the fac;:ade}.
This requirement sholl appiy to all sides of the required
open space.
6. The required publicly accessible open space areas
shall be located and configured as one of the
following:
Ordinance No. NS-2740
Page 26 of 86
Q. Front: The publicly accessible open space area is
located along the street facing frontage of the building
as illustrated.
c. "l" Shaped: The publicly accessible open space
area is located along the front and side of the 101 as
illustrated.
b. Forecourt: The publicly accessible open space area
is located along a recessed cenfer section of the front
fa<;ade of the building as illustrated.
d. Pasea or Central Courtyard: The publicly accessible
open space area is located an the side of the building
or along a center pedestrian pasee or courtyard as
illustrated.
4.6 PRIVATE/COMMON OPEN SPACE
To support and enhance the publicly accessible open space,
new development within the MEMU Overlay Zone will be
required to include private and/or common open space for
resident, tenant and visitor use. Private and/or common open
space shall be provided in addition to the required publicly
accessible open space in Section 4.5.
Residential develapmenls: Private or cammon open space
shall be provided on a per unil basis for residential projects
and shall be a combination of the total required space
divided between private oreas such as balconies or patios or
common areas such as courtyards, recreation facilities, multi.
purpose room or other areas designed for the common use of
residents as specified below.
Nonresidential or mixed-use developments: Private or
common open space shall be provided as a percentage of
the total lot area for nonresidential projects and may be used
to provide sile amenities such as rooHap decks, courtyards,
ar similar fealures. Mixed use developments shall combine
the residential standards and the nonresidential standard to
satisfy this provision.
A. Privale or common open space shall be provided in the
following amounts:
1. Neighbarhood Transitional District: 100 square feet
per unil
2. Village Center Districl: 100 square feet per unit
and 5 percent of Ihe Iotal development sile area far
nonresidential uses.
3. Active Urban District: 100 square feet per unil and
5 percent of the total development site area for
nonresidential uses.
4. Office Dislrict: 10 percent of the total development
site area
B. In addition 10 the above standards, all private and/
or common open space areas are also subject to the
following provisions in their design, location, and selection
of amenities:
1. Private and common open space areas shall be
designed for the exclusive use of the residents
or tenants of the property and their guests and
shall not be publicly accessible except in the
Neighborhooc Transitional District where the required
private/common open space may be designed in
combination with the required publicly accessible
open space specified in Section 4.5.
2. In the Neighbarhood Transitional, Village Center, and
Active Urban Districts, a combination of private and
common open space shall be provided to satisfy the
following requirements:
a. Common open space amenities shall include, but are
limited to, one or more of the following amenities:
courtyards, plazas, tennis courts, swimming pools,
spas, permanently equipped gym/exercise rooms, or
other permanent amenity. Rooftop decks and terraces
may be used to satisfy this requirement, however,
these areas shall be easily accessible to 011 residents
within the building, and face the public rights"Of-way
where passible.
b. Private open space areas may include balconies,
patios, terraces, or rooftop decks. These areas shall
be carefully integrated into the overall architectural
design of the building. Architectural elements such as
railings, trellises, short walls, or roof fop enclosures
shall be consistent with the architectural style of the
structure to which they are aHached.
3. Open space areas shall be constructed of permanent
materials and be permanently integrated inlo the
design of the building.
4. In order 10 achieve sunlight in ouldoar common open
space areas, the following building height to open
space width ralios are required: 1 to 1; and 2 to 1 if
the space is open on one or more sides.
Private raohap deck
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Private bofcony
Ordinance No. NS-2740
Page 28 of 86
4.7 BUILDING SETBACKS
A. Setback area requirements facilitate the incarporation
of publicly accessible open space while reinforcing a
continuous urban street frontage that defines the street
edge. Setback requirements are designed as 0 range
so that variety may be achieveo in the public/private
interface area depending on the site and building design
and its relationship to adjacent developments. Setbacks
are designed to coordinate with the public improvements
identified in the Metro East Public Realm Amenity Plan
(Appendix). New development within the MEMU Overlay
Zone sholl be designed to provide setback areas as
follows:
1. Neighborhood Transitional District
Front: 0- 10Ft
Side: 0-10 Ft
Rear: 0-1 0 Ft
2. Village Center District
Front: 0-20 Ft
Side 0-1 0 Ft
Rear: 0- tOFt
3. Active Urban District
Front: 0-20 Ft
Side: 0-10 Ft
Rear: 0- 10Ft
In order 10 provide an appropriate transition to adjacent
existing multi-family residential development outside the
MEMU Overlay Zone area, buidling heights within the
Active Urban District shall comply with the following
setbacks, which sholl supercede the setbacks above if
there is a conflict be!ween the !wo standards:
1-3 stories 25' setback
4-9 stories 100' setback
10+ stories 150' setback
4. Office District
Front: 0-20 Ft
Side: 0-20 Ft
Reor: 0-20 Ft
B. In addition to the above setback requirements, the
following provisions shall also apply to new development
projects:
In order to encourage Flexibility and provide an
organic feel in the design and building-street
interaction, there is no r1inimum setback requirement
within the MEMU Overlay Zone, with the exception
that 011 structures shall maintain the maximum rear
setback specified if the property obuKing on the rear
property line is developed solely as 0 residential use.
2. Setbacks abuKing public rights-ofway may be further
recessed from the maximum setback specified for the
purposes of 0 public open space, dining/gathering
or special entry area. These areas may not satisfy
private open space requirements.
3. Setbacks abuKing public rights-ofwoy sholl be
landscaped with lawn, trees, shrubs, or other plants
and/or decorated os 0 hard surface expansion
of the sidewalk. A combination of landscape and
hardscope materials shall be provided as follows:
a. Hardscape paving may include brick, stone,
interlocking concrete pavers, textured concrete, and/
or impressed patterned concrete. Hardscape elements
sholl also be provided when setback area is being
used to satisfy publicly accessible open space areas.
These elements may include, but are not limited to,
sea'ing areas, potted plant materials, water features,
and public ort installations.
Upper level setback areas incorporating terraces and roof decks
b. The balance of the setback oreos sholl be landscaped
with turf, shrubs, or groundcover, and trees. All plant
Upper level setback
areas incorporating
terraces and roof
decks
Page 29 of 86
4.8 PARKING AND ACCESS
Adequate parking is necessary to service the full-range of uses
permitted within 0 development project. In arder to enhance
the appearance and character of the Metro East area, parking
should not be 0 port of the ~estrian level streetscape The
gool of the Melra East area is to provide adequate parking
that encourages peaple to "park once" and conveniently walk
to multiple destinations in the some area. Standards below
reflect this concept except in the Neighborhood Transition
District where parking is established at 0 rote that does not
impact the adjacent residential neighborhood to the north.
The parking standards far the MEMU Overlay Zone are
designed to accommodate the wide variety of uses in the
area while providing on incentive for mixed-use projects thai
encourage an active sfreet life and convenient services and
leisure activities for Metro East residents and visitors. A mixed-
use development is defined os any development that contains
more than one type of use in 0 building or set of buildings and
contains within the development a residential component.
Stand alone uses are defined as operations or uses that are
not 0 component of on integrated mixed-use development
project. Dimensions of parking spaces and drive aisles sholl
be consistent with SAMC Article XV, Division 1.
A. Parking within the MEMU Overlay Zone sholl be required
for new development in each district os follows:
1. Neighborhood Transitional District
a. Stand-alone residential: 2.25 spaces per residential
unit, inclusive of guest parking
b. Office or other permitfed nonresidential uses: As
required by Division 3 of Article 1 5, Off-Street Porking
Requirements, SAMe.
2. Village Center District
a. Stand-alone nonresidential Uses: As required
by Division 3 of Article 15, Off-S~eet Parking
Requirements, SAMe.
b. Stand-alone Residential Uses: No required by Division 3
of Article 15, Off-Street Parking Requirements,
SAMe.
c. Mixed-use Developments with less than 10 percent of
the gross Aoor area devoted to a commercial activity:
A minimum of 2.0 spaces per residential or live/work
unit inclusive of guest parking and any nonresidential
uses.
d. Mixed-use developments with 10 percent ar greater
of the gross floor area devoted to a commercial
activity: Any development proposal that devotes
10 percent or more of the development's gross floor
area to a nonresidential use shall be required to
provide 0 parking study by 0 city approved consultant
to establish on adequate parking requirement for
the mixture of uses in the proposed development.
In no case, however, shall a standard of less than
2.25 spaces per unit inclusive of guest parking and
any nonresidential uses be established.
3. Active Urban District
a. Stand-alone Nonresidential Uses: As required
by Division 3 of Article 15, Off-Street Parking
Requirements, SAMe.
b. Stand-alone Residential Uses: No required by Division 3
of Article 1 5, Off-Street Porking Requirements,
SAMe.
c. Mixed.use Developments with less than 10 percent of
the gross floor area devoted to a commercial activity:
A minimum of 2.0 spaces per residential or live/work
unit inclusive of guest parking and any nonresidential
uses.
d. Mixed'use developments with lO percent or greater
of the gross ftoor area devoted to a commercial
activity: Any development propasal that devotes
10 percent or more of the development's gross floor
area to a nonresidential use shall be required to
provide 0 parking study by 0 city approved consultant
to establish an adequate parking requirement for
the mixture of uses in the proposed development.
In no cose, however, shall a standard of less than
2.25 spaces per unit inclusive of guest parking and
any nonresidential uses be established.
4. Office District
a. Office or other permitted nonresidential uses: As
required by Division 3 of Article 15, Off-Street Parking
Requirements, SAMe.
B. in addition to the parking requirements above, new
developments in the MEMU Overlay Zone sholl provide
parking in compliance with the following:
]. Guest parking at 0 rote of 10 percent of the total
required parking spoces sholl be set aside and
assigned for the exclusive use of guests in any
deveiopment project within the MEMU Overloy Zone.
2. All residential units sholl be provided 0 minimum of
one 111 assigned space per unit.
Ordinance No. NS-2740
Page 30 of 86
--
In order to provide well-designed parking oreos that
enhance the pedestrian experience and adequately provide
for the mixture of uses that may occur on 0 development
site, the following standords shall be required for all new
developments within the MEMU Overlay Zone:
3. Porking facilities (surface or structuresl shall be located
below grade, behind buildings, and/or screened
from the main right of way and all active public
oreas, except for oreas designed for and devoted to
vehiculor access, drop off, or valet porking. Those
portions of new porking structures that face a public
street shall include commercial spaces or other
pedestrian oriented design features at the ground
floor level.
Screening of parking structures along main streets
4. Parking spaces specifically designated for
nonresidential and residential uses shall be clearly
morked by the use of posting, pavement morkings,
and/or physical separation. Porking orea design
shall incorparate a seporatian of the porking for
nonresidential and residential uses, except that
guest porking may be combined with nonresidential
parking as long as the tala I required parking for the
development is not reduced.
5. Driveways shall be a maximum of 24 feet wide,
in order to enhance the pedestrian experience. A
maximum of one curb cuI shall be permitted for
each porcel with up to 150 feet of street frontage.
Development sites exceeding 150 feet of street
frontage shall be permitted a maximum of two curb
culs. Three curb cuts shall be permitted only if a
separate residential entrance is required.
Ordinance No. NS-2740
Page 31 of 86
Ordinance No. NS-2740
Page 32 of 86
5.0 Desigl'1?~il1ciple~_._____
The MEMU Overlay Zone estoblishes quolitative design principles that will be used by Staff and decision makers in evaluating
proposed projects. This section estoblishes qualitative design standards intended to guide the developer to achieve the image
and design desired far the Metro East Overlay Zone. Staff and decision makers will use these principles to review proposed
development projects and determine their approval based on the extent to which the plans address the intent of the City for
the area as part of the MEMU Overlay Zone Site Plan Review process.
Architecturaf/ massing variety
5.1 INTEGRATED DESIGN
The design of buildings, signs, landscaping, and other
structures or elements shall feature a unified and integrated
theme.
5.2 ARCHITECTURAL QUALITY
Projects shall utilize materials, window and door systems,
hardscape, softscape, and water features, and architectural
details and components throughout that convey a distinct
sense of endurance and quality.
5.3 ARCHITECTURAL VARIETY
Praieets shall utilize architectural means such as varied
massing, breaks in plane, a diverse palette of high-quolity
materials, and changes in form, proportion and detail, as well
as a variety of unit Iypes to create variety and diHerentiation
between and within project components.
In order to further promote variety and interest within the project
as a whole, the use of mare than one architect is required
for projects on development sites with an area that exceeds
two 12) acres. This requirement can be met by compliance
with anyone of the following as approved by the Planning
Manager at the time of the initial Site Plan Review:
a. Architectural design is completed by two different
firms
b. Architectural design is peer reviewed by a second
architectural firm
c. Architectural design is completed by different studios
within one architectural firm
d. Applicant conducts an architectural design workshop
with City staff in the early phase of design
Building is broken down
into distinct elements
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5,4 MASSING
a. In general, proiect massing should be broken down
into discrete building elements and components that
reinforce a continuous street-facing urban black panern,
This pattern should be broken by intervening the required
publicly accessible open space areas, See Section 4,5,
b, Within this block pottern, individual buildings shall
be massed such that individual building planes ar
architectural masses do not exceed one-hundred~ifty
11501 feet in length.
c. The design of buildings shall incorporate a variely of
massing and farms to introduce variely at the ground
plane and skyline of the proiect.
5,5 FACADES
a, Street facing facades shall be architecturally enhanced
through the use of arcades, calonnades, recessed
enironces, window details, bays, variation in building
materials, and other details such as cornices and
contrasti n9 colors.
b. Building step backs at the upper level of buildings along
public rights-of-ways in the Neighborhood Transitional,
Village Center, and Active Urban Districts shall be
provided as a means to provide building articulation.
Upper level setback creates
mass articulation
The building articulation may include private/camman
open space lerraces or roof decks. The minimum upper
level setback area shall be 10Ft wide Iparallelto the
building b;adel by 6 Ft deep,
c. Buildings facades shall be articulated through the use
of separated wall surfaces, contrasting colors and
materials, variations in building setbacks, and attractive
window fenestrations.
Ordinance No, NS-2740
Page 34 of 86
Overhangs, and awnings along
stree/1acing facade
Contrasting colors and materials
d. Street facing facades shall be integrated with public
plazas, mini parks, outdoor dining, and other pedestrian'
oriented amenities where feasible.
Street-facing ground floor elements
5.6 GROUND FLOOR USES
a. Ground floor commercial or relail uses oriented to the
street shall provide primary pedestrian access directly
from the adjacent public slreet frontage.
b. Ground floor commercial or retail uses oriented to Ihe
street shall incorporate the use of overhangs, awnings, or
Irellis work for alleost 60 percent of the frontage.
5.7 COMMUNITY CONNECTIONS
Proiect site plans shall create community connections and
linkages between developments within the vorious Districts
within the MEMU Overlay Zone orea, as well as facilitate
comfortable and visually interesting pedestrian and bicycle
movements.
a. Pedestrian- and sidewalk-oriented buildings.
Projects as a whole, os well as individual building
components, sholl reinforce activity and pedestrian
scale along adjacent sidewalks through the use of
active building entries and frontages, and/or publicly
accessible open space fronting the streets.
.,~
,/
. . ~ ~ I
r Inanee o. 4
Page 35 of 86
Pedestrian/bicycle oriented sfree'scape
b. Pedestrian-oriented sidewalks and sfree/scapes.
Proiects as 0 whole shall incorporale design and
development fealures that facilitate pedestrian and
bicycle-scale orientation at the slreet level. These
fealures include, bulore not limiled to, street trees,
improved medians with trees, widened sidewalks,
pedestrian-scale lighting, integrated bicycle paths,
curbside parkways, and feasible curbside porking to
create a slreetscape that accommodates increased
and comfortable pedestrian and bicycle use.
5.8 LANDSCAPE BUFFERS
a. In order to establish a strong public streel and
sidewalk edge, building massing shall establish
voriation in relationship of the building frontages to
Ventilation
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Podium parking screening
the street. landscape buffers should be provided
along driveways which are adiacent to any project
which includes residential development.
b. landscape buffers in addition to other screening
techniques should also be provided as a means
to screen Irash collection areas, and above grade
surface porking.
5.9 PARKING
Porking areas, whether at grade or in a slructure, shall be
completely screened from the public street view. Above-grade
porking structures shall be completely screened at the street
level by architectural features including retail spaces, stoops,
porches, landscaping or other pedestrian oriented design
features.
5.10 ENERGY CONSERVATION-SHADE AND
SHADOW
Energy consumption shall be minimized using the following
features where feasible: cogeneration, solar access, south
facing windows with eave coverage, double glazed
windows, deciduous shade trees, good ventilation, efficient
lighting, and day lighting.
Individual units, where possible, should be oriented such that
they receive a minimum of fWo (21 hours of direct sunlight in
major living spoces such as living rooms, dining rooms, dens,
great rooms, or kitchens on Ihe day of the winter solstice.
5.11 RESIDENTIAL UNIT SIZE
An average unit size of 1,200 square feet per unit will be
used as a guideline to assess the overall quality and livability
of any residential units. The mix of unit sizes within a project
should be more heavily weighted towards units larger than
1,000 square feet in size.
Ordinance No. NS-2740
Page 36 of 86
_6. 0 _?ig~_~___.__
Building identification and signoge can be used as a creative
tool to enhance the look and design of a development
project. When signs ore designed to complement the form
and function of the building and its users, it contributes to
the aesthetics of the project and aids in way finding. The
City desires to encourage erective sign proposals where the
standord provisions of Article XI do not well suit a particulor
need, situation, or circumstance. In exchange, certain signs
that otherwise would be allowed by Article XI might not be
allowed.
Main access signage
6.1 MASTER SIGN PROGRAM
Building identification and signage con be used os 0 creative
tool to enhance the look and design of 0 development
proiect. When signs ore designed to complement the form
and function of the building and ils users it contributes to
Ihe aesthetics of the prolect and aids In way finding. The
provisions of this section encourage creative sign proposals
where the standord provisions of the sign code may not well
suit a particular need, situation, or circumstance. In exchange,
certain signs that otherwise would be allowed might nol be
allowed in the MEMU Overlay Zone.
Prior to issuance of any sign permits or certificates of
occupancy for any building or portion thereof, 0 moster sign
program for the entire site, including directional signs and
graphics for any porking structure, sholl be submitted 10 the
Planning Commission os part of the MEMU Site Pion Review
application. The purpose of the Master Sign Program is os
follows:
a. The primary purpose of a master sign program
is to provide a mechanism by which the sign
regulations established in the SAMC can be modified
to ensure that signs for a uniquely plonned or
designed development are most appropriate for that
development or area.
b. A master sign program may include sign regulations
that are, at the same time, both more restrictive in
some respects and less restrictive in other respects
than the regulations established in the SAMe. Less
restrictive provisions in a master sign program may
also include signs that are otherwise prohibited by the
SAMe.
c. Each master sign
program applicant
shall shaw to
the Planning
Commission's
satisfaction why
the modifications
requested are
warranted and how SecondoIY OCC655 5ign
the total sign proposal far the development meets the
general purpose and intent of the SAMe.
Ordinance No. NS-2740
Page 37 of 86
d. The Planning Cammissian shall apprave, conditionally
opprove, or disapprove ony applicotion for a
moster sign progrom based on the signage and its
compatibility with the proposed development project
based on the following findings:
I. Compliance with the objectives of the MEMU Overlay
Zone as specified in Section 1.2.
2. Compliance with the purpose and objectives outlined
in the Citywide Design Guidelines; and
3. Compliance with the purpose and intent of Section 41-
860 et seq. except for the variations specified in the
Moster Sign Program application.
e. Applications for a Masler Sign Progrom that ore
denied by the Planning Commission may be
appealed to City Council. Appeals from decisian
of the Planning Commission shall be processed
and considered consistent with SANlC Chapter 4 I ,
ArticleS.
Ordinance No. NS-2740
Page 38 of 86
7 . 9~ ~_~_'!l pa!~~ i lity/Qp~E<:l!i()r1 a L~t<:l r1~_<:l r~s_ ____
The following standards are intended to ensure the
compatibility of the mix of residential and nonresidential uses
that may occur within one building or on a development site
in the MEMU Overlay Zone. These standards are intended to
mitigate the potential impacts that may occur as a result of the
inlerface between nonresidential and residential uses within
one project.
Compofible design: Public open space, fetoilon firsf leve', and
residential uses on lop
7_ 1 SECURITY
Residential units shall be designed to ensure the security of
residents through the provision of secured entrances and exits
that are separate from the nonresidential uses and are directly
accessible to parking areas. Nonresidential and residential
uses shall not have cammon entrances that provide direct
access to residential units. The separation of entrances shall
be shown on the development plan and the separations shall
be permanently maintained.
7.2 RESTRICTION ON ACTIVITIES
Commercial uses shall be designed and operated. and
hours of operation limited, so that neighboring residents are
not exposed to offensive noise, especially from traffic, trash
collection. routine deliveries. or late night activity. There shall
be no loading or unloading of trucks between the hours of
9:00 P.M. and 9:00 A.M.
7.3 LOADING AND UNLOADING
Every building invalving the receipt ar distribution by vehicle
of materials or merchandise incidental to carrying on such
activity shall provide adequate area far the loading and
unloading of vehicles. include moving vans, garbage trucks,
and other delivery vehicles.
Mixed use along corridor
7.4 VIBRATIONS AND ODORS
No use, activity, or process shall produce vibrations or noxious
odors that are perceptible without instruments by the average
person at the property lines of the site or within the interior of
residential units on the site.
7.5 LIGHTING
Outdoar lighting associated with commercial uses sholl
not adversely impact surrounding residential uses, but sholl
provide sufficient illumination for access and security purposes
consistent with the lighting standards in Chapter 8 of the
SAMC ISecurity Ordinance).
7.6 WINDOWS
Residential windows shall not directly face loading areas and
docks. To the extent windows of residential units face each
other, the windows shall be offset to maximize privacy.
Ordinance No. NS-2740
Page 39 of 86
Ordinance No. NS-2740
Page 40 of 86
. ~~Q._! ~..pl~!TIen~c:!!~~~~______
This Division includes development Standards and design
principles that are designed to work in concert to focilitate
the vision for the long-term development of the MEMU
Overlay Zone. Successful implementation of this Division
requires effective and coordinated administration of these
required standards and principles by professional staff on
a cooperative basis with developers and property owners
with the gaol of expediting the entiflement/permit process far
proiects consistent with the plan.
8.1 MEMU SITE PLAN REVIEW BY PLANNING
COMMISSION
A. Any application far development subject to the provisions of
the MEMU Overlay Zone sholl require filing an application
with the Planning Manager for approval of a MEMU Site
Plan Review by the Planning Commission. The application
and development plan sholl contain the materials outlined
in the Planning Division's Development Review CommiHee
Checklist which includes but is not limited to the following
materials that shall demonstrate conformance with the
provisions of this seclion and other required sections 01 the
SAMC:
I. A site plan consisting of architectural drawings ar
sketches and plot plans, 011 to a warkable scale and
fully dimensioned, showing the elevations of the
proposed building or structure, off-street parking and
other physicol features such as trees, hydrants, poles,
and other installations, and any other such information
as determined necessary by the Planning Manager to
fully evaluate any requirement of a building permit.
2. A Iondscape design plan, pursuant to the
requirements of Seclion 41-1507, showing fully
dimensioned private, common, and public open
space areas.
3. A mosler sign program, pursuant to the requirements
of Section 6.
B. Upon receipt of a MEMU Site Plan Review application,
the some shall be reviewed by Cily staff to determine
confarmance with the provisions of the MEMU Overlay
Zone and referred to the Planning Commission for
review and recommendations. The Planning Commission
shall review said plans for the purpose of ensuring that
buildings, structures, and grounds will be in keeping with
the compotibilily stondords and design principles of this
division, and will not be detrimental to the harmonious
development of the cily or impair the desirabilily of
investment or occupation in the MEMU Overlay Zone
Depending on the level of conformance with the findings
of the MEMU Overlay Zone, the Planning Commission
may take any of the following actions:
1. Approve the development plan
2. Approve the development plan with conditions
3. Deny the development plan
8.2 FINDINGS FOR GRANTING A MEMU
OVERLAY ZONE SITE PLAN REVIEW
APPROVAL
The Planning Commission may grant a MEMU Overlay Zone
Site Plan Review approval subject to finding the following:
a. That the proposed development plan is consistent with
and will further the objectives outlined in Section 1.2
far the MEMU Overlay Zone.
b. That the proposed development plan is consistent with
the development standards specified in Section 4 of
the MEMU Overlay Zone.
c. That the proposed development plan is designed to
be compatible with adjacent development in terms
of similarily of scole, height, and site configuration
and otherwise achieves the objectives of the Design
Principles specified in Section 5 of the MEMU
Overlay Zone.
d. That the land use uses, site design, and operational
considerations in the proposed development plan
have been planned in a manner that will result in a
compatible and harmonious operation as specified in
Section 7 of the MEMU Overlay Zone.
8.3 CONDITIONAL USE PERMITS, VARIANCES
AND MINOR EXCEPTIONS
Conditional use permits, variances and minor exceptions in
the MEMU Overlay Zone sholl be processed and considered
pursuant to SAMC Chapter 41 , Article 5.
Ordinance No. NS-2740
Page 41 of 86
8.4 TIME LIMITS
MEMU Site Plan Review sholl automatically become void
offer fwo 121 years from the effective dote of such approval
when the owner fails to instifute an action 10 erect, build,
alter, move or maintain the use of the property as specified
in the terms and conditions of the MEMU Site Plan Review.
City Council may, by resolution, extend the dote on which
o MEMU Site Plan Review becomes void far 0 period or
periods not exceeding three 131 years in total beyond the dote
it would otherwise become void.
Acceptable action sholl be considered to be actual
construction, alteration, repairs and use of the structures and
land. Preparation of plans, financial negotiations, or change
of property owners are not considered sufficient evidence of
action.
8.5 DEVELOPMENT CAPACITY MONITORING
AND ENVIRONMENTAL REVIEW
In arder to maintain conformity with the provisions of the
environmental analysis completed far this project under the
California Environmental Quality Act ICEQA). development
capacity within the MEMU Overlay Zone shall be limited
10 1.27 million gross square feet of commercial Iretoil and
service) and 3.41 million gross square feet of office space.
This corresponds to 0 potential net increase of 963,000
square feet of commercial, and 690,000 square feet of
office space, and the potential for 5,551 residences above
existing development. When new development within Ihe
MEMU Overlay Zone reaches 80 percent of the allowable
increased capacity, no development shall be entitled until
an environmental review, including a traffic study, has been
completed pursuant to CEQA. These development capacity
NtriggersN are as follows:
a. Commerciol-770,400 square feet
b. Office-552,000 square feet
c. Residential-4,440 units
Ordinance No. NS-2740
Page 42 of 86
City of Santa Ana
February 2007
APPENDIX
Ordinance No. NS-2740
Page 44 of 86
Table of Contents
Introduction
Site and Planning Context
Metro East Public Realm
Amenity Plan
Existing Conditions
Existing Conditions
Street Trees
Street Lights
Existing Streetscapes
MEMU Overlay
Development Zone
Metro East Public Realm.
An1enity Concept
Proposed Easements
Street Trees
Pedestrian Street Lighting
Improved Streetscapes
Cost Estimate
CiryojS(].l'\tl1AM
...................................................................................2
3
4
Photo Smvey .......................................................5
Base Map ..............................................................14
Locations and Types 15
Locations and Types 21
Typical Plans and Sections .............................. 23
...................................................................................28
...................................................................................30
31
32
33
Typical Plans and Sections ..............................34
...................................................................................41
Metro East Public Realm Amenity Plan
Ordinance No. NS-2740
Page 45 of 86
Site and Planning Context
Bounded by the Santa Ana Freeway to the East and
the Costa Mesa Freeway to the West, the Metro
East district covers approximately 147 acres of land
in the north-eastern corner of the City of Santa Ana.
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C:ilyofSantlJ.Ana.
Metro East Public Realm Amenity Plan
3"
Ordinance No, NS-2740
Page 46 of 86
Metro East Public Realm
Amenity Plan
In conjunction with the Metro East Mixed-Use Overlay
Zone, this amenity plan provides a framework from
which to build a clear identtty for the district.
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Ordinance No. NS-2740
Page 47 of 86
Existing Conditions
Photo Survey Locations
Urban Studio documented conditions in the field,
the streets, sidewalks and open spaces that define
the area's public resources. In general, district open
space character has an incomplete sense of place
with few fully realized streetscapes and little
connectivity to the surrounding area.
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Metro East Public Realm Amenity Plan
5
Ordinance No. NS-2740
Page 48 of 86
Existing Conditions
First Street
First Street is automobile oriented. There is no
sense of arrival or signage that marks the district.
Street tree plantings are inconsistent and in many
locations non-existent.
First Street and Cabrillo Park Drive Looking West to East
2
First Street and Golden Circle Drive Looking North
o First Street and Tustin Avenue Looking North
.
CityofSaruaAM
Metro East Public Realm Amenity Plan
;1.
Ordinance No. NS-2740
Page 49 of 86
Existing Conditions
First Street
(continued)
The First Street environment mainly addresses the
functional requirements of the automobile.
8 First Slreet View East
O First Street and Freeway Looking
East
o First Street View West to Freeway
o First Street Panorama South Side
o First Street South Side
o First Street South Side
@ First Street South Side
CilrofSa~aAn.a.
Metro East Public Realm Amenity Plan
Ordinance No. NS-2740
Page 50 of 86
-
Existing Conditions
Fourth Street
Fourth Street is the central east-west street that
bisects the district, but has missed median
opportunities and no sense of arrival from the
surrounding area.
If'"
11
Fourth Street and Cabrillo Park Drive Looking East to West
12 Fourth Street and Golden Circle Drive Looking North
~
13 Fourth Street and Tustin Avenue looking West to East
CityofSo.ntllAna
Metro East Public Realm Amenity Plan
Ordinance No. NS-2740
Page 51 of 86
Existing Conditions
Fourth Street
(continued)
Inconsistent street tree plantings along Fourth Street
and underutilized landscaped medians provide liltle
sense of identity.
..
@ Fourth Street Looking East to
Dlstnct
15 Fourth Street Looking South at
Freewa
16
Fourth Street Looking West to
Freewa Over ass
17 Fourth Street Looking South to
Commercial Buildin
18 Fourth Street and Park Center
Drive Lookin East
19
Fourth Street Looking Northwest from
Intersection on Golden Circle Drive
20 Fourth Street and Tustin Avenue
Lookin West to East
21 Fourth Street Looking Southeast at 22 Fourth Street Loooking East Towards
Golden Circle Drive Tustin Avenue
CllyofSantaAna
Metro East Public Realm Amenity Plan
Ordinance No. NS-2740
Page 52 of 86
Existing Conditions
Golden Circle Drive
Golden Circle Drive is the main centrally located
north-south street that serves the district.
23 Fourth Street Looking North at
Golden Circle Drive
24 The Theme Building Looking
North at Golden Circle Drive
, 26
Golden Circle Drive: Western
Section Lookin North
27 Golden Circle Drive: Northern
Section
@ Golden Circle Drive West Side
@ Golden Circle Drive East Side
City of Santo Ana
Metro East Public Realm Amenity Plan
25 The Theme Building from the
Southwest
28
Fourth Street Looking Northwest from
Intersection with Golden Circle Drive
@ Golden Circle Drive East Side
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Ordinance No. NS-2740
Page 53 of 86
Existing Conditions
Cabrillo Park Drive
Cabrillo Park Drive connects !he existing uses to llhe
major public amenity in !he area, Cabrilio Park.
@ Cabrillo Park
33 Cabrillo Park Drive and Parl< Couri Place
34 Cabrillo Park Drive
East Side
@ Cabrillo Park Drive View to Freeway @ CabrilJo Park Drive and First Street
37 Golden,Circle Drive
East Side
CilyofSa.nlo.Ana.
Metro East Public Realm Amenity Plan
>lJi:!"
~
Ordinance No. NS-2740
Page 54 of 86
Existing Conditions
Tustin Avenue
Tustin Avenue provides a connection to the public
bus transportation lines running north and south
through Orange County.
38 Tustin Avenue and East 6th Street Looking North to South
@ Tustin Avenue East Side
@ Tustin Avenue East Side
@ Tustin Avenue West Side
@ Tustin Avenue West Side
@ Tustin Avenue West Side
CirYlljSaM.taAna
Metro East Public Realm Amenity Plan
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Ordinance No. NS-2740
Page 55 of 86
Existing Conditions
Tustin Avenue
(continued)
@ Tustin Avenue East Side
Cf.trofSa.~Q.Ano.
Street lights along the eastern side of Tustin Avenue
are infrequently plaoed.
@ Tustin Avenue East Side
Metro East Public Realm Amenity Plan
.
Ordinance No. NS-2740
Page 56 of 86
Existing Conditions
Base Map
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The existing conditions of the Metro East district
inciude limited street tree plantings, a lack of
distinctive markers, and lighting oriented towards the
automobile.
CABRILlO PARK
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Existing Street Trees
Existing Palm Trees
Signalized Intersection
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Notes
. Existing bus stops along 1st Street and Tustin Avenue.
. Existing street trees vary in distance.
. Only existing street lights; no pedestrian lighting.
CiJyvfSantaAna.
~
Metro East Public Realm Amenity Plan
Ordinance No, NS.2740
Page 57 of 86
Existing District
Street Tree Types
The existing trees along Tustin Avenue vary widely in
species.
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. Existing Palm Trees
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1 pyrus Kawakamii
2 Ligustrum Lucidum
3 Liquidambar
4 Syagrus Romanzoffianum
CitycfSan:o.Ano.
Metro East Public Realm Amenity Plan
~
Ordinance No. NS-2740
Page 58 of 86
Existing District
Street Tree Types
Along First Street, the predominant type of street tree
is the Leptospermum.
5 Brahea Edulis
6 Leptospennum
7 Leptospennum
_._.:~':~;;;E~~~.
8 Leptospermum
,$f:;1I'.
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9 Leptospermum
10 Leptospermum
11 Leptospermum
12 Leptospermum
13 Callistemon Citrinus
14 Callistemon Citrinus
15
ci1rofSlJ1lf,aAna.
Metro East Public Realm Amenity Plan
1
Ordinance No. NS-2740
Page 59 of 86
Existing District
Street Tree Types
Pinus Canariensis and the Ficus tree occur primariiy
along the existing medians.
ib.;
-
.p......".;.. ::9:::~
I
Study Area
City Boundary
o Existing Street Trees
. Existing Palm Trees
N
o 150 JOOFf EB
I _ I
Kev
2 Ficus
3 Ficus
atyofSaraaAno.
Metro East Public Realm Amenity Plan
l'
Ordinance No. NS-2740
Page 60 of 86
Existing District
Street Tree Types
Long portions of sidewalk along Fourth Street contain
little or no landscaping.
-
~I~.lf:"\!""''':_.
~'_":>~~~~, .
4 Pinus Canariensls
5 Ficus
6 Magnolia Grandi/lora
7 Callislemon
8 Washingtonia/Queen
Palm
9 Washingtonla
10 Magnolia Grandi/lara
11 Magnolia Grandiflora
12 Pla1anus
13
CilyofSantaAna.
Metro East Public Realm Amenity Plan
1"
Ordinance No. NS-2740
Page 61 0/86
Existing District
Street Tree Types
Lagerstroemia Indica is the existing median tree
along Cabrillo Park Drive.
,0
, :n--
I!p
I'
I r;=:J I
J-jD/
1;1' I
, '/
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Study Area
City Boundary
o Existing Street Trees
. Existing Palm Trees
o 150
~
N
EB
Key
300FT
,
~'-;.tl'( :~I::~"-",,,.~
1 King Palms
2 Lagerstroemia Indica
3 Lagerstroemia Indica
CilJ'ofSaNaAna
Metro East Public Realm Amenity Plan
1~
Ordinance No. NS-2740
Page 62 of 86
Existing District
Street Tree Types
Platanus and Liquidambar trees define the street
along Cabrillo Park Drive.
4 Lagerstroemia Indica
5 Platanus
6 Platanus
........."................
",;,~.. ..
.--~ .. ',i
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7 Platanus
8 Lagerslroemia Indica
9
~,'
t,
11 Olea Eoropaea
12 Liquidambar
13 Liquidambar
14 Liquidambar
CitrofSa.nl(l.AlUl
Metro East Public Realm Amenity Plan
i/
Ordinance No. NS-2740
Page 63 of 86
Existing Street Lights
Locations and Types
All of the street light types in the area are cobrahead
variants.
,~.~.:.~:-,-_..o",..;_. _"
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Study Area
City Boundary
<iJ Eristing Street Lights
a Signalized Intersection
N
o 150 300FT LI\
r-..... I \I7
Kev
1
2
3
CityofSalllo.Ana
Metro East Public Realm Amenity Plan
2t
Ordinance No. NS-2740
Page 64 of 86
Existing Street Lights
Locations and Types
Streetlights along the First Street corridor are
Irregular.
,
4
5
6
7
Ci.lyllfSiilVBAna
Metro East Public Realm Amenity Plan
:t,
'.l
Ordinance No. NS-2740
Page 65 of 86
Existing Streets
Typical Plan and Section
Wide streets and inconsistent street lights provide low
visibility for passing traHic and the surrounding
environment.
~
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,11.(t I 1"~, .13'.()"
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A
Main Traffic Corridor
Scale: 1"=25'
Ci$yofSantaAna
Metro East Public Realm Amenity Plan
II
Ordinance No. NS-2740
Page 66 of 86
Existing Streets
Typical Plan and Section
The existing medians and sidewalks along Fourth
Street are sparsely landscaped and make little use of
the potential gateway qualities of this major street.
42'~'
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A
42'..()"
11'..(/" I 11'''()o I 13'-0"
;
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Central Street Corridor
Scale: 1"=25'
Ci"%fSanto.An4
Metro East Public Realm Amenity Plan
II
Ordinance No. NS-2740
Page 67 of 86
Existing Streets
Typical Plan and Section
Cabrillo Park Drive maintains a fairly uniform row of
street tree planting north of Fourth Street. However,
the southern portion of the street breaks with the
regularity.
~
32'~'
~.
32'.()"
~
c
Typical Local Access Street
Scale: 1"-25'
CUyOfSBJlJllAna
Metro East Public Realm Amenity Plan
II
Ordinance No. NS-2740
Page 68 of 86
o
Existing Streets
TyPical.Plan and Section
Golden Gircle Drive is a narrow two lane street
providing access from First to Fourth Street.
~
J
2>-0"
~,8'-0" t
22'-{l"
;..-'....:,.~
;
22'-0" 22'-0"
Typical Main Street
Scale: 1 "=25'
CilJ"ofSlUlta.Ana.
JIIl'JU.lII
Metro East Public Realm Amenity Plan
Ordinance No. NS-2740
Page 69 of 86
Existing Streets
Typical Plan and Section
Street tree plantings along Park Center Drive are
non-existent.
~
22'.{)"
~
22'-0'
R
:..~~~'
.~
E
Secondary Local Access Streets
Scale: 1 "=25'
Ci~yof&waMc
Metro East Public Realm Amenity Plan
Ordinance No. NS-2740
Page 70 of 86
MEMU Overlay Development
Zone Districts
Key
Study Area
City Boundary
N
EB
District 1: Neighborhood Transitional
District 2: Village Center
-'" - District 3: Active Urban
Existing Parcel Lines
ODD improved Pedestrian and Bicycle Corridor
........ Pedestrian Linkage
(~
\.) 1,500ft. Radius Walking Distance
V///J
I I
Pedestrian~Orjented Uses on Ground Level
Existing Office Uses
o
250
500FT
,
Ci1rofSantaAna
Metro East Public Realm Amenity Plan
~:
,
Ordinance No. NS-2740
Page 71 of 86
:1
j."'.'
---,-~_. ?I
I
-;
~
Ci.lyofSallota.An.a
MEMU Overlay Development
Zone District Descriptions
District I
Neighborhood
Transitional
District 1 is intended to provide opportunities for
low-intensity development that acts as a transition
between the single-family residential to the north and
the adjacent high-intensity Active Urban District,
District 2
Village Center
District 2 is intended to serve as the focal point and
central gathering place in weil-designed highly
connected development sites and public sites.
District 3
Active Urban
District 3 is intended as the location for well-designed
high rise mixed-use developments in a highly
urbanized environment.
Pedestrian-Oriented
Uses on Ground Level
Pedestrian-oriented uses are intended to generate
pedestrian activity and provide uses that are
neighborhood serving and contribute to an active
street life.
Existing Office Uses
Existing office uses include low and high rise office
development along Tustin Avenue and the Santa Ana
(1-5) Freeway Corridor.
Metro East Public Realm Amenity Plan
Ordinance No. NS-2740
Page 72 of 86
Public Realm Concept
The proposed public realm amenities will enhance the
pedestrian scale and quality of living in the area.
Kev
Study Area
City Boundary
Existing Parcel Lines
* Gateway Opporlunities
o DOMain Traffic Corridors
ODD Local Access Streets (existing & new)
DOC Central Street Corridor
. .. Main Street
. .. A/ley Street with Pedestrian Orten/otton
N
EB
District I: Neighborhood Transitional
District 2: Village Center
District 3: Active Urban
Pedestrjan~Orjented Uses on Ground Level
Existing Office Uses
Open Space/Pedestrian Linkage Component
~~"'{'^
o V'b
(~
,,)
1,500 ft- Radius Walking Distance 0
,
250
SOl IT
,
CitJo!SantaAna
Metro East Public Realm Amenity Plan
Ordinance No. NS-2740
Page 73 of 86
Proposed Easements
By allowing for greater easements, this plan provides
an opportunity to create a walkable environment and a
friendly pedestrian atmosphere.
CABRILLO PARK
r=r..:l, -!-!L~=r:::'11 - ---,--;ry-"'l':j'1. -F' , .. -'I - C-i!.-r"- --~r' - r.
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Sludy Areu
Ci~\' BOmld(lJ~1'
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Se/buck l.ille.~
Adelitlontll Sf!lbf/ck hW'if!"'('llt,v
P,lhUe OflC'II Sp(j('"
Notes
. ~lnJm.um 35,000 SF 01 public open space
Includrn~ roads shall be aeated within this area.
. NEW and eXISTING OimemjiollS from Center
of Right-ot-Way.
'.. "-
~ ,
,
[,/0."; .~"t;/". j,,,,
\It-lro Ea.":l Public I{l'alm \rrwlliLy Plan
31;;
Ordinance No. NS-2740
Page 74 of 86
Improved Condition
Base Map
Street Trees
Consistent street tree plantings throughout the district
provide a coherent visual identity and an attractive
streets cape for visitors, workers, and residents.
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Study Area
City Boundary
o Existing Street Trees
. Existing Palm Trees
. New Street Trees
o ISO
,--
N
300fT ffi
I \J7
Kev
Setback Lines
Notes:
New street trees should average 30' on center.
. Flowering trees al medians create seasonal color.
CityofSanJo.AJl4
Metro East Public Realm Amenity Plan
Ordinance No, NS-2740
Page 75 of 86
Improved Condition
Base Map
Pedestrian Street Lighting
Regular pedestrian street lighting throughout the
district increases night-time visibility and safety for
pedestrians.
h-',
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City Boundary
Setback Lines
~
o
Bus Stops (Routes 64 & 71)
New Pedestrian Street Lights
o 150
1"""'-
300FT
,
N
EB
Key
Notes
. Pedestrian lightpoJes in the Central Area every 60 ft.
CityofSan:aAnn
Metro East Public Realm Amenity Plan
3,.,
Ordinance No. NS-2740
Page 76 of 86
Improved Streetscape
Typical Plan and Section
Improvements:
. District signage & identity
with flowering trees at
remainder of median
. 10' vs. 8' sidewalk
. 5' parkway at curb
Infill:
. Magnolia Grandiflora or
similar at :t 30' a.c. along
sidewalk
. Pinus Canariensis or similar
at:t 30' a.C. on median
. Pyrus Kawakamii or similar
at :t 30' o.c. on median
~./'
Pyros Kawakamii
Magnolia Grandiflora
Pedestrian L1Qht Poles:
[1
Alternative 1
Alternative 2
'If
District signage and flowering trees mark Fourth Street
as the major gateway into the district.
I. 15'.{)"
~' ~,
J
42'..()'
L 15'-0' I
1 ~
42'-0'
,.,{.
o
Gateway Condition
Scale: 1 "=25'
CityofSantaAna
Metro East Public Realm Amenity Plan
~~
Ordinance No. NS-2740
Page 77 of 86
Improved Streetscape
Typical Plan and Section
Improvements:
. 10' vs, 8' sidewalk
. 5' parkway at cu rb
. New pedestrian light poles
:!: 60' o.c. along sidewalk
Infill:
. Magnolia Grandiflora or
similar at :!: 30' o.c, along
sidewalk
. Pinus Canariensis or similar,'
at:!: 30' o.c. on median "
Magnolia Grandiflora
Pedestrian UQht Poles:
[)
Alternative 1
')r
Alternative 2
CiIY(JfSBnlll.Ana
Ordinance No. NS-2740
Page 78 of 86
Wider sidewalks in conjunction with the parkway
enhance the overall quality of the urban environment
for both pedestrians and automobiles.
~ 15'-0" ~
~,
~ 15'.()" }
42'..()"
42'.0"
l;>
5l
CD
Central Street Corridor
Scale: 1 "=25'
Metro East Public Realm Amenity Plan
~.
-,"
Improved Streetscape
Typical Plan and Section
Decorative paving and pedestrian scaied iigh~ng place
an emphasis on the walkable nature of the district.
Improvements :
. One lane in each direction
with parking on both sides
. 81 sidewalk
. 4' parkway at curb
. Pedestrian light poles at :I:
60' o.c. in line with trees
Infill:
. Liqidambar or similar at :t::
30' o.c. along sidewalk
[1
Alternative 1
;j
Liquidambar
Pedestrian U!lht Poles:
')
Alternative 2
E
Secondary Local Access Streets
Scale: 1 "=26'
ClfYD[Sanlo.Ana
Metro East Public Realm Amenity Plan
Ordinance No. NS-2740
Page 79 of 86
Proposed Streetscape
Typical Plan and Section
Improvements:
. 8' sidewalk
. 4' parkway at curb
. Pedestrian light poles at :I:
60' o.c. in line with trees
Inflll:
. Leptospermum or similar at
:I: 30' o.c. along sidewalk
. Pyrus Kawakamii or si milar
at :I: 30' o.c. along sidewalk
:"':"')0 ,
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. : ;~".'. ~ . .
., .' .
-'-'=*~-
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Leptospermum
Pedestrian Uqht Poles:
~
Alternative 1
Alternative 2
If
CiiyofSan:aAn(l
Ordinance No, NS-2740
Page 80 of 86
Greater allowances for the parkway provide a physical
buffer between pedestrians and automobile traffic. In
turn, this buffer increases the comfort level for
pedestrians.
t~
~,
42'-0-
54'..()-
42'-0"
I 11'-O~ I
1
!
!
!
I
I
11'~~, I 10' '. '.
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.
--'
(9
Main Traffic Corridor
Scale: 1 "=25'
Metro East Public Realm Amenity Plan
}
42'-0"
~
I
$4'.,0-
;~
42'..0-
e
Proposed Streetscape
Plan and Section
A variety of trees located at the curb and the median
give the street a diverse range of colors and textures
as the seasons progress.
Improvements:
. 8' sidewalk
. 4' parkway at curb
. New pedestrian light poles al'
ot 60' c.c. in line with trees .i)
~:.,
-... "'.:~~r~;..'.:~"(""
..',..,..:.....'...:..,. ".~,_""f
.,.......,.-,.", ".',
32''()''
32'.{)'
Infill:
. Platanus or similar at :t 3D'
o.c. along sidewalk
. Pyrus Kawakamii or similar
at ot 30' o.c. along median
. Lagerstroemia Indica or
similar at ot 20' o.c. along
median
"
"
Pyrus Kawakamii
Platanus
Pedestrian Liqht Poles:
f1
Alternative 1
')
Alternative 2
(0
Typical Local Access Street
Scale: 1"-25'
CltyafSantll.ArIll
Metro East Public Realm Amenity Plan
II
Ordinance No. NS-2740
Page 81 of 86
Proposed Streetscape
Typical Plan and Section
Generous decoratively paved sidewalks provide
a textured surface and visual appeal for the area.
Improvements :
. , 51 decorative paved
sidewalk
. Pedestrian light poles at :!:
60' D.C. in line with trees
,.~.
Infill:
. Koelreuteria Bipinnata or
similar at I301 D.C. along
sidewalk
~, 15'-0" } 22'(}" } 22'-0" J 15'.0" ~
I
[1
Alternative 1
iII.::"'-
4i&
Pedestrian LIQht Poles:
'If
Alternative 2
o
Typical Main Street
Scale: 1 "=25'
CitrofSon.laAna
Metro East Public Realm Amenity Plan
Ordinance No. NS-2740
Page 82 of 86
Proposed Streetscape
Typical Plan and Section
Located between First and Fourth Street, the
pedestrian-oriented street creates a natural gathering
place for the community.
Improvements:
. 37' decorative paved street
with pedestrian orientation
. Bollards 5' from one-way
alley at :t 10' O.c.
. Pedestrian light pales at :t
60' o.c. in line with trees
"11
"1<t
:~:~
Infill:
. Koelreuteria Bipinnata 21'
from curb :t 30' o.c.
~, 37'.(1' I 26'.{J" ~
-I'
~ D
37'~O"
~.
Pedestrian L111ht Poles:
n
Alternative 1
o
D
)f
Alternative 2
G
Pedestrian-Oriented Street
Scale: 1 "=25'
CilyofSllnla.Ana.
Metro East Public Realm Amenity Plan
Ordinance No. NS-2740
Page 83 of 86
Metro East Public Realm Amenity Plan
Cost Estimate
CETlIO EAST PUIUC: IlEAUol AMENTY I't..AH
hIT COST ESTlMATE FOR AMENm' IWfI'ROVE~ENT5
(H)~(cqulIltlanl
(N)~(~)
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(10 SldeovIaIb(1;Gl1Ituctk>n)
(N) I'WtIdSllMwlllkl. Golden CIr'ra DIM
(H) !'wed s.mc. .t (loll ~
(W)Publk:0pens.:-..(~
(N)Publk:Open~(hllldacllMnKltuc.pe)
(N)I'arIIwQI(....ClIP'~J
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--
(N)T....(-...r;~dIcIclucIua.UodIlo_rlne>
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(H)hdIArlInSttwtL.Jghtll:lg/Polill
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(N) Trull ~taclM
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(N)~rRilca
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ellllol_Jopment
cCllIlofdovelopmaot
caototdov.lopmont
cDlloldovek>pm....t
5560,000
$5,437,500
5870,000
CDlt oldevelo~""""1
auumK PUrcMM of apQ1'Ol<imawl)o one a~re of new open ~ce '" dbtrict
aAU1\IO.improll.mlHfloton.acnooln....op...spaee
CDltof dlvelOllrTlent
squ.",fetrt '" 35,000
IlqUlIratnt $lZ5 43,500
""",,"'fel!t ." 43.500
_",filet " 23,500
5qI.I'l1!teet " 23,500
OK> 11,000 ..
"" $1,000 "'"
-" 51,000 ""
OK> n,SOD m
OK> S7S0 "'"
,,~ $150 "'"
"'" $1,250 '''''
OK> 51.250 '''''
~" 51,000 "
"'" $30,000 ,
'K" nSQ,OOQ.oo
."" $25,000.00
OK" 550,000.00
SlJItIJtllUM ColIb
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-""-~danDuMg~flllntlon.
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$1<111,000
$70,500
5800.000
5100.000
$100.000
$962,500
'150.000
$75,000
$125,000
$125,000
520.000
$210.000
1250,000
$50,000
1200,000
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1110246500
szo,n3
1614190
$614
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2705016
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CityofSa.nllJAn.tJ
II
Metro East Public Realm Amenity Plan
Ordinance No. NS-2740
Page 84 of 86
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