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041904 Jt PH Permit Zoning DDA Santiago St Lofts Develop
REQUEST FOR AGENCY/ COUNCIL ACTION MEETING DATE: ArT'� Ij .� A ,Cal10,1 ]yr V" CLERK OF COUNCIL USE ONLY: APRIL 19, 2004 TITLE: JOINT PUBLIC HEARING - CONDITIONAL USE PERMIT NO. 2004 -03, ZONING ORDINANCE AMENDMENT NO. 2004 -01, TENTATIVE TRACT MAP NO. 2004 -01 (COUNTY MAP NO. 16558), SITE PLAN REVIEW NO. 2004 -01, PRIVATE DISPOSITION AND DEVELOPMENT AGREEMENT AND RELATED ACTIONS FOR THE SANTIAGO STREET LOFTS DEV OPMENT CITY MANAGER ECUTIVE DIRECTOR U-TWINT00wel , ❑ As Recommended ❑ As Amended ❑ Ordinance on 1st Reading ❑ Ordinance on 2nd Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER RECOMMENDED ACTION CITY COUNCIL ACTION 1. Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2003 -182. 2. Adopt a resolution approving Conditional Use Permit No. 2004 -03 as conditioned. 3. Adopt an ordinance approving Zoning Ordinance Amendment No. 2004 -01. 4. Adopt a resolution approving Site Plan Review No. 2004 -01. 5. Adopt a resolution approving Tentative Tract Map No. 2004 -01 (County Map No. 16558) as conditioned. 6. Adopt a resolution making certain findings with respect to the consideration to be received by the Community Redevelopment Agency pursuant to a Disposition and Development Agreement between the Agency and Santa Ana Transit Village, LLC for the sale of certain property in the InterCity Redevelopment Project Area, and approving the sale of said real property upon the terms and conditions contained in that agreement. 7. Approve transfer of property from the City of Santa Ana to the Community Redevelopment Agency for $1,620,000. REDEVELOPMENT AGENCY ACTION 1. Adopt a resolution approving a Private Disposition and Development Agreement between the Community Redevelopment Agency and Santa Ana Transit Village, LLC. � 5 Santiago Street Lofts Development April 19, 2004 Page 2 2. Approve acceptance of property from the City of Santa Ana. PLANNING COMMISSION RECOMMENDATION On March 22, 2004, the Planning Commission recommended that the City Council approve and adopt the Mitigated Negative Declaration No. 2003 -182 and the Mitigation Monitoring Program for the project. Additionally, the Commission recommended that the Council adopt an ordinance approving Zoning Ordinance Amendment No. 2004 -01 and adopt a resolution approving Conditional Use Permit No. 2004 -03, Site Plan Review No. 2004 -01 and Tentative Tract Map No. 2004 -01 (County Map No. 16558) by a vote of 7:0. DISCUSSION Analysis of the Issues On March 22, 2004, the Planning Commission held a public hearing for the various entitlements associated with the Santiago Street Lofts project at 900 East Santa Ana noulevard (Exhibit A) . After receiving testimony regarding the project, the Commission voted to recommend approval due to the numerous benefits the project would bring to the City. The Planning Commission recommended approval subject to the addition of several conditions of approval to the Conditional Use Permit and CC &R's. These provisions, which include the addition of two CC &R conditions, one condition of approval to the Conditional Use Permit, three new conditions for both the CC &R's and the Conditional Use Permit and the amendment of two conditions will: 1. Prohibit all first levels to be used as bedroom space. The City retains enforceability and right to review and approve amendments to CC &R's; 2. Provide for lighting and landscape maintenance. The lighting plan and design will be reviewed by Planning during the lighting plan check phase; 3. Establish standards for the number, style and location of benches. These benches shall be reviewed and approved when the landscapes are submitted into plancheck; 4. Limit maximum occupancy to be no more than four residents per unit; Santiago Street Lofts Development April 19, 2004 Page 3 5. Require an exhibit indicating that all semi - private spaces will be constructed of low walls, landscaping and /or wrought iron for selected units and providing for maintenance of these spaces; 6. Require the developer to establish and install standardized window treatments; 7. Modify Planning Division Condition No. 4. (a) of Conditional Use Permit No. 2004 -03, to include the sentence This shall not apply to the models within the first phase; and, 8. Modify Planning Division Condition No. 5 of Tentative Tract Map No. 2004 -01 (County map No. 16558), to include the sentence This shall not apply to the models within the first phase. Further, On April 12, 2004, the Planning Commission recommended that the City Council also approve Zoning Ordinance Amendment No. 2004 -01 (Exhibit B). The amendment would eliminate Specific Plan for Street Alignment No. 50 (SPSA No. 50) , which requires a diagonal street alignment through the northern project site. This alignment was not added to the Circulation Element and is not consistent with present transportation and circulation policies. The Santiago Street Loft development project will be located near the Downtown, which is an active, vibrant urban environment. Further, the project will enhance and provide a positive reinforcement of the City's image as a regional activity center. The project will be of direct benefit to the community by providing additional housing opportunities and by activating the Regional Transportation Center area. Implementing Specific Development No. 71 will allow flexibility in site planning and design, foster a variety of residential land uses while assuring high quality development and addressing the goals of the General Plan. Further, it will encourage the creation of transit oriented development that promotes sustainable development and the City's image as a regional activity center. Disposition & Development Agreement The Disposition and Development Agreement (DDA) provides for the Developer to purchase the last two remaining parcels from the Agency, at their combined fair reuse value of $1.62 million, to complete the assemblage of Santiago Street Lofts Development April 19, 2004 Page 4 the five lots required to create a 4.38 -acre development site. The development will consist of 108 live /work units with sizes ranging from 1,500 to approximately 2,300 sq. ft. Each unit will also have a designated "commercial" space on the ground floor to encourage the development of small entrepreneurial businesses and provide an active pedestrian scene immediately adjacent to the Santa Ana Regional Transportation Center. As part of an effort to ensure the project's long -term success, the developer commissioned two different marketing studies to confirm the viability of this live /work development. The target market was identified as creative professionals looking for a high degree of mobility as well as access to an active urban core. The project was strategically located immediately adjacent to The Depot and the 5 Freeway and will serve as a gateway into the Downtown. The DDA and the corresponding development it facilitates fulfill the City's goals for the area by improving land -use potential and implementing market rate housing along Santa Ana Boulevard. Based upon the market pro forma, the new development will generate an additional $400,000 in annual property tax increment. Grading and off -site work is anticipated to commence in May 2004, while completion of the models along Santiago Street south of Santa Ana Boulevard is expected by November 2004. FISCAL IMPACT The proposed project will generate $1,620,000 in land sale proceeds and approximately $400,000 in annual property tax increment. if P& 40ii P. Reekstin xecutive Director Community Development Agency 24 Stephen G. Har ing Executive Director Planning and Building Agency APPROVED AS TO FUNDS AND ACCOUNTS: VII V Rod R. Coloma rA Executive Director Finance & Management Services Agency BSP:rb bsp \staff reports\ cup04- 03zoa04- O1spr04- O1ttm04- 0l.joint cc -cra /` 5 REQUESTFOR Planning Commission Action PLANNING COMMISSION MEETING DATE: MARCH 22, 2004 TITLE: PUBLIC HEARING - CONDITIONA.L USE PERMIT NO. 2004 -03, ZONING ORDINANCE AMENDMENT NO. 2004 -01, TENTATIVE TRACT MAP NO. 2004 -01 (COUNTY MAP NO. 16558) AND SITE PLAN REVIEW NO. 2004 -01 FOR THE SANTIAGO STREET LOFTS DEVELOPMENT Prepared by Bob St. Paul Recommend that the City Council: APPROVED • As Recommended • As Amended • Set Public Hearing For DENIED • Applicant's Request • Staff Recommendation CONTINUED TO L Planning Manager 1. Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2003 -182. 2. Adopt a resolution approving Conditional Use Permit No. 2004 -03 as conditioned. 3. Adopt an ordinance approving Zoning Ordinance Amendment No. 2004- 01. 4. Adopt a resolution approving Site Plan Review No. 2004 -01. 5. Adopt a resolution approving Tentative Tract Map No. 2004 -01 (County Map No. 16558) as conditioned. DISCUSSION Request of Applicant Greystone Homes is requesting approval of an amendment to the Specific Development No. 71 (SD -71) zoning standards, a conditional use permit and site plan approval to allow construction of 108 live -work units at 900 -920 East Santa Ana Boulevard, 901 -927 East Santa Ana Boulevard and 920 North Santiago Street. 'property Description The subject sites are approximately 4.48 acres in area and consist of two parcels. Parcel 1 is approximately 1.45 acres in size and is located on the south side of Santa Ana Boulevard between Poinsettia and Santiago EXHIBIT A UP No. 2004 -03, ZOA No. 2004 -01, oPR No. 2004 -01, and TTM No. 2004 -01 March 22, 2004 Page 2 Streets. Parcel 2, approximately 3.03 acres in size, encompasses the block bounded by Santiago Street to the east, Santa Ana Boulevard to the south, Poinsettia Street to the west and Civic Center Drive to the north. The properties are surrounded by industrial to the north and south, a combination of industrial, residential and the Regional Transportation Center (RTC) to the east, and a mixture of industrial and residential to the west (Exhibits 1 and 2). Project Description The Santiago Street Lofts project is a 108 live /workshop /studio development on two parcels (Exhibits 3 and 4) . Units in the proposed project will include two car garages and work studio space on the ground floor and two levels of living space on the second and third levels. The units incorporate five floor plans ranging in size from approximately 1,500 square feet to 2,300 square feet. The individual buildings will be 38 feet in height with an open floor design including individual bedrooms, .itehens and restrooms. Units are designed to provide front entrances facing the street where possible and along pedestrian/ drive aisle areas for non - street frontages (Exhibit 5). The south parcel will consist of 36 that are situated around a common The north parcel will contain 72 This parcel is comprised of a co gathering plazas, artwork that cha that establishes pedestrian conne( aisles that are designed to be L courtyards. live -work units within seven buildings courtyard and pedestrian /drive aisle. units configured within 13 buildings. =on courtyard that creates community ages as the community changes, a paseo tivity throughout the site and drive sed as both vehicular and pedestrian The Santiago Street Lofts architecture is reflective of the surrounding area suggesting the appearance of industrial buildings that have undergone adaptive re -use. The Loft design incorporates a variety of distinct but contemporary industrial architecture (Exhibit 6). The architectural style is expressed through the use of diverse, high quality materials such as sandstone tile, brick, stucco finishes, glass -paned garage type doors, commercial windows and steel canopies. "UP No. 2004 -03, ZOA No. 2004 -01, SPR No. 2004 -01, and TTM No. 2004 -01 March 22, 2004 Page 3 Analysis of the issues Zoning Ordinance Amendment On February 18, 2003, the City Council approved Amendment Application (AA) No. 2003 -01 to create the Specific Development No. 71 (SD -71) zoning district for the Santiago Street Lofts. The concept approved for the site was to allow the development of a live -work loft community (Exhibit 7). The initial plans submitted with AA No. 2003 -01 were conceptual. Based on input from various parties, the applicant has submitted revised plans. As a result, Greystone Homes is requesting approval of Zoning Ordinance Amendment No. 2004 -01 to allow various amendments to the SD. These will include: 1. Section 9 - Identifies type of uses permitted. 2. Section 10 - Establishes prohibited uses. 3. Section 11 - Establishes procedures for Temporary Outdoor Activities. 4. Section 12 - Creates development standards for setbacks, off - street parking, density, landscaping and public art. 5. Section 13 - Establishes miscellaneous standards regarding public art, landscaping and project maintenance. 6. Section 14 - Establishes the process through which signage standards will be developed and approved. Development at this location is predicated on the transit - oriented development (TOD) concept, as the site is adjacent to the Transit Village study area, the Regional Transportation Center which serves as a station for both Amtrak and Metrolink, and the proposed Centerline light rail line. The inclusion of a live -work project similar to the Downtown lofts will enhance the visual gateway into the City and reinforce the City's image as a regional activity center. In particular, the General �lan identifies this location as a major gateway that leads directly into the Downtown and Civic Center area. "UP No. 2004 -03, ZOA No. 2004 -01, SPR No. 2004 -01, and TTM No. 2004 -01 March 22, 2004 Page 4 Further, allowing moderate density housing with complementing commercial uses provides an alternative to traditional land use development. Locating these mixed -use developments at strategic points along the regional transit system route will emphasize a pedestrian- oriented environment and reinforce the availability of public transit in land use planning decisions. Conditional Use Permit Specific Development No. 71 requires a conditional use permit for the construction of a live -work loft project. The specific development allows live /work units similar to the Downtown lofts to enhance the visual gateway into the City and reinforce the City's image as a regional activity center. The introduction of combined living and working space in one unit provides a housing type that is both compatible with and integral to transit oriented development goals. 'onditions have been drafted to ensure the project operates as live /work housing for artists, professionals and others. Limitations on the uses allowed and special events have been addressed through the conditions of approval and will also be incorporated in the Covenants, Conditions and Restrictions (CC &RS). Further, the applicant will be required to comply with the Phasing Plan for the Santiago Street Loft project dated September 18, 2003 (Exhibit 8). Tentative Tract The applicant also proposes a tract map for condominium purposes. Based on a review of the tentative map, the project is designed to be in compliance with the applicable development standards found in Chapter 34 (Subdivision) and the Specific Development document. Additionally, the street and internal circulation has been designed to accommodate emergency vehicles. Approval of the tract map will also be consistent with the goals and policies of the General Plan. The ultimate site development supports the General Plan's policies of supporting live /work communities and promotes land uses that will enhance economic and fiscal viability of the City. This live /workshop /studio project will further strengthen and define the City as a dynamic urban center. EM "UP No. 2004 -03, 'PR No. 2004 -01, March 22, 2004 Page 5 Site Plan Review ZOA No. 2004 -01, and TTM No. 2004 -01 Section 41- 593.5(c) of the Santa Ana Municipal Code requires a review by the Planning Commission of all plans within a specific development area to ensure the project is in conformity with the Specific Plan. The review also ensures that the buildings, structures and grounds are in keeping with the neighborhood and will not be detrimental to the development of the specific development area. The proposed project is in compliance with all applicable development standards including the General Plan, Santa Ana Municipal Code, and Santiago Street Lofts Specific Development Plan (SD- 71), as amended. Additionally, the proposed project is in keeping with the surrounding neighborhood and will improve the desirability of investment in the City. Finally, the project has been determined to be in compliance with applicable parking, landscaping and architectural provisions governing the project. The Santiago Street Loft development project will be located near the Jowntown, which is an active, vibrant urban environment. Further, the project will enhance and provide a positive reinforcement of the City's image as a regional activity center. The project will be of direct benefit to the community by providing additional housing opportunities. One of the goals of the City's Land Use Element is to promote a balance of land uses to address basic community needs. Implementing Specific Development No. 71 will allow maximum flexibility in site planning and design, and foster a variety of residential land uses while assuring high quality development and addressing the goals of the General Plan. Further, it will encourage the creation of transit oriented development that promotes sustainable development and the City's image as a regional activity center. As a result, staff recommends that the Planning Commission recommend that the City Council approve Zoning Ordinance Amendment No. 2004 -01, Conditional Use Permit No. 2004 -03 as conditioned, Tentative Tract Map No. 2004 -01 as conditioned, and Site Plan Review No. 2004 -01 (Exhibits 9 and 10) . to] 'UP No. 2004 -03, ZOA No. 2004 -01, SPR No. 2004 -01, and TIM No. 2004 -01 March 22, 2004 Page 6 Deletion of Street Alignment Prior to issuance of any permits, the municipal code will also require an amendment to clarify the City's circulation goals for this area. This is necessary because of an obscure section of code (41 -749) which contemplates a street alignment through the project site. This alignment (SPSA 50) which was added to the code in 1986, though is not part of the Circulation Element, proposed a couplet in this area. The couplet envisioned a diagonal street alignment from the corner of Santa Ana Boulevard/ Santiago Street in a northwesterly direction through the site toward the Civic Center Drive /Poinsettia Street intersection. While this circulation concept has not been contemplated for many years, a vestige of the idea remains in the code. Accordingly, an amendment to the code to eliminate this one -time alignment concept will be scheduled to be completed prior to the issuance of any grading permits on the northern site. 2EQA Compliance In accordance with the California Environmental Quality Act, Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2003 -182 has been prepared for this project (Exhibits 11 and 12) . dV � Bob St. Paul Associate Planner ESP:JM bsp \staff reports\ cup04- 03zoa04- O1spr04- O1ttm04 -01.pc 1 Vince Freg so, A CP Senior P1 t er jp.o C Mo 1f SP -3 SP -3 I SP -3 SP -3 I 1 3' o,. 337D o„ 'F T C3 JA ■ 1 ST ST. M1 R2 A2 BY 11 R2 R3 R3 R3 - P3 R3 R3 M1 R3 R3 -a wn�'T.sr M n3 N3 R3 R3 R3 Ml I'll M1„ Al GENERAL AGRICULTURAL CR COMMERCIAL RESIDENTIAL R1 SINGLE FAMILY RESIDENTIAL -B PARKING MODIFICATION GC GOVERNMENT CENTER R2 TWO FAMILY RESIDENCE C -SM COMMERCIAL SOUTH MAIN Ml LIGHT INDUSTRIAL R3 MULTIPLE DENSITY MULTIPLE C1 COMMUNITY COMMERCIAL M2 HEAVY INDUSTRIAL FAMILY RESIDENCE Cl -MD COMM. COMMERCIALIMUSEUM DISTRICT MO MILITARY OPERATIONS R4 SUBURBAN APARTMENTS C2 GENERAL COMMERCIAL O OPEN SPACE RE RESIDENTIAL ESTATE C3 CENTRAL BUSINESS P PROFESSIONAL SD SPECIFIC DEVELOPMENT C3A CENTRAL BUSINESS ARTIST VILLAGE PCD PLANNED COMMUNITY DEVELOPMENT SP SPECIFIC PLAN C4 PLANNED SHOPPING CENTER PRD PLANNED RESIDENTIAL DEVELOPMENT C5 ARTERIAL COMMERCIAL A ZOA 04 -1 /CUP 04 -3 /SPR 04 -1/TTM 04 -1 {� SANTIAGO STREET LOFTS 900 900 EAST SANTA ANA BOULEVARD 1" - 1000 FEET P L A N N I N G A N D B U I L D I N G A G E N C Y EXHIBIT 1 1 P � P O�N NoU 5 OCS�P1PL 0 �, ®� STAFFORD ST 0 �0G G m P¢ S� E N N O Z v 001. tl 9 2 m ° N G N m � 2 NA z ° Z G o N N c A y9 /V r� r �A P � P� S T D G 1 N 5PN'(P PNP1- PEGIp PtP1pN P, 06? GENTEP lPgGl ZOA 04 -1 /CUP 04 -3 /SPR 04 -1/TTM 04 -1 A SANTIAGO STREET LOFTS 900 EAST SANTA ANA BOULEVARD Jw P L A N N I N G A N D B U I L D I N G A G E N C Y EXHIBIT 2 1 I ry a ry JI D O m QI ZI Q z Q U As I a Id- SANTIAGO STREET 1 .C'CC "C�'�:CI�9��" C9C C'CCC'�E'CI'CC°0001 e n ■onn ■ e ■r 1 1 ■ � 9B'V4 ul i i i 4P � �p�'w � i p9� p� v omVv!!iign9 pn . vv ',�Y ■. Ie� �11��ee� i,.:R::Kr.!ivi911 iSP•i!§■ik JN.j!IelvlSvo.ryiCli�lila 119.1? , �i i °v • wn P W !9 �SS�flpwii✓• ��e99 J'fl * Yl�57 - 98!PVIi1.R5� m7 . sG o a• a • 0�a II��" TR ❑ ' I �99,uII�,. •dGAlAi6 �sbi @I i= d' 011�� � ❑1 II�e4v7�4lYISI� I 5!9 1 r �i ■= 11�161105 _ _ 1� ;;•ko•Fli •3 i fi6 PI 5' , 9a `� — e ❑ 49111F{��6Iil diu.li 9!IV I.�V9V.14!47 IV14I311Mull iIIVI ?o,ljov!474941VI6 VlVl�I ■'ee �P��ie�■s°eer�sCi'r li�iw�il�ii�u� °e�ii ll�ll o � .0 EXHIBIT 3 ! N 0 5 z m o � z �S o U TYP. TYP. 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All other applicable chapters, articles, and sections of the Santa Ana Municipal Code shall apply unless expressly waived or superseded by this ordinance. This specific development plan sets fourth the development and design criteria for the Santiago Street Lofts, a mixed use development consisting of approximately 4.48 acres and shown on the vicinity map attached as Exhibit 1. The purpose of this Specific Development Plan is to permit maximum flexibility in site planning and design while assuring high quality development, as well as addressing the goals of the General Plan. Specific Development Plan No. 71 establishes the following for the Santiago Street Lofts: a. The authorized uses for the site; b. Maximum authorized development densities; c. Operational standards for authorized uses, including: 1. Architectural design 2. Parking requirements 3. Setback requirements 4. Building height limits 5. Maximum site coverage 6. Landscaping and signage standards 7. Public and private open space PT TP Pn,q R The SD -71 Specific Development use district 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. EXHIBIT 7 Page 1 of 7 ,ECTION 3 BACKGROUND The Depot, also known as the Regional Transportation Center, is located immediately to the east of this development area. The Depot is a regional hub for rail and bus transit, as well as being close to Santa Ana (I -5) Freeway. The Depot rail systems include Metrolink and Amtrak, as well as freight. This is the main line from San Diego to Los Angeles. The San Diego terminus ends at a San Diego trolley station. The Los Angeles leg ends at Union Station, with connections to the Metro Red Line (subway) and both city, intra -city and inter- city bus connections. The proposed Orange County Light Rail (CenterLine) System borders the project site on all sides, except Poinsettia Street. SECTION 4 LOCATION The project site is located at the intersection of Santa Ana Boulevard and Santiago Avenue, and occupies the northwest and southwest corners. The project is directly adjacent to the Depot to the east. Refer to Exhibit 2. The total project area includes 195,148 square feet (4.48 acres) , comprised of two parcels. Parcel 1, 63,162 square feet (1.45 acres) is located on the south side of Santa Ana Boulevard, between Santiago and Poinsettia Streets. Parcel 2, 131,986 square feet (3.03 acres) , is the entire block bounded by Santiago Street to the east, Santa Ana Boulevard on the south, Poinsettia Street to the west, and Civic Center Drive to the north. SECTION 5 OBJECTIVES Preliminary objectives for development of the Santiago Street Lofts include: a. Capitalize on the Depot Transit Station to allow an opportunity for a transit - oriented development. b. Promote a walkable community. c. Create an enhanced access to downtown. d. Create live /work opportunities close to mass transit. e. Revitalize the local area. f. Create moderately priced new housing. Page of 7 'ECTION 6 PROPOSED DEVELOPMENT PROGRAM SD 71 entitles a new infill live -work community development that will capitalize on the alternative transit opportunities in the area. SECTION 7 USES PERMITTED a. Open -air recreational and entertainment uses, including bike trails. b. Government buildings, quasi - public service and facilities. c. Freestanding restaurants, cafes, and eating establishments, excluding drive - through facilities and facilities open between the hours of 12:00 midnight and 5:00 a.m. SECTION 8 CONDITIONALLY PERMITTED USES a. Live /workshop /studio projects at a density not to exceed twenty -five (25) units per acre. b. Non - freestanding eating establishments under 20,000 square feet. c. Indoor /Outdoor Entertainment as defined in Chapter 41 of the SAMC. d. Any establishment open at any time between the hours of 12:00a.m. and 5:OOa.m. SECTION 9 USE RESTRICTIONS FOR A LIVE /WORKSHOP /STUDIO PROJECT The project must remain a live -work community. The work component is to be defined as: a. Commercially operated professional studios. b. Fine art studios and /or galleries. c. Fiber arts studios and /or galleries. d. Printing, lithography, and calligraphy facilities. e. Photography studios. f. Ceramic and pottery studios. g. Glass blowing and sculpturing studios. h. Retail. i. Professional, administrative and business uses. j. Restaurants [with a conditional use permit pursuant to Section 8(b)]. Page 3 of 7 "ECTION 10 USES NOT PERMITTED IN A LIVE /WORK PROJECT a. Schools, b. Banquet facilities c. Theaters d. Adult Entertainment Businesses e. Cyber Cafes SECTION 11 TEMPORARY OUTDOOR ACTIVITIES Temporary Outdoor Activities shall be conducted pursuant to the SAMC Section 41 -195.5 as it shall be amended from time to time. SECTION 12 DEVELOPMENT STANDARDS a. Development Standards for uses permitted 1. The Community Commercial (C1) district development standards and all other applicable chapters, articles, and sections of the Santa Ana Municipal Code shall apply, including but not limited to parking, setbacks and landscaping, unless expressly waived or superseded by this ordinance. 2. No structure shall exceed thirty -five (35) feet in height. h. Development Standards for Conditionally Permitted Uses 1. Building height. No structure shall exceed forty (40) feet in height. 2. Setback requirements. Front yard setbacks along public streets shall comply with the setbacks established by Conditional Use Permit No. 2004 -03. 3. Any live /workshop /studio project shall consist of units that contain a minimum of 1,543 square feet, excluding the garage, and in compliance with the applicable Conditional Use Permit. 3 Page. 4of7 IN 5 Off- Street Parking. i. Live /workshop/ studio uses: a) Parking for live /workshop /studio units shall be provided at a rate of two (2) covered spaces per unit in an attached private garage. b) A minimum of five guest parking spaces shall be provided on the south parcel. Additionally, ten parking guest spaces shall be provided on the north parcel. c) Parking spaces for the commercial component shall be provided within the Regional Transportation Center parking structure. Directional signage shall be provided that directs commercial parking to the parking structure. ii. All other uses shall provide parking pursuant to Chapter 41 of the SAMC. Density for live /workshop /studio uses: No more 25 dwelling units land shall be permitted consist of no more than units is permitted on the SECTION 13 MISCELLANEOUS STANDARDS a. Public Art per acre of net developable The south parcel shall 36 units. A maximum of 72 north parcel. 1. Public art valued at one half of one percent of the project building permit valuation is required. Public art may be comprised of multiple art pieces, however, at least one such art piece shall be placed at the northwest corner of the project site adjacent to Santiago Street and Santa Ana Boulevard. The public art should invite participation and interaction, inspire, add local meaning, interpret the community by revealing its culture or history, and /or capture or reinforce the unique character of the new place. A comprehensive Public Art Plan indicating compliance with this requirement, and which proposes specific pieces of art for specific locations or applications, shall be submitted to Page 5 of 7 O the Planning Commission prior to the completion of the project's first phase. All public art approved by the Planning Commission in the Public Art Plan shall be completely installed prior to the completion of the project's last phase. 2. Art should be sited to complement features such as plaza or architectural components so that the art is an integral part of the Santiago Street Loft development site. 3. Public art should be constructed using durable materials and finishes including but not limited to stone or metal. 4. No art piece provided pursuant to the public art requirement shall include advertising of any type, including but not limited to products, services or businesses. 5. All public art provided pursuant to the public art requirement shall be properly maintained at all times, be free of any graffiti and shall not incorporate any flashing or distracting form of illumination. 6. All art pieces approved and installed pursuant to the Public Art Plan shall remain on the project site and may not be removed without the approval of the Planning Commission. 7. Expenses Not Allowed from Art Allocation i. Expenses to locate the artist (e.g. airfare for artist interviews, etc.) ii. Architect and Landscape Architect fees. iii. Landscaping around a sculpture that is not included as part of the artist's sculpture furnishings, including, but not limited to, functional structures, prefabricated water or electrical features not created by the artist, and ornamental enhancements. iv. Utility fees associated with activating electronic or water generated artwork. V. Lighting elements not integral to the illumination of the art piece. page 6 of 7 4 vi. Publicity, public relations, photographs, educational materials, business letterhead or logos bearing artwork image. vii. Dedication ceremonies, including sculpture unveilings or grand openings. b. Landscaping Requirements 1. Live /workshop /studio project i. Landscaping shall be provided on the interior and exterior of the project site pursuant to requirements established in the applicable Conditional Use Permit. 2. All other uses shall provide landscaping pursuant to Chapter 41 of the SAMC. c. Project Maintenance Pursuant to approval of Conditional Use Permit No. 2004 -03, standards shall be established within the Covenants, Conditions, and Restrictions (CC &Rs) for the exterior maintenance of each unit within the community. SECTION 14 SIGNAGE STANDARDS Prior to issuance of any sign permits or certificates of occupancy for any building or portion thereof, a comprehensive sign program for the entire site, including directional signs and graphics for the Regional Transportation Center (RTC) parking structure, shall be submitted to and be approved by the Planning Commission. SECTION 15 PLANNING COMMISSION AND CITY COUNCIL APPROVALS This is a key area for future development and this project will set the example for all subsequent residential development in the area. To ensure the quality of the design and the architectural style, as well as the layout of the units, any new development projects require Planning Commission and City Council approvals. Page 7 of '7 5, I G ra 1 nt -i -rn L- 0 30 60 90 120 North L `Z F+ _mh Size Unit Allocation ' .M' 1: 31 2 beYronmrt. 1 1/2 Lo1M1 k 1 d. tl ,,55d if Ud1 2'. �I 2 heb�oa�; R v2 bold 4 ,.]EO Sf 25 — ] bMrnomy 2 0 holfi O 1 099 5 F. 9 — 3 YoErmma, 2 ,/R .11, 0 2,$@ S.F. 4, 5' i$— $ Mtrwma, 1 I/2 bo,M1 0 1.5d] S.f. 1 W i 1,1 Unity O 190,fiO3 S.L. Lcgendr OIntli[oles PM1OU Number Wit TyR Ewa PFam 2 5 5] 1 2 Ib PFme ] 9 0 4 2 — p2 PM1me 4 ] ] 2 1 5 2R PM1Oae 5 $ R fi , 5 lfi PM1Ox fi 4 4 2 2— 12 'C o Motlel SXe 2 2 1 — — 5 5 tI.Ll 18 4 3 ® I • " "` °" TS INC. Phasing Plan 'MANIA G 92I6565A1 FAMILY HOMEBUILDER mm 1a+ ws zu Iszs wcwrcxcA Xlseaaszr urban +west +strategies +� 1Tu u�lnf�,lNC. 51¢ -7roo EXHIBIT 8 PINK © min Ka raaecy�� GI^RdR��yyl l c"�'B °n>? j�q�i� enpg {ryye}�e�ly�cvuxvvwuvv�w�p(svr�G j `Ain�Ilgll k "'[Sp t err m''�£r�s I ¢T ar RRR ru w1 4 � i a yf'i u a iyly v 1 i5�1i p� bir 7' r� y bLT >. • � % 1i'.11f l3 M1� 1� -I I�t °1gg�kpra =,M� igfi'�g r�; 9�l�gggAAAb �tdh ` r'a (i'�1 qq i I- I _ �1 w - O" S t V w �N d N Y C a W <{ �z A�Oyk' elM )ryry) $nl m iaAREN: slit o� a Y' w - O" S t V w �N d N Y C W <{ y O N m w - O" S "onditional Use March 22, 2004 Page 1 of 2 Findings of Fact Permit No. 2004 -03 A. Will the proposed use provide a service or facility which will contribute to the general well being of the neighborhood or community? The 108 live -work workshop /studios, as contribute to the general welfare of providing a transit - oriented development within the Regional Transportation Center characteristic of space that can be utilize within a single workshop /studio provides a to transit - oriented development goals. conditioned, will the community by currently lacking area. The unique d for dual purposes component integral 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 project will not be detrimental to persons residing or working in the area because the use, as conditioned, will not create negative or adverse impacts. The addition of persons at this location will be a critical component of the expanded Regional Transportation Center area and will assist in promoting the economic viability and enhance the livability for this area. C. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The proposed live /workshop /studios, as conditioned, will not create any negative or detrimental impacts on the economic viability of the surrounding area. The project will result in a positive addition to the area because of the redevelopment of the underdeveloped properties, improving the quality of the environment that will identify the site as an economically viable area of the City. 38 EXHIBIT 9 " onditional Use Permit No. 2004 -03 March 22, 2004 Page 2 of 2 D. Will the proposed use comply with the regulations and conditions specified in Chapter 41 for such use? The proposed live /workshop /studios are designed to comply with all regulations and conditions specified in the Santa Ana Municipal Code and the Specific Development No. 71 (SD -71) development standards in conjunction with the proposed conditions. E. Will the proposed use adversely affect the General Plan or any specific plan of the City? The live /workshop /studios are consistent with the General Plan and the proposed Specific Development (SD -71) . The proposed use is a permitted use in the district subject to approval of a conditional use permit. One of the goals of the City's Land Use Element is to promote a balance of land uses to address basic community needs. Implementation of Specific Development No. 71 will allow maximum flexibility in site planning and design and foster a variety of residential land uses, while assuring high quality development and addressing the goals of the General Plan. 39 45 (ARCH 22, 2004 r'AGE 1 OF 6 Conditions of Approval Conditional Use Permit No. 2004 -03 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 fully 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 the 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 (DP 03 -46) . 2. The applicant shall comply with the Phasing Plan for the Santiago Street Loft project dated September 18, 2003 (Exhibit 8). 3. All building setbacks shall comply with the Site Plan (Sheet SD -1.0) dated September 30, 2003. 4. Common area amenities shall comply with the following: a. Pursuant to the phasing plan (Exhibit 8), common area amenities for each phase as shown in the Landscape Plan (Sheet L 1.2, 1.3 and 1.4) dated January 9, 2004, shall be completely installed prior to the issuance of a certificate of occupancy for the project phase that includes the open space. b. Drive aisles and pedestrian walkways shall be constructed of concrete pavers, decorative stamped or colored concrete, with inlaid steel rails emulating railroad tracks as shown on Landscape Plan (Sheet L 1.1 and 1.2) dated January 9, 2004. Asphalt is not a permitted on- site paving material. 0 'LARCH 22, 2004 PAGE 2 OF 6 c. A north /south pedestrian walkway shall be provided through both parcels to establish pedestrian connectivity throughout the project site as shown on the Landscape Plan (sheet L 1.1) dated January 9, 2004. The amenities to be provided along this pathway shall include decorative concrete, overhead trellis and accent lighting, landscape planters with rock mulch and vertical plants such as bamboo as shown on the Landscape Plan. These improvements in each phase must be completed prior to occupancy of the first unit in the respective phases. d. Benches and pedestrian seating shall be made of a durable material such as concrete or painted iron and be designed to minimize effects from vandalism, skateboarding and weather. e. Trash receptacles should be located in high- activity areas, such as plazas and other public open spaces. The style shall be compatible with other plaza furnishings. f. All street furniture surfaces, pedestrian -level walls and amenities shall incorporate graffiti resistant coatings. g. Courtyards i. A 42 -foot wide by 82 -foot long courtyard in the south project site shall be located adjacent to the southern most property line. l.) The courtyard shall include amenities such as a raised platform that mimics a loading dock, with informal modern outdoor furniture and seating areas, decorative pavers, landscape trees and plant material, inlaid steel rails emulating railroad tracks adjacent to the platform. 2.) Pursuant to the phasing plan approved by Conditional Use Permit No. 2004 -03, this courtyard shall be completely installed prior to the issuance of any certificate of occupancy within the project phase that includes this portion of the south parcel. ii. A 30 -foot by 45 -foot long courtyard shall be located near the center of the north project site. 41 'LARCH 22, 2004 PAGE 3 OF 6 1.) The courtyard shall include decomposed granite, informal modern outdoor furniture and seating areas, and landscape trees and material. 5. Landscaping Requirements shall comply with the following: a. At the perimeter of Parcels i. Pursuant to the phasing plan (Exhibit 8), the landscaping in each phase shall be installed as shown on the Santiago Street Lofts Landscape Plan (Sheet L 1.5) , dated January 9, 2004 prior to the issuance of any certificate of occupancy with the respective phases. ii. The perimeter of the project shall incorporate 76 street trees of a minimum 24 -inch box size. The tree palette shall consist of 15 London Plane trees planted along Santiago Street; 13 Canary Island Pine planted along Poinsettia Street; nine Brisbane Box and five Queen Palms planted along Civic Center Drive; and 34 Mexican Fan Palms along Santa Ana Boulevard. The Mexican Fan Palms shall be planted in an alternate pattern at a minimum of 25 feet on center. iii. The applicant shall provide comprehensive plans for review and approval by Planning Manager for the design of the corner landscape and hardscape treatments at northwest and southwest corner of Santiago Street and Santa Ana Boulevard. These plans must be approved prior to issuance of any building permits and the improvements completed prior to the issuance of any certificate of occupancy with the respective phases. iv. The required paving material for the exterior perimeter setbacks shall consist of enhanced individual pavers. b. Within Interior Courtyards The interior courtyards shall consist of a minimum of 9: trees, including a 60 -inch box California Pepper and 24- inch box sizes of Australian Willows, Golden Rain trees, 1ARCH 22, 2004 PAGE 4 OF 6 Natchez Crepe Myrtles, Black Bamboo, Yew Pines, Chanticleer Pears, and other plant materials as shown on Santiago Street Lofts Landscape Plan (Sheet L 1.1) dated January 9, 2004. 6. The buildings shall be of steel construction with a quality and durable exterior materials including but not limited to, industrial grade aluminum windows, metal and glass sectional garage doors, sandstone tile, brick, steel awnings and hand - troweled, smooth finished stucco as shown on the architectural plans, material boards and material specifications submitted for this project. 7. The interior building amenities shall include but not be limited to hardwood flooring, acid washed concrete, designer linoleum, carpet, and brushed aluminum staircase railings. The doors shall be constructed of slab flat panel with brushed stainless lever and hinges. The kitchen shall include stainless steel, black, and white GE Profile Series appliances, flat panel doors /drawers cabinetry, stone slab (Soapstone), butcher block, stainless steel and Zociac solid surface countertops, Kohler Stainless steel undermount dual compartments sinks and Kohler Designer Series fixtures. The master bath shall include Kohler stainless steel undermount sinks, Subway the walls with frameless glass enclosure showers and SileStone, CeasarStone, or Avanite solid surface material countertops. 8. The project's units shall include two -car garages and work studio space on the first floor and living space on the second and third levels. 9. Each loft shall be designed to incorporate a B Occupancy (per the California Building Code) on the first floor of the work /studio space to enhance the viability of the work component and to emphasize the pedestrian- oriented design. 10. Interior floor to ceiling heights will be a minimum of ten feet on the first floor and a minimum of nine feet on the second and third floor respectively. 11. The residential component of each live /workshop /studio unit shall meet the following standards: a. It shall have a space of at least 1,217 square feet of residential living area. 1ARCH 22, 2004 WAGE 5 OF 6 b. it shall have access to separate bathroom facilities including a water closet, a washbasin, and a bathtub or shower. c. It 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 30 inches in front. d. It shall comply with all Housing Code requirements as modified by Section 8 -2700 of the Santa Ana Municipal Code. 12. 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 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 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. 13. All garages shall be maintained as designed for parking purposes. 14. A tentative tract map shall be approved prior to the applicant exercising the rights conferred by this conditional use permit. 15. There shall be a decorative multi - directional pole sign located on the northwest corner of Santiago Street and Santa Ana Boulevard to direct pedestrians and motorists to different areas of interest within the City. The sign shall be constructed of quality and durable materials. The design and 4 (ARCH 22, 2004 PAGE 6 OF 6 materials shall be submitted Planning Manager prior to the The sign shall be completely of any certificate of occupar includes the northwest corner Boulevard. for review and approval by the issuance of any building permit. installed prior to the issuance cy within the project phase that of Santiago Street and Santa Ana 16. 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, repeals Section 41 -749 of the Santa Ana Municipal Code. 17. 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. B. Police Department 1. Prior to plan check approval, indicate compliance with Santa Ana Municipal Code lighting requirements for walkways and drive aisles. 45 'entative Tract Map No. 2004 -01 March 22, 2004 Page 1 of 2 Findings of Fact A. The proposed project, as conditioned, and its design and improvements are consistent with the Low Medium Density Residential designation on the General Plan and are otherwise consistent with all other elements of the General Plan. Tentative Tract Map No. 2004 -01 is consistent with the land use designation and density prescribed in the General Plan and will have no adverse affect on the surrounding land uses in the area. B. The proposed project, as conditioned, conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. Tentative Tract Map No. 2004 -01 is in keeping with the provisions of the site plan review (DP 03 -46) and Chapters 34 and 41 of the Santa Ana Municipal Code, all of which pertain to the subdivision of land and development standards for the site. C. The project site is physically suitable for the type and density of the proposed project. Tentative Tract Map No. 2004 -01 is proposed for a 4.8 -acre parcel of land within Specific Development No. 71 zoning district. The live /workshop /studios, as conditioned, will provide a transit - oriented development currently lacking within the Regional Transportation Center area. The site has been determined to be capable of supporting the type and density of the proposed project. D. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. No fish or wildlife will be affected by the approval of this map or by the design and improvements of the project. Environmental Review No. 2003 -182 has been prepared for this project and has identified mitigation measures aimed at reducing any environmental impact associated with this project. L! 7g. EXHIBIT 10 ,entative Tract Map No. 2004 -01 March 22, 2004 Page 2 of 2 E. The design or improvements of the proposed project will not cause serious public health problems. The design and improvements associated with this project have been prepared to comply with all regulations and conditions specified in the Santa Ana Municipal Code and the Specific Development No. 71 (SD -71) development standards in conjunction with the proposed conditions. The street system, although to be private and maintained by a homeowners association, has been designed to public street standards and will accommodate emergency vehicles. All other improvements have been designed to mitigate any serious problem resulting from this project. F. The design or improvements of the proposed project will not conflict with the easements acquired by the public at large for access through or use of property within the proposed project. Approval of Tentative Tract Map No. 2004 -01 will not create conflicts with the easement necessary for public access through the subject property, as no such easements currently exist. Public access will be allowed to the site, as this development is predicated on the transit- oriented development (TOD) concept that encourages pedestrian activity. 47 ZARCH 22, 2004 PAGE 1 OF 2 Conditions of Approval Tentative Tract Map No. 2004 -01 (County Map No. 16558) 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 tentative tract map. The applicant must remain in compliance with all conditions listed below throughout the life of the tentative tract map. Failure to comply with each and every condition may result in the revocation of the tentative tract map. A. Planning Division 1. Comply with all the conditions and requirements from the Development Review Committee (DRC) for the development project (DP 03 -46). 2. The Covenants, Conditions, and Restrictions (CC &Rs) shall be reviewed and approved by the Planning Manager prior to approval of the final tract map. 3. A fencing plan showing the location of all project fencing and the materials to be used must be submitted to the Planning Division prior to submittal into building plan check. 4. All real estate signage must be removed from the site within one year from the date of installation. An extension of time may be granted as determined by the Planning Manager. 5. The final map must be approved and recorded prior to issuance of building permits. 6. The final map and all improvements required to be made or installed by the subdivider must be in accordance with the design standards and specifications of the Santa Ana Municipal Code and the requirements of the State Subdivision Map Act. 48 -4ARCH 22, 2004 eAGE 2 OF 2 7. Development within the area of the map is subject to development and permit fees in effect at the time of permit issuance. S. Development within the area of the map is subject to design and development standards in effect at the time of permit issuance. 9. Two copies of the recorded final map and CC &R's shall be submitted each to the Planning Division, Fire Department, Building Division, and Public Works Agency within 10 days of recordation. 9 MITIGATION MONITORING AND REPORTING PROGRAM SANTIAGO STREET LOFTS SANTA ANA, CA EXHIBIT 12 Mitigation Monitoring and Reporting Program Completion Santa Ana, CA Page 1 Timing of Method of Responsibility for MM No. Mitigation Measure Verification Verification Monitoring Data Initials Compliance Air Quallt The contractor shall limit heavy truck During On -Site Construction Site III -1 site deliveries to no more than 25 Grading and Monitoring Manager loads Der da . Construction The construction contractor shall log all heavy -truck deliveries and submit the log monthly to the City's During On -Site Construction Site III -2 Environmental Coordinator to ensure Grading and Monitoring Manager that construction operations are Construction limited to no more than 25 truck deliveries per day. All primers shall contain less than 0.85 Prior to III -3 pound per gallon (102 gram /liter) Issuance of Plan Check Building and VOC. Building Planning Agency Permit All top coats shall contain less than Prior to III -4 0.07 pound per gallon (8 grams /liter) Issuance of Plan Check Building and VOC. Building Planning Agency Permit All heavy equipment shall be tuned -up to manufacturer's specifications (or better). The construction contractor During On -Site Construction Site III -5 shall provide the City of Santa Ana Grading and Monitoring Manager Environmental Coordinator with Construction service records of all diesel - powered heavy equipment. To ensure construction of the structures does not coincide with paving or painting of structures, the contractor shall submit to the City of Santa Ana Environmental Coordinator Prior to III -6 a Construction Phasing Plan that Issuance of Plan Check Environmental Identifies when the different Grading Coordinator construction activities for the project Permit would start and cease. A Constructlon Phasing Plan shall be submitted for each development chase of the Drolect, Grading plans for the proposed project shall reflect the following notes: All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering with complete coverage shall occur at least Prior to III -7 twice daily, once in the late Issuance of plan Check Building and morning and once after work Is Grading Planning Agency done for the day. Permit All clearing and earthwork activities shall cease during periods of high winds (i.e., winds greater than 25 mph averaged over one hour) or during State 1 or Stage 2 smoQ episodes. EXHIBIT 12 Mitigation Monitoring and Reporting Program Santiago Street Lofts Santa Ana, CA Page 1 50 Mitigation Monitoring and Reporting Program Santiago Street Lofts Santa Ana, CA 51 Page 2 Completion Timing of Method of Responsibility for MM No. Mitigation Measure Verification Verification Monitoring Compliance Date Initials Streets surrounding the project site shall be cleaned at the end of each day of construction. All material transported off -site shall either be sufficiently watered or securely covered to prevent excessive amounts of dust. Cultural Resources Grading plans for the proposed project shall reflect the following note: "In the event unknown cultural resources are Prior to encountered during excavation and Issuance of Building and V -1 grading operations, all grading and Grading Plan Check Planning Agency excavation shall cease in the area of Permit the find and the City's Environmental Coordinator shall be notified for appropriate action." Geologya nd Soils All earthwork and grading shall be Prior to performed in accordance with all Issuance of Building and VI -1 applicable requirements of CALOSHA Grading Plan Check Planning Agency and applicable specifications of the Permit Santa Ana Grading Code. All earthwork recommendations specified in the Preliminary Geotechnical Investigation prepared by Albus -Keefe & Associates, Inc., Prior to (July 23, 2003), including those for Issuance of Building and VI -2 site clearance, ground preparation, Grading Plan Check Planning Agency temporary excavations, placement of Permit fill, and potential importation of soil materials to the site, shall be incorporated into the design of the proposed project. The site and structures shall be designed in accordance with the following values prescribed in the 1997 Uniform Building Code, which include: Parameter Value Seismic Zone Factor, Z Prior to Issuance of Building and VI -3 0.4 Grading Plan Check Planning Agency Soil Profile Type, S Permit Sc Near Source Factor, Na 1.0 Near Source Factor, Nv 1.0 Seismic Coefficient, Ca 0.44 Seismic Coefficient, Cv 0.64 The project elements, including Prior to Building and VI -4 foundations, masonry retaining walls, Issuance of Plan Check Planning Agency cement type, exterior slabs and Grading Mitigation Monitoring and Reporting Program Santiago Street Lofts Santa Ana, CA 51 Page 2 Mitigation Monitoring and Reporting Program 5 Santiago Street , Lofts CA Santa Ana, CA Page 3 Completlon Timing of Method of Responsibility for MM No. Mitigation Measure Verification Verification Monitoring Compliance Date Initials flatwork, and pavement, shall be Permit designed in accordance with the recommendations specified in the Preliminary Geotechnical Investigation prepared by Albus -Keefe & Associates, Inc., (July 23, 2003). Hazards and Hazardous Materials Prior to the issuance of demolition permits, an asbestos survey (i.e., Prior to VII -1 inspection, identification, and Issuance of Plan Check Environmental quantification) shall be prepared and Demolition Coordinator submitted to the City of Santa Ana Permit Environmental Coordinator for review. SCAQMD notification to include project description, removal Prior to VII -2 procedures and time schedules Issuance of Plan Check Environmental (options provided in Rule), material Demolition Coordinator handling and clean -up, material Permit storage and disposal methods. All handling and removal of ACM must be performed by a certified California State licensed contractor that has been certified under the California Occupational Safety and Health During On -Site Demolition VII -3 Administration (Cal OSHA). All Demolition Monitoring Contractor workers must undergo 40 hours of hazardous materials handling training and receive 8 hours of refresher training on a yearly basis. When necessary, actual asbestos removal would be accomplished under a negative pressure environment with high efficiency particulate air (HEPA) filtration, through the use of a glove During On -Site Demolition VII -4 bag or through adequate wetting. Demolition Monitoring Contractor ACM is to be contained in certified leak -proof containers and the general public is not allowed access to the demolition -site. H drolog and Water Quality The project developer shall prepare an NPDES post- construction storm !, water management plan In accordance with the Orange County Drainage Area Management Plan (DAMP) that Includes all structural and non - structural "Best Management Practices" (BMPs) for the project. a. Submit and have approved a Prior to Issuance of Building and VIII.1 surface drainage /utility plan that Grading Plan Check Planning Agency includes all structure BMPs (refer Permit to DAMP). b. Provide two copies of the "Water Quality Management Plan" (WQMP) that includes a description of all applicable structural and non - structural BMPs that may apply to the proposed project. Mitigation Monitoring and Reporting Program 5 Santiago Street , Lofts CA Santa Ana, CA Page 3 Mitigation Monitoring and Reporting Program Santiago Street Lofts Santa Ana, CA Page 4 Completion Timing of Method of Responsibility for MM No. Mitigation Measure Verification Verification Monitoring Date Initials Compliance Any future commercial kitchens on the Prior to project site shall be fitted with grease Issuance of Building and VIII -2 interceptors to the size and capacity Grading Plan Check Planning Agency as designated by the Building Safety Permit Division. The project developer shall provide proof of coverage under NPDES "General Construction Activity Storm Prior to Water Permit" which includes: Issuance of Building and VIII -3 Grading Plan Check Planning Agency A copy of the project permit Permit number (W DID No.) Two copies of the "Storm Water Pollution Prevention Plan." Noise Prior to the issuance of grading permits, an Acoustical Analysis Report for each development phase shall be prepared and submitted to the City of Santa Ana Building and Planning Agency for approval. The Acoustical Analysis Report shall describe the acoustical design features of the structures required to satisfy an interior noise level of no more than 45 dBA CNEL. In addition, the Acoustical Analysis Report shall contain satisfactory evidence indicating that the sound attenuation measures specified in the approved acoustical reports have been incorporated into the design of the project. These measures are applicable only to those "front line" residential units that lie directly along Prior to the adjacent roadways. Such Issuance of Review Building and IX -1 measures could include (but not be Grading Report Planning Agency limited to): Permit The inclusion of forced -air ventilation allowing window and doors to remain shut, The use of acoustic -rated windows and/or sliding door assemblies, A reduction In the physical size of the windows and /or sliding doors, The use of solid core exterior doors, The use of gaskets and seals on all external doors and windows, and Any other measures deemed acceptable to the City of Santa Ana that will attain the 45 -dBA CNEL interior noise level. Prior to the issuance of any Prior to Certificates of Use and Occupancy, Issuance of Building and IX -2 field- testing in accordance with Title Certificates of Field Testing Planning Agency 25 regulations shall be conducted to Use and verify compliance with Sound Occupancy Mitigation Monitoring and Reporting Program Santiago Street Lofts Santa Ana, CA Page 4 Mitigation Monitoring and Reporting Program Santiago Street Lofts Completion Page 5 Timing of Method of Responsibility for MM No. Mitigation Measure Verification Verification Monitoring Date Initials Compliance Transmission Class (STC) and Impact Insulation Class IIC re uirements. Public Facilities Prior to the issuance of building permits, the project developer shall Prior to submit evidence to the City of Santa Issuance of Building and XIII -1 Ana of a fee payment between the Building Receipt Planning Agency developer and Santa Ana Unified Permit School District to offset school facility - related impacts. Prior to the issuance of certificate of Prior to occupancy permits, the project Issuance of Building and XIII -2 developer shall be subject to the Building Plan Check Planning Agency provisions of Chapter 34 Article B of Permit the Santa Ana Munici al Code. Transportation and Traffic The applicant shall be required to pay a "fair share" contribution towards the required improvements (i.e., traffic signals) at the following intersections: Lacy Street/Santa Ana Boulevard, Poinsettia StreetJSanta Ana Prior to Boulevard, and Santiago Sires Civic Issuance of Building and XV -1 Center Drive. The "fair share' Building Plan Check Planning Agency contributions shall be based on the Permit percentage of project - related traffic compared to the total traffic volume. The "fair share' contributions shall be paid to the City prior to issuance of the building permits for the proposed olect. Prior to approval of grading plans, Prior to project access points shall be Approval of Building and XV -2 reviewed for consistency with Caltrans Grading Plan Check Planning Agency and City of Santa Ana sight distance Plans standards. Mitigation Monitoring and Reporting Program Santiago Street Lofts Santa Ana, CA Page 5 REQUEST FOR (Planning Commission Action PLANNING COMMISSION MEETING GATE: APRIL 12, 2004 TITLE: PUBLIC HEARING — ZONING ORDINANCE AMENDMENT NO. 2004 -01 FOR THE SANTIAGO STREET LOFTS DEVELOPMENT Prepared by Vince Fregoso Executive 01rector PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended ❑ As Amended ❑ Set Public Hearing For DENIED ❑ Applicant's Request ❑ Staff Recommendation CONTINUED TO Planning Mdnager RECOMMENDED ACTION Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2004 -01. DISCUSSION Request of Applicant The City of Santa Ana is requesting approval of an amendment to Chapter 41 of the Santa Ana Municipal Code to vacate Specific Plan for Street Alignment No. 50 (SPSA No. 50). Property Description The subject site is approximately 3.0 acres in area, encompassing the block bounded by Santiago Street to the east, Santa Ana Boulevard to the south, Poinsettia Street to the west and Civic Center Drive to the north. Project Description The vacation of this street alignment is a requirement of Santiago Street Lofts project, which was approved by the Planning Commission at its March 22nd meeting. The Santiago Street Lofts project is a 108- live /workshop /studio development on two parcels (Exhibit 1) Analysis of the issues In February 1986, the City Council approved Ordinance No. NS -1827 which added Section 41 -749 of the Santa Ana Municipal Code and adopted Specific Plan for Street Alignment No. 50 (SPSA No. 50) . This action created the Civic Center Drive Couplet, which was intended to connect Civic Center Drive and Santa Ana Boulevard. EXHIBIT B 5 4b oning ordinance Amendment No. 2004 -01 April 12, 2004 Page 2 The SPSA No. 50 alignment was intended to be a mechanism to reserve right -of -way for potential transportation improvements in the immediate area. However, due to the approval of the Centerline project, the improvements proposed by the SPSA No. 50 alignment are no longer necessary. Although the couplet was intended to be a traffic improvement project, this alignment was not incorporated into the Circulation Element of the General Plan or the County's Master Plan of Arterial Highways (Exhibit 2). The removal of SPSA No. 50 from the Zoning Code will clarify the City's circulation system as well as facilitate the development of the Santiago Street Lofts. In addition, it will encourage the creation of a transit - oriented development that promotes sustainable development and enhances the City's image as a regional activity center. As a result, staff recommends that the Planning Commission recommend that the City Council approve Zoning ordinance Amendment No. 2004 -01. CEQA Compliance In accordance with the California Environmental Quality Act, Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2003 -182 was prepared for this project. V \ Vince Fregos A CP Senior Planne VF:SM vi \reports \zoa04 -01.pc Q /���s��9� e��.. ��= �BB�I!'1 ��3e�. e" �eeee�E 'e�i9'e!!e�'€��?�i��dBE�:::•�I �r i► i+ � ��. I .R 'GI rasa r y Iu: mom Jg�el a 1�1• IAl.al, ,�.; • i�i�i�jjeee �� �!� � , . �►�� � SWO r �W Apr ii!�_ 'i�iii Bii • s .�eeeeenecis.��evn�� i°w�eiGGi= ininif��a l��lrrr �+•OAeei non +Or ��:.,. i..e.6e 1 � • AI IN 1S 0131JMVD 'Mw00�.92'N — "— i "9eia m EXHIBIT 2 ylv QYy: o O I �w 3 a� wo m. o 7 - n o IS e N F z s a w m Y s o n o Y e J ear z OOUVVVUVV 4444 ©000Uh)UUU G e w m m. $ - z s a w m Y s o n o Y e OOUVVVUVV 4444 ©000Uh)UUU 0 M 3: G m. $ - z s a w m Y s o n o Y e 000 0 M 3: RESOLUTION NO, CRA 2004 -06 A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF SANTA ANA APPROVING A DISPOSITION AND DEVELOPMENT AGREEMENT BETWEEN THE AGENCY AND SANTA ANA TRANSIT VILLAGE, LLC BE IT RESOLVED BY THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF SANTA ANA, AS FOLLOWS: Section 1: The Board of the Community Redevelopment Agency of the City of Santa Ana hereby finds, determines and declares as follows: A. The Community Redevelopment Agency of the City of Santa Ana (hereinafter referred to as the "Agency ") is engaged in activities necessary to execute and implement the Redevelopment Plan for the Inter City Commuter Station Redevelopment Project Area (the Redevelopment Plan "). B. In order to implement the Redevelopment Plan, the Agency has agreed, subject to the approval of the City Council, to sell certain real property in the Project Area, pursuant to the terms and provisions of a Disposition and Development Agreement (hereinafter referred to as the "Agreement ") between the Agency and Santa Ana Transit Village, LLC, which is on file in the office of the Executive Director of the Agency, in which said real property, commonly referred to as 901 & 927 East Santa Ana Boulevard, County of Orange Assessor Parcel Numbers 398 - 201 -05 & 398 - 201 -07 (hereinafter referred to as the "Site "), is described. C. The Agreement contains all of the provisions, terms, conditions and obligations required by the state and local laws. D. Santa Ana Transit Village, LLC, possess the qualifications and financial resources necessary to acquire and insure development of the Site, in accordance with the purpose and objectives of the Redevelopment Plan. L 059 E. Environmental Review No. 2003 -182, was approved and adopted by resolution which came before the City Council of the City of Santa Ana on April 19, 2004 as adequate for approval of the Agreement. As a "responsible agency," the Agency agrees that this environmental document appropriately analyzes the project and complies with the California Environmental Quality Act, and that it will implement or see to the implementation of any mitigation measures specified as its responsibility under the mitigation monitoring plan. F. Pursuant to the provisions of the California Redevelopment Law, the Agency and the City Council have held a duly noticed joint public hearing on the proposed sale of the Site pursuant to the Agreement. Section 2. The Disposition and Development Agreement is hereby approved, and the Executive Director of the Agency is hereby authorized to execute the Agreement, with such non - substantive changes as may be approved by Agency's General Counsel. Section _ I The Executive Director of the Agency is hereby authorized to take all steps, and to sign all documents and instruments necessary to implement and carry out the Agreement on behalf of the Agency. ADOPTED this day of 2004. APPROVED AS TO FORM: Joseph W. Fletcher, General Counsel By: Benjamin Kaufman Assistant General Counsel do Miguel A. Pulido Chair AYES: NOES: ABSTAIN: NOT PRESENT: Boardmembers: Boardmembers: Boardmembers: Boardmembers: CERTIFICATION OF ATTESTATION AND ORIGINALITY I, PATRICIA E. HEALY, Secretary of the Agency, do hereby attest to and certify the attached Resolution No. CRA 2004 -06 to be the original resolution adopted by the Community Redevelopment Agency of the City of Santa Ana on Date: Secretary City of Santa Ana 61 ts