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HomeMy WebLinkAboutSAH ANNEXATION SPECIFIC PLANSAH Annexation Specific Plan Pp�,T Q o 3 z C'9</ FO FN�P August 15, 1983 CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92663-3884 PLANNING DEPARTMENT (714) 640-2197 Mr. Raymond H. C. Brantley Environmental Analysis Division Orange County EMA Box 4048 Santa Ana, CA 92702 Dear Mr. Brantley: The City of Newport Beach appreciates this opportunity to comment upon Draft EIR 430 (Supplement to EIR 277). As stated in our previous correspondence (attached), the project lies within the Newport Beach Sphere of Influence and is in conflict with the Newport Beach General Plan which designates the site for Low Density Residential Use. The City does not consider the proposed offices an appropriate use for the site. Annexation proceedings' have been commenced for eastern Santa Ana Heights, which includes the project site. The City is currently preparing pre -zoning for the area. This is not addressed in the DEIR. Approval of a change of use for the site at this time could prejudice the City's pre -zoning efforts. It is therefore suggested that consideration of the proposed project cease. The City has reviewed the DEIR and has the following additional comments which should be addressed if the document is to be considered adequate. 1. Traffic and Circulation - DEIR 430 states that "the project's . . . traffic caused only the Irvine Avenue and Bristol Street intersection to exceed one percent." This statement is unclear. Does the intersection or the traffic increase one percent? To what does the one percent refer? Existing traffic or capacity? 2. Traffic and Circulation - Who will be responsible for widening adjacent roadways to ultimate cross -sections? What will the ultimate cross section be? 3. Noise - The.DEIR should •discuss impacts of project generated noise on the nearby residence. 4. Land Use - What is the potential that Parcel No. 119-231-21 will be "integrate" with the proposed project? If this is currently viewed as a potential portion of the proposed project, this should be so stated and impacts associated with more intensive use of the parcel should be examined in detail. 3300 Newport Boulevayd, Newport Beach Brantley August 15, 1983 Page 2. 5. Land Use - It would seem that due to potential impacts, including "increased traffic, noise, etc.", the compatibility of the proposed project with residential uses would be "directly apparent" to a reasonably perceptive individual. The DEIR should state that there will exist a conflict between residential and commercial uses. 6. Land Use - The projects relationship to the Newport Beach General Plan should be examined in detail. , 7. Unavoidable Adverse Impacts - The list of long term unavoidable adverse impacts should include impacts on recreation and impacts on housing due to removal of existing units and increased demand from employees of the proposed offices. 8. Alternatives for the Proposed Project - While it is recognized that potential impacts of equestrian activities might significantly affect the environment under certain circumstances, EIR 277 discussed such impacts on a speculative level using such phrases as "may contribute," "no published information is known to confirm this . . . potential," and "it is not known whether." Therefore, on the basis of information included in DEIR's 277 & 430 it cannot be stated with any degree of certainty whether or not "the current equestrian activity has [emphasis added] generated negative impacts to the environment. 9. Growth Inducing Impacts - This section should discuss "the potential for integration of an adjacent parcel (Assesor's Parcel No. 119-231-21) with the development of the project site" mentioned in the Land Use Section. 10. Wastewater - At the time EIR 277 was certified, sanitary sewers were at or near capacity, and the Costa Mesa Sanitary District was considering alternative methods of increasing service. Can the District currently provide additional service? The City of Newport Beach has received no Notice of Preparation for DEIR 430. As specified under State CEQA Guidelines, a Supplement to an EIR is subject to the same noticing requirements as the original EIR. We will, therefore, consider this only a Preliminary Draft. Upon receipt of the final Draft EIR, the City will provide additional comments. If you have any questions regarding any of these comments please call me at (714) 640-2197. Very truly yours, PLANNING DEPARTMENT DAMESJDHO�OICKE , Di ct , By FRED TALA I.0 FT/j9 Enclosure " CORRECTED � b AGENDA y y ORANGE COUNTY PLANNING COMMISSION ,( .O svo ar s u s September 17, 1984 Monday, 1:30 P.M. .03 NOTICE THOSE PERSONS ADDRESSING THE COMMISSION ARE REQUESTED TO GIVE THEIR NAMES AND ADDRESSES FOR THE RECORD. THIS AGENDA INCLUDES ONLY PREVIOUSLY SCHEDULED ITEMS. SUCH LISTING DOES NOT PRECLUDE THE ADDITION OR CONSIDERATION OF OTHER ITEMS NOR THEIR BEING TAKEN UP IN A DIFFERENT SEQUENCE. WRITTEN MATERIALS MUST BE RECEIVED 24 HOURS IN ADVANCE TO ENSURE CONSIDERATION BY THE COMMISSION. A LIMITED NUMBER OF STAFF REPORTS ARE AVAILABLE AT THE COMMISSION MEETING. PLEDGE OF ALLEGIANCE Motion I ITEM 1 - CONSENT CALENDAR: (ITEMS la - lb): (All matters listed under the consent calendar Second Nays are considered to be routine and will be acted upon by one motion unless cause is shown for separate discussion prior to the time the Commission votes on the motion.) la. PUBLIC MEETING - SITE PLAN NO. SP 84-92P, (Negative Declaration I2PO7005),.of County of Orange - District 3 - in the Lake Forest area. Proposes an expansion of facilities and services offered at the existing Serrano Park Equestrian Center. Recommended Action: Conditional approval. I lb. PUBLIC MEETING - SITE PLAN NO. SP 64-102, 1 (Categorically Exempt), of Texaco USA - District 3 - in the Lake Forest area. Proposes to remove existing signage and replace with new signage at an existing service station. Recommended Action: Conditional approval. ITEMS SET FOR 1:30 P.M.: (ITEMS 2 - 8): (These items shall not be taken up prior to the time .set. ) Motion 2. PUBLIC HEARING - ENVIRONMENTAL DOCUMENTATION Second FOR ZONE CHANGE/USE PERMIT NOS. ZC 84-18C/UP 84- Nays 77P of Superior Mini Warehouse - District 5 - in the Santa Ana Heights area. Appeal of staff's determination that this project will require an EIR. Recommended Action: Uphold the requirement that an EIR be prepared. (Continued from 9-12-84) Motion 3. PUBLIC HEARING - ZONE CHANGE NO. ZC 84-18C, Second (CEQA Documentation to be determined), of Superior Nays Mini Warehouse - District 5 - in the Santa Ana Heights area. Proposes to allow the construction of a two story 102,000 square foot concrete mini - warehouse. Recommended Action: Denial. (Continued from 9-12-84) Motion Second Nays Motion Second Nays Motion Second Nays Motion Second Nays Motion Second Nays ° > r� u w AGENDA ORANGE COUNTY PLANNING COMMISSION September 17, 1984 4. PUBLIC HEARING - USE PERMIT NO. UP 84-77P, (CEQA Documentation to be determined), of Superior Mini Warehouse - District 5 - in the Santa Ana Heights area. Proposes to allow the construction of a two story 102,000 square foot concrete mini - warehouse. Recommended Action: Denial. (Continued from 9-12-84) 5. PUBLIC HEARING - SITE PLAN/VARIANCE NOS. SP 84-20P/VA 84-4P, (Negative Declaration IS 84-022), of Lake Forest Towers - District 3 - in the Lake forest area. Proposes to construct 30,784 square foot office building, with height variance to allow 93 feet in 65 foot maximum area. Recommended Action: Denial. (Continued from 6-18-84) 6. PUBLIC HEARING - USE PERMIT NO. UP 84-79P, (No Significant Effect), of Kelley Development - Dis't'iict 5 - in the Laguna Hills area. Proposes and extension of time on UP 80-56P to construct a 126 unit condominium project. Recommended Action: Conditional approval. 7. PUBLIC HEARING - USE PERMIT NO. UP 84-86P, (Categorically Exempt), of Nexus Development - District 5 - in the Laguna Hills area. Proposes to establish sign program for existing office building. Recommended Action: Conditional approval. 8. DISCUSSION - Status report of draft Zoning Code amendments in progress. Recommended Action: Direct staff to proceed with draft Zoning Code amendments. PUBLIC COMMENTS REPORTS FROM THE EMA Page Two STUDY SESSION ITEM NO. 6_ //1a77/gi / CITY OF NEWPORT BEACH • OFFICE OF THE CITY MANAGER • 0 TO: MAYOR AND CITY COUNCIL FROM: EXECUTIVE ASSISTANT SUBJECT: SANTA ANA HEIGHTS ANNEXATION UPDATE As previously reported, the Mayor and City staff met with Supervisor Riley and County staff to discuss financing for sewers, roadways and a fire station in Santa Ana Heights. The City staff has recommended no consideration of annexation until such financing is in place. In response, the County will hire an engineering consultant to evaluate and prioritize several requests, including the City's, for infrastructure financing. The consultant should be hired by January 1990 with a report due three to four months later. Several months beyond that will no doubt be needed to formalize any decision or agreement. City staff has prepared a complete annexation study including cost/revenue. However, unless the Council desires differently, consideration of the report will be delayed pending the decision by the County on infrastructure financing. KJD:mb 4" .� — Kenneth J.`Delino STUDY SESSION ITEM NO. 7 C CITY OF NEWPORT BEACH OFFICE OF THE CITY MANAGER SEPTEMBER 25, 1989 TO: MAYOR AND CITY COUNCIL FROM: EXECUTIVE ASSISTANT SUBJECT: SANTA ANA HEIGHTS ANNEXATION UPDATE Attached is a time line of activities which the Council has previously reviewed. The Birch -Mesa alignment was approved July 29, 1989, and the Annexation Study including cost/revenue projections, is now complete with one notable exception. Sewer service requires $2.2 million in improvements to meet the •urgent demand of the rapidly developing business park. The Costa Mesa Sanitary District which now serves the area has no desire to finance this amount, and City staff cannot recommend annexation with an unfunded liability of this magnitude. Consequently, staff is pursuing discussions with the County regarding funding by the Community Redevelopment Agency for the sewer improvements. Also, the prospect of new developer fees will be discussed with the Costa Mesa Sanitary District. The complete annexation study will be agendized when the source of funds for sewer improvements is determined. KJD:mb • - u� KENNETH 1/ DELINO SANTA ANA HEIGHTS ANNEXATION TIMELINE 1989 1990 APRIL MAY JUNE JULY AUG. SEPT. OCT. NOV. DEC. JAN. FEB. MARCH APRIL MAY JUNE JULY AUG. Completion of 0 Alignment Study Selection of Alignment Annexation Study Council Action LAFCO Application LAFCO Hearing M an Protest Period Protest Hearing 0 Election (?) Final Recording 1 � � r' i Rita Jones 20401 S.W. Cypress St. Santa Ana Hts., CA 92707 22 January 90 Tim Battin, Planner, Coastal and Community Environmental Management Agency P.O. Box 4048 Santa Ana, CA 92702-4048 RE: Santa Ana Heights Trail Study. Dear Mr. Battin, I would like to thank you for your presentation at the Project Area Committee 'PAC" meeting on January 16, 1990. Your efforts help maintain a balance in the community, contributing to its well-being. One question comes to mind regarding the proposed trail system. Would it be a big expense to put a trail in at this time on Cypress Street and Mesa Drive when the possibility of change in the community may occur within the next five years? I am enclosing two alternative sketches that show Cypress Street with its rural look, still accommodating horses on the street. Many home owners that I have shown these sketches say they would support them. The sketches serve as an alternative to the Exhibit 13 sketch that was in the Santa Ana Heights Specific Plan. With either sketch, a street sweeper would easily be able to keep the street clean and free of the fertilizer which sometimes lies along a mottled path. Another very important detail to consider is that there should be no trailers, dumpsters„ or commercial trucks parked along the roadway. These become hazardous obstacles for equestrians as well as local residents travelling in their vehicles. Thank You, Rita Jones CC. Tom Mathews, Executive Aid --�- Tom Moody, Planning Commissioner Rich Adler, Senior Planner ,f— Micki Harris, Planner -------- fin Anw CYPRESS-DRIVE'FACING NORTH TYPICAL (SECTION MESA DRIVE FACINd WEST THROUGH= CYPRESS STREET AND MESA. DRIVE SANTA SANK HEIGHTS SPECIFIC PLAN ` _ • CITY OF NEWPORT BEACH OFFICE OF THE CITY MANAGER April 9, 1990 TO: MAYOR AND CITY COUNCIL FROM: City Manager SUBJECT: SANTA ANA HEIGHTS STUDY SESSION Agenda Item No. §. On October 25, 1989 a status report was submitted to the • City Council concerning the proposed annexation of Santa Ana Heights. Attached is a copy of that report. Following the meeting referenced in the report the County commissioned a consultant to study the improvements needed in Santa Ana Heights and recommend financial responsibilities and scheduling of said improvements. The preliminary report from this consultant was released during the week of March 19th. The City obtained a copy and met with the County staff on March 22nd to review our preliminary position concerning the report. Attached is a memo from the Executive Assistant dated March 23rd relating the events of the March 22nd meeting. Please notice Table XII-1 of the Executive Assistant's report. This Table is a summary of the County consultant's recommendations with respect ' to the necessary improvements within Santa Ana Heights. You will notice that this Table suggests that the City fund 50% of the Mesa/Birch Street improvements at a • cost of $6,695,285. Furthermore, the reports states that Newport Beach should fund 50% of the Acacia and Orchard Street improvements for $1,308,530. Finally, the report recommends that the City fund in its entirety the fire station for $3,780,000. The total cost to Newport Beach would be $11,783,815 or 48% of the total costs listed in the consultant's report for improvements. It would not be feasible to annex Santa Ana Heights at these costs. Staff would never V -2- • recommend to the City Council the annexation of an area which undoubtedly would be a liability upon the City. Initially, and in verbal discussions, the County •indicated that the Redevelopment Agency would fund the Mesa/Birch and the Acacia and Orchard Street improvements. They were noncommittal but left the impression of being favorable towards the Redevelopment Agency also funding the fire station. Staff will continue meeting with the County to attempt a modification of the financial responsibilities for the improvements within Santa Ana Heights. If we are successful, the City staff is ready to submit 'the cost benefit studies and other financial data to the City Council to commence the annexation proceedings. If the City is not successful in modifying the report, this will be reported to the City Council but it undoubtedly will be staffs recommendation that the City not proceed with the annexation. w ROBERT L. RLW:kf Enclosures • C • • • CITY OF NEWPORT BEACH OFFICE OF THE CITY MANAGER October 25, 1989 TO: MAYOR AND CITY COUNCIL FROM: City Manager SUBJECT: SANTA ANA HEIGHTS On Thursday, October 19th Mayor Strauss, the City Manager, the Public Works Director, and the Executive Assistant met with Supervisor Riley, several County Aids representing the CAOs office, the Planning Department, and the Redevelopment Agency. The purpose of the meeting was to determine whether the Redevelopment Agency would advance approximately $2.2 million necessary to fund the sewer improvements, advance approximately $6 million for the construction of the Birch -Mesa improvements, and to acquire land and construct a fire station for approximately $1.7 million. The City, in turn, would impose a connection fee on all redevelopment projects with said fee being transferred to the Redevelopment Agency to partially pay them for their sewer improvement program of $2.2 million. The City would also pay for the equipment and staffing of the new fire station which would serve Santa Ana Heights and all City property North of Bristol, and would serve the unincorporated County property for a fair share fee. It seems to staff that the three issues must be known before we complete the annexation of Santa Ana Heights. Any one of the three projects would have significant impact upon the cost benefit analysis of the proposed annexation. We concluded the meeting in .Supervisor Riley's office by asking the County for an answer on these three items, and if the answer is affirmative to give us a schedule for said improvements. This data would then be incorporated into a pre -annexation agreement assuring the improvements. I Hopefully within a matter of weeks the County will respond to the City's requests, at which time another formal report • will be made to the City Council at a Study Session. The purpose of this memo is just a status report on the annexation proposal. If you have any questions, please contact either the undersigned or Ken Delino. RLW:kf cc: K. Delino B. Nolan Attachment • • ROBERTL. WYNN • • • CITY OF NEWPORT BEACH OFFICE OF THE CITY MANAGER MARCH 23, 1990 TO: CITY MANAGER FROM: EXECUTIVE ASSISTANT SUBJECT: SANTA ANA HEIGHTS IMPROVEMENTS COSTS Attached is a table summarizing the findings of the County's study regarding the subject. Don Webb and I reviewed these findings with the County's staff on March 22nd. Our comments followed three general observations. First, the costs of the needed facilities appear resonably accurate and as complete as can be expected at this stage of investigation. Second, the technical basis for the fire station recommendation assumes that only the City would benefit from the new fire station. We pointed out to the County that the commercial development in the redevelopment area creates a need for additional fire service, that the proposed relocation of the airport fire station provides poor service to the City and duplicative service for the County, and that the good government solution would be to build only one new fire station in a location which best serves both agencies and which could be operated jointly. County staff seemed receptive to this argument and promised to pursue it further. Third, we strongly objected to the assumptions used to spread responsibility among the various agencies. These assumptions dis- regard the historical commitments made by the County regarding this area. We reminded County staff that it is the large amount of commercial development which creates the need for all this additional and costly infrastructure. This commercial development benefits the airport and relieves it of the enormous costs of aircraft noise liability. Since the County could not afford to buy this land or compensate its owners,the Redevelopment Agency was formed to finance the conversion of this land from residential to the more noise compatible commercial uses. The County's study states that the City will benefit from the increased tax base associated with p• • • • Page 2 the commercial development and therefore should assume the responsi- bility for funding infrastructure improvements. We pointed out to the County that the City is losing tax increment as a result of the redevelopment and is also assuming the environmental impacts associated with airport expansion. We presented a strong case for shifting almost all of the funding responsibility to the Redevelop- ment Agency except for a pro rata share of the fire station and except for whatever funds could be recouped from developers through exactions and dedications. The County staff acknowledged our arguments but made no commitments. While this is still a draft report and opportunities to change it still exist, nevertheless the potential for a serious conflict is clearly evident. The County has promised to respond to our comments and I will keep you informed as this issue unfolds. KJD:mb cc: Don Webb J w I L KU Kenneth J. Delino 3 ►�' TABLE XII-1 DISTRIBUTION OF IMPROVEMENT COSTS Santa Ana Heights Redevelopment Project Area • Comprehensive Infrastructure Improvement Plan RESPONSIBLE FUNDING AGENCY PROJECT NO. TOTAL ORANGE COUNTY NEWPORT BEACH COSTA MESA S.D. S.A.N. WATER 00. OTHER AND NAME COST 1 - MESA/BIRCH $13,390,570.00 S 6,695,285.00 S 6,695,285.00 2 - ACACIA AND ORCHARD 2,617,D60.00 1,308,530.00 1,308,530.00 3 - CYPRESS AND ORCHARD 1,427;550.00 1,427,550.00 4 - BRISTOL WATER $308,000.00 3G8,000.00 5 - AREA 2 SEWER 1,480,430.00 1,480,430.00 6 - MESA DRIVE 575,000.00 575,000.00 7 - ORCHARD WATER 87,360.00 S 87,360.00 8 - ANNIVERSARY WATER 223,440.00 223,440.00 NTA ANA DRAIN 137,900.00 137,900.00 Y VIEW DRAIN 147,000.00 $147,000.00 11 - ORCHID DRAIN 73,150.00 73,150.00 12 - BRISTOL SEWER 268,240.00 268,240.00 13 - FIRE STATION 3,780,000.00 3,780,000.00 14 - ORCHID CUL-DE-SAC 21,000.00 21,000.00 TOTAL % $24,536,700.00 100.0 $11,953,695.00 48.7 $11,783,815.00 48.0 $268,240.00 1.1 $310,800.00 1.3 $220,150.00 0.9 • 69 1 2 c r NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the Orange County Board of Supervisor lk hol4j���t7 public hearing to consider Santa Ana Heights Specific Plan Amendm �8744dh%,,o%'-J Change ZC87-22 to the SANTA ANA HEIGHTS SPECIFIC PLAN. 1 ovi awp0`° DATE: March 30, 1988 TIME: 9:30 A.M. or as soon thereafter as possible LOCATION: Board of Supervisors Hearing Room, 10 Civic Center Plaza (Corner of Broadway and Santa Ana Blvd.), Santa Ana. PROPOSAL: Santa Ana Heights Specific Plan Amendment 87-1/Zone Change ZC87-22/Community Profile CP87-12 proposes to: 1) adjust the Recreation and Professional - Administrative boundaries on the Land Use Plan; 2) make modifications to the Land Use District Map to adjust the (OSR) "Open Space/Recreation" and (PA) (PA/42) "Professional and Administrative Office" Districts boundary lines; 3) amend the street cross -sections for Cypress Street, Mesa and Orchard Drives; and 4) revise the language in the Community Design Program Section describing the proposed cross -sections. COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT: Negative Declaration IP87-091 has been prepared for the Santa Ana Heights Specific Plan Amendment 87-1/Zone Change ZC87-22 and will be considered at the public hearing. INVITATION: All persons either favoring or opposing this proposal are invited to present their views before the Board of Supervisors. It is requested that any written response be submitted to the Board of Supervisors 24 hours prior to the hearing date. Please be advised that should you ultimately challenge the County's action on this amendment in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the County at, or prior to, the public hearing. For further information, contact Bob Gill at (714) 834-5374 or come into the office at 12 Civic Center Plaza (corner of Broadway and Civic Center Drive), Room 238, Santa Ana. Please refer to Santa Ana Heights Specific Plan Amendment 87-1/Zone Change ZC87-22/Community Profile CP87-12. By Order of the Board of Supervisors of Orange County, California text" DATE: March 11, 1988 Clerk of the Board of of Orange County, RE( F, MAR 181988 ry,7� CAL, . PUBLISH: ORANGE COAST DAILY PILOT March 18, 1988 The following regulations shall apply: a. Property owner or tenant shall initiate and maintain a program of Proper manure management. Property owner or tenant shall provide -forthe daily collection of manure from in and around corrals and access areas. Manure shall be stored in covered containers'. In no case shall manure be permitted to remain in any container for a period exceeding seven (7) days. b. A program of continuous dust control of the entire premises shall be provided. A method for light watering of arenas and exercise areas shall be maintained. In lieu of watering, chemical control of dust may be permitted. c. There must be adequate and effective means of -control of insects and rodents and such control must be vigorously maintained at all times. A1.1 dry grains and pellets shall be stored in rodent -proof containers (i.e., well sealed and preferably metal containers). Hay shall be stored on a raised platform that maintains a minimum six W inch clearance above the surrounding area. d. Combustible materials and/or solutions shall be maintained a minimum of twenty-five (25) feet from all residential structures and structures housing animals. e. Property owner or tenant shall allow no animal to constitute or thescommunity. Property owneraor tenant shallhkeepfall,animpeacinof such manner as may be prescribed to protect the animals from the public and the public from the animals. f. Property owner or tenant shall make every reasonable effort to recapture every animal that escapes. Escapes of animals wherein the recapture'of the animal cannot be immediately accomplished shalt be reported to the Director of Animal Control, Health Care Agency. PP13-2 6276 IY-37 E. PROCEDURES 1. Discretionary Permit Procedures Discretionary permits, including site development permits, use permits and variances, shall be processed per Zoning Code section 7-9-150, 2. Specific Plan Amendment Procedures The specific plan amendment procedures contained in Zoning Code section 7-9-154 shall apply. 3. Recreational Horse Permit Procedures Within the REQ District, most lots are relatively small (less than one- half acre), are very narrow (66 feet wide) and are surrounded by existing tract housing, existing retail commercial uses and proposed business park development. Due to the unique site and configuration of these lots and their close proximity to more urbanized uses, it is necessary to require a Recreational Horse Permit for the noncommercial keeping of horses and ponies for the purpose of ensuring compatibility with surrounding land uses. It is the intention of the County to provide for annual inspections of such equestrian facilities by all pertinent authorities, including Vector Control, Animal Control, Environmental Health, Regulation Enforcement and others, as necessary, to ensure that the regulations set forth below are being properly implemented. All regulations associated with Recreational Horse Permits, except provisions pertaining to escapes of animals, shall be enforced by the Director, Environmental Management Agency, or his designee. Within one year of the effective date of these regulations, any property owner or tenant keeping more than two (2) horses and/or ponies, over the age of eight (8) monthso on a single building site within the REQ District shall obtain a Recreational Horse Permit approved by the Director, EMA. After one year of the effective date of these regulations, any property owner or tenant introducing or adding horses and/or ponies onto properties within the REQ District shall, within one month, obtain a Recreational Horse Permit if the total number of such animals, over the age of eight (8) months, exceeds two (2). The Director, EMA shall issue a permit for the keeping of such animals upon receipt of the fee established by the Board of Supervisors, if any, and when, in his opinion, 1) such animals are being kept or maintained without endangering the safety and comfort of the inhabitants of the neighborhood, and 2) the property owner or tenant has complied with the regulations below and the REQ District regulations. Failure to comply with these regulations or any conditions imposed by the Director, EMA shalt constitute cause for denial or revocation of such permit. Any person whose application for a Recreational Horse Permit is denied or revoked under the terms of this specific plan may appeal the decision of the Director, EMA to the Board of Supervisors in accordance with the procedures set forth in section 5-2-19 of the Business and Special licenses Regulations. Recreational Horse Permits shall be non- transferable and must be renewed annually. IV-36 13. (N) "Conwercial Nursery" Dverlay District Wholesale commercial nurseries are permitted in areas designated with an (N) overlay, subject to the site development standards of the base district. IV-35 e. Building design. All buildings shall maintain a consistent design theme (e.g., use of similar exterior materials). Use of earthtone colors and non -reflective roof materials shall be required. f. Lighting. All lighting shall be designed and located so that direct rays are confined to the premises. IV-34 12. (S) "Commercial Stable" -Overlay District Commercial stables, housing horses and ponies only, are permitted in areas designated with an (S) overlay, subject to approval of a use permit by the Planning Commission and an animal facility license per Resolution Nos. 76-626 and 76-1610, enforced by the Orange County Health Officer or his designee. No residential uses shall be permitted on the same building site as a commercial stable. The following site development standards shall apply: a. Building height. Twenty (20) feet maximum, except for structures used for the storage of hay. However, in no case may any structure exceed thirty-five (3t) feet in height. b. Setbacks. Minimum setbacks for all structures housing animals shall be as follows (all other structures shall be located in conformance with Zoning Code section 7-9-137): '(1) Front'setback. Fifty (50) feet minimum. Exercise areas, such as arenas, shall be set back a minimum.Df twenty-five (25) feet. (2) Side setback. (a) Abutting all districts except BP District: Five (5) feet minimum. Exercise areas shall also be set back a minimum of five (5) feet. (b) Abutting BP District: Twenty-five (25) feet minimum. Exercise areas shall be set back a minimum of five (5) feet. (3) Rear setback. Five (5) feet minimum. Exercise areas shall also be set back a minimum of five (5) feet. c. Number of animals. Twenty-five (25) animals per gross acre maximum. d. Landscaping. Boundary landscaping shall consist of trees, shrubs, vines, grasses, ground cover or any combination thereof. Such areas shall not include open soil, buildings, paving, gravel or any other assemblage of building materials upon or over the land. Landscaping shall be provided as follows: (1) Boundary landscaping with a minimum depth of twenty (20) feet along all property lines abutting a public street, except for the area required for street openings. (2) Boundary landscaping with a minimum depth of five (5) feet along all property lines not abutting a public street. (3) An approved irrigation system shall be provided. IV-33 11. PO 'Planned Denelonto CombiniM District Zoning Code section 7-9-110 shalt constitute the land use regulations to be applied within the PD Combining District. IV-32 10. PAC "Professional and Administrative Consolidation" District a.. Purpose and Intent The PAC District is established to provide for the development and maintenance of professional and administrative office uses and related uses on lots located between South Bristol Street and Zenith Avenue in a manner which will ensure lot consolidation and vehicular access to and from South Bristol Street. b. Uses Permitted (1), The following uses are permitted: (a) All uses permitted within Zoning Code sections 7-9-90 and 7-9-111, subject to the following site development standards: 1) Building site area. All lots -within this district shall be consolidated into one building site to achieve a minimum area of forty-four thousand (44,000) square feet. 2) Vehicular access. Vehicular access shall be provided to and from South Bristol Street. 3) All other site development standards within Zoning Code sections 7-9-90 and 7-9-111. (b) Single family detached dwelling units which lawfully existed at the time of adoption of these regulations may, if destroyed by fire, flood, explosion, act of God, or act of the public enemy, be rebuilt in conformance with the zoning regulations in effect prior to the adoption of this specific plan. However, such reconstruction must' comply with current building and related codes. IV-31 4. PA "Professional and Administrative Office" District Zoning Code sections 7-9-90 and 7-9.111 shall constitute the land use regulations to be applied throughout the PA District. IV-30 (c) Building directory: One (1) building directory at each main entrance to the building. Such directory shall have letters not exceeding two (2) inches in height, containing only -the name of the tenant, the suite or office number, and the nature of the use or service rendered. (d) Real estate sign: One (1) unlighted sign not to exceed twelve (12) square feet in area, pertaining only to the sale, lease or hire of the particular building, property or•premises upon which displayed, and including no institutional advertising. (e) All signs located within structures where such signs are not visible from any point on the boundary of the building site. (13) A drainage plan shall be submitted and approved as part of the use permit for each development showing the method for control and disposal of all waters flowing into, across and from the building site and a statement setting forth the method by which facilities shall be maintained. (14) The traffic generation of any development shall amount of traffic generated by a development on of equivalent size consisting entirely of office including gross office space equal to half the s of the site (a.0.5 Floor Area Ratio). not exceed the a building site uses and quare footage .V IV-29 (b) All roof structures, such as air conditioning units, ventilation devices or other roof -mounted appurtenances, shall be screened from view. (10) Lighting. All lighting, exterior and interior, shall be designed and located to that direct rays are confined to the premises. (See Chapter III, Community Design Program, for lighting guidelines.) (11) Buffer. An eight (8) foot well shall be constructed along property lines abutting the REQ District, except within the front setback area, where the height shall be no greater than three and one-half (h) feet. Landscaping adjacent to this wall shall be in conformance with the guidelines in Chapter 11I, Community Design Program. (12) Signs. The following signs shall be permitted subject to the noted restrictions: (a) Ground sign: One (1) double-faced ground sign per building site within the required front setback area, containing only the address of the property. Ground signs shall not exceed six (6) feet in height including any earth berm, pedestal, base or similar structure upon which the sign may be mounted. Height to top of sign shall be measured from the top of curb for the adjacent public street. Each sign shall not exceed six (6) square feet in area and shalt not have internal lighting. External lighting fixtures used to illuminate ground signs shalt be concealed within plant materials or attached to and designed as an integral part of the sign. The sign and sign structure shall be designed and located so as not to create a site distance safety problem for vehicle or pedestrian traffic. (b) Wall sign: 1. One (1) identification sign placed on each wall facing a public street, relating only to the name and use of the building and comprising no more than ten (10) percefortyn(t of the e 40) square feet), includina of the wall g maximum to a gwindowsand door areas, upon which the sign is located. Such signs shall not have internal or external lighting. 2. Additionally, in multiple tenancy office buildings, each individual tenant may have a will sign over their entrance to identify only the name of the business. Each sign shall not exceed six (6) square feet in area. Such signs shall not be located above the roof facia, shall not have internal lighting and shalt be made of a material compatible with the materials of the building. (c) Rear setback. Ten (10) feet minimum, except where the rear property line abuts the REQ District, in which case the following shall apply: 1. For structures thirty (30) feet or less in height: forty-five (45) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property line. 2. For structures greater than thirty (30) feet in height: seventy-five (75) feet minimum, to include ten (10) foot wide landscape buffer adjacent to the property line. (5) Off-street parking. Per Zoning Code section 7-9-145, except only one (1') level of parking is permitted below any floor with office/commercial space. (6) Trash and storage areas. All storage of cartons, containers and trash shall be enclosed by a building or by a wall not less than six (6) feet in height. No such area shall be located within ten (10) feet of any property line abutting the REQ District. If unroofed, no such area shall be located within forty (40) feet of any property line abutting the REQ District. (See Chapter III, Community Design Program, for design guidelines.) (7) Enclosed uses. All office and commercial uses and their related products shall be contained entirely within a completely enclosed structure except for parking and loading areas and except for outdoor uses expressly permitted by an approved use permit. (8) Landscaping. A minimum landscaped area of fifteen (15) percent of the gross acreage of the building site shall be provided; to include the following: (9) (a) Boundary landscaping with a minimum depth of ten (10) feet along all property lines abutting a public street, except for the area required for street openings. (b) Boundary landscaping with a minimum depth of three (3) feet along all property lines not abutting a public street, except property lines abutting the REQ District where a minimum depth of ten (10) feet is required. Landscaping shall be provided in conformance with the landscape guidelines in Chapter III, Community Design Program. Building design. All development shalt be in conformance with the guidelines in Chapter III, Community Design Program, and the following: (a) On properties abutting the REQ District, direct line of sight to properties within the REQ District from second story openings, windows, balconies, stairways, stairway landings or other architectural features shall be prohibited. IV-27 k e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) Outdoor storage of any equipment, materials, apparatus or vehicles greater than one (1) ton. (3) Adult entertainment businesses. (4) Educational institutions. (5) Hospitals and nursing homes. (6) Residential uses. (7) Manufacturing uses. (8) Day nurseries. f. Site Development Standards (1) Building site area. Nineteen thousand and eight hundred (19,800) square feet minimum required, except as provided for in Zoning code section 7-9-126. (2) Building site coverage. Thirty-five (35) percent maximum. (3) Building height. Thirty (30) feet for structures, to include roof -mounted mechanical equipment, located less than seventy- five (75) feet from any property line abutting the REQ District; thirty-seven (37) feet for structures located seventy-five (75) feet or more from any property line abutting the REQ District. Roof -mounted mechanical equipment may exceed the thirty -seven -foot height limit by six (6) feet; however, no portion of the building above thirty-seven (37) feet shalt be visible from both 1) a point five (5) feet high at the centerline of adjacent streets, and 2)) any existing dwelling unit within the REQ District located three hundred (300) feet or less from the subject building site. (4) Building setbacks. (a) Front setback. Ten (10) feet minimum. (b) Side setback. Ten (10) feet minimum, except where the side property line abuts the REQ District, in which case the following shall apply: 1. For structures, to include roof -mounted mechanical equipment, thirty (30) feet or less in hatgqht: forty- five (45) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property line. 2. For structures greater than thirty (30) feet in height: seventy-five (75) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property line. IV-26 I S. BP "Business Park" District a. Purpose and Intent The BP District is established to provide for the development and maintenance of professional and administrative offices and office - serving commercial uses. Attention shall be given to the protection of the adjacent residential uses through regulation of building mass and height, landscape buffers, and architectural design features. b. Principal Uses Permitted (1) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7-9-150: (a) Professional and administrative offices. (b) Financial institutions. (c) Civic and government uses. (d) Office -serving commercial uses, including restaurants, located within a building primarily devoted to office uses. (e) Public/private utility buildings and structures. (f) Communication transmitting, reception, or relay facilities. (g) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. c. Temporary Uses Permitted Temporary uses per Zoning Code section 7-9-136. d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Automobile parking structures, in compliance with the site development standards in section f below. (2) Other detached buildings. (3) Fences and walls. (4) Signs per section f below. (5) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. IV-25 f. Site Development Standards (1) Building site area. No minimum. (2) Building height. Thirty-five (35) feet maximum. (3) Building setbacks. (a) Front setback. No minimum required, (b) Side setback. No minimum required$ except where a side property line abuts a residential district, in which case a minimum setback of ten (10) feet is required. (S) Rear setback. No minimum required, except where a rear property line abuts a residential district, in which case a minimum setback of ten (10) feet is required, A minimum setback of five (5) feet is required adjacent to an alley. (4) Vehicular access regulations. Street openings shall be a minimum of twenty-two (22) feet apart and twenty-two (22) feet from any existing street openings, measured at the ultimate street right-of-way line, however, every building site shall be permitted to have at least one (1) street opening. (5) Off-street parking. Per Zoning Code section 7-9-145. (6) Lighting. All lighting, exterior and interior, shall be designed and located so that direct rays are confined to the premises. (7) Loading, All loading operations shall be performed on the site, and loading areas shall be screened by a landscape or architectural feature. (B) Trash and storage area. All storage of cartons, containers and trash shalt be enclosed by a building or by a will not less than six (6) feet 1n height. If unroofed, no such area shall be located within forty (40) feet of any residential district. (9) Enclosed uses. All commercial uses and their related products shall be contained entirely within a completely enclosed structure, except for parking and loading areas, and except for outdoor uses expressly permitted by an approved site development permit or use permit, (10) Screening. Per Zoning Code section 7-9-132.1. IV-24 14 , r (c) Commercial kennels subject to obtaining an animal facility license per section 5-1-29 of the Business and Special Licenses Regulations. (d) Helistops. (e) Hospitals. (f) Milk processing and distributing in connection with retail dairy outlets. (g) Mortuaries. (h) Sanitariums, mental and health. (i) Any other use which the Planning Commissionjinds consistent with the purpose and intent of this district. c. Temporary Uses Permitted Temporary uses per Zoning Code section 7-9-136. d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Detached buildings. (2) Fences and walls. (3) Signs per Zoning Code section 7-9-111. (4) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this.district. e. Prohibited Uses The following uses are specifically prohibited: (1). All uses not permitted by sections b through d above. (2) Automobile repair, tire retreading, fender and body repair and paint shops, except for automobile repair specialty shops. (3) Automobile wrecking, junk and salvage yards. (4) Bottling plants. (5) Rental and sales agencies for agricultural, industrial and construction equipment. (6) Warehouses, contractors' storage and equipment yards, work and fabricating areas. (7) Welding shops. IV-23 7. GC 06eneral Commercial" District a. Purpose and Intent The GC District is established to provide regulations for the commercial areas along South Bristol Street to ensure the continuation of commercial uses which offer a wide range of goods and services to both the surrounding residential and business community. It is intended to promote the upgraded aesthetic image of the community and to reduce conflicts between commercial and residential uses. b. Principal Permitted Uses (1) The following principal uses shall be permitted subject to the approval of a site development permit per Zoning Code section 1-9-150: (a) Retail businesses. (b) Service businesses. (c) professional and administrative offices. (d) Animal clinics and hospitals per Zoning Code section 7-9-146.1. (a) Automobile parking lots and structures per Zoning Code section 7-0-145. (f) Automobile repair specialty shops. (g) Churches, temples, and other places of worship. (h Civic and governmental uses. (i Commercial recreation. 4j Communication transmitting, reception or relay facilities. (k Day nurseries. (1 Financial institutions. (m) Hotels and motels. (n) Print shops. (o) Public/private utility buildings and structures. p Restaurants. q Wholesale business offices with samples on the premises but not to include general storage. (2) The following principal uses are permitted subject to the approval of a use permit by the Zoning Administrator per Zoning Code section 7-9-150: (a) Automobile washing. (b Mini -storage facilities. (c Retail sale of building materials. (3) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7-9-150: (a) Automobile service stations per Zoning Code section 7-9-114. (b) Convalescent homes. Iv-22 (2) Building site width. Seventy (70) feet minimum. (3) Building height. Thirty-five (35) feet maximum. (4) Building setbacks. (a) Front setback. Twenty (20) feet minimum. (b) Side setback. Five (5) feet minimum. (c) Rear setback. Twenty-five (25) feet minimum. (5) Off-street parking. Per Zoning Code section 7-9-145. (6) Lighting. All lighting shall be designed and located so that direct rays are confined to the premises. Y IV-21 } 6. HN "Horticultural Nursery" District a. Purpose and Intent The HN District is established to ensure the long-term use and viability of the horticultural nursery uses located along Orchard Drive in the western section of Santa Ana Heights. b. Principal Uses Permitted (1) The following principal use is permitted: (a) Wholesale nurseries. (2) The following principal use is permitted subject to the approval of a site development permit per Zoning Code section 7-9-150: (a) Public/private utility buildings and structures. c. Temporary Uses Permitted Temporary uses per Zoning Code section 7-9-136. d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 1-9-1370 to include: (1) Detached buildings. (2) Fences and walls. (3) Signs per Zoning Code section 7-9.1111 except that no sign shall exceed twenty-five (95) square feet in area or be lighted or illuminated. (4) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) Retail nurseries. (3) The commercial stockpiling or processing of manure. f. Site Development Standards (1) Building site area. Twenty-eight thousand (29,000) square feet minimum. IV-20 (4) Distance between principal structures. Fifteen (15) feet minimum. (5) Building setbacks. (a) Front setback. Twenty (20) feet minimum. (b) Side setback. Five (5) feet minimum. (c) Rear setback. Twenty-five (25) feet minimum. (6) Off-street parking. Per Zoning Code section 7-9-145. (7) Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. (8) Signs. Six (6) square feet of sign area maximum unless otherwise provided for by an approved site development permit or use permit. IV-19 c. Temporary Uses Permitted The following temporary uses only, per Zoning Code section 7-9-136: (1) Continued use of an existing building during construction of a new building. (2) Mobile home residence during construction. d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Garages and carports. (2) Swimming pools. (3) Fences and walls. (4) Signs per Zoning Code section 1-9-111. (5) Hone occupations per Zoning Code section 7-9-146.6. (6) Noncommercial keeping of pets and animals per Zoning Code section 7-9-146.3. (7) Any other accessory use or structure which the Director, 5MA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) The storage of vehicles, equipment, or products related to a commercial activity not permitted in this district. (3) The keeping of animals for any commercial purpose unless otherwise provided for by an approved use permit. f. Site Development Standards' (1) Building site are 'Seven thousand and two hundred (7,200) square feet minimum. (2) Building height. Thirty-five (35) feet maximum. (3) Area per unit. Three thousand (3,000) square feet minimum net land area per dwelling unit except as otherwise identified on the Land Use District map. IV-18 5. RMF "Residential Multiple Family" District a. Purpose and Intent The RMF•District is established to provide for the development and maintenance of high density multi -family residential neighborhoods with a'moderate amount of open space. Only those uses are permitted that are complementary to and compatible with such a residential neighborhood. b. Principal Uses Permitted (1) The following principal uses are permitted: (a) Multi -family projects of four (4) or less dwelling units. (b) Single family dwellings or single family mobile homes per Zoning Code section 7-9-149. (c) Community care facilities serving six (6) or fewer persons. (d) Parks, playgrounds, and athletic fields (noncommercial). (e) Riding and hiking trails. (2) The following uses are permitted subject to the approval of a site development permit per Zoning Code section 7-9-150: (a) Multi -family projects of five (5) or more dwelling units (except condominium, stock cooperative, and community apartment projects) per Zoning Code section 7-9-146.7. (b) Communication transmitting, reception, or relay facilities. (c) Public/private utility buildings and structures. (3) The following principal uses are permitted subject to the approval of a use permit by the Zoning Administrator per Zoning Code section 7-9-150: (a) Community care facilities serving seven (7) to twelve (12) persons per Zoning Code section 7-9-141. (b) Fire and police stations. (,4) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7-9-150: (a) Churches, temples, and other places of worship. (b) Mobile home parks and subdivisions per Zoning Code section 7-9-149. (c) Residential condominium, stock cooperative, and community apartment projects per Zoning Code section 7-9-147. (d) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. IV-17 (5) Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. (6) Signs. Six (6) square feet of sign area maximum unless otherwise provided for by an approved site development permit or use permit. IV•16 d. Accessory Uses Permitted i Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Garages and carports. (2) Swimming pools. (3) Fences and walls. (4) Patio covers. (5) Signs per Zoning Code section 7-9-111. (6) Home occupations per Zoning Code section 7-9-146.6. (7) Noncommercial keeping of pets and animals per Zoning Code section 7-9-146.3. (8) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) The storage of vehicles, equipment, or products related to a commercial activity not permitted in this district. (3) The keeping of animals for any commercial .purpose unless otherwise provided for by an approved use permit. (4) Apiaries.., f. Site Development Standards (1) Building site area. Seven thousand and two hundred (7,200) square feet minimum except as otherwise identified on the Land Use District map. (2) Building height. Thirty-five (35) feet maximum. (3) Building setbacks. (a) Front setback. Twenty (20) feet minimum. MSide setback. Five (5) feet minimum. Rear setback. Twenty-five (25) feet minimum. (4) Off-street parking. Per Zoning Code section 7-9-145. IV-15 4. RSF "Residential Sinol.e Family" District a. Purpose and Intent The RSF District is established to provide for the development and maintenance of medium density single family detached residential neighborhoods. Only those uses are permitted that are complementary to and can exist in harmony with such a residential neighborhood. b. Principal Uses Permitted (1) The following principal uses are permitted: (a) Single family detached dwelling or single family mobile home per Zoning Code section 7-9-149.5 (one per building site). (b) Community care facilities serving six (V or fewer persons. c) Parks, playgrounds, and athletic fields (noncommercial). d) Riding and hiking trails. (2) The following principal uses are permitted subject to the approval of a site development permit per Zoning Code section 7.9-150: (a) Communication transmitting, reception, or relay facilities. (b) Public/private utility buildings and structures. (3) The following principal uses are permitted subject to the approval of a use permit by the Zoning Administrator per Zoning Code section 7-9-160: (a) Community care facilities serving seven (7) to twelve (12) persons per Zoning Code section 7-9-141. (b) Fire and police stations. (4) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7.9-150: (a) Churches, temples, and other places of worship. b Any other use which the Planning Commission finds consistent with the purpose and intent of this district. c. Tas:porary Uses Permitted The following temporary uses only, per Zoning Code section 1-9.136: (1) Continued use of an existing building during construction of a new building. (2) Mobile home residence during construction. IV-14 (2) Building height. Thirty-five (35) feet maximum. (3) Building setbacks, except for commercial kennels. a) Front setback. Twenty (20) feet minimum. b) Side setback. Five (5) feet minimum. (c) Rear setback. Twenty-five (25) feet minimum. (4) Commercial kennel facilities shall be located per Zoning Code section 7-9-137(b)(2). (5) Off-street parking. Per Zoning Code section 7-9-145. (6) Lighting. All lighting shall be designed and located so that direct light rays are confined to -the premises. (7) Signs. Six (6) square feet of sign area maximum unless otherwise provided for by an approved site development permit or use permit. g. Special Regulations (1) An amendment to a valid use permit or certificate of use and occupancy for a commercial kennel shall be approved administratively by the Director, EMA as a changed plan, per Zoning Code section 7-9-150, if the following applies: (a) The proposed change does not increase the overall size of the facility from that shown -on the current plot plan; (b) The proposed change does not increase the number of dog runs from that shown on the current plot plan; (c) The proposed change does not intensify any accessory uses (e.g., rooming parlor, sale of pet supplies, training classes allowed by the current permit and does not provide for any additional accessory uses; (d) The proposed change is consistent with the setback standards in Zoning Code section 7-9-137(6)(2); and (e) The proposed change satisfies the required findings in Zoning Code section 7-9-150.3(e). (2) For all new commercial kennels or for structural modifications to existing kennel facilities requiring a use permit, an Acoustical Analysis Report and appropriate plans shall be submitted describing the noise generating potential of the proposed project and proposed attenuation measures to assure compliance with Orange County Codified Ordinance, Division 6 (Noise Control). The report shall be prepared by a'County- certified acoustical consultant and submitted to the Manager, Development Services Division, for review and approval. The approved attenuation features shall be incorporated into the plans and specifications of the project. IV-13 d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Garages and carports. (2) Swimming pools. (3) Fences and walls. (4) Patio covers. (6) Signs per Zoning Code section 7-9-111. (6) Home occupations per Zoning Code section 7-9-146.6. (7) The keeping of only the following animals for the recreational enjoyment of persons residing on the same building site, subject to the noted restrictions: a)) Any animal 1f kept exclusively within the residence. b) Up to three (3) dogs and three (3) cats. Offspring are exempt up to the age of four (4) months. The keeping of four (4) or more dogs or four (4) or more cats over the age of four (4) months is also permitted subject to obtaining an animal permit per section 4-1-75 of the Health, Sanitation and Animal Regulations. All accessory structures housing animals shall be located in compliance with Zoning Code Becton 7-9.137. Zoning Code section 7.9-145.3 shall not apply within this district. (B) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) The storage of vehicles, equipment, or products related to a commercial activity not permitted in this district. (3) Apiaries. (4) The keeping of animals, except dogs and cats, other than 1n the residence. f. Site Development Standards (1) Building site area. Eight thousand (B4O00) square feet minimum. IV-12 3. RK "Residential Kennel" District a. Purpose and Intent The RK District is established to provide for the development and maintenance of a neighborhood which includes single family residences in conjunction with,commercial kennel businesses. b. Principal Uses Permitted (1) The following principal uses are permitted: (a) Single family detached dwelling or single family mobile home per Zoning Code section 7-9-149,5 (one per building site). (b) Community care facilities serving six (6) or fewer persons. (c) Parks, playgrounds, and 'athletic fields (noncommercial). (d), Riding and hiking trails. (2) The following principal uses are permitted subject to the approval of a site development permit per Zoning Code section 7-9-150: (a) Communication transmitting, reception, or relay facilities. (b) Public/private uti.lity buildings and structures. (3) The following principal use is permitted subject to the approval of a use permit by the Zoning Administrator per Zoning Code section 7-9-150: (a) Community care facilities serving seven (7) to twelve (12) persons per Zoning Code section 7-9-141. (4) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7-9-150: (a) Commercial kennels when in conjunction with a single family residence on the same building site and subject to obtaining an animal facility license per section 5-1-29 of the Business and Special Licenses Regulations. (b) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. c. Temporary Uses Permitted The following temporary uses only, per Zoning Code section 7-9-136: (1) Continued use of an existing building during construction of a new building. (2) Mobile home residence during construction. IV-11 3 (2) Building height. Thirty-five (35) feet maximum. (3) Building setbacks. (a Front setback. Twenty (20) feet minimum. (b Side setback. Five (5) feet minimum. (c Rear setback. Twenty-five (25) feet minimum. (4) Off-street parking, per Zoning Code section 7-9-145. (5) Lighting, All lighting shall be designed and located so that direct light rays are confined to the premises. (6) Signs. Six (6) square feet of sign area maximum unless otherwise provided for by an approved site development permit or use permit. IV-10 Minimum setbacks for the keeping of animals shall be as follows: From Property Line From Property Line From Ultimate Street Abutting R1 or BP Abutting REQ Riqht-of-;Jay Line Districts District All structures housing animals (i.e., corrals, stalls, pens, cages, doghouses) 50 20 25 25 5* 5* Exercise areas 25 10 0 0 01 0 *Required for covered portions of structures only. Within one year of the effective date of these regulations, the type and number of animals "shall be brought into strict conformity with the above regulations. Also, within one year of the effective date of these regulations, all structures housing animals shall be in locations which satisfy the setback requirements above, except that structures housing animals built with valid building permits issued prior to the effective date of the ordinance adopting these regulations may remain where located as legal nonconforming uses. (8)- Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) The storage of vehicles, equipment, or products related to commercial activities not permitted in this district. (3) The keeping of animals for any commercial purpose, except per the Commercial Stable (S) District, where applicable. (4) Commercial kennels. (5) Apiaries. (6) Aviaries. f. Site Development Standards (1) Building site area. Nineteen thousand and eight hundred (19,800) square feet minimum. Y IV-9 d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7.9-137, to include: (1) Garages and carports. (2) Swimming pools. (3) Fences and walls. (4) Patio covers. (5) Signs per Zoning Code section 7-9-111. (6) Home occupations per Zoning Code section 7-9-146.6. (7) The keeping of the following animals for the recreational enjoyment of persons residing on the same building site, subject to the noted restrictions: (a) Any animal if kept exclusively within the residence. (b) Horses and ponies, limited to the following (offspring exempt up to the age of eight (a) months): Size of Building Site Maximum Number (Sq. Ft.) Permitted Less than 109000 1 100000 to 156000 2 Greater than 159000 2; 3 to 6 with Recreational Horse Permit* *Recreational Horse Permits shall be processed per Chapter IV, section E.3. of this specific plan. (c) Goats, sheep, pigs and cows only on building sites greater than 15,000 square feet in size and limited to: a) no more than two (2) adult animals of any one species per building site and b) no more than a total of six (6) adult animals, including horses and ponies, per building site. Offspring are -exempt until such time as they are weaned. (d) Rabbits. chickens and ducks, limited to no more than a total of six* (6) of such animals per building site. (a) Up to three (3) dogs and three (3) cats. Offspring are exempt up to the age of four (4) months. The keeping of four (4) or more dogs or four (4) or more cats over the age of four (4) months is also permitted subject to obtaining an animal permit per section 4.1-76 of the Health, Sanitation, and Animal Regulations. IV4 } 2. REQ "Residential Equestrian" District a. Purpose and Intent The REQ District is established to provide for the development and maintenance of a single family residential neighborhood in conjunction with limited equestrian uses. A rural character with an equestrian theme shalt predominate. b. Principal Uses Permitted (1) The following principal uses are permitted: (a) Single family dwelling or single family mobile home per Zoning Code section 7-9-149.5 (one per building site). (b) Community care facilities serving six (6) or fewer persons. (c) Parks, playgrounds, and athletic fields (noncommercial). (d) Riding and hiking trails. (2) The following principal uses are permitted subject to the approval of a site development permit per Zoning Code section 7-9-150: (a) Communication transmitting, reception, or relay facilities. (b) Public/private utility buildings and structures. (3) The following principal- uses are permitted, subject to the approval of a use permit by the Zoning Administrator per Zoning Code section 7-9-150: (a) Community care facilities serving seven (7) to twelve (12) persons per Zoning Code section 7-9-141. (b) Fire and police stations. (4) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7-9-150: (a) Churches, temples, and other places of worship. (b) Educational institutions. (c) Libraries. (d) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. c. Temporary Uses Permitted The following temporary uses only, per Zoning Code section 7-9-136: (1) Continued use of an existing building during construction of a new building. (2) Mobile home residence during construction. IV-7 N e. Site Development Standards (1) Building site area. One (1) acre minimum. (2) Building height. Eighteen (18) feet maximum unless otherwise provided for by an approved use permit. (3) Building setbacks. Twenty (20) feet minimum from all property lines. (4) Off-street parking. Per Zoning Code section 7-9-145. (5) Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. (6) Signs. No sign shall exceed six (6) square feet in area unless otherwise provided for by an approved site development permit or use permit, IV-6 F D. DISTRICT REGULATIONS 1. OSR "Open Space/Recreation" District a. Purpose and Intent The OSR District is established to ensure the long-term use and viability of the Newport Beach Golf Course. b. Principal Uses Permitted (1) The following principal use is permitted: (a) Local- and buffer greenbelts. (2) The following principal use is permitted subject to the approval of a site development permit per Zoning Code Section 7-9-150: (a) Public/private utility buildings and.structures. (3) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code Section 7-9-150: (a) Golf courses. (b) Outdoor commercial recreation. c. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Detached buildings. (2) Fences and walls. (3) Signs per Zoning Code section 7-9-111, except no business signs. (4) Rest rooms. (5) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. d. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b and c above. IV-5 -.`1:211: 0 that the sound attenuation measures have been incorporated into the design -of the project. Except for single family detached dwelling units, all common walls and windows/doors shall be provided in compliance with Title 25 regulations and approved by the Manager, Development Services Division. 9. All nonresidential structures identified in the Land Use/Noise Compatibility Manual shall be sound attenuated against the combined impact of all present and projected noise from exterior noise sources to meet the interior noise criteria as specified in those documents. Prior to the issuance of any building permits, evidence prepared by a County - certified acoustical consultant that these standards will be satisfied in a manner consistent with applicable zoning regulations shall be submitted to the Manager, Development Services Division,in the form of an Acoustical Analysis Report describing in detail the exterior noise environment and the acoustical design features required to achieve the interior noise standard and which indicate that the sound attenuation measures specified have been incorporated into the design of the project. 10. Prior to the issuance of a building permit for a structure that penetrates the 100:1 Notice Surface pursuant to FAR Part 77.13, the project applicant shall submit a "Notice of Proposed Construction"•to the Federal Aviation Administration .(FAA), which will initiate an Aeronautical Study of the project by the FAA. Upon completion of the FAA Aeronautical Study, the project applicant shall submit evidence to the Manager, Development Services Division, that restrictions and conditions, if any, imposed on the project by the FAA have been incorporated into the design of the project. IV-3 3. If an issue, condition or situation arises or occurs that is not sufficiently covered or provided for so as to be clearly understandable, those regulations of the Zoning Code that are applicable for the most similar use, issue, condition or situation shall be used by the Director, EMA as guidelines to resolve the unclear issue, condition or situation. This provision shall not be used to permit uses or procedures not specifically authorized by this specific plan. 4. All conditions, requirements and standards, indicated graphically or in writing as a part of any discretionary permit approved in compliance with these regulations shall have the same force and effect as these regulations. Any use or development established as a result of such approved permit but not in compliance with all approved conditions shalt be in violation of the Santa Ana Heights Specific Plan and subject to Zoning Code section 7-9-154. 5. If any portion of these regulations is, for any reason, declared by a court of competent jurisdiction to be invalid or ineffective, in whole or in part, such decision shall not affect the validity of the remaining portions thereof. The Board of Supervisors hereby declares that It would have enacted.thess regulations and each portion thereof irrespective of the fact that any one or more portions be declared invalid or ineffective. 6. Any person, firm, or corporation, whether a principal, agent, employee or otherwise, violating any provisions of these regulations shall be guilty of a misdemeanor, and upon conviction thereof shalt be punishable by a fine of not more than five hundred dollars ($500) or by imprison- ment in the County Jail of Orange County for a term not exceeding six (6) months or by both fine and imprisonment. Such person, firm, or corporation shall be deemed guilty of a separate offense for each and every day during any portion of which any violation of this specific plan is committed, continued, or permitted by such person, firm, or corporation and shall be punishable as herein provided. Enforcement of these regulations shall be per Zoning Code section 7.9-154. 7. Zoning code section 1-9-1111 Sign Restrictions District Regulations, shall apply throughout the Santa Ana Heights Specific Plan area, except within the BP "Business Park" District. 8. All new or entirely reconstructed structures with habitable rooms (e.g., dwelling units, hotels, motels, convalescent homes and hospitals) shall be sound attenuated against present and projected noise, which shall be the sum of all noise impacting the structure, so as not to exceed a standard of 45 dB CNEL in all habitable rooms. In conjunction with this construction, all associated outdoor living areas shall be sound attenuated, if necessary, against present and projected highway noise so as not to exceed a standard of 65 dS CNEL. Prior to the issuance of any building permits for such development, an Acoustical Analysis Report describing the sound attenuation measures required to satisfy the noise standards shall be prepared by a County -certified acoustical consultant and submitted to the Manager, Development Services Division for approval. The report shall include satisfactory evidence indicating IV-2 LAND USE DISTRICT REGULATIONS A. PURPOSE AND INTENT The Santa Ana Heights Specific Plan1district regulations are adopted for the purpose of promoting the health, safety and general welfare of the citizens of Orange County and of the future residents of this specific plan area. These regulations are intended to provide the standards, criteria and procedures necessary to implement each element of the Orange County General Plan applicable to -this area as more specifically interpreted and explained in this specific plan. B. DEFINITIONS Except as otherwise specified below, the meaning and construction of words, - phrases, titles and terms used in this specific plan shall be the same as provided in Zoning Code sections 7-9-21 through 7-9-47. Commercial Kennel: Any property where four (4) or more dogs, or four or more cats, over the age of four (4) months, are kept or maintained for the.purpose of financial gain, except veterinary clinics and hospitals. Habitable Room: Any room meeting the requirements of the Uniform Building and other applicable regulations which is intended to be used for sleeping, living, cooking or dining purposes, excluding such enclosed spaces as closets, pantries, bath or toilet rooms, service rooms, connecting corridors, laundries, unfinished attics, foyers, storage spaces, cellars, utility rooms and similar spaces. Outdoor Livinc A� rea: Outdoor living area is a term used to define space�at are associated with residential land uses typically used for passive recreational activities or other noise -sensitive uses. ,Such spaces include patio areas, barbeque areas, jacuzzi areas, etc., associated with residential uses. Outdoor areas usually not included in this definition are: front yard areas, driveways, maintenance areas and storage areas associated with residential land uses. C. GENERAL PROVISIONS 1. All construction and development within the Santa Ana Heights Specific Plan area shall comply with applicable provisions of the Uniform Building Code and the various related mechanical, electrical and plumbing codes, the Grading and Excavation Code and the Subdivision and Sign Codes, as currently adopted by the Orange County Board of Supervisors. In case of a conflict between the specific provisions of any such code and this specific plan, the Director, EMA shall determine which regulations are applicable. 2. All building sites shall comply with the provisions of Zoning Code section 7-9-126, Building Site Requirements. t TABLE OF CONTENTS SANTA ANA HEIGHTS SPECIFIC PLAN LAND USE DISTRICT REGULATIONS m A. PURPOSE AND INTENT IV-1 B. DEFINITIONS IV-1 C. GENERAL PROVISIONS IV-1 D. DISTRICT REGULATIONS IV-S 1. OSR "Open Space/Recreation" District IV-5 2. REQ "Residential Equestrian" District 11-7 3. RK "Residential Kennel" District IV-11 4. RSF "Residential Single Family District IV-14 S. RMF "Residential Multiple Family" District IV-17 6. HN "Horticultural Nursery" District IV-Y0 7. GC "General Commercial" District IV-22 8. 8P "Business Park" District IV-25 9. PA "Professional and Administrative Office" District IV-30 10. PAC "Professional and Administrative Consolidation" District IV-31 11. PD "Planned Development" Combining District IV-32 12. (S) "Commercial Stable" Overlay District IV-33 13. (N) "Commercial Nursery" Overlay District IV-35 E. PROCEDURES IV-36 1. Discretionary Permit Procedures IV-36 2. Specific Plan Amendment Procedures IV-36 3. Recreational Horse Permit Procedures IV-36 2nd Amended December 6.1989. IV. LAND USE DISTRICT REGULATIONS ADOPTED OCTOBER 1591986 FIRST AMENDED MARCH 30, 1988 v Damage to plantings created by vandalismi automobile or acts of nature shall be corrected within thirty (30) days. PP56-1 III-23 8117 c. Lighting Fixtures The following lighting elements may be incorporated into site plans for individual development proposals: Parking light standards Pedestrian pathways (bollard lights) - Pedestrian plaza/courtyards (bollard lights) Landscape lighting d. Miscellaneous Hardscape Miscellaneous hardscape elements include bollards, benches, trash receptacles and planters. All of these elements shall be designed and located so as to complement and enhance the office building. 6. Landscape Maintenance All landscaping shall be maintained in accordance with the following: All planting areas shall be kept free of weeds and debris. Lawn and groundcovers shall be kept trimmed and/or mowed regularly. All plantings shall be kept in a healthy and growing condition. Fertilization, cultivation and tree pruning shall be carried out as part of regular maintenance. Irrigation systems shall be kept in working condition. Adjustment and cleaning of system shall be a part of regular maintenance. Stakes, guys and ties on trees shall be checked regularly for correct function; ties ' shall be adjusted to avoid creating abrasions or girdling to the stems. III-22 and street furniture elements will function to allow a coordinated and consistent visual and physical connection between buildings and landscape materials within the specific plan area. Building materials to be used as key hardscape elements are specified below. All materials utilized for walls, fences, paving, lighting and street furniture shalt be coordinated with and be complementary to architectural design details and materials. a. Walls and fences Concrete masonry: integral color, 4" coursing maximum Brick: either red or In earth tones Concrete:. Textured, bush -hammered, rock salt, sandblasted, integral color in earth tones Wrought iron (as accents) Stucco: integral or painted color (same as building stucco color or approved alternative) b. Paving within protect and individual site entries (outside public right-of-way) Concrete: integral color, rock salt, exposed aggregate finish with brick or wood edges, or stamped concrete Paving brick: in earth tones Paving brick tile: in earth tones Textured concrete: in earth tones Precast rough -textured pavers: integral color Quarry tile: in earth tones Rough textured granite River washed stones/cobblestones Asphalt; use of asphalt with the above noted materials as accent features is encouraged. Trees Melaleuca quinquenervia Cajeput tree Eucalyptus ficifolia Red -flowering gum E. sideroxylon Red iron bark Pinus canariensis Canary Island pine Cupaniopsis anacardiodes Carrotwood tree Shrubs Hemerocallis spp. Daylily Hebe buxifolia 'coed' Variegated tobiri 'Pittosporun tobira 'variegata' Variegated tobira Raphiolepsis indica India hawthorn Bougainvillea spp. Bougainvillea Agapanthus spp. Lily-of-the-nile Abelia grandiflora Glossy abelia . Photi ni a fraseri Photi ni a Pittosporum tobira "wheelers' Dwarf tobira Xylosma congestum Shiny xylosma Trachelospermum jasminoides Star jasmine Dodonea viscosa 'purpurea' Hop seed bush , All shrubs shall be a minimum size of five gallon. Groundcover Gazania spp. Gazania Hedera helix 'Hahn's' English ivy S. Hardscape and Street Furniture Design Hardscape and street furniture design elements incorporated into the overall design theme for development in the specific plan area shall include, but not be limited to: walls and fences, paving, light fixtures, bollards, benches, trash receptacles and planters. Hardscape III-20 mPOW mom Sol, om Typical Business Park Streetscape BUSINESS PARK PARKING LOT LANDSCAPE DESIGN CONCEPTS SANTA ANA HEIGHTS SPECIFIC PLAN QYYMIT 4qF Shrubs Hemerocallis spp. Daylily Hebe buxifolia 'coed' Hebe Pittosporum tobira 'variegata' Variegated tobira Raphiolepsis indica India hawthorn Bougainvillea spp. Bougainvillea Agapanthus spp. Lily-of-the-nile Abelia grandiflora Glossy abelia Photinia fraseri Photinia Pittosporun tobira "wheelers' Dwarf tobira Xylosma congestum Shiny zylosma Trachelospermum Jasminoides Star jasmine Dodonea viscosa.'purpurea' Hop seed bush All shrubs sha19 be a minimum size of five gallon. Groundcover Gazania spp. Hedera helix 'Hahn's' Gazani a English ivy Heavy planting is recommended to screen views. 4. Parking Lot Design Within parking areas, trees shall be provided at a minimum ratio of one tree per four parking stalls. Planting islands shall be located not less than every eight parking stalls. The planting islands shall be a minimum of three feet wide and equal in length to the parking space it abuts (Exhibit 17). Landscaping in parking lot areas is to be protected by a curb at least six inches in height. Recommended plant materials include the following: III-18 ■WMA ►MWWO TAAYEI i� 45' 750 } BUSNESS PARK / RESIDENTIAL EQUESTRIAN BUFFER DESIGN SANTA ANA HEIGHTS SPECIFIC PLAN EXMW 16 Abelia grandiflora Photinia fraseri Pittosporum tobira 'wheeleri' Xylosma conaestum Trachelospermuo jasminoides Dodonea viscosa 'purpurea' Glossy abelia Photinia Dwarf tobira Shiny xylosma Star jasmine Hop seed bush All shrubs shall be a minimum size of five gallon. Groundcover Hedera helix 'Hahn's' English ivy Gazania spp. Gazania- 3. Buffer Design Along all property lines where business park uses abut residential uses, a ten -foot -wide landscape buffer shall be required in order to screen and soften views from existing residential uses to business park uses. The concept for planting the buffer areas will consist of a dense planting of trees and shrubs incorporating both low and high vertical elements. These elements will be combined with an eight -foot - high opaque wall at the property line in order to achieve the desired effect (Exhibit 16). The planting will consist of evergreen trees and shrubs and will include the following: Trees Pinus canariensis Eucalyptus sideroxylon Eucalyptus citriodora Eucalyptus ficifolia Callistemon citrinus Canary Island pine Red iron bark Lemon -scented gum Red -flowering gun Lemon bottlebrush All trees shall be a minimum size of fifteen gallon. III-16 60' ROW NTRY 40' PAYM YONt*AE! ACCE . - •_.- _ � PLAN' • rM -E^ HE8DENTML ENTRY RESIDENTIAL ENTRY TREATIIAENT SANTA ANA HEIGHTS SPECIFIC PLAN MIS r Residential Entry Treatment For the residential areas, entry treatment will be located on Orchard Drive between Birch and Cypress streets and at the intersection of Mesa Drive and Acacia Street (Exhibit 11). These entries should be identical in design and reflect a more residential character in landscaping and signage, clearly delineating to business park users the entrance to a residential neighborhood (Exhibit 15). These entries will incorporate the following: Landscape elements, including accent trees, shrubs and groundcover Entry monumentation Pedestrian crossings, if appropriate Recommended plant materials for the residential 'entryways include the following: Accent Trees Melaleuca quinquenervia Jacaranda mimosifolia (multi -trunk) Liquidambar styraciflua- Callistemon citrinus Cajeput tree Jacaranda American sweet gum Lemon bottlebrush All accent trees shall be a minimum 24-inch box size when installed. Shrubs Hemerocallis spp. Hebe buxifolia 'coed' Pittosporum tobira 'variegata' Raph•iolepsis indica Bougainvillea spp. Agapanthus spp. Daylily Hebe Variegated tobira India hawthorn Bougainvillea lily-of-the-nile i Y All accent trees shall be a minimum 24-inch box size when installed. Shrubs Hemerocallis spp. Hebe buxifolia 'coed' Pittosporun tobira 'variegate' Raphiolepsis indict Bougainvillea spp. Agapanthus spp. Abelia orand� iflora Photinia fraseri Pittosporum tobira "whoeleri' Xylosma congestum trachelospermum Jasminoides Dodonea viscose 'Purpurea' Daylily Hobe Variegated tobira India hawthorn Bougainville& Lily-of-the-nile Glossy abelia Photinia Dwarf tobirs Shiny xylosma Star jasmine Hop seed bush All shrubs shall be a minimum size of five gallon. Groundcover Hedera helix 'Hohn's' Gazania spp. English ivy Gazonia Building materials to be used for entry monumentation include the following: textured concrete wood stone masonry brick 60'ROW 48' PAVED i •. TYPICAL SECTION THROUGH BUSINESS PARK ENTRY BUSINESS PARK IIDENTIFICATIO SIGNAGE ff ACCENT .TREES 1 e PLAN VIEW - BUSINESS PARK ENTRY BUSINESS PARK ENTRY TREATMENT SANTA ANA HEIGHTS SPECIFIC PLAN STREET TREES EXHIBIT 14 p d l installed by individual property owners concurrent with development of approved projects. The ten -foot landscaped parkways shall be planted with the designated street tree, Platanus acerifolia (London plane tree), in one row, thirty feet on center. All street trees shall be a minimum 24-inch box size when installed. The remainder of the landscaped area shall be planted with Vinca minor groundcover. 2. Entry Treatment Business Park Entry Treatment The primary purpose of entry treatment is the announcement of entry into the specific plan area. For the business park area, special entry treatment will be located at the intersection of Irvine Avenue and Orchard Drive and on Birch Street just south of the South Bristol Street intersection (Exhibit 11). The two entry statements should be identical in design in order to reinforce project continuity and identification (Exhibit 14). These entries will include the following: Landscape elements, including accent trees, shrubs, and groundcover Entry monumentation Pedestrian crossings and signalization, if appropriate Recommended plant materials for the business park entryways include the following: Accent Trees Cupaniopsis anscardioides Carrotwood (multi trunk) Erythrina caffra Coral tree (multi trunk) Jacaranda mimosifolia Jacaranda (multi trunk) ad Co T M This page reflects Amendment 89-1, adopted by Ordinance 3776 on December 6, 1989 5'SIDEWALK (ONE SIDE ONLY) TYPICAL SECTION CYPRESS MESA DRIVE FACING WEST THROUGH CYPRESS STREET AND MESA DRIVE „ EAST OF BIRCH STREET EXHIBIT- 13 } r parkway will be located adjacent to the curb along with a twelve -foot - wide equestrian trail (Exhibit 13). Funding for implementation of the streetscape along Cypress Street may be through an assessment district, the Orange County Development Agency or sane other future funding source. The surface of the equestrian trail shall be one of the following: Compacted decomposed granite Existing soil, graded and compacted A three and one -half -foot high split rail fence shall be installed on either side of the equestrian trail. Residential Streetscaoe - Mesa Drive The Mesa Drive roadway is planned with the same design features as Cypress Street, with an equestrian ;rail on the south side of the street and a pedestrian sidewalk on the north side. Exhibit 13 illustrates the typical section for Mesa Drive. Funding for implementation of the streetscape may be through an assessment district, the Orange County Development Agency or sane other future funding source. Residential Streetscaoe - Orchard Drive The Orchard Drive roadway is designed with two twelve -foot travel lanes and eight -foot on -street parking areas on each side of the street. A ten -foot planted parkway will be located on the north side of the street. On the south side of the street, a ten -foot planted parkway will be provided with a meandering four -foot sidewalk. Funding for implementation of the streetscape within the residential area of Orchard Drive may be through an assessment district, the Orange County Development Agency or some other future funding source. The streetscape improvements within the business park area will be 11I-9 �w The ten -foot landscaped front setback shall be bermed at a 3:1 slope and planted with the designated street tree, Tristania conferta (Brisbane box), in one row, thirty feet on center. All street trees shall be a minimum 24-inch box size when install'ed. Later phases of development must provide trees in sizes comparable to existing trees, or the'largest commercially available. To screen parking areas, the remainder of the landscaped setback area shall be planted with a continual massing of shrubs and groundcover using the following plant palettes: _ Shrubs Hemerocallis spp. Hebe buxifolia 'coed' Pittosporum tobira 'variegate' Raphiolepsis indica Agapanthus spp. Pittosporum tobira 'wheeleri' Xylosma congestum Trachelospermum dasminoides Daylily Hebe Variegated tobira India hawthorn Lily-of-the-nile Dwarf tobira Shiny xylosma Star jasmine All shrubs shall be a minimum size of five gallon. Groundcover Hedera helix 'Hahns' English ivy Turf is discouraged. Residential Streetscape - Cypress Street The Cypress Street roadway is designed with two twelve -foot travel lanes, eight -foot on -street parking areas on each side of the street and, on, the east side of the street, a five -foot -wide sidewalk adjacent to the street. On the west side of the street, a three-foot planted 1- 0 M t .0 n � 002 co �a 0 0o m� E4) Q c m �c (D m� m0 �>' 0.0 OYO co m as W0 t 'O III-8 I m S . 1 i • .j 88' PAVED 10' 1 O`# 8` 5' 12' 12' L 12' L 12' 1511 8` 10'* ""- SIDE J W AEI M +�► 01 SECTION J BIRCH STREET/MESA DRIVE * BIreR Street Only .••• • • 1/ • F: • •�:.F:. • •• f A ANA HEIGHTS SPECIFIC PLAN FXHIRIT IPA 70, ROW 58' PAVED - 10 6 151 12' 12' 12' 12' 5' 6' 10' 3 SIDE ALI Y tt.:..,v:+.•t+�33%PS3iY+¢lLLi4iNBA1i3`F.+A±�"r'..a'_FkrRa,K4f'--f`..++X11O.877.�."..-.•.•.•'--�•-.-f^'. .. adopted by Ordinances 3776 on December 6, 1989. TYPICAL SECTION THROUGH ACACIA STREET ND ORCHARD DRIVE (IN THE BP DISTRICT ANTA ANA HEIGHTS SPECIFIC PLAN rvuinrr .n as. :tt2=z:a11/_TN:l. 7. Sound Attenuation ' All interior building areas shall be mitigated for noise, consistent with the Orange County Noise Blement. C. Landscape Guidelines Landscape design is a crucial element in achieving a distinctive development character and in blending the development with the existing character of surrounding land uses. This character will be reinforced through the coordinated design and selection of landscape and paving materials and emphasis on special features such as antryways and signage. The overall landscape and buffer plan for the specific plan area is illustrated in Bxhibit 11. Guidelines are specified herein for the following landscape components of the plant • Streatscape • Bntry treatment • Suffer design • Parking lot design • Nardscape and street furniture design • Landscape maintenance 1. Streetscape business Park Streetscaea - Acacia and Birch $treetop and Orchard Drive Acacia street, birch Street and Orchard Drive roadways wore originally each designed with two eleven -foot and two thirteen -foot travel lugs and a six-foot walkway on either side. Acacia Street and Orchard Driwo (within the Business Park District) are now designed with 10 foot right-of-ways. Bach street is designed with four (4) twelve -foot travel lanesp and a five-foot bikeway and a six-foot walkway on either side. Adjacent to the valkways, outside the right-of-vayt a ten -foot landscaped setback is required (Bxhibit 12). birch Street is now designed with an AO foot right-of-vay. It has the same improvements as Acacia Street and Orchard Drive but with the added feature of a ten -foot median/left turn pocket (Exhibit 12A). The streetscape for the business park area will be installed by individual property owners concurrent with development of approved projects. Ongoing maintenance will be the responsibility of individual property owners. 4. Building Entrances 6 Site access, entrance drives and building entries shall be readily observable and inviting to the first-time visitor. Care shall be taken to provide minimum• conflict between service vehicles, private automobiles, and pedestrians. Building entries shall be integrated with overall building form and should be highlighted,by such features as: - entry porte-cocheres plazas - special planters and plantings textured hardscape S. Building Rooflines Roofs may be sloped, in a hip, gable, or shed fashion. Flat roofs are permissible. Wood, shingle, shake and tile roofs are encouraged and must meet Building and Fire Code requirements. Reflective metal roofing material is prohibited. Asphalt and fiberglass materials are permitted only on flat roofs where screened from view. In all cases, roof -mounted mechanical equipment shall be screened from view with materials finished to match materials and colors in the roof and building. 6. Energy Considerations Passive solar design orientation is -encouraged. Solar collectors, if used, shall be oriented away from public view or designed as an integral element of the roof structure. II1-4 r . match or be in harmony with the exterior finish of any structure with which they are in contact. Radical theme structures, signage, building and roof forms shall be discouraged. 2. Exterior Building Materials The following shall be used as predominant exterior wall materials throughout the business park area. A combination of these materials is encouraged to soften and add architectural interest to building facades. . wood. Brick. Architecturally treated concrete, concrete masonry, and block. These materials are to be painted or integrally colored in tones ranging from whites to earth tones. Stucco, with a smooth finish in natural gray or colors ranging from whites to earth tones. Accent materials and colors shall be coordinated to achieve a continuity of design with the overall structure and surrounding structures. 3. Glazing The use of glass shalt be subdued and in harmony with the building and the natural surroundings. Glazing shalt be used predominately for the purpose of lighting interior space. Glazing shalt not be used as a major architectural alemento but may be used as an accent feature to add variety to building facades. Mirrorod glazing shall not be used. I1 W ti grade changes should be considered in order to minimize mass and bulk of builaings. Special consideration shall be given architecturally to emphasize pedestrian areas such as entryways, walkways, and courtyards/plazas (e.g., trellises, low parapet walls, extended roof or patio overhangs). Buildings clustered around a pedestrian area, such as a courtyard/plaza, shall be designed to minimize excessive shading and maximize light exposure. Long, uninterrupted exterior walls shall be' avoided on all buildings. For architectural interest, waT1s shall incorporate relief features 'and negative space to create an interesting blend with the landscaping, other buildings and the casting of shadows. Incorporation of small-scale elements such as planters, installation of mature landscaping and landform manipulation will 'aid in sof •tng'the overall mass of structures'. Particular consideration as to color, material, and form shall be given to the 'design and treatment of roofs .because of their potential visual impact. Roof flashing, rain gutters, downspouts and vents shall be treated to match materials and/or colors of the overall building. All roof equipment shall be screened with materials/colors consistent with the treatment of the building. Utilization of windows shall be encouraged in order to extend interior space to the outside and to create a visual connection with the exterior setting of courtyard or plaza areas. Walls and/or fences shall be used to screen utility and maintenance structures/facilities and storage areas. These surfaces shall III-2 COMMUNITY DESIGN PROGRAN A. Introduction The intent of the Santa Ana Heights Specific Plan design guidelines is to promote a consistent, high quality character of development that will result in the overall enhancement of the aesthetic character of the community. Use of these guidelines in future project approvals will advance these objectives through the careful use of buildinq forms and materials, streetscape concepts, setback and buffer areas and a unifying landscape concept. Combined, these elements will provide a sense of identity to the specific plan area and development which will complement existing and surrounding land uses. Consolidation of single lots within the business park area of Santa Ana Heights can provide for more flexibility in the design of office development, thereby enhancing the aesthetic character and cohesiveness of the development. Lot consolidation• is encouraged within the business park area through the inherent benefits obtained whom developing on larger, consolidated parcels (e.g., the ability to dissolve setbacks along interior lot lines and to design more efficioncy into parkinq areas). B. Architectural Guidelines for Busimoss park Uses Due to the proximity of the areas designated for business park uses to residential uses, it is the stated objective of the County to provide architectural guidelines for business park uses which will blend in with and complement the residential areas of the community. In order to achieve that goal, the following guidelines will be of prime importance in the consideration of future development proposals. 1. Building Massing/form Buildinq facades abutting streets shall not have the appearance of excessive massing or shading. The use of grading techniques and III. COMMUNITY DESIGN PROGRAM t J to the State Ecological Reserve. This regional park may complement the Ecological Reserve with more active uses and will serve as a buffer from adjacent land development. PA56-1 II-18 6296 •��• REGIONAL BIKEWAY 000o PROPOSED REGIONAL BIKEWAY PROPOSED LOCAL EQUESTRIAN TRAIL REGIONAL RIDING AND HIKING TRAIL 000no PROPOSED REGIONAL RIDING AND HIKING TRAIL GOLF COURSE PROPOSED COUNTY REGIONAL PARK This page reflects Amendment 89-1. adopted by Ordinance 3776 on December 6. 1989 RECREATION PLAN SANTA ANA . HEIGHTS SPECIFIC PLAN El EXHIBIT M D. Recreation Plan The Recreation Plan is designed to enhance equestrian opportunities within the specific plan area with appropriate connections between local and regional trait systems. Exhibit 10 identifies those recreational facilities planned within and adjacent to the specific plan area. Elements of the Recreation Plan are as follows: A local equestrian trail is planned along the west side of Cypress Street from the north end of the street to Mesa Drive, then west along the south side of Mesa Drive to its intersection with Birch Street. The trail then continues south to connect with the proposed regional trails along Upper Newport Bay and the Santa Ana -Delhi channel. This local equestrian trail is also planned to extend east along Mesa Drive from Cypress Street to the proposed Upper Newport Bay regional trail. Acquisition of an appropriate site for development of a public equestrian center will be studied. Facilities within a center may include box stalls and pipe corrals, arenass horse rental facilities, parking and staging areas, and other related support facilities, including an office and storage rooms. If a site is acquired by the County, the property would .be developed and maintained by a private stable operator under a lease agreement with the County. Regional recreation facilities, either existing or proposed within the general area, include two existing golf courses, the Newport Beach Golf Course and Santa Ana Country Club; a proposed riding and hiking trail through Upper Newport Bay, linking the existing trait along San Diego Creek with the proposed trail along the Santa Ana -Delhi channel; an existing bikeway along Irvine Avenue south of University Drive; and proposed bikeways along Santa Ana Avenue, University Drive and through Upper Newport Bay. The County's Upper Newport Bay Regional Park is proposed to include the area covered by the Newport Beach Golf Course as well as land adjacent II-16 area affected by this drainage problem -is highlighted in Exhibit 9, the boundary of which is based -on existing topography. In order to adequately provide for surface runoff in this area, a comprehensive drainage plan and implementation program must be developed for the area highlighted in Exhibit 9 prior to any business park development within the affected area. Possible drainage solutions which are being considered include the following: An underground storm drain collection system A pumping station which collects storm runoff and pumps to an acceptable public storm drain system Funding possibilities for these improvements include the Orange County Development Agency, an assessment district or developer contribution. 4. Electric, Telephone and Cable Television Improvements Although not anticipated, the planned improvements%modifications to the circulation system may require utility relocations, realignments or abandonments. II-15 n �„N .. s sT _ 14 141 ` s,.a, I t r�9 t t • • rrF` Aaft 1 M+'wrnin o �rt W.0 arm y i ' 1 /EEXNFF/y��q�� MICP AM i ASM RCP im"OnSWIT SOUPNE- w » CATCH SASMI NlROVEhIM iT,iT ANT AiWA AREA OF LOCALIZED L L1 isN text) DRAINAGE COIrCERN DRAINAGE SYSTEM MPROVEMENT PLAN SAWA AM HEIGHTS SPECIFIC PLM N '• EXMWT 9 Y drainage patterns. The ultimate land use changes and circulation improvements will require the construction of 2,550 linear feet of 30- inch reinforced concrete pipe (RCP) mains and a system of catch.basins. Improvements to the existing system are shown in Exhibit 9 and are described as follows: Improvement Area 1: One 14-foot catch basin at Orchard Drive and Birch Street 30-inch RCP along Birch Street from Orchard Drive to Mesa Drive One 14-foot catch basin at Birch Street cul-de-sac One 7-foot catch basin at Mesa Drive to drain southerly. 30-inch RCP from Mesa Drive to Santa Ana -Delhi channel Improvement Area 2: 30-inch RCP on Cypress Street from Cypress Street cul=de-sac to South Bristol Street Two 14-foot catch basins at Cypress Street cul-de-sac Improvement Area 3: One 14-foot catch basin at Orchard Drive cul-de-sac 18-inch RCP from Orchard Drive cul-de-sac to Santa Ana -Delhi channel A localized drainage problem exists along Birch and Cypress streets south of Orchard Drive. In this area, surface runoff flows from parcels fronting on Cypress Street onto parcels along Birch Street. Ponding of water also occurs on at least one parcel along Birch Street. This drainage situation is a particular concern where business park development is planned to occur along Birch Street. Such development must provide for the transport of runoff from adjacent residential parcels to the drainage facilities planned. along Birch Street. The II-13 Improvement Feature B: Line 8, located along South Bristol Street, conveys flows from the specific plan area westerly to the 12-inch sewer lines which flow south along the Santa Ana -Delhi channel. This main serves as a major sewer trunktine serving the specific plan area, Line 8 is presently an 8-inch diameter line, a 15-inch parallel line is proposed to be installed. Improvement Feature C: Line C, located along the Santa Ana -Delhi channel, conveys sewer flows from the western portion of Santa Ana Heights and the commercial center on Santa Ana Avenue. An 18-inch parallel line is proposed to be installed. Improvement Feature 0: Pump Station 11 collects sewer flows from various -areas of Santa Ana Heights and pumps to Sewer Pump Station 10 (Improvement Feature E). Pump Station 11 is proposed for upgrading, to include installation of new pumps and controls, electrical service and remodeling of the existing wet well. Improvement Feature E: Pump Station 10 pumps sewer flows from various areas of Santa Ana Heights to the 24-inch sewer trunkline along Fair Drive (Improvement Feature F) which flows into the CMSD treatment facility. Pump Station 10 is proposed for upgrading, to include installation of new pumps and controls# electrical service and remodeling of the existing wet well. Improvement Feature F: Line F 1s a 24-inch trunktine located along Fair Drive which transports flows from Pump Station 10 to the CMSD treatment facility. A 15-inch parallel line is proposed to be Installed. 3. Drainage System Improvements In general, the existing storm runoff collection system within the specific plan area is adequate with the exception of areas where pro- posed circulation realignments and modifications will alter street II-12 Improvement Feature 4: Replacement of 6-inch line with 8-inch tine on Orchard Drive in the western portion of the specific plan area south to Irvine Avenue. Improvement Feature 5: Replacement of 6-inch line with 8-inch line on Irvine Avenue from just south of the Santa Ana -Delhi channel to Mesa Drive. Improvement Feature 6: Relocation and new installation of seven fire hydrants. Improvement Feature 7: Replacement of 4-inch line with 6-inch line from Orchard Drive south along Riverside Drive. Improvement Feature 8: Replacement of 4-inch tine with 6-inch line along Kline Drive from Orchard Drive to 700 feet south. 2. Sewer System Improvements The Costa Most Sanitation District (CMSD) presently provides sewer service to.the specific plan area. Various sewer mains in the area are currently flowing at or near capacity. In order to adequately serve ultimate buildout, installation of SoM linear feet of 10-inch through 18-inch sewer mains and upgrading of two pump stations in the general area will be required. The following improvements (shown in Exhibit 8) have been identified for construction and/or upgrading. Improvement Feature A: ,Line A0 located on the north side of the Santa Ana -Delhi channel, conveys sewer flows from Bristol Street east to Santa Ana Avenue, and then continues south along the channel. This main does not convey sewer flows from the specific plan area. Line A is presently 8 inches in diameter and will be expanded to a 10-inch line. II-10 .y, 12' � 00 tvc,e— V! f6m t0• f • 0 to g s. g., s• T t ow * awl 8' _ 8 10.�• .EXISTING WATER MAIN AND FIRE HYDRANT 8,v/0 WATER HYDRANT AIIAPROVEMENT O IMPROVEMENT FEATURE (see text) ✓� 6' WATER DISTRIBUTION IMPROVEMENT PLAN SANTA * ANA HEIGHTS SPECIFIC PLAN 60 SOURCE: BSI m •• EXHIBI•i 7 C. Public Services/Utilities Plan The Public Services/Utilities Plan addresses the adequacy of existing water, sewer and drainage facilities to meet existing and ultimate demand and identifies those public works facility improvements needed to implement the Land Use Plan. The public works improvements recommended are based on a computer analysis which took into account ultimate buildout of the specific plan area, Orange County fire flow requirements and other design criteria. The proposed upgrading of facilities is required to eliminate deficiencies which will be created once the Specific Plan is implemented. Some relocation of facilities is necessary due to proposed realignments of street rights -of - way. Specific proposals for the improvement and modification of facilities and services are described below. 1. Water Distribution System Improvements The Santa Ana Heights Water Company presently provides adequate water service to the specific plan area to serve existing land uses. Ultimate development of the area, however, will require 7,400 linear feet of six-inch and eight -inch water mains and additional fire hydrants for fire protection. Planned improvements are shown in' Exhibit 7 and are described as follows: Improvement Feature 1: Replacement of 6-inch line with 8-inch line on Irvine Avenue and Acacia Street from South Bristol Street to Mesa Drive. Improvement Feature 2: Replacement of 6-inch line with 8-inch line on Mesa Drive from Acacia Street to Cypress Street. Improvement Feature 3; Replacement of 6-inch line with 8-inch line on Mesa Drive from the intersection with Acacia Street west 500 feet. I I -8 S methodology will include extensive monitoring of traffic before any improvements are installed and then systematic monitoring of a variety of test alternatives. Each alternative would involve installation of temporary improvements for a period of possibly thirty days. The alternatives to be tested could includes 1) a cul-de-sac at the north and of Orchid Street, 2) the closure of Spruce Avenue, 3) closure of the north and of Orchid Street and the south and of Bayviev Avenue and S) the closure of both Spruce and Bayview Avenues just north of Asure Street to northbound traffic in tandem with the Orchid Street cul-de-sac. Other alternatives might be tested in addition to or in lieu of those mentioned above. The community would be consulted both before and after the program is implemented. Both traffic engineering criteria and community input would be considered in evaluating the results of the program. Improvement Feature 3s Realignment of the intersection at Mesa Drive and Acacia Street. Modified by Improvement Feature 7. Improvement Feature 6: Construction of a cul-de-sac at'the eistern end of Orchard Drive within the western portion of Santa Ana Heights and vacation of remaining right-of-way. With the approval of the second amendment to this Specific Plan the following improvement features as shown on Exhibit 6A were added: Improvement Feature 7: Realignment of the Birch Street/Mess Drive intersection. This new improvement will delete the need for the major realignment of Acacia/Mesa intersection (Improvement Feature S) and the cul-de-sac closure of Birch Street (Improvement Feature 2). Improvement Feature St Additional right-of-way and pavement width on the Business Park streets (70 foot total right-of-vay for Orchard Drive and Acacia Street, and 80 foot total right-of-way for Birch). Mesa Drive frog Irvine Avenue to Birch Street will also be increased to an 80 foot right-of-vay. These circulation improvements are to be implemented in a phased manner to best, achieve the plan's objectives. Implementation of Improvement Feature I -through < would be given priority because they are designed to provide an early reduction or elimination of- through and business park traffic in residential neighborhoods. Improvement Feature 6 has been implemented in conjunction with development of office uses on the adjacent parcels. Improvement Feature 7 and 8 would be implemented when the required right-of-vay has been acquired. Funding possibilities for these improvements include the Orange County Development Agency, an assessment district or developer contribution. :trkl,I_rl;*;:l: Uen :ICIM:111610 �: 0 B. Circulation Plan The Circulation Plan is designed to provide for safe vehicular, equestrian and pedestrian movement within and adjacent to the specific plan area. The area has been heavily impacted by nonresidential traffic attempting to avoid congested conditions on surrounding arterials. Thus, a primary consideration in the development of the plan was reduction of through traffic within residential areas. With the planned development of business park uses within areas adjacent to residential uses, another consideration was the separation of business park and residential traffic. Street improvements and modifications intended to achieve these objectives are illustrated in Exhibit 6 and described as follows: Improvement Feature 1: Installation of a traffic signal at the intersection of Irvine Avenue and Orchard Drive. Improvement Feature 2: Construction of a cul-de-sac on Birch Street between Orchard Drive and Mesa Drive and vacation of remaining right- of-way (access to the most southerly Business Park parcels from Mesa Drive may be maintained via easement if property owners wish to stay in their homes and take access from Mesa Drive). Improvement Feature 3: Construction of a cul-de-sac on Cypress Street south of South Bristol Street. Implementation of the cul-de-sac will include a design study to determine configuration of Cypress Street north of the cul-de-sac. The cul-de-sac will be designed to allow for access to South Bristol Street from the northernmost property on the west side of Cypress Street within the Residential Equestrian District. Improvement Feature 4: Implementation of a circulation improvement test program to study and develop a method to control any potential through traffic in the Sayview tract. The program's objective would be development of an optimal solution, one that minimizes through traffic along Mesa Drive and in the Bayview tract without significantly inconveniencing a large number of residents: The test program II-5 Prdfessional-Administrative The "Professional -Administrative" category provides for the development and/or continued use of low -profile "business park" type professional and administrative offices. A relatively narrow range of commercial uses will be permitted in order to serve the immediate needs of surrounding office tenants. Design standards and regulations providing for structural setbacks and landscaped buffers will ensure that the potential for land use conflicts is minimal. This designation is applied primarily to properties along Acacia and 'Birch streets in the eastern portion of Santa Ana Heights. Agriculture The "Agriculture" category provides for a wide range of horticultural uses and applies to two properties located on the south side of Orchard Drive in the western section of Santa•Ana Heights. This designation will permit the continued operation of a commercial nursery on these properties. Recreation The "Recreation" category includes lands intended to serve the outdoor recreational needs of the area and region. Within the specific plan area, this designation applies to the Newport Beach Golf Course. Provisions contained within this specific plan ensure the long-term maintenance of the golf .course as a public recreational facility. 0 II-4 Medium Density Residential (3.5-6.5 DU/Ac) The general character of the "Medium Density Residential" category is single family detached dwelling units, although townhouses or cluster arrangements are permitted. Dog kennels and horticultural nurseries are also permitted uses under this category. Much of the western portion of the specific plan area is designated as "Medium Density Residential," including the Pegasus tract, the Riverside Drive cul-de- sac located off of Orchard Drive and the private cul-de-sac, Kline Drive, located off of Orchard Drive. . Medium High Density Residential (6.6-18.0 DU/Ac) The "Medium High Density Residential" category 1s designed to encourage and maintain greater densities of residential development. This designation provides for townhomes, condominiums, duplex and triplex units, apartments, and some small -tot, single family units. This category covers the duplex and apartment uses on the south side of Orchard Drive near Santa Ana Avenue and the apartments on Santa Ana Avenue Just west of the Pegasus tract. Lange Drive, a private street located off of Mesa Drive, also reflects this land use category. High Density Residential (18.0+ DU/Ac) The "High Density Residential" category provides for higher density multiple family residential development, including apartments and small -tot duplex, triplex and fourplex units. The two existing apartment complexes located along Mesa Drive between Santa Ana Avenue and Irvine Avenue are included in this category. . Community Commercial The "Community Commercial" category is designed to encourage commercial centers for retail trade, convenience goods, services and professional office uses. Much of the property along South Bristol Street, including the small commercial center located at Santa Ana Avenue, 1s designated "Community Commercial." II-3 1� Dllf IM: !j►V,I►v,WL IIwa:2:10 111E PLAN A. Land Use Plan The Board -adopted Land Use Plan for Santa Ana Heights reflects present and future physical, Market and environmental conditions and existing land use patterns. Within the specific plan area, the Land Use Plan calls for a variety of uses, including tow -rise office development, commercial uses, recreational facilities and varying densities of residential uses (most of which currently exist). Exhibit 5 depicts the adopted Land Use Plan for the specific plan area and details the general type, location and intensity of development proposed. The following land use categories identified for the spot correspond with the designations used in the Community Profile Component of the County's Advance Planning Program. Low Density Residential (0.5-2.0 DU/Ac) The general character of the "Low Density Residential" category is single family, large -tot estates within a semi -rural environment. This designation applies to property located south of Mesa Drive. Medium Low Density Residential (2.0-3.5 DU/Ac) The "Medium Low Density Residential" category provides for single family, large -lot residential uses with ancillary equestrian facilities. This category .is also designed for the maintenance of commercial equestrian stable facilities. This designation applies to properties located along Cgpress Street and along the north side of Mesa Drive between Acacia Street and the Upper day tract. Us THE PLAN i Chapter III provides the architectural and landscape guidelines and Chapter IV presents the land use district regulations to be applied to all development within the specific plan area. PP56-1 6274 The purpose of the LUCP was two -fold: 1) to establish a program to achieve compatibility between projected noise levels at JWA and land uses in all affected areas, and 2) to develop a comprehensive land use plan for the unincorporated Santa Ana Heights area. The Board -approved LUCP provides for the retention of all noise compatible land uses, such as open space, commercial and office uses. Other uses more sensitive to noise, such as residences, were also retained, except along Acacia and Birch streets where pressures for land use change were great. In order to meet state airport noise requirements in areas where residential uses were planned to remain, the Board approved two noise compatibility programs: Purchase Assurance and Acoustical Insulation. In areas where residential uses were planned to be eliminated, the Board adopted amendments to the General Plan Land Use Element and Community Profile providing for land use gonversion to business park uses. Basic land use patterns for the area were thus established, but land use regulations were not adopted. In order to establish land use regulations and other implementation programs tailored to the unique needs of Santa Ana Heights, the Board directed that both a redevelopment plan and specific plan be developed for the community. The Board adopted a Redevelopment Plan for the Santa Ana Heights Project Area on July 150 1966, The Project Area encompasses most of Santa Ana Heights, including all of the specific plan area, as well as John Wayne Airport and the proposed Upper Newport say Regional Park. The Redevelopment Plan allows the use of tax increment financing by the Orange County Development Agency. Tax increment financing enables the Agency to recapture property tax revenue from the Project Area to provide needed improvements within the area. The Redevelopment Plan is expected to serve as a useful tool to help finance the various projects being undertaken in the Santa Ana Heights area. These projects include the Purchase Assurance and Acoustical Insulation programs, circulation, recreation and public facility improvements in the area and neighborhood revitalization programs. In addition to this introduction, the Santa Ana Heights Specific Plan consists of three chapters. Chapter II presents the following plan components: Land Use, Circulation, Public Services/Utilities and Recreation. WAYNE AIRPORT IDENTIAL ANATA HEIGHTS SPECIFIC PLAN AREA RECREATION / OPEN SPACE COMMERCIAL • :::r.:.: OFFICE / COMMERCIAL LIGHT INDUSTRIAL SURROUNDING LAND USE SANTA ANA HEIGHTS SPECIFIC PLAN " I-8 n EXHIBIT 4 I SPIOLE FAMILY TRACT wore Ilan to dweIII a unita/acre) MIXED WES ON LARGE AGRICULTURAL LOTS EXISTING LAND USE SANTA ANA FIGHTS SPECIFIC PLAN A• I In AK Ni Ml60BT I*" EXHIBIT 3 r, 4 The Santa Ana -Delhi Flood Control Channel also traverses the specific plan area in a north to south direction. Exhibit 3 illustrates the location of existing land uses within the specific plan area. 2. Land Uses Surrounding Specific Plan Area The City of Newport Beach, surrounds the eastern portion of the Santa Ana Heights Specific Plan area. Along Irvine Avenue, between South Bristol Street and Orchard Drive, is a strip of office buildings, commercial businesses and several small homes within the City boundaries, Also within the City is the Corona del Mar Freeway (SR- 73), the recently approved Bayview Planned Development consisting of residential, office and hotel uses (under construction) and the Upper Newport Bay Ecological Reserve to the north, Bast and south of the specific plan area, respectively. That portion of the Newport Beach Golf Course within the City also lies to the south of the study area. The City of Costa Mesa forms the northern boundary of the specific plan area along Bristol Street near Santa Ana Avenue. Existing uses include a new hotel and vacant land. Unincorporated land surrounding the study area consists of the existing Bayview and Upper Bay residential tracts and multi -acre estates to the east and south, and a wide variety of residential uses as well as the Santa Ana Country Club to the west. Exhibit 4 illustrates the location of land uses surrounding the specific plan area. < D. Planning Background Land use planning in the Santa Ana Heights area has been closely associated with the preparation of a master plan for John Wayne Airport (JWA). In February 1985, after several years of study and public meetings, the Orange County Board of Supervisors adopted a master plan for the airport and a Land Use Compatibility Program (LUCP) for the Santa Ana Heights area. A comprehensive environmental impact report (Final EIR 508) that addressed both plans was also certified at that time. I-6 1. Land Uses Within Specific Plan Area The Santa Ana Heights Specific Plan area is characterized by a diversity of land uses. Existing uses to the eastern section of the specific plan area (east of Irvine Avenue) are predominantly residential, the lot pattern of which 1s heavily influenced by the community's historic ties to small plot agricultural activities. Parcels along Acacia, Birch and Cypress streets are predominantly one- half acre in size and consist of single family residences and multiple family units, along with equestrian stables, nurseries and other small businesses. Land uses along South Bristol Street include a mix of office, commercial and residential uses. Residential uses, including a 52-unit apartment complex, predominate along Birch Street between South Bristol Street and Orchard Drive; however# an office building has recently been constructed on a two -acre site on the west side of the street. Existing uses within the western portion of the specific plan area (west of Irvine Avenue) consist of a mixture of residential, commercial and recreational uses, including the Newport Beach Golf Course, a small commercial center on the corner of Bristol Street and Santa Ana Avenue, a number of apartment complexes ranging in size from 32 to 180 units, single family homes, nurseries, kennels and a veterinary clinic. The Riverside Drive cul-de-sac, located off of Orchard Drive, contains a small single family subdivision where a majority of residents currently operate dog kennels. Also located off of Orchard Drive is a private cut -de -sac, Kline Drive, containing a broad mix of land uses including single family homes, a horticultural nursery and vacant parcels used for vehicle storage purposes. Lange Drive. which is located off of Mesa Drive, includes single family homes, some of which are in a deteriorated state, and vacant parcels used for storage purposes. Also located within this portion of Santa Ana Heights is the Sherwood Estates tract (commonly referred to as the Pegasus tract), an BB -unit, single family subdivision constructed in the mid-19601s. The majority of these homes are well maintained. I-5 LOCAL VICINITY SANTA ANA HEIGHTS SPECIFIC PLAN I-4 TIGHTS AREA N EXHIBIT 2 r.�;,7.� LOS ANOELE8 . COUNTY 8AN BERNARDINO COUNTY OAWA AM SANTA AN-K HEIGHTS BPECNIC PLAN AREA wim POW am REGIONAL LOCATION SANTA ANA HEIGHTS SPECIFIC PLAN 1.3 so so », a RNER8IDE COUNTY 10 7�3 8AN DIE00 COUNTY B. Goals and Objectives The overall goal of the Santa Ana Heights Specific Plan is to provide for the orderly and balanced development of the community consistent with the Board -adopted land use plan. In carrying out this goal, the principal objectives are the following: Encourage the upgrading of existing residential neighborhoods. Ensure well planned business park developments which are adequately buffered from adjacent residential neighborhoods. Encourage the consolidation of smaller contiguous lots in the business park area. Ensure that business park and residential traffic is separated. to the maximum extent possible, while minimizing impact upon existing parcels. Ensure adequate provision of public works facilities as development occurs. Enhance equestrian opportunities within the residential equestrian neighborhood. Enhance the overall aestheti,c character of the community. These goals and objectives have guided the preparation of this Specific Plan and are incorporated into the various components of the plan. C. Description of. Planning Area The Santa Ana Heights community consists of approximately 450 acres of unincorporated territory, located just south of John Wayne Airport in Orange County (Exhibit 1). In an offort to simplify the preparation of a specific plan for the community, most properties with zoning already consistent with the Board -adopted l-and use plan were not included within the specific plan area. The resulting study area covers approximately 175 acres and is generally bounded by South Bristol Street to the north, Mesa Drive to the south, Santa Ana Avenue to the west and residential property lines along Cypress Street to the east (Exhibit 2). I-2 INTRODUCTION A. Authorization and Purpose On February 26, 1985s the Orange County Board of Supervisors approved Reso- lution No. 85-257, which created a new land use plan for the unincorpora- ted community of Santa Ana Heights and directed the Environmental Manage- ment Agency (EMA) to prepare a specific plan for the community. the pur- pose of the specific plan effort was to provide a comprehensive set of plans, guidelines, regulations and implementation programs for guiding and ensuring the orderly development of Santa Ana Heights in accordance with the adopted land use plan. This document, in conjunction with the Orange County 'coning Code and other applicable ordinances, represents the specific plan for Santa Ana Heights. It has been prepared in accordance with the California Government Code (sections $5450 at seq.) and is consistent with the Board -adopted land use plan for the area. Adoption of this specific plan, in effect, repeals the zoning regulations previously applicable to properties within the specific plan boundaries and replaces them with a set of land use regulations unique to the area. As required by the Government Code, all future development proposed within the specific plan area must be found consistent with the adopted land use regulations. As specified by the Subdivision Map Act, all final or tenta- tive subdivision maps approved within the specific plan area must also be consistent with the specific plan. An important function of this specific plan and the accompanying supplemen- tal environmental impact report (Elk) is to reduce the need for extensive planning and environmental documentation related to subsequent development of the area. For development projects that are designed consistent with the specific plan provisions, the environmental documentation in the supplemental EIR may be used in obtaining the applicable permit approvals. 1-1 I. INTRODUCTION LIST DP EIIBIBITS Exhibit Number LM 1 Regional Location I-3 2 Local Vicinity I-4 3 Existing Land Use I-7 4 Surrounding Land Use I-8 5 Land Use Plan II-2 6 Circulation Plan II-6 6A Circulation Plan Revised by Amendment 89-1 II4A 7 Water Distribution Improvement plan II-9 8 Sever System Improvement Plan II-I1 9 Drainage System Improvement Plan II-14 30 Recreation Plan II-17 11 Landscape Plan/Buffer Diagram III-6 12 Typical Section Through Acacia and Orchard Drive (in Business Park District) III-7 12A typical Section Through Birch Street and Mesa Drive III-7A 13 Typical Section Through Cypress Street and Moss Drive III-10 14 Business park Entry Treatment III-12 15 Residential Entry Treatment III-15 16 Business Park/Esidential Equestrian Buffer Design III-17 17 Business Park Parking Lot -Landscape Design Concepts III-19 18 Land Use District Map IV-4 iii l TABLE OF CONTENTS (cont'd) IV. LAND USE DISTRICT REGULATIONS A. Purpose and •Intent B. Definitions C. General Provisions D. District Regulations 1. OSR "Open Space/Recreation" District 2. REQ "Residential Equestrian" District 3. RK "Residential- Kennel" District 4. RSF "Residential Single Family" District 5. RMF "Residential Multiple Family" District 6. HN "Horticultural Nursery" District 7. GC "General Commercial" District 8. BP "Business Park" District 9. PA "Professional and Administrative Office" District 10. PAC "Professional and Administrative Consolidation" District 11. PD "Planned Development" Combining District 12. (S) "Commercial Stable" Overlay District 13. (N) "Commercial Nursery" Overlay District E. Procedures 1. Discretionary Permit Procedures 2. Specific Plan Amendment Procedures 3. Recreational Horse Permit Procedures, Page IV-1 IV-1 IV-1 IV-5 IV-5 IV-7 IV-11 IV-14 IV-17 IV-20 IV-22 IV-25 IV-30 IV-31 IV-32 IV-33 IV-35 IV-36 IV-36 IV-36 IV-36 ii r a TABLE OF CONTENTS Pa" I. INTRODUCTION A. Authorization and Purpose I-1 B. Goals and Objectives 1-2 C. Description of Planning Area 1-2 1. Land Uses Within Specific Plan Area 1-5 2. Land Uses Surrounding Specific Plan Area I-6 D. Planning Background 1-6 It. THE PLAN A. Land Use Plan II-1 B. Circulation Plan 1I-5 C. Public Services/Utilities Plan II-8 D. Recreation Plan II-16 III. COMMUNITY DESIGN PROGRAM A. Introduction III-1 B. Architectural Guidelines for Business Park Uses III.1 1. Building Massing/Form III-1 2. Exterior Building Materials III-3 3. Glazing III-3 4, Building Entrances 111-4 S. Building Rooflines III-4 6. Energy Considerations I11.4 7. Sound Attenuation 1114 C. landscape Guidelines III-5 1. Streetscape III-5 2. Entry Treatment III-11 3. Buffer Design 111-16 4. Parking lot Design III -is S. Hardscape and Street Furniture Design I1I-20 6. landscape Maintenance III-22 i SANTA ANA HEIGHTS SPECIFIC PLAN Amendments To Plan 7-1 and Zone Change 87-22 (Resolution No. 88-412 Ordinance No. This is the first amendment to the SAHSP. It provides minor technical refinements to the Land Use Plan Map and Land Use District Map to adjust the boundaries of the PA "Professional and Administrative" and OSR "Open Space/Recreation" Districts within the vacated right-of-way of Orchard Drive (west of the Santa Ana -Delhi Channel). It also changes the street cross -sections for Cypress Street, Mesa and Orchard Drives and their descriptive text within Chapter III Community Design Program to agree with the City of Newport Beach's cross -sections. Amendment 89-1 This is the second amendment to the SAHSP. It provides a major change to the alignment of the Birch/Mesa intersection. It also changed Mesa Drive from Irvine Avenue to Birch Street, and Birch Street, from 60 foot right-of-way to a secondary arterial with an 80 foot right-of-way. Acacia Street and Orchard Avenue (in the BP District) from 60 foot to 70 foot right-of-way. Also, that property zoned REO-Residential Equestrian north of the new alignment was changed to BP -Business Park. Other sections of the Specific Plan, including text and graphics, were also revised to reflect these changes. This amendment was previously approved by the City of Newport Beach. wVM:im(COA) 9121216113355 x r Special thanks to the membere of tM Specific Plan ad hoc committeea for their assistance in the preparation of the plan. BUSINESS PARK AD HOC COMMITTEE Dan DeMllle Jack Mullan Harvey Shaw Ciece Stellhom Roper Summers Bill Warren RESIDENTIAL. EQUESTRIAN AD HOC COMMITTEE Martha Durkee John Hughes Rita Jones Violet Kellinger Kathy Noel Mary Slouka PREPARED BY: LAND PLAA WNO DIVISION SAN IA ANA HEIGHTS SPECIFIC PLAN County of Orange Environmental Management Agency Aft d October We lot Revised Morch 1988 Znd Rsv/ssd December 1989 RECEIVED BY "4NINQ DEPARTMENT Ci1Y of NEINPORT BEACH JAN &9 1991 Ps yYc 0 A DECEMBER 8, 1989 SANTA ANA HEIGHTS SPECIFIC PLAN County of Orange Environmental Management Agency SANTA ANA ORDINANCE NO. 87-7 AN ORDINANCE OF THE CITY OF NEBPORT BEACH AMENDING TITLE 20 OF THE CITY OF NEWPORT BEACH MUNICIPAL CODE, ADDING CHAPTER 20.64, THE SANTA ANA HEIGHTS SPECIFIC PLAN AND, .AMENDING PORTIONS OF DISTRICTING MAPS 34, 42, 62, AND 67, SO AS TO CLASSIFY SAID PROPERTY to SP-7. ' - _ (Planning Commission Amendment No. 646) follows: The City Council of the City of Newport Beach DOES ORDAIN as SECTION 1. The subject property is the following real property in unincorporated territory of the County of Orange,.State of California: All of the certain parcel of land located in unincorporated territory of the County of Orange, State of California being a .portion of the area commonly known as Santa Ana. Heights, said territory is more particularly described as follows: Beginning at the most easterly corner of -Lot 147 of Block 51 of Irvine Subdivision as shown on a map -recorded in Book 1, Page 88 of Miscellaneous Record Maps, Records of Orange County, said corner also being the most easterly corner of Tract No. 1499 as per map recorded in Book 44, Page 47 of Miscellaneous Maps, Records of said County; south 40037127" west along the southerly line of Lot 147 of Block 51 of Irvine• Subdivision per map recorded in Book 1, Page 98 of Miscellaneous Records a distance of 2640.31 feet to a point said point being southerly corner of • Tract No. 1501 and §outherly corner of Lot 147 of Block 51 of Irvine's Subdivi- sion; thence south 49021-54" east a distance of 55 feet; thence south 39048115" west a distance of 30 feet; thence south 01-08-39" west a distance of 256.13 feet; thence south 39048115" west, a distance of 70 feet; thence south 50011145" east, a distance of 215 feet to an intersection with northwesterly -line of the south one quarter (1/4) of said Block 51 of Irvine's Subdivision, thence southeasterly along said northwesterly line of the most southerly corner of that certain parcel of land as described in Book 2161, Page 375 and 376 of -Official Records of Orange County, thence north 50011145" west, a distance of 705 feet .to a tangent concave to the southwest and having a radius of 818.25 feet; thence northwesterly along said curve an arc distance of 307.15 feet to the most westerly corner of said parcel of land, said corner also being the moat southerly corner of that certain parcel of land as described in Book 2207, Page 196, Official Record of Orange County, said point also being in a curve concave to the northeast, having a radius of 600.00 feet, a radial line 'through said point having a bearing of north 18018115" east; thence northwesterly along said curve an arc distance of 193.73 feet to a point of a reverse curve concave to the southwest and having a radius•of 1000.00 Feet; thence northwesterly along said curve, an are distance of 199.31 feet to a point, ,said point also being the most southerly corner of that certain parcel of land described in Book 2211, Page 415, Official Records of Orange County; thence continuing along said curve an aic distance of 202.12 fast to a point, said point also being the southeasterly cerner, of that certain parcel of land as described in Book 2309, Page 504, Official Y Records of Orange County; thence north 36-13105" east, a distance of 551.55 feet to a point, said point also being the most southerly corner of.a parcel of land as described in Book 2273, Page 175, Official Records of said County; thence north•50°11'45" west, a distance of 489.33 feet to a point, said point also being the most westerly corner of said parcel, said point also being in a•curve concave to the northwest, a radiak line through said point having a bearing .bf north 36+23'03" west, thence northeasterly along said curve an are distance of 120.53 feet, thence north 39°48'15" cast tangent to last mentioned curve, a distance of 100.21 feet to an intersection with the southwesterly line of Mesa Drive; 60 feet in width; shown upon a map of Tract No. 706, ,recorded in Miscellaneous Map Book 21, Page 25, Records of Orange County; thence northwesterly along the southerly line of said Mesa Drive in a curve concave to the northeast with a central angle of 44-36100" and having 'a radius of 173.37• feet an arc distance of 134.95 Feet; thence south 5°35145"east, a distance of 168.09 feet, thence northwesterly continuing along a curve concave to the southwest with a central angle of 64000130" and a radius of 192.96 feet an arc distance of 215.57 feet; thence south 64-08115" east a distance of 8.87 feet to a point said point also being the intersection of easterly line of City of Newport Beach Annexation No. 78 (Irvine• Avenue -Mesa Drive. Annex.) with the southerly line of said Mesa Drive being the •boundary of said City of Newport Beach as established by Ordinance No. 748 of said City; thence north 39048115" east along said easterly line of said Annexation No. 78 to a point of intersection with centerline of Irvine Avenue; thence continuing northeasterly along the centerline of said .Irvine Avenue in a curve with a central angle of 41043'47" and having a•radius of 1000.13 feet and a distance of 727.83 _ feet to a point being the intersection of said Irvine Avenue centerline and the northeasterly prolongation of the centerline of Acacia Street in the existing boundary of the City of Newport Beach; thence south 39048'15" west along said existing boundary of said City of Newport Beach to a point of intersection. of Acacia Street and Orchard Drive; thence south 50011145" east a distance of 330.00 feet; thence north 39*48115" east, a distance of 1370.00 feet, thence south,50011145" east along the existing boundary of •said City of Newport Beach to the Point of Beginning; as shown on the attached Exhibit "A" and hereinafter referred to as "Property." Title 20 of the Newport Beach Municipal Code is hereby amended to pre -zone all of the above described Property to SP-7, des- ignating the Property as the Santa Ana Heights Specific Plan. SECTION,2. The Planning Director of the City of Newport Beach is hereby instructed and directed to change Districting Maps 34, 42, 63, and 67, referred to in Section 20.01.050 of the Newport Beach Municipal Code, and by such reference is made.a part of Title 20, to reflect said change as described in Section 1•hereof, and as shown in the attached Exhibit "B", and when said Districting Maps have been so amended, ,the same shall be in full force and effect and be part of Title 20 of the Newport Beach Municipal Code. _ 2 _ ; SECTION 3. The Newport Beach Municipal Code, is hereby amended to include Chapter 20,64, the Santa Ana Heights Specific Plan. The Property described in Section i,is hereby subject to, the Santa Ana Heights Specific Plan as set forth in Chapter 20.64 of the Newport Beach Municipal Code, which delineates all development standards, land uses, and other pertinent information, regulations, and improvements for the area, as set forth in the attached Exhibit "C". SECTION 4_ The Planning Director of the City of Newport Beach is also hereby instructed and directed to apply all of the , provisions of said Specific Plan to the Property as described herein; the same shall be in full force and effect and be a part of Title 20 of the Newport Beach Municipal Code. SECTION S. The Mayor shall sign "and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City within fifteen (15) days of its adoption. The Ordinance shall be effective thirty days after the date of its adoption. This Ordinance was introduced at -a regular meeting of the City Council of the City of Newport Beach held on the day of , 1g87, and was adopted on the day of 1987, by the following vote, to wit- - 3 - 9 f 4 . ;. e ATTEST: CITY CLERK CTB/jm ORD Attachments: Exhibits "A", "B", and "C" AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT,'COUNCIL MEMBERS MAYOR 9 W w W y y WLu K N W Q W Q wrm-- SPECIFIC PLAN BOUNDARY SANTA ANA HEIGHTS - SPECIFIC PLAN AREA EXHIBIT A CITY OF N.EWPORT BEACH ADVANCE PLANNING DIVISION 5 s¢ asrwNr«F .w A0. lA — — ,! N ; N N I N n I s P-C Pam, y P•C ,I Iy •� � C I a i a • r RC +; L0T I NO 1394 •:� �Q¢• � P-C 1 I 1 a MIA N e - R s :ry 1 p- 3 z ' I W th SR/STOL STREET NORTH b W Fi/TURE LORONA DEL MAR iREEWAY t R � h SP-7 SP-7 SP-7 Sp-7 DISTRI-CT I NG MAP NEWPO-RT BEACH - CALIFORNIA R-A AGRICULTURAL RESIDENTIAL C-I LIGHT COMMERCIAL T INTERMEDIATE PLANNING COMYISSIOX R-1 SINGLE FAMILY RESIDENTIAL C-2 GENERAL COMMERCIAL U UNCLASSIFIED R-2 DUPLEX RESIDENTIAL R-3 REST'D MLLTPLE TAMLY R-=ENTw- M-I-A CONTROLLED MANUFACTURING R-4 MULTIPLE RESIDENTIAL M-1 MANUFACTURING -! -X O"INING DISTRICTS SP— SANTA ANA HEIGHTS Ono. No. 929 1GALC • ~N fEET SPECIFIC PLAN DATE 7-m-40 MAP NO. 034 R•1 .e.i.8 RC. SP-7 N,I SP--7 ORA 2i8 � COCNTY y W_WPORT 0aY A-F / _Al -U- // SM. -U- �j; rxr •.r Ina' r44� P`'tA j s ce P z •. R s7I. r39I. lPf%D-R-D) &v ru Tt ORp afr .1 .0 9 DISTRICTING---MAP--CITY--OF---NEWPORT- BEACH a[r ru ra ,P -CALIFORNIA i15tA �� •'••> +. uY1cLLrvuL-Y[Y,gn4 onnmr all YG,xao[rwa, .0.Y° caYK,ln4 ,nilrwi j=-, YurvncmaY, ,mucT REVISIONS ovK[a [[n0[Yn4 ..MILT bl LIYR[o MUMIRML • Y TPLZ ftlyMnaL Llaxr coYYPG4 ouTh[T II•L• N TAOLL[e YSM/KT4 *..IcT MRT • aK YIY,Yp,Y� [MUY[pY• ••u-n 11•[� KM.T10 YP 11" Kf0[LT14 C•[ ovg2T Yq[114L CfWYLI1GLL MQ NKIMIM, q •N CI[1111[T YYYR I�r A••T• I• )•y.n - �� 1•LnrL[ KLF((LIIL gaT111(r 01[Tlllcr SO 6pY[414[ M•I•pR111CT K(.wpV; -R : <,.,,.,, „ •,. G,,,,[, u IYlgf[p4T[ 01[nll[T uY[L•avnro onn¢r d ��J A ministrative-Profess. ' fnan"•'iRyy OI r.Y'M wf r .nYw Y•r Ya �"� .. w Im ,;e ,,, ,,, , 13T� Santa Ana Heights I.ti """"� wA _. Specific Plan TG -N ASP-7 SP-7 ORCN4R0 O?NL E ORANGE I COUNT'/ SP-7(I SP-7 SP=7 al e SP-•7 El Pt SP-7 I ISP-7I ISP-7 SP-7 P-c P•C S 545T -U- DISTRICTING -MAP -CITY-OF -NEWPORT- BEACH -CALIFORNIA Li-� z.Ylaz.TwzC-Y[�o[YTuc mmott c-Y YdYYCYY000 COY MAI W.?.I� IYMUIatte * oifrlett 11-I a11N1[ 14 1 ganllCT C-O LMMG CC.YCYPAC -M TPLC 1Karep W.MCT WN Cll}II0.{(e WYII/iCMlYD1Rf1lT �•z ee.w Y[veunu oimlitt e•1 ufYT wYYuclu enrYwi � mnfawYf a'Y• oumtt L 11-a W1 ub Y 71T Y[ K=Irt C� [P[PK CC�Y[MC PVRI= SO COYaIYIYf M•i-oat11KT [•a YATIaL[ Y[ftIMIAL pfiltl<T C � �YT[fYYPaTt OIRKT O • [�.carnYf a •a- mlt F e —m- —ci $�_-j Santa Ana Heights S eclfic Ptan pEVilION! m a[a.laa9 ��'� ee.TgYa ex u.rveAw.�/ecr� �T�f / dYA /UIl6C 8+^•b lee 0 r iM a'F S �1 frrt p our — —1 A --1 rO IA CRANGE CCLWTY ORANGE. CJUNTY ..•R..RDI f0.>• ft 1Y:p W Pa IDS SEE MAP ""Sp- P-7 A -PH i MESA CRiVE MESA DRIVE T `s pTy BOU w ' oS CITY OF CCSM MESA � TY 1 rfr r..a wo G1 -Srr ,Al wD lD DISTRICTING -----MAP- -CITY-- --OF-----NEWPORT---- BEACH --CALIFORNIA �R�/a1NRunu-ntllOtRllal aaTAICT NnoxfaN00D COMMERCIAL DISTRICT Y-1 YARU,.CTunwD DUTlllcr IONSLRD aINGLL PAYILT DIETAICT C•0 LIMITED COMMERCIAL - MULTIPLE RESIDENTIAL DISTRICT Y•14 CONTROLLED MAYOrRRU11N0 DOMICT rr CATIONa Af[iMf/10A E_A�E1 OWLL. RLf1OC.TI.L OIIIMCt C_I 110NT COYYMCIaI OIfTR]CT MO COWININO W �N OUTIICT MUJ YNLAYpNDI(II ]I\1r LR-f _� WVP%CTE0 MULTIPLE RLYDMTIAI C-f OOIERAL COMMERCIAL DISTRICT COYap1N0 OR-tpaTRICT4P•ErrynP of R•a -'. MULTIPLE At310[MTpI mO10CT [ i j wr..OUTC IRS"= [� C i , CpIW1uf 00 Y- w5mcr [ u _] vKLAavn[D OnTnmT Egp--]j Santa Ana Heights Specific Plan CRAWE CGYMY SP-7 SP-7 SP-7 ■ a,nninai �,. Page 174 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 S P E C I F I C P L A N D I S T R I C T -------- ------------ ( S A N T A A N A H E I G H T S) ----- --- ------- Chapter 20.64 SPECIFIC PLAN DISTRICT (SANTA-ANA HEIGHTS) Sections: 20.64.010 Establishment of Specific Plan District - Santa Ana Heights 20.64.015 Purpose and Intent 20.64.020 General Controls 20.64.025 Design and Landscape Guidelines 20.64.030 Residential Districts 20.64.035 Business Park District 20.64.040 Professional and Administrative Office District 20.64.045 General Commercial District 20.64.050 Open Space District 20.64.055 Equestrian Overlay District 20.64.060 Commercial Stable Overlay District 20.64.065 Consolidation Overlay District 20.64.070 Public Improvements 20.64.010 ESTABLISHMENT OF SPECIFIC PLAN DISTRICT- SANTA ANA:HEIGHTS. The provisions of this Specific Area Plan shall apply to all parcels within 'the boundaries of the -Santa Ana Heights Specific Plan area, as shown on the "Santa Ana Heights Specific Plan District Land Use Plan Map" (Exhibit 1) incorporated herein, and designated SP-7 on Districting Maps No. 34, 42, 61, and 67, 'as they are referred to in Section 20.01.050 of the Newport Beach Municipal Code. 20.64.015 PURPOSE AND INTENT. The purpose of this Specific Plan is to establish policies to guide the orderly development and improvement of. the Santa Ana Heights area. Development Standards are included in this Specific Plan to set minimum standards for public and private improvements. It is the intent of this Specific'Plan to ensure consistency between the stated goals and policies of the Land Use Element of the General Plan and the development that occurs in the Specific Plan area. This will be achieved through the equitable application of the provisions of this plan. 20:64.020 GENERAL'CONTROLS. A. APPLICABILITY. The provisions of this section shall apply to all property in the Santa Ana Heights Specific Plan District. Page 175 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 1. CONSTRUCTION OF BUILDINGS REGULATED. No building, struc- ture, or sign shall be erected, reconstructed or structural- ly altered in any manner nor shall any building or land be used for any purpose, other than as permitted by, 'and in conformance with this Plan and all. other ordinances, laws and maps referred to herein. Where other sections of the Municipal Code conflict with any provision of this Plan, the provisions of this Specific Plan shall take precedence. 2. PRIOR USE OF LAND. The lawful use of land existing at the effective date of this Plan (annexation), although such use does not conform to the regulations herein specified for the district in which such land is located, may be continued, provided that no such use shall be enlarged or increased, nor be extended to occupy a greater area than that occupied by such use at the effective date of the Plan (annexation), unless in conjunction with the approval of a Use Permit, and that if any such nonconforming use ceases, the subsequent use of such land shall be in conformity to or with the regulations specified by this Title, for the district in which such land.is located. 3. PRIOR USE OF BUILDINGS. The lawful use of buildings exist- ing at the effective date of this Plan (annexation) may be continued, although such use does not conform to the regu- lations specified'for the district in which such buildings are located. If such nonconforming use ceases for a period of six months, subsequent use of the building shall be in conformance with the provisions of this Specific Plan. 4. MAINTENANCE AND REPAIRS. Ordinary maintenance and repairs may be made to any nonconforming building, providing no structural alterations are made. Structural alterations to nonconforming buildings shall require 'the approval of a modification to the Zoning Code as provided in Chapter 20.61. 5. The provisions of Chapter 20.10 - General Controls - Res- idential Districts apply except for the use provisions of Section 20.10.020., 6. ' The provisions of Chapter 20.30 - General Controls - Commer- cial Districts apply except for the use provisions of Section 20.30.020. B. LAND USE DESIGNATIONS. The following land use designations are established: 1.- Residential Districts: 'R-1 (8,000),, R-1 (19,800), and R-1 (87,120). Page 176 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 2. Business Park: BP District. 3. Professional and Administrative Office: PA District, 4. General Commercial: GC District 5. Open Space: OS District 6. Equestrian Overlay: EQ District 7. Commercial Stable Overlay: S District S. Consolidation Overlay: C District The designations, locations and boundaries of these uses are delin- eated upon the map entitled "Santa Ana Heights Specific Plan District, Land Use Plan Map" (Exhibit 1), which map and all information and notations thereon are made a part of this section by reference. 20.64.025 LANDSCAPE AND DESIGN -GUIDELINES. These landscape and design, guidelines are intended to provide criteria to assist property owners and architects in designing developments within the Santa Ana Heights Specific Plan area. The objective of the landscape and design guidelines is to improve, the image of the Specific Plan area and to establish a clear identity for Santa Ana -Heights, A. LANDSCAPE DESIGN. Landscape design in the entire Santa Ana Heights Specific Plan area is a crucial element in achieving a dis- tinctive development identity and in blending the new development with the existing character of the surrounding land uses. This character will be reinforced through coordinated design and selection of land- scape and paving materials with emphasis on special features such as entryways and signage. The overall landscape and buffer plan for the specific plan area is illustrated in Exhibit 2. All screening and landscape plans shall be reviewed and approved by the Parks, Beaches and Recreation Department and the Public Works Department. Standards are specified herein for "screening and landscaping. The City of Newport Beach Parks, Beaches and Recreation Department shall maintain a list of plants for use in the Santa Ana Heights Specific.Plan area which shall also show their required size. This list shall be period- ically reviewed and updated, if necessary, by the Parks, Beaches and Recreation Department. The plant list shall be available at the Planning Department. B. SANTA ANA HEIGHTS BUSINESS PARK DESIGN GUIDELINES. The new Business Park District is adjacent to a larger single family residential area,. therefore Business Park development, particu- larly that which is adjacent 'to the R-1 areas, should be of, an architectural design that is not incompatible with single-family residential development. Special consideration should be given to design and'building materials for structures adjacent to the ` 4 Page 177 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 residential area. It is intended that the careful use of build- ing mass, structural form, construction materials, streetscape concepts, setbacks, buffers, and landscaping shall result in a unified and coordinated overall design theme in the Business Park area. All development features such as structure design, exteri- or finish, glazing, 'paving materials and associated curbing, planters, walls, fences,- signs, trash areas, lighting, and exterior furniture should blend harmoniously within each develop- ment. The following design guidelines are recommended for the Business Park District: 1. The following exterior wall materials are desirable through- out the business park area. A combination of these mate- rials is encouraged to soften_ and add architectural interest to building facades. a. Wood. b. Brick. C. Rock or quarry stone. d. Architecturally treated concrete, concrete masonry, and block. These materials are to be painted or integrally colored in tones ranging from whites to earth tones. e. Stucco, with a smooth finish in natural gray or colors ranging from whites to earth tones. Accent materials and colors shall be coordinated to achieve a continuity of design with the overall structure and surrounding structures. 2. The use of glass should be subdued and in harmony with.the building and the natural surroundings. Glazing should be used for the purpose of lighting interior space and not as a major architectural element, but may be used as an accent feature to add variety to building facades. 3. Long, uninterrupted exterior walls should be avoided on all buildings. For architectural interest, walls should incor- porate relief features and negative space to create an interesting blend with the landscaping, other buildings, and the casting of shadows. 4. Particular consideration as to color, material, and form should be given to the design and treatment of roofs, roof flashing, rain gutters, downspouts, and vents because' of their potential visual impact. t Page 178 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 20.64.030 RESIDENTIAL DISTRICTS, R-1 (8,000), R-1 (19,800), and R-1 (87,120). The intent of this section is to preserve the existing residential districts within the Santa Aria Heights Specific Plan area and establish development standards to guide the orderly development of these districts. The provisions of the R-1 District as set forth in Chapter 20.13, R-1 DISTRICT, are herein incorporated and the same shall be in full force and effect except for possible land- scape requirements contained, in Section 20.64.070 'and Section 20.13.030 - SITE AREA AND LOT*WIDTH'. The required site area and lot widths A through C shall be as follows: A. R-1 (8,000) SITE AREA AND LOT WIDTH. For each dwelling unit there shall be a minimum of 8,000 square feet of lot area and a minimum lot width of 60 feet. In no case shall there be more than one single family dwelling on any one building site. Any lot or parcel of land under one ownership and of record at the time of annexation may be used as a building site even when said lot contains less area or width than that required by the provision of this section. B. R-1 (19,800) SITE AREA AND LOT WIDTH. For each dwelling unit there shall be a minimum of 19,800 square feet of lot area and a minimum lot width of 66 feet. In no case shall there be more than one single family dwelling on any one building site. Any lot or parcel of land under one ownership and of record at the time.of annexation may be used as a building -site even when said lot contains less area or width than that required by the provision of this section. 0. R-1 (87,120) SITE AREA AND LOT WIDTH. For each dwelling unit there shall be a minimum of 87,120 square feet of lot area and a minimum lot width of 250 feet. In 'no case shall there be more than one single family dwelling on any one building site. Any lot or parcel of land under one ownership and of record at the time of annexation may be used as a building site even when said lot contains less' area or width than that required by the provision of this sec- tion. 2b.64.035 BUSINESS PARK, BP DISTRICT. It is the intent of this section to provide for the deverlopment and maintenance of profes- sional and administrative offices and office -serving commercial uses. Attention shall be given to the protection of the adjacent residential uses through regulation of building mass and height, landscape.buf- fers, and architectural design features. A. 'PERMITTED USES. The following uses are permitted: 1. Professional and administrative offices. 2.. Financial institutions. 3. Civic and government uses. Page 179 SPECIFIC PLAN • (Santa Ana Heights) Chapter 20.64 4. Office -serving commercial uses. S. Medical centers, physical, medical and diagnostic labo- ratories. 6. Pharmacies for dispensing of drugs and medical supplies only when accessory to a medical building. 7. Any other similar use which the Planning Commission finds consistent with the purpose and intent of this district. B. USES REQUIRING USE PERMIT. The following uses shall be permitted subject to the securing of a use permit in each case: 1. Public/private utility buildings and structures. 2. Accessory sit down or take-out restaurants which shall be incidental to the permitted use on a site. 3. Parking other than at or below grade. 4. Recreational establishment 5. Any:other similar use which the Planning Commission finds consistent with the purpose and intent of this district. C. TEMPORARY STRUCTURES AND USES. Temporary structure and use regulations are as specified in Section 20.30.015 of. General Controls - Commercial Districts. D. ACCESSORY USES PERMITTED. Accessory uses normally incidental to commercial developments, where such uses do not alter the character of the premises in respect to their use for purposes permitted in the district. Such accessory buildings shall be allowed only when con- structed concurrent with or subsequent to the main building. E. PROHIBITED USES. The following uses are specifically prohibited: 1. Retail sales other than office -serving. 2. Outdoor storage of any equipment, materials, apparatus or vehicles rated for use greater than one (1) ton. 3. Educational institutions. 4. Hospitals, convalescent hospitals, -and nursing homes, 5. Residential uses. 6. Manufacturing uses. 0 Page 180 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 7. Commercial day care facilities. 8. Hotels and motels. 9. Heliports and helistops. 10. Art studios. 11. Social halls, lodges, and clubs. 12. Photography studios. 13. Dance studios. 14. Churches, temples, and other places of worship. 15. Outdoor or drive-in restaurants. 16. Sit down and take-out restaurants that are not accessory to the permitted use on a site. F. SITE DEVELOPMENT STANDARDS. 1. Building site area and lot width. Nineteen thousand and eight hundred (19,800) square feet required minimum lot area and a minimum lot width of 66 feet. Any lot or parcel of land under one ownership and of record at the time of annexation may be used as a building site even when said lot contains less area or width than that required by the provisions of this section. 2. Intensity of development. The total gross floor area contained in all buildings on a buildable site exclusive of areas devoted to parking shall not exceed 0.5 times the site area. 3. Building site coverage. Thirty-five (35) percent maximum. 4. Building height. Permissible building heights shall vary based on the distance between a structure and any property line abutting a residential district. Building height shall be limited as follows: Page 181 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 Building Setback from Residential District Height Permitted 45 feet 30 feet, including rooftop equipment and screening 75 feet 35 feet including rooftop equipment and screening In no case shall the height of any building, including rooftop equipment and screening, exceed 35 feet. S. Mechanical Screening. All mechanical. equipment shall be screened from view from all adjacent properties and streets. When provided on the roof, said screening shall be provided by containment within a roof well or by a roof structure. 6. Building setbacks. a. Front setback. Ten (10) feet minimum. b. Side or rear setback. Ten (10) feet minimum, except where the property line abuts a residential district, in which case a forty-five (45) foot setback shall be maintained. A ten (10) feet wide landscape buffer shall be provided adjacent to any property line abut- ting a residential district. 7. Off-street parking. As specified in Section 20.30.035, except only one (1) level of parking is permitted below any floor with office/commercial space. Parking shall be prohibited in the 10-foot front yard setback and any required 10-foot wide landscape buffer adjacent to any residential district. 8. Trash and storage areas. All storage of cartons, contain- ers, and trash shall be enclosed by a building or by a wall not less than six (6) feet in height. No such area shall be located within ten (10) feet of any property line abutting any residential district. If unroofed, no such area shall be located within forth (40) feet of any property line• abutting any residential district. 9. Landscaping. A minimum 'landscaped area of fifteen (15) percent of'the gross acreage of the building site shall be provided, to include the following: a. Boundary landscaping with a minimum depth of ten (10)- feet along all property lines abutting a public street; except for the area required for street openings. J U Page 182 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 The ten -foot landscaped front setback shall be bermed at a,3:1 slope and planted with the designated street tree, in one row, thirty feet on center. All street trees shall be a minimum 24-inch box' size when in- stalled. Later phases of development must provide trees in sizes comparable to existing trees, or the largest commercially available. To screen parking areas, the remainder of the land- scaped'setback area shall be planted with a continual massing of shrubs and groundcover from the list of plants for use in the Santa Ana Heights Specific Plan area. All shrubs shall be a minimum size of five gallons. b. Boundary landscaping with a minimum depth of three (3) feet along all property lines not abutting a public street, except property lines abutting any residential district where a minimum depth of ten (10)' feet is required. C. Buffer. Along all property lines, where business park uses abut residential uses,. a ten -foot wide landscape buffer shall be required in order to screen and soften views from existing residential uses to business park uses. The landscaping for the buffer areas shall be a dense planting of trees and shrubs incorporating both low and -high vertical elements to screen views. In order•tb achieve the desired effect,. these elements shall be combined with an eight -foot high opaque wall at the property line, except within the front setback area where the wall height shall be no greater than three'(3) feet (Exhibit 3). The planting shall consist of evergreen trees, shrubs and groundcover from the list -of plants for use in the Santa Ana Heights Specif- ic Plan area. All trees shall be a minimum size of fifteen gallons and shrubs shall be a minimum size of five gallons. d. Parking area landscaping. Within parking areas, trees shall be provided at a minimum ratio of one tree per four parking stalls. Planting islands shall be located not less than every eight parking stalls and on each side of entry drives. The planting area in the islands shall be a minimum of three feet wide and one foot less in length than the parking space it*abuts (Exhibit 4). The planting islands adjacent to entry drives shall extend a minimum of 25' behind the street right-of-way. line. Landscaping in parking areas is to be protected by a curb at least six inches in height. Page 183 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 e. An approved permanent watering system shall be provided for all landscaped areas. f. Required landscaping shall be maintained in a neat, clean, and healthy condition. This shall include proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when neces- sary, and the regular watering of all plantings. g. Landscaping shall be designed, installed, and main- tained to conform to City sight distance standards, so as to provide safe stopping site distance for driveway ingress and egress. 10. Building design. All development shall be in conformance with the following design standards: a. on building facades abutting any residential district, no second and third story wall areas, balconies, stairways, stairway landings or other architectural features shall be permitted to have openings or windows less than six feet above the floor level on which they are located. b. All glass facades, reflective or mirrored glass exteri- ors, and glass curtain walls are prohibited on all external exterior building facades. 11. Lighting. All lighting, exterior and interior, shall be designed and located so that direct rays are confined to the premises and must be certified accordingly by an electrical engineer. 12. Signs. The following signs shall be permitted subject to the noted restrictions: a. Ground sign: One (1) double-faced ground sign per building site within the required front setback area, containing only the address of the property. Ground signs shall not exceed six (6) feet in height including any earth berm, pedestal, base or similar structure upon which the sign may be mounted. Height to top of sign shall be measured from the top of curb for the adjacent public street. Each sign shall not exceed six (6) square feet in area per face and shall not have internal lighting. External lighting fixtures used to illuminate ground signs shall be concealed within plant materials or attached to and designed as an integral part of the sign. The sign location and sign structure shall be subject to the approval of the Traffic Engi- neer. 161 Page 184 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 b. Wall sign: 1) One (1) identification sign placed on each wall facing a public street, relating only to the name and use of the building and comprising no more than ten (1) percent of the area of the wall (up to a maximum of forth (4)) square feet), including windows and door areas, upon which the sign is located. Such signs shall not have internal lighting. 2) Additionally, in multiple tenancy office build- ings, each individual tenant may have a wall sign over it entrance to identify only the name of the business. Each sign shall not exceed six (6) square feet in area. Such signs shall not have internal lighting and shall be made of a material compatible with the materials of the building. C. Building directory: One (1) building directory at each main entrance to the building. Such directory shall have letters not exceeding two (2) inches in height, containing only the name of the tenant, the suite or office number, and the nature of the use or service rendered. d. Real estate sign: One (1) unlighted sign not to exceed twelve (12) square feet in area, pertaining only to the sale, lease or hire of the particular building, proper- ty or premises upon which displayed. e. All signs located within structures where such signs are not visible from any point on the boundary of the building site. 13. A drainage plan shall be submitted to and approved by the Grading Engineer. 20.64.040 PROFESSIONAL AND ADMINISTRATIVE OFFICE, PA DIS- TRICT. It is the intent of this section to provide for the develop- ment and maintenance of an optimal environment for moderate intensity professional and administrative office uses and related uses on sites with large landscaped open spaces and off-street parking facilities. This district is intended to be located on heavily traveled streets or adjacent to commercial or industrial districts, and may be used to buffer residential areas. A. PERMITTED USES. The following uses are permitted: 1. Professional and administrative offices. �'V Page 185 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 2. Financial institutions. 3. Civic and government uses. 4. Medical centers, physical, medical, and diagnostic labo- ratories. 5. Pharmacies for dispensing of drugs and medical supplies only when accessory to a medical building. 6. Any other similar use which the Planning Commission finds consistent with the purpose and intent of this district. B. USES REQUIRING USE PERMIT. The following uses shall be permitted subject to the securing of a use permit in each case: 1., Churches, temples, and other places of worship. 2. Public/private utility buildings and structures. 3. Parking other than at or below grade. 4. Recreational establishments. 5. Accessory sit down or take-out restaurants which shall be incidental to the permitted uses on a site. 6. Any other similar use which the Planning Commission finds consistent with the purpose and intent of this district. C. TEMPORARY STRUCTURES AND USES. Temporary structure and use regulations are specified in Section 20.30.015 of General Controls - Commercial Districts. D. ACCESSORY USES. Accessory uses normally incidental to the permitted uses, where such uses do not alter the character of the premises in respect to their use for purposes• permitted in the dis- trict. Such accessory buildings shall be allowed only when construct- ed concurrent with or subsequent to the main building. E. PROHIBITED USES. The following uses are specifically prohibited: 1. Hotels and motels. 2. Convalescent hospitals and nursing homes. 3. Heliports and helistops. 4. Art studios and galleries. 5. Social halls, lodges, and clubs. 9�I t Is Page 186 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 6. Photography studios. 7. Retail sales other than office -serving. 8. Dance studios. 4 9. Outdoor or drive -in -restaurants. 10. Sit down and take-out restaurants that are not accessory to permitted use on a site. F. SITE DEVELOPMENT STANDARDS. 1. Building site area and lot width. Ten thousand (10,000) square foot minimum lot area and a minimum lot width of 75 feet. Any lot or parcel of land under one ownership and of record at the time of annexation may be used as a building site even when said lot contains less area or width than that required by the provisions of this section. 2. Intensity of development. The total gross floor area contained in all buildings on a buildable site exclusive of areas devoted to parking shall not exceed 0.5 times the site area. 3. Building height. Thirty-five (35) feet maximum. 4. Building site coverage. Thirty-five (35) percent maximum. 5. Mechanical Screening. All mechanical equipment shall be screened from view from all adjacent properties and streets. When provided on the roof, said screening shall be provided by containment with a roof well or by a roof structure. 1 6. Building setbacks. a. From the original center line of Bristol Street, 75 feet. b. From the ultimate street right-of-way line of all other streets, 10 feet front, side, and rear. C. From an alley, 10 feet front, rear or side. d. From a property line abutting a residential district, 10 feet and used as a buffer area. e. From a property line abutting all other districts, 10 feet on one side and rear. �X 1 ` • . It Page 187 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 7. Off-street parking. a. Parking shall be provided as required by Section 20.30.035. b. Parking is prohibited in the required setback adjacent to a street or any required buffer area adjacent to a residential district. 8. Signs as specified in Chapter 20.06 - Sign Ordinance, except no tenant signs in multi -tenant buildings, roof signs, or projecting signs shall be permitted. 9. Lighting. All lighting, exterior and interior, shall be designed and located so as to confine direct rays to the premises and must be certified accordingly by an electrical engineer. 10. Loading and unloading. All loading and unloading operations shall be performed on the site. 11. Trash and storage area. All storage of cartons, containers, and trash shall be enclosed by a building or by a wall not less than six (6) feet in height. If unroofed, no such area shall be located within forty (40) feet of any residential district. 12. Screening. An opaque screen consisting of walls, solid fences and berms or a combination thereof shall be installed and maintained along all PA district boundaries abutting any residential district. Screening shall be a minimum of 6 feet in height, except where sight distances are of concern screening shall be no more than 3 feet, and masonry type walls shall be a minimum of four inches in thickness. No signs or sign supports except those required for parking information shall be permitted on any required screening. 13. Landscaping. Landscaping, consisting of trees, shrubs, vines, ground cover or any combination thereof, shall be installed and maintained subject to the following standards: a. Boundary landscaping is required for a minimum depth equal to the required setback distance or ten (10) feet (whichever is less) along all property lines abutting any residential district or streets except for the area required for street openings. b. Any landscaped area shall be separated from an adjacent parking or vehicular area by a wall or curb at least six (6) inches higher than the adjacent parking or vehicular area. 0 Page 188 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 C. An approved permanent watering system shall be provided for all landscaped areas. d. Required landscaping shall be maintained in a neat, clean and healthy condition. This shall include proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the regular watering of all plantings. 20..64.045 GENERAL COMMERCIAL, GC DISTRICT. It is the intent of this section to provide regulations for the commercial areas along South Bristol Street to ensure the continuation of commercial uses which offer a wide range of goods and services to both the surrounding residential and business community. It is intended to promote the upgraded aesthetic image of the community and to reduce conflicts between commercial and residential uses. A. PERMITTED USES. The following uses shall be permitted: 1. Retail businesses and personal service establishments. 2. Professional and administrative offices. 3. Financial institutions. 4. Wholesale business offices with samples on the premises but not to include general storage. 5. Civic and governmental uses. 6. Any other similar use which the Planning Commission finds consistent with the purpose and intent of this district. B. USES REQUIRING USE PERMIT. The following uses shall be permitted subject to the securing of a use permit in each case: 1. Automobile sales and leasing facilities. 2. Automobile service stations as specified in Chapter 20.70. 3. Mini -storage facilities. 4. Convalescent homes. 5. Outdoor sales or outdoor storage of building materials for retail sales. 6. Animal clinics, animal hospitals, and commercial kennels. 7. Parking other than at or below grade. IZ4 Page 189 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 S. Hospitals. 9. Automobile repair, washing, and detailing facilities. 10. Mortuaries. 11. Sanitariums, mental and health. 12. Churches, temples, and other places of worship.' 13. Recreation establishment. 14. Hotels and motels. 15. Public and private,utility buildings and structures. 16. Restaurants, outdoor restaurants, and drive-in and take-out restaurants. 17. Dry cleaning establishments. 18. Theaters. 19. Any other similar use which the Planning Commission finds consistent with the purpose and intent of this district. C. TEMPORARY STRUCTURES AND USES. Temporary structure and use regulations are specified in Section 20.30.015 of General Controls - Commercial Districts. D. ACCESSORY.USES. Accessory uses normally incidental to commercial developments, .where such uses, do not alter the character of the premises in respect to their use for purposes permitted in the dis- trict. Such accessory buildings shall be allowed only when construct- ed concurrent with or subsequent to the main building. E. PROHIBITED USES. The following uses are specifically prohibited: 1. Heliports and hel•istops. 2. Tire retreading, fender and body repair and paint shops. 3. Automobile wrecking, junk and salvage yards. 4. Rental and sales agencies for agricultural, industrial and construction equipment. 5. Warehouses, contractors storage and equipment yards, work and fabricating areas. 6. welding shops. s Page 190 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 F. SITE DEVELOPMENT STANDARDS. 1. Site area and lot width. The required building site area shall be a minimum of 10,000 square feet of lot area. The building site "frontage shall be a minimum of 75 feet.• Any lot or parcel cf land under one ownership and of record at the time of annexation may be used as a building site even when said lot contains less area or width than that required by the provisions of this section. 2. Intensity of development. The total gross floor area contained in all buildings on a buildable site exclusive of areas devoted to parking shall not exceed 0.5 times the site area. 3. Building height. Thirty-five (35) feet maximum. 4. Building setbacks. a. Front setback. From the original center line of. Bristol Street, 75 feet.• b. Side setback. No minimum required, except where a side property line •abuts a. residential district, in which case a minimum setback of ten (10) feet is required. C. Rear setback. No minimum required, except where a rear property line abuts a residential district, in which case a minimum setback.of ten (10) feet is required. d. The ten (10). foot setback along property lines abutting. any residential district shall be a buffer area. No parking is permitted in this 10 foot buffer area. e. A minimum setback of ten (10) feet is required adjacent to an alley. .5. Mechanical Screening. All mechanical. equipment shall be screened from view from all adjacent ptoperties and streets. When provided on the roof, said screening shall be provided by containment with a roof well or by a roof structure. 6. Vehicular access regulations. Street openings shall be a minimum of. twenty-two (22) feet apart and twenty-two (22) feet from any ,existing street openings, measured at the. ultimate street right-of-way line. 7. Off-street parking. As specified in section 20.30.035. S. Signs. Signs as specified in Chapter 20.06. G Page 191 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64, 9. Lighting. All lighting, exterior and interior, shall be designed -and located so that direct rays are confined to the premises and must -be certified accordingly by an electrical engineer. 10. Loading and unloading. All loading and unloading operations shall be performed'on the site, and loading areas shall be screened by a landscape or architectural feature. Loading shall be permitted in the rear alley setback. 11. Screening. An' opaque screen consisting of walls, solid fences and berms or a combination thereof shall be installed and maintained along all PA district boundaries abutting any residential district. Screening shall be a minimum of 6 feet in height, except where sight distances are of concern screening shall be no more than 3 feet, and masonry type walls shall be'a- minimum of four inches in thickness. No signs .or sigh supports -except those required for parking information shall be permitted on any required screening. 12. Landscaping. Landscaping, consisting of trees, shrubs, vines, ground cover or any combination thereof, shall be installed and maintained subject to the following standards: a. Boundary landscaping is required for a minimum depth equal to the required setback distance or ten ('10) feet (whichever is less) along all property lines abutting any residential district or -streets except -for the area required for street openings. b. Any landscaped area shall•be separated from an adjacent parking os vehicular' area by a wall or curb at least six (6) inches higher thah the adjacent parking or vehicular area. C. An approved permanent watering system shall be provided for all landscaped areas. d. Required landscaping shall be maintained in a neat, clean and healthy condition. This shall include.proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the regular watering of all plantings. 20.64.050 OPEN -SPACE, OS DISTRICT. It is the intent of this district. to provide for open space uses as specified in'Chapter 20.52 - Open Space District. 20.64.055 EQUESTRIAN OVERLAY, EQ DISTRICT. It is the intent of this section to provide for the limited keeping of specific animals for the recreational enjoyment of persons residing on the same ;I t Page 192 SPECIFIC PLAN (Santa Ana,Heights) Chapter 20.64 building site. Within the EQ District, most lots are relatively small (less than .one-half 'acre), and narrow (66 feet wide) 'for the keeping of large• animals: They are adjacent to existing tract• housing, existing retail commercial uses and future business 'park development. Due to the unique size and configuration of these lots and their close proximity to more urban types of uses, protection'of adjacent uses shall be provided through the use of a Recreation Horse Permit for the noncommercial keeping of horses and ponies in order to ensure com- patibility with surrounding land uses. It is the intention of the City to provide for annual inspections of such equestrian. facilities by the Chief of Police or his designee and others, as necessary, to ensure that the regulations set -forth below are being properly imple- mented. All regulations associated with Recreational Horse -Permits, except provisions pertaining to Title 20 of the Municipal Code, shall be enforced by the Chief of. Police or his designee. Application of this district shall.be made only to single-family areas in Santa Ana Heights which have been for the most part subdivided into, lots larger than 15,000 square feet. A. PERMITTED ANIMALS. The keeping of animals is permitted as follows: 1. Any animal not protected or prohibited by law if kept exclusively within the residence. 2. Horses and ponies, limited to the following (offspring exempt up•to the age of eight (8) months): *Size of Building Site Maximum Number Sq.Ft. Permitted Less than 10,000 1 10,000 to 15,000 2 Greater than 15,000 2; 3 to 6 with Recreational Horse Permit Recreational Horse Permits shall be processed as follows: Within 90 days of the effective date of these regulations (annexation), any property owner or tenant keeping more than two (2) horses and/or ponies, over the age of eight (8) months, on a single building site within the EQ District shall obtain a Recreational Horse Permit. After the effec- tive date of these regulations (annexation), any property owner or tenant introducing or adding horses and/or ponies onto properties within the EQ District shall, within one (i) month, obtain a 'Recreational Horse Permit if the total number of such animals, over the age of eight (8) months, exceeds two (2). The Chief of Police or his designee shall issue a permit for the keeping of such animals upon receipt .t Page 193 SPECIFIC PLAN (Santa Ana Heights) 'Chapter 20.64 of -the fee, if. any., established by the City Council, and when in the -Code Enforcement officer's and the Chief of Police's opinion, 1) such animals are being kept or main- tained without endangering the safety and comfort.of the inhabitants of the neighborhood, and 2) the property owner or tenant has complied with the regulations below and the�EQ District regulations. Failure to comply with these regu- lations shall constitute cause for denial or revocation of such permit. Any person whose application for a Recreation- al Horse Permit is denied or revoked under the terms,of this specific plan,may appeal the decision -to the City Council in accordance with the procedures set forth in the Municipal Code. Recreational. Horse Permits shall be non -transferable and must be renewed•annually. 3. Goats, sheep, pigs and cows only on building sites greater than 15,000 square feet in size and limited to: a. no more than two (2) adult animals of any one species per building site; and b. no more than a -total of six (6) adult animals, includ- ing horses and ponies, per' building site. Offspring are exempt until such time as they are weaned. 4. Rabbits, chickens and ducks, limited to no more than_a total of six -(6) such animals'per building site. 5. Up to three- (3) dogs and three (3) cats. Offspring are exempt up to the age of three (3) months. The keeping •of four (4) or more dogs or four (4) or more cats over the age of three (3) months' is also permitted subject to the regu- lations contained in Section 7.04.090 of the Municipal Code. S. TEMPORARY STRUCTURES AND USES. Temporary structures and uses normally incidental to the. keeping of permitted animals where such, structures and uses do not alter the character of the premises in respect to their use for purposes -permitted in this district. The Planning Director may•approve:such temporary structures and uses for a period of 90 days. Extension.of the time period may be authorized for no more than 3 additional 90 day time periods. Temporary structures include but are not limited to the following: 1. Detached buildings or sheds. 2. Fences, walls, corrals, stalls,.pens, and cages. 3. Any other structure'or use which the Planning Director finds consistent.with the purpose and intent of this district. 2q 4 Page 194 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 C. ACCESSORY USES AND STRUCTURES PERMITTED. Accessory uses and structures no incidental. 'to, the, 'keeping of permitted animals where such uses'do not alter the character of the premises in respect to their use for purposes permitted in the district. One or more accessory structures- shall be permitted only when constructed concur- rent with or subsequent to the main building, may be located on the front half of the lot, and include the following: 1. .All structures housing animals including but not limited to: a. corrals b, stalls., box stalls and animal barns C. pens d. cages e. dog houses 2: All structures for the exercise of animals including but not limited to: a. lunging areas b. arenas C. walkers and/or hot walkers d, dog runs 3. Other structures incidental to the keeping of permitted animals including but not limited to: a. storage sheds or storage barns b. tack rooms C. wash racks D. PROHIBITED USES. The following uses are specifically prohibited: 1. All uses not permitted by B and C. 2. The storage of vehicles, equipment, or products related to commercial activities: 3. The keeping of animals for any commercial purpose, except as permitted by the Commercial Stable' Overlay (S) District, where applied. Page 195 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 4. "Commercial -kennels. 5. Apiaries. 6. Aviaries. E. SITE DEVELOPMENT STANDARDS. 1. Setbacks: Minimum setbacks for the keeping of animals shall be as follows: From Property Line Abutting and EQ or 5 From Property From Ultimate Street Overlay District or Lines Abutting Right -of -Way Line an Allev 'All Other Districts All -structures housing animals: 50 20 5* 5*• 25 25 Exercise areas: 25 10 0. 0 0 0 All other structures per C.3: 50 10 5 5 5 5 *Required for covered portions of'$tructures only;. Within 90 days of the effective date 'of these regulations (annexation), the type and number of animals shall be brought into strict conformity with the above regulations. Also, within 90 days of the effective date of these regulations. (annexation)', ail structpres•housing animals shall be. in locations 'specified by the •setback requirements above, except that structures housing animals built with valid building permits issued prior to the effective date of the ordinance adopting these regulations may remain where Iodated as legal nonconforming uses. 2. Landscaping. See, Section 20.64.070 for possible landscape requirements. 20.64.060 COMMERCIAL STABLE OVERLAY, S DISTRICT. It is the intent of this section to provide for the development of Commercial stables, housing horses and ponies only, in areas designated with an It t, u Page 196 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 (S) overlay, subject to approval of a• use permit by the Planning Commission, a business license, and an animal facility license as specified by'theMunicipal code, enforced by'the Newport Beach Chief of Police or his designee. No residential uses shall be permitted on the same building site as a commercial stable. The following site development standards shall apply: A. SITE DEVELOPMENT STANDARDS. 1. Building Height. Twenty (20) feet maximum, except for structures used for the storage of,hay. However, in no case -may any structure exceed thirty-five (35) feet in height.- 2. Setbacks. The following setbacks shall be required: a. Minimum setbacks for all structures housing animals shall be as'follows: 1) . Front setback. Fifty (50) feet minimum.. Exercise areas, such as arenas, shall be set back a minimum of twenty-five (25) feet.. 3. 2) Side -setback. a)- Abutting, all districts except BP -District: Five (5) feet minimum. Exercise areas shall also be -set back a minimum of'five (5) feet. b) -Abutting -BP District: Twenty-five .(25) feet minimum. 'Exercise areas shall be set back a minimum of five (5) feet. 3) Rear setback. Five (5) feet. minimum. Exercise areas shall also be set back a minimum of five (5) feet. b.' Setbacks. Minimum setbacks for all structures other "than those housing animals shall be as follows: 1) Front: 50 feet from the ultimate street right-of-way line 2) Side: 5 feet •3) Rear: 5 feet Number of animals. Maximum of twenty-five (25) animals per gross acre. Page 197 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 4. Landscaping.. Boundary landscaping shall consist of trees, shrubs, vines,. grasses, :ground cover or 'any combination thereof. • Such' -areas -shall not'incluae open soil, buildings, paving, gravel or any other assemblage of building materials upon or over the land. Landscaping shall be provided as follows: a. Boundary landscaping with a minimum depth of twenty .(20)• feet along all property lines abutting a public street, except for the area required for street open- ings. b. Boundary landscaping with a minimum depth of. five (5)' •feet 'along all property lines not abutting a public street. C. An approved permanent watering system shall be provided for all landscaped areas. d. See Section 20.64.070 of possible additional landscap- ing requirements. e. Required landscaping shall be;maintained_ in a neat, clean and healthy condition. "This shall include proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary and the•regular watering of all plantings. ' 5. Building design. All buildings shall maintain a consistent design theme..(e.g., use of'similar exterior materials).' Use of earthtone colors and non -reflective roof materials shall be required. 6. Lighting. All lighting shall be designed and located so that direct rays are confined to the premises• and must be certified accordingly by an electrical engineer. 20.64.065 CONSOLIDATION OVERLAY, C DISTRICT. It is the intent of this section to provide for the development and maintenance of professional and administrative office uses and related uses on lots located between South Bristol Street and Zenith Avenue in a manner -which will ensure lot consolidation and vehicular access to and from South Bristol Street. A. USES PERMITTED. The following uses are permitted: 1. Ail'uses permitted within Section 20.64.040,_subject to the following site development standards: I Page 198 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 a. Building site area. All .lots within this district shall be consolidated into one building site to achieve a minimum.area of forty-four. thousand (44,000) square feet. - b.: Vehicular access. Vehicular access shall be provided to and from South Bristol Street. C. All other site development- standards and requirements of Section 20.64.040 except as provided in Section 20.64.065.A1. '2. -Single family detached dwelling units which 'lawfully existed at the effective date of these regulations (annexation) may, if destroyed by fire, flood, explosion, act of God, or act of the public• enemy, be rebuilt in conformance with the zoning regulations in effect prior to the adoption of this Specific Plan. However, such reconstruction must comply with current building and related codes. 20.64.070• PUBLIC IMPROVEMENTS. , Improvements. within the public right-of-way such as curbs, gutters, sidewalks, stormdrains and roadway paving in many areas within Santa Ana Heights have not been completed to'City Standards. In addition to up -grading these improve- ments, the ,following are public improvements -needed within the Santa Ana 'Heights* Specific Plan area. As. redevelopment occurs or as the desire for these improvements arises, they are to be • .constructed or installed. Funding possibilities for these improvements include the Orange County Development Agency, an ,assessment district and/or developer and resident contributions. ; A. CIRCULATIdN PLAN. The Circulation Plan is designed to provide for safe vehicular, equestrian and pedestrian movement within and adjacent to the Specific Plan area. The established sidewalk stan- dards are also intended to encourage pedestrian use. Street sections to provide sufficient capacity for the added business park traffic and traffic from the residential areas are as follows: 1. • Street Sections and Streetscape:. a. Business Park: 1) Birch Street and Mesa Drive from Birch Street westerly to Irvine Avenue. The Birch Street and the Mesa Drive westerly con- nections to Irvine Avehue are each designed to be secondary industrial collectors with two •elev- en -foot and two sixteen -foot travel lanes, and a ten -foot two-way left turn lane, and a eight -foot walkway on either side. Adjacent to the walkways, .34 t . '�t Page 199 SPECIFIC PLAN (Santa Ana Beights) Chapter 20.64 outside the right-of-way, a ten -foot landscaped setback is required. (Exhibit 5) The streetscape for the business park area is a requirement of development and shall be installed by individual property owners concurrent with development of approved projects. Ongoing maintenance shall be the -responsibility of individual property owners. 2) Acacia Street and orchard Drive within Business Park. The Acacia Street and Orchard 'Drive roadways within the Business Park shall be constructed with two twelve -foot and two seventeen -foot travel lanes and a -six-foot walkway on either side. Adjacent : to the walkways,, outside the right-of-way,' a ten -foot landscaped setback is required.' (Exhibit 6) The Streetscape for the business park area is a requirement of development and shall be installed by individual property owners concurrent with, development of approved projects. Ongoing maintenance will be the respon- sibility of individual -property owners. 3) Business Park entry treatment. The primary purpose of entry treatment is the announcement of entry into the specific plan area. For the business park area, special entry treat- ment will: be located at the intersection of Irvine Avenue and Orchard Drive -and on Birch Street just south of- the South Bristol Street intersection. (Exhibit 2) The' two entry statements shall be identical in design in order to reinforce project continuity and identification. (Exhibit 7) These entries will include the following: a) Landscape .elements, including accent trees, shrubs, and groundcover. b) Entry monumentation. c) Pedestrian crossings and signalization, if appropriate. Building. materials used for - the entry monumentation shall -be harmonious with the overall Business -Park design. Care' is to be taken in the design of the the entry statement to provide adequate vehicular sight distance in accordance with City standards. The entry treatment will be 9. t Page 200 SPECIFIC PLAN - (Santa Ana Heights) Chapter 20.64 setback sufficiently to provide -for sidewalks and handicap, access ramps. Funding. for implementation of the entry treatment may be through an assess- ment district,- Orange County. Development Agency, or some other funding source. The entry treatment shall be maintained -by the local business asso- ciation or adjacent property owner. b. Residential Areas: 1) Cypress Street. The Cypress Street roadway is designed with two twelve -foot travel lanes, eight -foot on -street parking areas on each side of the street and, on the east side' of the street, a five-foot wide sidewalk. On the west side, of the street, a three-foot planted parkway will be located adja- cent to the curb along with a twelve -foot -wide: equestrian trail. (Exhibit 8) The four foot wide landscaped area located. adjacent to the sidewalk within the front yard setback area on the east side of Cypress Street shall be planted with the designated street tree, thirty feet on.center. All street trees shall be a minimum 24-inch' box size when installed. Funding for .implementation of the streetscape along Cypress Street may be through an assessment district, the Orange County. Development Agency, some other future funding source or as redevelopment occurs. The surface of the equestrian trail shall be one of the following: a) Compacted decomposed granite. b) Existing soil, graded and compacted. A. three and one -half -foot high- split rail fence shall be installed. on either ,side of the equestrian trail. The fence is to be maintained by the. local equestrian groups and shall be removed if not properly maintained. 2) Mesa Drive easterly of Birch Street. The Mesa Drive roadway is planned with the same design features• as. Cypress - •Street, with an equestrian trail on the south- side of the street and a pedestrian sidewalk on the north side.. Mesa Drive shall not extend beyond the Specific Plan Page 201 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 area except as needed to cul-de-sac the easterly end of Mesa Drive. 'The four foot wide landscaped area•located adjacent to the sidewalk within the front yard setback area on the north side of Mesa' . Drive shall be planted with the designated street tree thirty feet on .center. All street trees shall be a minimum 24-inch box 'size when installed. Exhibit 8 illustrates the typical, section for Mesa- Drive. Funding for implemen- tation of the streetscape' may be through an assessment district, the Orange County Development Agency,some other future funding source or as redevelopment occurs. 3) Orchard Drive easterly of the Business Park. The' Orchard Drive roadway is designed with two twelve -foot travel" lanes and eight -foot on -street. parking areas on .each side of the street.' A ten -foot planted parkway will be located on the north side of the street. 07) the south side of the street, 'a ten -foot planted parkway will be provided with a meandering four -foot sidewalk. The sidewalk shall be 5-feet wide when adjacent to tha curb. The .ten -foot landscaped parkways shall be. -,planted with the•designated street tree thirty . feet on' center. All 'street• trees shall be 'a minimum 24-inch box' size when installed. Funding for implementation of the streetscape'within the residential area -of Orchard Drive may be through an assessment district, the Orange County Develop- ment Agency, some other future funding source or as redevelopment occurs. 4) Residential entry•treatment. For the residential areas,. entry treatments will be located on Orchard Drive between Birch and Cypress streets ana along Mesa Drive as determined by the Birch Street%Mesa Drive realignment study.' (Exhibit•2) These entries should be identical in design and reflect'a more residential character in landscaping• and signage, clearly delineating to business park users the entrance to a residential neighborhood. (Exhibit 9) • These entries- will - incorporate the following: a) Landscape elements, including accent trees,. shrubs, and groundcover. - b) Entry monumentation. 31 -9) Page 202' SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 c) . Pedestrian crossings and signalization, if appropriate. Care is to be taken in the •design of the entry' statement to provide adequate vehicular sight distance in accordance with City standards. The entry treatment.'will be setback sufficiently -to provide for sidewalks and handicap access ramps. Funding for implementation of the entry treatment may be through an assessment. district, Orange County Development Agency. or some other funding source. The entry treatment shall be maintained by the local community association or adjacent - owner. 2. Circulation Improvements. The area has been heavily impacted by -nonresidential traffic -attempting to avoid congested conditions on surrounding arterials. Thus, a primary consideration in the development of the plan:was reduction of through traffic within residen- tial - areas. The planned development of business park uses. adjacent to residential uses, requires a circulation plan that separates business park 'and residential traffic. Street -improvements and modifications are intended to achieve -these objectives are illustrated in Exhibit 10 and described as follows: Improvement Feature 1: Installation of a traffic signal at the intersection of Irvine Avenue and Orchard Drive. Improvement'Feature 2: Construction of a cul-de-sac on Cypress Street south of South Bristol Street. Implementa- tion of the cul-de-sac will include a design study to determine configuration of Cypress Street north of the cul-de-sac. The cul-de-sac will be designed to allow for access to South Bristol Street from•the northernmost proper- ty on the west side of Cypress Street within the Residential Equestrian District. Improvement Feature 3: Implementation of a circulation improvement test program to study and develop a method to control any. potential through traffic in the Bayview tract. The program's objective shall be development of an optimal solution, one that minimizes -through traffic along, Mesa Drive and'in the Bayview'iract with significantly incon- veniencing a large'number of residents.. The test program methodology' will include -extensive monitoring of traffic before. any -improvements are installed and then systematic monitoring of a variety of test alternatives. Each alterna- tive would involve installation of temporary improvements 31 h .-u Page 203 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 for a period of possibly thirty days.• The alternatives to be tested couid include- 1) a cul-de-sac'at the north end of Orchid Street, 2) the closure of. Spruce Avenue, 3) closure of Spruce Avenue only to traffic exiting the tract, 4) cul-de-sacs at both the north end of Orchid Street and the south end of Bayview Avenue and 5) the closure. of both Spruce and 8ayview Avenues just north of ..Azure Street to northbound traffic in tandem with the Orchid Street cul-de-sac..:Other alternatives might be tested in addition to or in lieu of those mentioned above. The corununity shall be consulted both before and after the program is implement-- ed. Both traffic engineering criteria and community input shall be considered in evaluating the results:of the pro- gram. •Improvement Feature 4: Realignment' of the, intersection at • Mesa Drive and Birch Street, Mesa Drive and Acacia Street,' and other possible alignments to provide a through traffic connection.'. Mesa Drive easterly of Birch. Street'or Acacia Street shall.be.realigned at the•:•intersection to discourage' through traffic and provide a •' residential community' entrance. A precise alignment study and EIR shall be, completed prior to annexation. These circulation improvements are to be implemented in a phased manner *to best achieve the plan's objectives. Implementation of Improvement Features 1'through 3 would be given priority because they are designed to provide'an early reduction' or elimination of through. and business park traffic in residential 'neighborhoods. Improvement Feature 4 would be implemented once warranted by business park devel- opment on Birch Street. Funding possibilities •for these improvements: include the Orange County Development Agency, an. assessment district and/or developer contribution. B. PUBLIC SERVICES/UTILITIES PLAN. The Public Services/Utilities Plan addresses the adequacy of existing water, sewer and drainage facilities to meet existing and ultimate demand and identifies those public works facility, improvements needed to implement the Land Use Plan. The public works improvement's recommended are based- on studies pre- pared by the county which took into account ultimate buildout of the specific plan area, Orange. County fire flow requirbments and other design criteria. City design criteria may differ in some areas which may require modifications before .implementation occurs. The proposed upgrading of facilities is required to eliminate deficiencies -which will be created once 'the Specific Plan is implemented. • Some relo- cation of •facilities is. necessary due to' proposed realignments of street right-of-way. :Specific proposals 'for the improvement and modification of facilities and services are described below. 31 b 1. 2 Page 204 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 Water Distribution System Improvements. The Santa 'Ana Heights Water Company presently provides adequate water service to the specific plan area to serve existing land uses. Ultimate development of the area, however, will require the installation of six-inch and eight -inch water mains and additional fire hydrants for fire protection. Planned improvements ate shown in Exhibit 11 and are described•as follows: improvement Feature 1:. Replacement of 6-inch line with 8-inch line' on Irvine Avenue and Acacia Street from South Bristol Street to Mesa Drive. Improvement Feature 2: Replacement of 6-inch line with S-inch line on Mesa Drive from Acacia Street to Cypress Street. Improvement Feature 3: Replacement of 6-inch line with 8-inch line on Mesa Drive from the intersection with Acacia Street west 500 feet. Improvement Feature 4: Relocation and new installation of four fire hydrants. The water•sy'stem improvements described provide an estimate of new facilities. needed. A comprehensive.water system plan and implementation program must be developed for the area prior to any business.par$ development. Funding :possibilities for these improvements include the Orange County Development. Agency, an assessment district and/or developer contributions. Sewer System Improvements. The Costa Mesa Sanitation District •(CMSD) presently provides sewer service to the specific plan area. various sewer mains.in the area are currently flowing at -or near capacity. In order.to adequately serve ultimate buildout; installation of 10-inch through 18-inch sewer mains and upgrading of two pump stations in the general area will be required. The following improvements (shown in Exhibit 32) have been identified for construction and/or upgrading. Improvement Feature B: Line �B, located along South Bristol Street, conveys flows from the specific plan area westerly to the 12-inch sewer lines which flow south along the Santa Ana -Delhi channel. This main serves as a major sewer trunkline serving the specific plan area. Line B is pres- ently an 8-inch diameter line; a 15-inch parallel line is proposed to be installed. Page 205 SPECIFIC PIM (Santa Ana Heights) Chapter 20.64 Improvement Feature C: Line C, located along the Santa Ana -Delhi channel, conveys sewer flows from the western portion 'of Santa Ana Heights and the commercial. center on• Santa Ana Avenue. .An 18-inch parallel line is proposed to be installed. Improvement Feature.D: Pump Station•11 collects sewer flows from various areas of Santa Ana Heights and pumps to Sewer Pump Station 10 (Improvement Feature.E). Pump Station 11 is proposed for upgrading, to include installation of new pumps and controls, electrical service :and .remodeling of the existing wet well. Improvement Feature E: Pump Station 10 pumps sewer flows from various areas of Santa Ana Heights to.the 24-inch sewer trunkline along Fair Drive (improvement Feature F) which flows into the CMSD treatment facility.- Pump Station 10 is proposed for upgrading, to include installation of new pumps and controls, electrical service and remodeling of the. existing wet well. Improvement Feature F: Line F is, d 24-inch• 'trunkline located along .Fair Drive which transports flows. from Pump, Station 10 to the CMSD treatment facility. A .15-inch parallel line is proposed to be installed. The sewer system -improvements described"•provide an estimate of new facilities needed. A comprehensive sewer system plan and implementation program must be developed for the area prior to any business park development. Funding -.possibilities for these improvements include the Orange County Development Agency, an assessment district and/or developer contributions. 3. Drainage System Improvements in general, the existing storm runoff collection system within the specific plan area is adequate with the exception. of areas where proposed circulation realignments and modi- fications will alter street drainage patterns. The ultimate land use. -changes and. circulation improvements will require the construction of storm drains :and a system of catch basins. * Backbone improvements to' the existing system are-• shown in Exhibit 13 and are described as follows: improvement Area 1: Catch basins at Orchard Drive and Birch Street Storm drains along Birch Street from Orchard Drive to 41 Page 206 SPECIFIC PLAN , (Santa Ana Heights) Chapter 20.64 Mesa Drive Catch basin along Birch Street Catch basins at Mesa Drive to drain southerly Storm drain from Mesa Drive to Santa Ana -Delhi channel Improvement Area 2: Storm drain' on Cypress Street from Cypress Street cul-dle-sac to South Bristol Street Catch -basins at Cypress Street cul-de-sac A localized drainage problem exists along Birch. and Cypress streets south of Orchard Drive. In this area, surface runoff flows from parcels fronting on Cypress Street onto parcels along Birch Street. Ponding of water also occurs on, at least one parcel along Birch Street., This drainage situation is a particular concern ,where business park development is planned to occur along Birch Street. Such development must provide for. - the transport of runoff from adjacent residential parcels to the drainage facilities planned along•.Birch Street. The area affected by this ` drainage problem is highlighted in Exhibit 13, the boundary .of which is based on existing topography. In order -to adequately provide for surface runoff in his area, •a comprehensive drainage plan 'and implementation program must be'developed for the area prior to any business park development within the affected area. .Possible drain- age solutions which are being considered'include the follow- ing: An underground storm drain collection system A pumping station. which collects storm runoff and pumps to an acceptable public storm drain system.: Funding possibilities for these improvements include the orange County Development Agency, an assessment district and/or developer contribution. 4. 'Electric, Telephone and Cable Television,Improvements If it is the desire of the community to have utilities undergrounded, this would be accomplished through the Orange County -Development Agency, an assessment district, and/or developer contribution. Although not anticipated, the planned improvements/modifications to the circulation system /P may require abandonments. 5. Street Lights Page 207 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 utility• relocations, realignments or -A street -light system in conformance with City standards will be included with street improvement projects in the business park area'and if requested in the residential area. Funding possibilities for. the street light system include - the Orange County Development Agency, an assessment district and/or developer contribution. C. FIRE PROTECTION. Addition of the development in Santa Ana Heights to the City's fire protection responsibilities may require the construction of a fire station. The fire station could be located in or near Santa Ana Heights. Funding possibilities for the fire station include the Orange County Development Agency, an assessment district and/or developer contributions. SAHSP2 4-27-87 BRIBT to r W r .r ' r .. r BUSINESS PARK ENTRY r MONUMENTATION i r ,, .o.4b.�•s r a mm� . .ri P. i C�y_�•+r.�i1 aril I ( 'RESIDENTIAL ENTRY RESIDENTIAL ENTRY MONUMENT MONUMENTATION LOCATION SUBJECT TO „m REALIGNMENT STUDY SPECIFIC PLAN BOUNDARY BUSINESS PARK': LANDSCAPING �cz,sA„ RESIDENTIAL . LANDSCAPING aa'o•ow IOC BUFFER LANDSCAPING SANTA ANA HEIGHTS CITY OF NEWPORT BEACH BUFFER / LANDSCAPING DIAGRAM ADVANCE PLANNING DIVISION EXHIBIT 2 RESIDENTIAL EQUESTRIAN PROPERTY D BUSINESS PARK PROPERTY BUSINESS PARK / RESIDENTIAL. EQUESTRIAN -.BUFFER DESIGN SANTA, ANA HEIGHTS SPECIFIC PLAN CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION EXHIBIT 3 L 9M - ;1 j ��NFE Typical Business Park Street Typical Business- Park, Parking Lot . . Landscape BUSINESS PARK PARKING. LOT LANDSCAPE DESIGN ' CONCEPTS SANTA ANA HEIGHTS SPECIFIC PLAN EXHIBIT 4 r TYPICAL' SECTION' THROUGH BIRCH STREET & MESA DRIVE ( BETWEEN BIRCH ST. a IRVINE AVE. ), SANTA ANA HEIGHTS SPECIFIC PLAN m CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION EXHIBIT ' 5 4 /D' 1 6' 1 " 17' ,I» 0/ 4 U•��JT�ti�, p, 701 ROW '58' PAVED 12' 12' i /7' I 6' I to 1 TYPICAL SECTION THROUGH ACACIA 'STREET & .ORCHARD STREET WIN BUSINESS PARK SANTA ANA "HEIGHTS SPECIFIC PLAN CITY OF NEWPORT.BEACH ADVANCE • _ PLANNING DIVISION EXHIBIT 6 BUSINESS PARK _ IDENTIFICATION SIGNAGE 80' ROW, Ltl' ET ESrT� 64 PAVED ACCENT E9D. ' TYPICAL SECTION THROUGH BUSINESS PARK. ENTRY. BUSINESS PARK ENTRY TREATMENT' SANTA ANA HEIGHTS SPECIFIC PLAN PLAN VIEW BUSINESS PARK ENTRY• CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION EXHIBIT 7 `N 'ONE 5/DE pNCY TYPICAL SECTION THROUGH CYPRESS STREET a MESA DRIVE(Easterly of Birch Street) CYPRESS -ST. NORTHBOUND a MESA. DR. WESTBOUND SANTA ANA HEIGHTS' SPECI-FIC PLAN •'b CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION EXHIBIT 8' 60' ROW 40'PAVED- TYPICAL SECTION THROUGH' RESIDENTIAL ENTRY RESIDENTIAL ENTRY -TREATMENT SANTA ANA HEIGHTS SPECIFIC PLAN ENTRY WALL NUMENTA ACCENT TREES PLAN VIEW RESIDENTIAL ENTRY CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION EXHIBIT 9 1 b Frf a i TRAFFIC SIGNAL — SPECIFIC PLAN BOUNDARY IMPROVEMENT FEATURE (See Text ) .3 CIRCULATION TEST PROGR 2 CLOSURE OF IYPRESS ST. IIfTLI /M II_f1 A `t FUTURE .BIRCH /MESA INTERSECTION REALIGNMENT MESA ,I SANTA ANA HEIGHTS CIRCULATION PLAN EXHIBIT 10 v• -CITY-OF NEWPORT • BEACH ADVANCE PLAN DIVISION . � 1 1 1 1 M 8 1 . 1 � 1 11� ✓-I OR 6 6» aWATER MAIN TO FOLLOW -FUTURE STREET REALIGNMENT SPECIFIC PLAN BOUNDARY 10° • EXISTING WATER MAIN &FIRE HYDRANT $N'O WATER MAIN a HYDRANT IMPROVEMENT. ®2 IMPROVEMENT FEATURE (See Text) t . SA-NTA ANA HEIGHTS' WATER SYSTEM PLAN EXHIBIT 11 =I. G: 4»R -; wlm�lg CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION I1 11 11 I] 11 SPECIFIC PLAN BOUNDARY -a-= SEWER MAIN SANTA- ANA HEIGHTS SEWER SYSTEM PLAN.. CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION EXHIBIT 12 55 1 fL L "m"M SPECIFIC PLAN BOUNDARY l� EXISTING STORM DRAIN FUTURE STORM DRAIN IMPROVEMENT u IMPROVEMENT AREA ( See Text ) SANTA ANA: 'HEI-GHTS DRAINAGE SYSTEM PLAN 2 CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION EXHIBIT 13 June 19, 1989 TO: Planning Director FROM: Public Works Department SUBJECT: Mesa/Birch Alignment Study Attached is an analysis of the Mesa/Birch Alignment selected by the Planning Commission. It has been designated Alginment 2A. The report describes Alignment 2A and how it compares with the other alignments studied. It is our conclusion that Alignment 2A is very similar to Alignment 2. Alignment 2A does have some favorable Land Use benefits and is slightly less expensive than Alginment 2. The Public Works Department concurs with the Planning Commission decision. The staff report for the City Council meeting will not be prepared until July 24, 1989. Until that time the Alignment 2A report can be used to give the public information on the new alignment. 0Don Webb � City Engineer DW:so Attachment cc: Rich Adler, OCEMA June 15, 1989 MESA DRIVE ALIGNMENT STUDY ALIGNMENT NO. 2A At meetings held on April 20, 1989, and May 18, 1989, the City of Newport Beach Planning Commission, reviewed the "Mesa Drive Alignment Study - Supplemental Environment Impact Report 508E (with Technical Appendices)," related staff reports and heard public testimony. The Commission then approved an alignment for the Mesa Drive/Birch Street connection that was between Alignments 1 and 2. It will be called Alignment 2A. The Commission, in adopting Alignment 2A tried to reach a compromise which took advantage of the best features of Alignments 1 and 2. Alignment 2A is roughly midway between 1 and No, 2. It is approximately 95 feet southerly of Alignment 2 in the vicinity of 2041 Mesa Drive. Attached Figures 3C and 3D show the alignment. With respect to traffic and. circulation, noise, air quality, public services and utilities, Alignment 2A has the same impacts as Alignment 2. Moving the roadway southerly into the golf course will allow Alignment 2A to miss the first three residential properties easterly of Acacia Street. In comparison with Alignment 2, it reduces the number of homes taken from 11 to 9. Of these 9 homes two (2041 and 2061 Mesa Drive) are in the residential zone, and the other 7 are in the business park zone. One of the residentially zoned properties has been acquired by the County and the other owner has requested the County to purchase the property. Alignment 2A goes through a portion.of 5 houses. The other 4 affected houses (20401, 30381, 20361 and 20351 Birch Street) will have to be acquired or moved to provide proper sight distance for the roadway curve. A clear setback of 25 to 30 feet from the back of sidewalk is required through most of the curve to provide the needed sight distance. 0 r, a m Alignment 2A will move into the golf course property approximately 90 feet. This encroachment does not affect the golf course playing area if a 20-25 foot high retaining wall is constructed to contain the roadway fill. A crib type wall would provide for landscaping and give an irregular surface which will minimize golf ball deflection. The cost estimate shown for the construction of Alignment 2A includes this wall. Alignment 2A requires less land acquisition than Alignment 1, 2 or 3 and only 2800 square feet more than Alignment 4. When the sale of residential parcels is taken into consideration, Alignment No. 2A has the lowest right-of-way cost. Unless rezoning occurs the four residential parcels easterly of Acacia Street on Mesa Drive will be separated and isolated from other residential areas by the 4 lane roadway. This would also be the case in Alignments 1, 2 and 3. The estimated construction cost of Alignment 2A is $5.23 Million, which is $850,000 more than 2. This is primarily due to the higher cost of the retaining wall, which is estimated to be $576,000. Below is a summary of costs for the various alignments: r ITEM 1 80' R/W Costs Total $7.63M Net 5.35M Relocation Costs '$30,000 Construction Costs 80' R/W $7.70M Total $13.08M R/W plus Construction NOTE: ALIGNMENTNO. 2 4 2A $8.20M $11.93M $6.86M 4.89M 6.:.5M 4.30M $130,000 $150;000 $60,000 $4.38M $5.05M $4.06M $9.40M $11.55M $8.42M $6.93M 3.98M $110,000 $5.23M $9.32M 1. Costs include golf course modifications along Mesa Drive. * Alignment No. 1 cost includes $3 Million for major golf course reconstruction and severance damages. 3 2. The following construction cost items are not included:' a. Add $1A0,000 for Birch/Orchard traffic signal for all alignments. b. Cost to widen Birch Street over the Corona del Mar freeway $1.5 to $2.0 Million. c. Cost for widening Irvine Avenue and West Mesa Drive. Of the four alignments that provide the needed traffic circulation, Alignment 2A has the lowest total cost, with Alignment 2 being a close second. It should also be noted that Alignment 4, although it has the lowest cost, does not provide the necessary traffic circulation. The following table ranks the various alignments studied: RANKING ALIGNMENTS ANALYSIS ITEM 1 2 3 4 2A Engineering Right-of-way costs 3 4 5 1 2 Net Right-of-way costs 4 3 5 2 1 Golf Course Impacts 5 1 3 2 4 Housing 1 4 5 2 3 Construction Cost 5 2 3 1 4 Traffic External Operation 1, 1 1 5 1 Internal Operation 2 1 1 5 1 TOTAL 21 16 23 18 lb 1-best and 5-worst Alignments 2 and 2A have the same final ranking. Alignment 2A has less impact t on the land use than 2 and is also slightly less expensive. The staff concurs with the Planning Commission recommendation and supports the adoption of Alignment 2A as the preferred alignment for the Mesa Drive/Birch Street connection. Don Webb City Engineer Newport Beach V Study Session / Agenda Item No. /O • • • CITY OF NEWPORT BEACH OFFICE OF THE CITY MANAGER SEPTEMBER 12, 1988 TO: MAYOR AND CITY COUNCIL FROM: EXECUTIVE ASSISTANT SUBJECT: SANTA ANA HEIGHTS ANNEXATION TIMELINE At the Study Session of August 22, 1988, Councilman Turner requested the preparation of a timeline schedule of items related to the annexation of 'Santa Ana Heights. The following narrative and the attached timeline present an overview of the items and the time frame associated with the annexation of Santa Ana Heights. The alignment study for the roadway between Bristol Street and Mesa Drive involving either Acacia or Birch Streets is expected to be ready for public hearings in April 1989. Considering the controversy involved and the need for hearings by both the City and the County, final approval of a recommended alignment probably will not occur until June or July of 1989. Any other amendments to the specific area plan, such as those suggested for Mesa Drive, would require another three to six months because of the required environmental review and public hearings. If the Council wishes to pursue annexation expeditiously, it is strongly recommended that additional amendments be post - poned until after annexation. Upon approval of a selected alignment, the City staff will prepare a complete annexation study including cost/revenue projections. Much of this information has been compiled and requires only up- dating. Consequently, preparation of this report should be completed within one month, at which time the Council can decide whether or not to proceed with annexation. Assuming an affirmative direction from the City Council, staff will prepare a Resolution of Intention and an application to LAFCO. Two time consuming items are required for this application. One is negotiation with the County of Orange regarding the dis- tribution of property taxes and the other is preparation of a SEPTEMBER 12, 1988 • SANTA ANA HEIGHTS ANNEXATION TIMELINE • 0 Page 2 surveyed map and a metes and bounds description. Because of the expense involved, map preparation will be postponed until after Council action. This segment of the process may require sixty to ninety days. Assuming approval of the Resolution of Intention, staff will submit the application to LAFCO, which will require thirty days to review the application and approve it at a public hearing. (LAFCO must approve such island annexations.) Approximately sixty days after LAFCO approval, the City Council must hold a public hearing to hear protests. Depending on the number and type of protests, the annexation either fails, proceeds, or goes to an election. An election of the registered voters within the area to be annexed may be either a special election or combined with other elections. Therefore, the timing of an election ranges between ninety days to more than a year. After final approval of annexation, another thirty to sixty days is required for certification and recording before the annexation is finalized. These time projections are intended to be a best estimate, but are subject to legal challenges and unforseen circumstances. KJD:mb Attachment cc: City Manager pd-4� L NETH J DELINO T Completion of Alignment Study Selection of Alignment Annexation Study Council Action LAFCO Application LAFCO Hearing IProtest Period Protest Hearing Election (?) Final Recording • • • SANTA ANA HEIGHTS ANNEXATION TIMELINE 1989 1990 APRIL MAY JUNE JULY AUG. SEPT. OCT. NOV. DEC. JAN. FEB. MARCH APRIL MAY JUNE JULY AUG. M S e �• a SANTA ANA HEIGHTS SPECIFIC PLAN County of Orange Environmental Management Agency I I Ralph B. Clark, Chairman Roger Stanton Harriett M. Wieder Bruce Nestande Thomas F. Riley ORANGE COUNTY BOARD OF SUPERVISORS Fourth District First District Second District Third District Fifth District ORANGE COUNTY PLANNING COMMISSION C. Douglas Leavenworth, Chairman Fourth District A. Earl Wooden First District Alvin M. Coen Second District H. George Osborne Third District Thomas Moody Fifth District ORANGE COUNTY ENVIRONMENTAL MANAGEMENT AGENCY Murray Storm Robert G. Fisher Robert L. Rends Kenneth C. Winter Agency Director Director of Planning Manager, Project Planning Division Manager, Urban and Environmental Planning PREPARED BY: URBAN AND ENVIRONMENTAL PLANNING Rich Adler, Santa Ana Heights Project Manager Lynn Dosheery, Specific Plan Project Manager Micki Harris, Planner WITH THE ASSISTANCE OF: PHILLIPS BRANDT REDDICK BASMACIYAN-DARNELL, INC. BSI CONSULTANTS, INC. I SANTA ANA HEIGHTS SPECIFIC PLAN County of Orange Environmental Management Agency OCTOBER 1986 l 11 1� l 1 Special thanks to the members of the Specific Plan ad hoc committees for their assistance In the preparation of the plan. 1 BUSINESS PARK AD HOC COMMITTEE Dan DeMille Jack Mullen Harvey Shaw Cisca Stellhorn t Roger Summers Bill Warren I RESIDENTIAL EQUESTRIAN AD HOC COMMITTEE 1 Martha Durkee John Hughes Rita Jones 1 Violet Kellinger Kathy Noel Mary Slouka TABLE OF CONTENTS I. INTRODUCTION Page A. Authorization and Purpose I-1 B. Goals and Objectives I-2 C. Description of Planning Area I-2 1. Land Uses Within Specific Plan Area I-5 2. Land Uses Surrounding Specific Plan Area I-6 D. Planning Background I-6 II. THE PLAN A. Land Use Plan II-1 B. Circulation Plan II-5 C. Public Services/Utilities Plan II-8 D. Recreation Plan I1-16 III. COMMUNITY DESIGN PROGRAM A. Introduction III-1 B. Architectural Guidelines for Business Park Uses III-1 1. Building Massing/Form III-1 2. Exterior Building Materials III-3 3. Glazing III-3 4. Building Entrances III-4 5. Building Rooflines III-4 6. Energy Considerations III-4 7. Sound Attenuation III-5 C. Landscape Guidelines III-5 1. Streetscape III-5 2. Entry Treatment III-11 3. Buffer Design III-17 4. Parking Lot Design III-19 5. Handscape and Street Furniture Design III-21 6. Landscape Maintenance III-23 i TABLE OF CONTENTS (cont'd) IV, LAND USE DISTRICT REGULATIONS A. Purpose and Intent B. Definitions C. General Provisions D. District Regulations 1. OSR "Open Space/Recreation" District 2. REQ "Residential Equestrian" District 3. RK "Residential Kennel" District 4. RSF "Residential Single Family" District S. RMF "Residential Multiple Family" District 6. HN "Horticultural Nursery" District 7. GC "General Commercial" District 8. BP "Business park" District g. PA "Professional and Administrative Office" District 10. PAC "Professional and Administrative Consolidation" District 11. PO "Planned Development" Combining District 12. (S) "Commercial Stable" Overlay District 13. (N) "Commercial Nursery" Overlay District E. Procedures 1. Discretionary Permit Procedures 2. Specific Plan Amendment Procedures 3. Recreational Horse Permit Procedures IV-1 IV-1 IV-1 IV-5 IV-5 IV-7 IV-11 IV-14 IV-17 IV-20 IV-22 IV-25 IV-30 IV-31 IV-32 IV-33 IV-35 IV-36 IV-36 IV-36 IV-36 ii LIST OF EXHIBITS Exhibit Number Page 1 Regional Location I-3 2 Local Vicinity I-4 3 Existing Land Use I-7 4 Surrounding Land Use I-8 5 Land Use Plan II-2 6 Circulation Plan II-6 7 Water Distribution Improvement Plan II-9 8 Sewer System Improvement Plan II-11 9 Drainage System Improvement Plan II-14 10 Recreation Plan II-17 11 Landscape Plan/Buffer Diagram III-6 12 Typical Section Through Acacia and Birch Streets III-7 13 Typical Section through Cypress Street and Mesa Drive III-10 14 Business Park Entry Treatment III-12 15 Residential Entry Treatment III-15 16 Business Park/Residential Equestrian Buffer Design III-18 17 Business Park Parking Lot -Landscape Design Concepts III-20 18 Land Use District Map IV-4 iii I. INTRODUCTION INTRODUCTION ' A. Authorization and Purpose ' On February 26, 1985, the Orange County Board of Supervisors approved Reso- lution No. 85-257, which created a new land use plan for the unincorpora- ted community of Santa Ana Heights and directed the Environmental Manage- ment Agency (EMA) to prepare a specific plan for the community. The pur- pose of the specific plan effort was to provide a comprehensive set of plans, guidelines, regulations and implementation programs for guiding and ' ensuring the orderly development of Santa Ana Heights in accordance with the adopted land use plan. ' This document, in conjunction with the Orange County Zoning Code and other applicable ordinances, represents the specific plan for Santa Ana Heights. It has been prepared in accordance with the California Government Code (sections 65450 et seq.) and is consistent with the Board -adopted land use ' plan for the area. Adoption of this specific plan, in effect, repeals the zoning regulations ' previously applicable to properties within the specific plan boundaries and replaces them with a set of land use regulations unique to the area. As ' required by the Government Code, all future development proposed within the specific plan area must be found consistent with the adopted land use regulations. As specified by the Subdivision Map Act, all final or tenta- tive subdivision maps approved within the specific plan area must also be ' consistent with the specific plan. An important function of this specific plan and the accompanying supplemen- tal environmental impact report (EIR) is to reduce the need for extensive planning and environmental documentation related to subsequent development of the area. For development projects that are designed consistent with the specific plan provisions, the environmental documentation in the supplemental EIR may be used in obtaining the applicable permit approvals. I-1 II B. Goals and Objectives The overall goal of the Santa Ana Heights Specific Plan is to provide for the orderly and balanced development of the community consistent with the Board -adopted land use plan. In carrying out this goal, the principal objectives are the following: Encourage the upgrading of existing residential neighborhoods. Ensure well planned business park developments which are adequately buffered from adjacent residential neighborhoods. Encourage the consolidation of smaller contiguous lots in the business park area. Ensure that business park and residential traffic is separated to the maximum extent possible, white minimizing impact upon existing parcels. Ensure adequate provision of public works facilities as development occurs. Enhance equestrian opportunities within the residential equestrian neighborhood. Enhance the overall aesthetic character of the community. These goals and objectives have guided the preparation of this Specific Plan and are incorporated into the various components of the plan. C. Description of Planning Area The Santa Ana Heights community consists of approximately 450 acres of unincorporated territory, located just south of John Wayne Airport in Orange County (Exhibit 1). In an effort to simplify the preparation of a specific plan for the community, most properties with zoning already consistent with the Board -adopted land use plan were not included within the specific plan area. The resulting study area covers approximately 175 acres and is generally bounded by South Bristol Street to the north, Mesa Drive to the south, Santa Ana Avenue to the west and residential property lines along Cypress Street to the east (Exhibit 2). 1 1 1 I-2 II 30 W HITTIER I, LOS ANGELES COUNTY SANTA ANA SAN BERN'ARDINO COUNTY ORANGE COUNTY ' IRVINE SANTA AN HEIGHTS ' SPECIFIC PLAN AREA NEWPORT BEACH ' LAGMA BEACH ' DANA POINT ' SAN CLEMENTE REGIONAL LOCATION i, SANTA ANA HEIGHTS SPECIFIC PLAN d-3 10 60 RIVERSIDE COUNTY E LSINORE SAN DIEGO COUNTY ml EXHIBIT 1 LOCAL VICINITY SANTA ANA HEIGHTS SPECIFIC PLAN 1-4 I LIGHTS 1 AREA EXHIBIT 1 ' 1. Land Uses Within Specific Plan Area The Santa Ana Heights Specific Plan area is characterized by a diversity of land uses. Existing uses in the eastern section of the ' specific plan area (east of Irvine Avenue) are predominantly residential, the lot pattern of which is heavily influenced by the ' community's historic ties to small plot agricultural activities. Parcels along Acacia, Birch and Cypress streets are predominantly one- half acre in size and consist of single family residences and multiple family units, along with equestrian stables, nurseries and other small ' businesses. Land uses along South Bristol Street include a mix of office, commercial and residential uses. Residential uses, including a 52-unit apartment complex, predominate along Birch Street between South ' Bristol Street and Orchard Drive; however, an office building has recently been constructed on a two -acre site on the west side of the ' street. Existing uses within the western portion of the specific plan area ' (west of Irvine Avenue) consist of a mixture of residential, commercial ' and recreational uses, including the Newport Beach Golf Course, a small Santa Ana Avenue, commercial center on the corner of Bristol Street and a number of apartment complexes ranging in size from 32 to 180 units, ' single family homes, nurseries, kennels and a veterinary clinic. The Riverside Drive cul-de-sac, located off of Orchard Drive, contains a ' small single family subdivision where a majority of residents currently operate dog kennels. Also located off of Orchard Drive is a private ' cul-de-sac, Kline Drive, containing a broad mix of land uses including single family homes, a horticultural nursery and vacant parcels used ' for vehicle storage purposes. Lange Drive, which is located off of Mesa Drive, includes single family homes, some of which are in a deteriorated state, and vacant parcels used for storage purposes. Also ' located within this portion of Santa Ana Heights is the Sherwood Estates tract (commonly referred to as the Pegasus tract), an 88-unit, ' single family subdivision constructed in the mid-1960's. The majority of these homes are well maintained. I-5 The Santa Ana -Delhi Flood Control Channel also traverses the specific plan area in a north to south direction. Exhibit 3 illustrates the location of existing land uses within the specific plan area. 2, Land Uses Surrounding Specific Plan Area The City of Newport Beach surrounds the eastern portion of the Santa Ana Heights Specific Plan area. Along Irvine Avenue, between South Bristol Street and Orchard Drive, is a strip of office buildings, commercial businesses and several small homes within the City boundaries. Also within the City is the Corona del Mar Freeway (SR- 73), the recently approved Bayview Planned Development consisting of residential, office and hotel uses (under construction) and the Upper Newport Bay Ecological Reserve to the north, east and south of the specific plan area, respectively. That portion of the Newport Beach Golf Course within the City also lies to the south of the study area. The City of Costa Mesa forms the northern boundary of the specific plan area along Bristol Street near Santa Ana Avenue. Existing uses include a new hotel and vacant land. Unincorporated land surrounding the study area consists of the existing Bayview and Upper Bay residential tracts and multi -acre estates to the east and south, and a wide variety of residential uses as well as the Santa Ana Country Club to the west. Exhibit 4 illustrates the location of land uses surrounding the specific plan area. D. Planning Background Land use planning in the Santa Ana Heights area has been closely associated with the preparation of a master plan for John Wayne Airport (JWA). In February 19850 after several years of study and public meetings, the Orange County Board of Supervisors adopted a master plan for the airport and a Land Use Compatibility Program (LUCP) for the Santa Ana Heights area, A comprehensive environmental impact report (Final EIR 508) that addressed both plans was also certified at that time. 1-5 ------- ---` SOUTH BRISTOL '—" j STREET ----- I f z (. ! ::.�.. ..... �. ZENITH AVENUE i ::\r t.:.,.._:..:STREET i � :5.5: ..,wfd ::.::,a',,r^o:�[ �'�'�zF•.i :::. .�..1�. 'i; _ S':::: .'. w': .'.': .'.. .. wL•.'.-.-._:� ri] •PEGASUS•' .. STREET `�' -- r • :: •��.� '•; ;•�- _ _ _ JJ — __ _ _ _ _ .;wf.:.�.. = II ••:••=• `%'. .'l :1:'1' >': 1 :!•' : l' .�;•ti : i'� :1.'L' _ _.t.�1�.j 1j"1�:'•'• : h�.'1 �� o —_ 'u _ — w jIII�l�4� •.i.• o : l ;�.'�.'i .'.'.': 1:" /'', • � ;'F i � �=.t' ''''' �� f .' � ::: i_..: I •i i r•-: r'F �O __ _ to _ — d: 1•• '.k•: . i ':.': •.'U} `• :.'.-'.EE ...... . .•i' • '. 1•. •.. • �� • E AZURE AVENUE _ _— ¢ '.�:: � .. z;'3� •:::.'�. �� � .': • •Y.:._.'._._'.. �•_' • .� • arau�ui ante" __ Lam:' :: ::::.:..... _ y: • j•: • ;i` ••i •.•: 1 i•• i i�,� L •i ,i: i j • {�7 (\ BAY FAFL aPCE - -r»..�.,�.. EDRIV w • •�. 67ESA• _RIVE �..�. SINGLE FAMILY TRACT APARTMENT COMPLEX ' f (More than 16 dwelling units/acre) COMMERCIAL/OFFICE MIXED USES ON LARGE AGRICULTURAL LOTS (Single family and multiple family residences, stables, RECREATION/OPEN SPACE nurseries, schools and other small businesses) SINGLE FAMILY RESIDENCES WITH KENNELS EXISTING LAND USE VACANT AUGUST 19se SANTA ANA HEIGHTS SPECIFIC PLAN EXHIBIT 3 uowwwwt iN\NYNY . . ■\tYYt\\it RESIDENTIAL i�\YYYNY ANATA HEIGHTS SPECIFIC PLAN AREA RECREATION / OPEN SPACE f f j COMMERCIAL OFFICE / COMMERCIAL / LIGHT INDUSTRIAL SURROUNDING LAND USE SANTA ANA HEIGHTS SPECIFIC PLAN I-8 N= EXHIBIT 4 ' The purpose of the LUCP was two -fold: 1) to establish a program to achieve compatibility between projected noise levels at JWA and land uses in all affected areas, and 2) to develop a comprehensive land use plan for the unincorporated Santa Ana Heights area. The Board -approved LUCP provides for the retention of all noise compatible land uses, such as open space, commercial and office uses. Other uses more sensitive to noise, such as ' residences, were also retained, except along Acacia and Birch streets where pressures for land use change were great. In order to meet state airport ' noise requirements in areas where residential uses were planned to remain, the Board approved two noise compatibility programs: Purchase Assurance and Acoustical Insulation. In areas where residential uses were planned to be eliminated, the Board adopted amendments to the General Plan Land Use Element and Community Profile providing for land use conversion to business ' park uses. Basic land use patterns for the area were thus established, but land use regulations were not adopted. In order to establish land use ' regulations and other implementation programs tailored to the unique needs of Santa Ana Heights, the Board directed that both a redevelopment plan and ' specific plan be developed for the community. The Board adopted a Redevelopment Plan for the Santa Ana Heights Project ' Area on July 15, 1986. The Project Area encompasses most of Santa Ana Heights, including all of the specific plan area, as well as John Wayne ' Airport and the proposed Upper Newport Bay Regional Park. The Redevelopment Plan allows the use of tax increment financing by the Orange County Development Agency. Tax increment financing enables the Agency to recapture property tax revenue from the Project Area to provide needed improvements within the area. The Redevelopment Plan is expected to serve as a useful tool to help finance the various projects being undertaken in ' the Santa Ana Heights area. These projects include the Purchase Assurance and Acoustical Insulation programs, circulation, recreation -and public facility improvements in the area and neighborhood revitalization programs. ' In addition to this introduction, the Santa Ana Heights Specific Plan ' consists of three chapters. Chapter II presents the following plan components: Land Use, Circulation, Public Services/Utilities and Recreation. I-9 I Chapter III provides the architectural and landscape guidelines and ' Chapter IV presents the land use district regulations to be applied to all , development within the specific plan area. 1 r i F I PP56-1 I-10 6274 THE PLAN A. Land Use Plan The Board -adopted Land Use Plan for Santa Ana Heights reflects present and future physical, market and environmental conditions and existing land use patterns. Within the specific plan area, the Land Use Plan calls for a variety of uses, including low-rise office development, commercial uses, recreational facilities and varying densities of residential uses (most of which currently exist). Exhibit 5 depicts the adopted Land Use Plan for the specific plan area and details the general type, location and intensity of development proposed. The following land use categories identified for the area correspond with the designations used in the Community Profile Component of the County's Advance Planning Program. Low Density Residential (0.5-2.0 DU/Ac) The general character of the "Low Density Residential" category is single family, large -lot estates within a semi -rural environment. This designation applies to property located south of Mesa Drive. Medium Low Density Residential (2.0-3.5 DU/Ac) The "Medium Low Density Residential" category provides for single family, large -lot residential uses with ancillary equestrian facilities. This category is also designed for the maintenance of commercial equestrian stable facilities. This designation applies to properties located along Cypress Street and along the north side of Mesa Drive between Acacia Street and the Upper Bay tract. RESIDENTIAL ACiRRICULTURI {Includes Low.Medium Low, Medium,��' Medium High, and High Density) [T -j RECREATION COMMUNITY COMMERICAL PROFESSIONAL -ADMINISTRATIVE LAND USE PLAN (COMMUNITY PROFILE) SANTA ANA HEIGHTS SPECIFIC PLAN 0 n .. EXHBIT 5 I II I n u LJ It 1- I I !J it 5 Medium Density Residential (3.5-6.5 DU/Ac) The general character of the "Medium Density Residential" category is single family detached dwelling units, although townhouses or cluster arrangements are permitted. Dog kennels and horticultural nurseries are also permitted uses under this category. Much of the western portion of the specific plan area is designated as "Medium Density Residential," including the Pegasus tract, the Riverside Drive cul-de- sac located off of Orchard Drive and the private cul-de-sac, Kline Drive, located off of Orchard Drive. Medium High Density Residential (6.5-18.0 DU/Ac) The "Medium High Density Residential" category is designed to encourage and maintain greater densities of residential development. This designation provides for townhomes, condominiums, duplex and triplex units, apartments, and some small -lot, single family units. This category covers the duplex and apartment uses on the south side of Orchard Drive near Santa Ana Avenue and the apartments on Santa Ana Avenue just west of the Pegasus tract. Lange Drive, a private street located off of Mesa Drive, also reflects this land use category. High Density Residential (18.0+ DU/Ac) The "High Density Residential" category provides for higher density multiple family residential development, including apartments and small -lot duplex, triplex and fourplex units. The two existing apartment complexes located along Mesa Drive between Santa Ana Avenue and Irvine Avenue are included in this category. Community Commercial The "Community Commercial" category is designed to encourage commercial centers for retail trade, convenience goods, services and professional office uses. Much of the property along South Bristol Street, including the small commercial center located at Santa Ana Avenue, is designated "Community Commercial." II-3 Professional -Administrative The "Professional -Administrative" category provides for the development and/or continued use of low -profile "business park" type professional and administrative offices. A relatively narrow range of commercial uses will be permitted in order to serve the immediate needs of surrounding office tenants. Design standards and regulations providing for structural setbacks and landscaped buffers will ensure that the potential for land use conflicts is minimal. This designation is applied primarily to properties along Acacia and Birch streets in the eastern portion of Santa Ana Heights. Agriculture The "Agriculture" category provides for a wide range of horticultural uses and applies to two properties located on the south side of Orchard Drive in the western section of Santa Ana Heights. This designation will permit the continued operation of a commercial nursery on these properties. Recreation The "Recreation" category includes lands intended to serve the outdoor recreational needs of the area and region. Within the specific plan area, this designation applies to the Newport Beach Golf Course. Provisions contained within this specific plan ensure the long-term maintenance of the golf course as a public recreational facility. U -4 I 1 1 1 1 B. Circulation Plan The Circulation Plan is designed to provide for safe vehicular, equestrian and pedestrian movement within and adjacent to the specific plan area. The area has been heavily impacted by nonresidential traffic attempting to avoid congested conditions on surrounding arterials. Thus, a primary consideration in the development of the plan was reduction of through traffic within residential areas. With the planned development of business park uses within areas adjacent to residential uses, another consideration was the separation of business park and residential traffic. Street improvements and modifications intended to achieve these objectives are illustrated in Exhibit 6 and described as follows: Improvement Feature 1: Installation of a traffic signal at the intersection of Irvine Avenue and Orchard Drive. Improvement Feature 2: Construction of a cul-de-sac on Birch Street between Orchard Drive and Mesa Drive and vacation of remaining right- of-way (access to the most southerly Business Park parcels from Mesa Drive may be maintained via easement if property owners wish to stay in their homes and take access from Mesa Drive). ' Improvement Feature 3: Construction of a cul-de-sac on Cypress Street south of South Bristol Street. Implementation of the cul-de-sac will ' include a design study to determine configuration of Cypress Street north of the cul-de-sac. The cul-de-sac will be designed to allow for ' access to South Bristol Street from the northernmost property on the west side of Cypress Street within the Residential Equestrian District. ' Improvement Feature 4: Implementation of a circulation improvement test program to study and develop a method to control any potential through traffic in the Bayview tract. The program's objective would be development of an optimal solution, one that minimizes through traffic ' along Mesa Drive and in the Bayview tract without significantly inconveniencing a large number of residents. The test program II-5 CLOSURE OF OR CHAR I WITH CUL-DE-SAC CLOSURE OF CYPRESS WITH CUL-DE-SAC; SIGNAL AT \-> -- i 1; INTERSECTION DR X tl Lf- VACATE ORCHARD DR. ROW O IMPROVEMENT FEATURE (see text) / :�CRCULATION -_ MPROVEMEN7 TEST PROGRAI (BAYVEW TRAC OSURE OF BIRCH ST. WITH CUL-DE-SAC' m 'ACATE BIRCH ST. CIRCULATION PLAN SANTA ANA HEIGHTS SPECIFIC PLAN i�;zr-= ' • EXHIBIT 6 II I! II u I I I C I methodology will include extensive monitoring of traffic before any improvements are installed and then systematic monitoring of a variety of test alternatives. Each alternative would involve installation of temporary improvements for a period of possibly thirty days. The alternatives to be tested could include: 1) a cul-de-sac at the north end of Orchid Street, 2) the closure of Spruce Avenue, 3) closure of Spruce Avenue only to traffic exiting the tract, 4) cul-de-sacs at both the north end of Orchid Street and the south end of Bayview Avenue and 5) the closure of both Spruce and Bayview Avenues just north of Azure Street to northbound traffic in tandem with the Orchid Street cul-de- sac. Other alternatives might be tested in addition to or in lieu of those mentioned above. The community would be consulted both before and after the program is implemented. Both traffic engineering criteria and community input would be considered in evaluating the results of the program. Improvement Feature 5: Realignment of the intersection at Mesa Drive and Acacia Street. Improvement Feature 6: Construction of a cul-de-sac at the eastern end of Orchard Drive within the western portion of Santa Ana Heights and vacation of remaining right-of-way. These circulation improvements are to be implemented in a phased manner to best achieve the plan's objectives. Implementation of Improvement Features 1 through 4 would be given priority because they are designed to provide an early reduction or elimination of through and business park traffic in residential neighborhoods. Improvement Feature 5 would be implemented once warranted by business park development on Acacia and Birch streets. Improvement Feature 6 would be implemented in conjunction with development of office uses on the adjacent parcels. Funding possibilities for these improvements include the Orange County Development Agency, an assessment district or developer contribution. J II-7 C. Public Services/Utilities Plan The Public Services/Utilities Plan addresses the adequacy of existing water, sewer and drainage facilities to meet existing and ultimate demand and identifies those public works facility improvements needed to implement the Land Use Plan. The public works improvements recommended are based on a computer analysis which took into account ultimate buildout of the specific plan area, Orange County fire flow requirements and other design criteria. The proposed upgrading of facilities is required to eliminate deficiencies which will be created once the Specific Plan is implemented. Some relocation of facilities is necessary due to proposed realignments of street rights -of - way. Specific proposals for the improvement and modification of facilities and services are described below. 1. Water Distribution System Improvements The Santa Ana Heights Water Company presently provides adequate water service to the specific plan area to serve existing land uses. Ultimate development of the area, however, will require 7,400 linear feet of six-inch and eight -inch water mains and additional fire hydrants for fire protection. Planned improvements are shown in Exhibit 7 and are described as follows: Improvement Feature 1: Replacement of 6-inch line with 8-inch line on Irvine Avenue and Acacia Street from South Bristol Street to Mesa Drive, Improvement Feature 2: Replacement of 6-inch line with 8-inch tine on Mesa Drive from Acacia Street to Cypress Street. Improvement Feature 3: Replacement of 6-inch line with 8-inch line on Mesa Drive from the intersection with Acacia Street west 500 feet. I 1 r 11 I F I r [1 II-8 I _ --� 12 { / d!"•�••':.. � __.�_-_.. i_-___-_ '__"__ _ c5"tlFi AVEM1aT• p FCut vJS _Sl_flF£(%-� - I__.� .__• ti__ -_ f _ I: 45' r I `fie r i, 6\ C R i •`f -" ' -4- - f'-I a ` • -rxC+bv��m .aria_ _ = 'x+a+um _ CY2irF _ _ i' ,�"---'--� �,I--• N �F '�/�. r _'S• `_ _•.-!_� --__._emu; ___�_• [__a } .•' ,` ��� ' _.. It --' to r EXISTING WATER MAIN AND FIRE HYDRANT 11 $11/0 WATER MAIN AND • HYDRANTIMPROVEMENT O IMPROVEMENT FEATURE SOURCE: BSI (see text) WATER DISTRIBUTION IMPROVEMENT PLAN SANTA ANA HEIGHTS SPECIFIC PLAN m EXHIBIT 7 Improvement Feature 4: Replacement of 6-inch line with 8-inch tine on Orchard Drive in the western portion of the specific plan area south to Irvine Avenue. Improvement Feature 5: Replacement of 6-inch line with 8-inch line on Irvine Avenue from just south of the Santa Ana -Delhi channel to Mesa Drive. Improvement Feature 6: Relocation and new installation of seven fire hydrants. Improvement Feature 7: Replacement of 4-inch line with 6-inch line from Orchard Drive south along Riverside Drive. Improvement Feature 8: Replacement of 4-inch line with 6-inch line along Kline Drive from Orchard Drive to 700 feet south. 2. Sewer System Improvements The Costa Mesa Sanitation District (CMSD) presently provides sewer service to the specific plan area. Various sewer mains in the area are currently flowing at or near capacity. In order to adequately serve ultimate buildout, installation of 8,215 linear feet of 10-inch through 18-inch sewer mains and upgrading of two pump stations in the general area will be required. The following improvements (shown in Exhibit 8) have been identified for construction and/or upgrading. Improvement Feature A: Line A, located on the north side of the Santa Ana -Delhi channel, conveys sewer flows from Bristol Street east to Santa Ana Avenue and then continues south along the channel. This main does not convey sewer flows from the specific plan area. Line A is presently 8 inches in diameter and will be expanded to a 10-inch line. II-10 m m m = m " I= m m m m m m m = = m A IMPROVEMENT FEATURE SANTA ANA HEIGHTS (see text) SPECIFIC PLAN BOUNDARY NONE CMSD SERVICE AREA BOUNDARY SEWER SYSTEM IMPROVEMENT PLAN SANTA ANA HEIGHTS SPECIFIC PLAN n EXHIBIT 8 Improvement Feature 8: Line 8, located along South Bristol Street, conveys flows from the specific plan area westerly to the 12-inch sewer lines which flow south along the Santa Ana -Delhi channel. This main serves as a major sewer trunktine serving the specific plan area. Line B is presently an 8-inch diameter line; a 15-inch parallel line is proposed to be installed. Improvement Feature C: Line C, located along the Santa Ana -Delhi channel, conveys sewer flows from the western portion of Santa Ana Heights and the commercial center on Santa Ana Avenue. An 18-inch parallel line is proposed to be installed. Improvement Feature D: Pump Station 11 collects sewer flows from various areas of Santa Ana Heights and pumps to Sewer pump Station 10 (Improvement Feature E). Pump Station 11 is proposed for upgrading, to include installation of new pumps and controls, electrical service and remodeling of the existing wet well. Improvement Feature E: Pump Station 10 pumps sewer flows from various areas of Santa Ana Heights to the 24-inch sewer trunkline along Fair Drive (Improvement Feature F) which flows into the CMSD treatment facility. Pump Station 10 is proposed for upgrading, to include installation of new pumps and controls, electrical service and remodeling of the existing wet well. Improvement Feature F: Line F is a 24-inch trunktine located along Fair Drive which transports flows from Pump Station 10 to the CMSD treatment facility. A 15-inch parallel line is proposed to be installed. 3. Drainage System Improvements In general, the existing storm runoff collection system within the specific plan area is adequate with the exception of areas where pro- posed circulation realignments and modifications will alter street II-12 Idrainage patterns. The ultimate land use changes and circulation improvements will require the construction of 2,550 linear feet of 30- inch reinforced concrete pipe (RCP) mains and a system of catch basins. ' Improvements to the existing system are shown in Exhibit 9 and are described as follows: ' Improvement Area 1: ' One 14-foot catch basin at Orchard Drive and Birch Street 30-inch RCP along Birch Street from Orchard Drive to Mesa Drive ' One 14-foot catch basin at Birch Street cul-de-sac One 7-foot catch basin at Mesa Drive to drain southerly ' 30-inch RCP from Mesa Drive to Santa Ana -Delhi channel ' Improvement Area 2: 30-inch RCP on Cypress Street from Cypress Street cul-de-sac to South Bristol Street Two 14-foot catch basins at Cypress Street cul-de-sac ' Improvement Area 3: ' One 14-foot catch basin at Orchard Drive cul-de-sac 18-inch RCP from Orchard Drive cul-de-sac to Santa Ana -Delhi 1 channel ' A localized drainage problem exists along Birch and Cypress streets south of Orchard Drive. In this area, surface runoff flows from ' parcels fronting on Cypress Street onto parcels along Birch Street. Ponding of water also occurs on at least one parcel along Birch Street. ' This drainage situation is a particular concern where business park development is planned to occur along Birch Street. Such development must provide for the transport of runoff from adjacent residential parcels to the drainage facilities planned along Birch Street. The 1 —f + � z 144 14' zFa ,eveff` PEfs9lA _,. $•_ I SSFEER _ — 14" — — :. •::::. 4.s — — -- — — H *' � ` .. {C -• {:ice - EXISTING RCP AND CATCH BASIN RCP IMPROVEMENT 14• CATCH BASIN IMPROVEMENT j Tl�)�j IMPROVEMENT AREA KI (see text) AREA OF LOCALIZED DRAINAGE CONCERN SOURCE: BSt DRAINAGE SYSTEM IMPROVEMENT PLAN SANTA ANA NIGHTS SPECIFIC PLANT " EXHIBIT 9 Will m 1• m 1 m area affected by this drainage problem is highlighted in Exhibit 9, the boundary of which is based on existing topography. In order to adequately provide for surface runoff in this area, a comprehensive drainage plan and implementation program must be developed for the area highlighted in Exhibit 9 prior to any business park development within the affected area. Possible drainage solutions which are being considered include the following: An underground storm drain collection system A pumping station which collects storm runoff and pumps to an acceptable public storm drain system Funding possibilities for these improvements include the Orange County Development Agency, an assessment district or developer contribution. 4. Electric, Telephone and Cable Television Improvements Although not anticipated, the planned improvements/modifications to the circulation system may require utility relocations, realignments or abandonments. 0. Recreation Plan The Recreation Plan is designed to enhance equestrian opportunities within the specific plan area with appropriate connections between local and regional trail systems. Exhibit 10 identifies those recreational facilities planned within and adjacent to the specific plan area. Elements of the Recreation Plan are as follows; A local equestrian trail is planned along the west side of Cypress Street from the north end of the street to Mesa Drive, then west along the south side of Mesa Drive to its intersection with Birch Street. The trail then continues south to connect with the proposed regional trails along Upper Newport Bay and the Santa Ana -Delhi channel. This local equestrian trail is also planned to extend east along Mesa Drive from Cypress Street to the proposed Upper Newport Bay regional trail. Acquisition of an appropriate site for development of a public equestrian center will be studied. Facilities within a center may include box stalls and pipe corrals, arenas, horse rental facilities, parking and staging areas, and other related support facilities, including an office and storage rooms. If a site is acquired by the County, the property would be developed and maintained by a private stable operator under a lease agreement with the County. Regional recreation facilities, either existing or proposed within the general area, include two existing golf courses, the Newport Beach Golf Course and Santa Ana Country Club; a proposed riding and hiking trail through Upper Newport Bay, linking the existing trail along San Diego Creek with the proposed trail along the Santa Ana -Delhi channel; an existing bikeway along Irvine Avenue south of University Drive, and proposed bikeways along Santa Ana Avenue, University Drive and through Upper Newport Bay. The County's Upper Newport Bay Regional Park is proposed to include the area covered by the Newport Beach Golf Course as well as land adjacent II-16 •��• REGIONAL BIKEWAY 000o PROPOSED REGIONAL BIKEWAY PROPOSED LOCAL EQUESTRIAN TRAIL RECREATION PLAN SANTA ANA HEIGHTS SPECIFIC PLAN Vn-nn--n-nl PROPOSED REGIONAL RIDING AND HIKING TRAIL GOLF COURSE PROPOSED COUNTY REGIONAL PARK EXHIBIT 10 i to the State Ecological Reserve. This regional park may complement the , Ecological Reserve with more active uses and will serve as a buffer from adjacent land development. 1 i ''I PA56-1 II-18 6275 I I ' COMMUNITY DESIGN PROGRAM ' A. Introduction ' The intent of the Santa Ana Heights Specific Plan design guidelines is to promote a consistent, high quality character of development that will ' result in the overall enhancement of the aesthetic character of the community. Use of these guidelines in future project approvals will advance these objectives] through the careful Juse of building forms and ' materials, streetscape concepts, setback and buffer areas and atunifying ) landscape concept. Combined, these elements will provide a sense of identity to the specific plan area and development which will complement existing and surrounding land uses. Consolidation of single lots within the business park area of Santa Ana ' Heights can provide for more flexibility-f)in the design of office development, thereby enhancing the aesthetic character and cohesiveness of the development. Lot consolidation is encouraged within the business park area through the• inherent benefits obtained when developing on larger, consolidated parcels (e.g., the ability to dissolve setbacks along interior ' lot lines and to design more efficiency into parking areas). B. Architectural Guidelines for Business Park Uses Due to the proximity of the areas designated for business park uses to residential uses, it is the stated objective of the County to provide ' architectural guidelines for business park uses which will blend in with and complement the residential areas of the community. In order to achieve ' that goal, the following guidelines will be of prime importance in the consideration of future development proposals. 1. Building Massing/Form Buildinq facades abutting streets shall not have the appearance of excessive massing or shading. The use of grading techniques and III-1 grade changes should be considered in order to minimize mass and bulk of buildings. A Special consideration shall be qiven architecturally to emphasize pedestrian areas such as entryways, walkways, and courtyards/plazas (e.g., trellises, 1ow parapet walls, extended roof or patio overhangs). Buildings clustered around a pedestrian area, such as a " courtyard/plaza, shall be designed to minimize excessive shading and maximize light exposure. Long, uninterrupted exterior walls shall be avoided on all buildings. For architectural interest, walls shall incorporate relief features and negative space to create an interesting blend with the landscaping, other buildings and the casting of shadows. Incorporation of small-scale elements such as planters, installation of mature landscaping and landform manipulation will aid in softening the overall mass of structures. Particular consideration as to color, material, and form shall be given to the design and treatment of roofs. because of their potential visual impact. Roof flashing, rain gutters, downspouts and vents shall be treated to match materials and/or colors of the overall building. All roof equipment shalt—bt screened with materials/colors consistent with the treatment of the building, i 1 Utilization of windows shall be encouraged in order to extend i interior space to the outside and to create a visual connection with the exterior setting of courtyard or plaza areas. 1 Walls and/or fences shall be used to screen utility and maintenance structures/facilities and storage areas. These surfaces shall III_2 match or be in .harmony with the exterior finish of any structure with which they are in contact. Radical theme structures, signage, building and roof forms shall be discouraged. 2. Exterior Building Materials 3 The following -s 1-1—be—used-_as_.pr_edomi-nant- exterior wall materials throughout the business park area. A combination of these materials is encouraqed to soften and add architectural interest to building facades. Wood. Bri ck,.J Architecturally treated concrete, concrete masonry, and block. These materials are to be painted or integrally colored in tones ranqing from whites to earth tones. Stucco, with a smooth finish in natural gray or colors ranging from whites to earth tones. Accent materials and colors shall be coordinated to achieve a continuity of design with the overall structure and surrounding structures. 3. Glazing The use of glass-shai'f be subdued and in harmony with the building and the natural surroundings. Glazing to bg used Pr-edem+ftate'Yq,�ry r^ for the purpose of lighting interior space.--G+a-ernV-s15"a 1 not bcy' .used as a major architectural element, but may be used as an accent feature to add variety to building facades. M•i-r-r-ored-gl-a-zi-ng-shall ,not -be --used^ III-3 4. Building Entrances Site access, entrance drives and building entries shall be readily observable and inviting to the first-time visitor, Care shall be taken to provide minimum conflict between service vehicles, private automobiles, and pedestrians. Building entries shall be integrated with overall building form and should be highlighted by such features as: - entry porte-cocheres plazas special planters and plantings - textured hardscape S. Building Rooflines Roofs may be sloped, in a hip, qable, or shed fashion. Flat roofs are permissible. Wood, shingle, shake and tile roofs are encouraged and must meet Building and Fire Code requirements. Reflective metal roofing material is prohibited. Asphalt and fiberglass materials are permitted only on flat roofs where screened from view. In all cases, roof -mounted mechanical equipment shall be screened from view with materials finished to match materials and colors in the roof and building. 6. Energy Considerations Passive solar design orientation is encouraged. Solar collectors, if used, shall be oriented away from public view or designed as an Integral element of the roof structure. III-4 L 7. Sound Attenuation All interior building areas shall be mitigated for noise, consistent with the Orange County Noise Element. C. Landscape Guidelines Landscape design is a crucial element in achieving a distinctive development character and in blending the development with the existing character of surrounding land uses. This character will be reinforced ' through the coordinated design and selection of landscape and paving materials and emphasis on special features such as entryways and signage. ' The overall landscape and buffer plan for the specific plan area is illustrated in Exhibit 11. Guidelines are specified herein for the following landscape components of the plan: Streetscape ' Entry treatment Buffer design ' Parking lot design Hardscape and street furniture design ' Landscape maintenance 1. Streetscape 1 Business Park Streetscape - Acacia and Birch Streets ' The Acacia and Birch Street roadways are each designed with two eleven - foot and two thirteen -foot travel lanes and a six-foot walkway on either side. Adjacent to the walkways, outside the right-of-way, a ten -foot landscaped setback is required (Exhibit 12). The streetscape for the business park area will be installed by individual property ' owners concurrent with development of approved projects. Ongoing maintenance will be the responsibility of individual property owners. L—� BUSINESS PARK LANDSCAPE THEME RESIDENTIAL ' LANDSCAPE THEME 10' BUFFER ZONE j s 1 LANDSCAPING •:d NTH A.1 `J WE RESIDENTIAL ' MONUMENTATION LANDSCAPE PLAN/ BUFFER DIAGRAM SANTA ANA HEIGHTS SPECIFIC PLAN EXHIBIT 11 60' ROW 48' PAVED If �' I R •tO p�l�y ©�i• F ,-..d _� cZT.d� I C•.`� L•_.� C_ 11�1� _ V �' •� O \����� TYPICAL SECTION THROUGH ACACIA AND BIRCH STREETS SANTA ANA HEIGHTS SPECIFIC PLAN EXHIBIT 12 The ten -foot landscaped front setback shall be bermed at a 3:1 slope and planted with the designated street tree, Tristania conferta (Brisbane box), in one row, thirty feet on center. All street trees shall be a minimum 24-inch box size when installed. Later phases of development must provide trees in sixes comparable to existing trees, or the largest commercially available. To screen parking areas, the remainder of the landscaped setback area shall be planted with a continual massing of shrubs and groundcover using the following plant palettes: Hemerocallis spp. Hebe buxifolia 'coed' Pittosporum tobira 'variegate' Raphiolepsis indica Agapanthus spp. Pittosporum tobira 'wheeleri' X losma congestum Trachelospermum jasminoides Daylily Hebe Variegated tobira India hawthorn Lily-of-the-nile Dwarf tobira Shiny xylosma Star jasmine All shrubs shall be a minimum size of five gallon. Groundcover Hedera helix 'Hahne' English ivy Turf is discouraged. Residential Streetscape - Cypress Street The Cypress Street roadway is designed with two ten -foot travel lanes, eight -foot on -street parking areas on each side of the street and, on the east side of the street, a four -foot -wide landscaped parkway III-8 adjacent to the street and a four -foot -wide sidewalk at the edge of the right-of-way. On the west side of the street, a four -foot planted parkway will be located adjacent to the curb along with a twelve -foot - wide equestrian trail (Exhibit 13). Funding for implementation of the streetscape along Cypress Street may be through an assessment district, the Orange County Development Agency or some other future funding source. The four -foot -wide landscaped area located adjacent to the sidewalk on the east side of Cypress Street shall be planted with the designated street tree, Platanus acerifolia (London plane tree). All street trees shall be a minimum 24-inch box size when installed. The remainder of the landscaped area shall be planted with Vinca minor groundcover. The surface of the equestrian trail shall be one of the following: Compacted decomposed granite Existing soil, graded and compacted A three and one -half -foot high split rail fence shall be installed on either side of the equestrian trail. Residential Streetscape - Mesa Drive The Mesa Drive roadway is planned with the same design features as Cypress Street, with an equestrian trail on the south side of the street and a pedestrian sidewalk on the north side. Exhibit 13 illustrates the typical section for Mesa Drive. Funding for implementation of the streetscape may be through an assessment district, the Orange County Development Agency or some other future funding source. III-9 12' 4' EQUESTRIAN TRAIL 60' ROW 10' 36' PAYED PARKWA -/-4' SIDEWALK TYPICAL SECTION (ONE SIDE ONLY) 1 i PICAL SEC 1 ION CYPRESS DRIVE FACING NORTH MESA DRIVE FACiNti WEST THROUC-aIf-I CYPRESS STREET AND MESA DRIVE l SANTA ANA HEIGHTS SPECIFIC PLAN EXHM 13 m im = �= = M 1011 = M Ml a = = = M = Residential Streetscape - Orchard Drive ' The Orchard Drive roadway is designed with two ten -foot travel lanes and eight -foot on -street parking areas on each side of the street. A twelve -foot planted parkway will be located on the north side of the street. On the south side of the street, a twelve -foot planted parkway will be provided with a meandering four -foot sidewalk. Funding for implementation of the streetscape within the residential area of Orchard Drive may be through an assessment district, the Orange County ' Development Agency or some other future funding source. The ' streetscape improvements within the business park area will be development installed by individual property owners concurrent with of approved projects. 1 The twelve -foot landscaped parkways shall be planted with the tdesignated street tree, Platanus acerifolia (London plane tree), in one /f row, thirty feet on center. All street trees shall be a minimum 24- inch box size when installed. The remainder of the landscaped area ' shall be planted with Vinca minor groundcover. ' 2. Entry Treatment Business Park Entry Treatment The primary purpose of entry treatment is the announcement of entry into the specific plan area. For the business park area, special entry ' treatment will be located at the intersection of Irvine Avenue and Orchard Drive and on Birch Street just south of the South Bristol ' Street intersection (Exhibit 11). The two entry statements should be identical in design in order to reinforce project continuity and identification (Exhibit 14). These entries will include the following: ' Landscape elements, including accent trees, shrubs, and groundcover ' Entry monumentation Pedestrian crossings and signalization, if appropriate III-11 BUSINESS PARK rID NTIFIC E I STREET TREES 60'ROW SIGNAACCENT 48' PAVED -TREES _ ■1,'l TYPICAL SECTION PLAN VIEW - THR000H BUSINESS PARK ENTRY BUSINESS PARK ENTRY BUSINESS PARK ENTRY TREATMENT SANTA ANA HEIGHTS SPECIFIC PLAN EXHIBIT 14 i== m t m = = = m! m= m m m m= J Recommended plant materials for the business park entryways include the following: Accent Trees Cupaniopsis anacardioides Carrotwood (multi trunk) Erythrina caffra Coral tree (multi trunk) Jacaranda mimosifolia Jacaranda (multi trunk) All accent trees shall be a minimum 24-inch box size when installed. Shrubs Hemerocallis spp. Daylily Hebe buxifolia 'coed' Hebe Pittosporum tobira 'variegata' Variegated tobira Raphiolepsis indica India hawthorn Bougainvillea spp. Bougainvillea Agapanthus spp. Lily-of-the-nile Abelia grandiflora Glossy abelia Photinia fraseri Photinia Pittosporum tobira "wheeleri' Dwarf tobira X losma congestum Shiny xylosma Trachelospermum jasminoides Star jasmine Dodonea viscosa 'purpurea' Hop seed bush All shrubs shall be a minimum size of five gallon. Groundcover Hedera helix IHahn 'sEnglish ivy Gazania spp. Gazania Building materials to be used for entry monumentation include the following: textured concrete wood stone masonry brick Residential Entry Treatment For the residential areas, entry treatment will be located on Orchard Drive between Birch and Cypress streets and at the intersection of Mesa Drive and Acacia Street (Exhibit 11). These entries should be identical in design and reflect a more residential character in landscaping and signage, clearly delineating to business park users the entrance to a residential neighborhood (Exhibit 15). These entries will incorporate the following: Landscape elements, including accent trees, shrubs and groundcover Entry monumentation Pedestrian crossings, if appropriate Recommended plant materials for the residential entryways include the following: I11-14 60' ROW NTRY W i_ 36' PAVEDyo NUMENT 1•ACCEN o. PLANTII V_ .�. H H TYPICAL SECTION THROUGH RESIDENTIAL ENTRY PLAN VIEW - RESIDENTIAL ENTRY RESIDENTIAL ENTRY TREATMENT SANTA ANA HEIGHTS SPECIFIC PLAN ' EXHIBIT 15 Accent Trees Melaleuca quinquenervia Jacaranda mimosifolia (multi trunk) Liquidambar styraciflua Callistemon citrinus Cajeput tree Jacaranda American sweet gum Lemon bottlebrush All accent trees shall be a minimum 24-inch box size when installed. Shrubs Hemerocailis spp. Daylily Hebe buxifolia 'coed' Hebe Pittosporum tobira 'variegata' Variegated tobira Raphiolepsis indica India hawthorn Bougainvillea spp, Bougainvillea Agapanthus spp, Lily-of-the-nile Abelia grandiflora Glossy abeiia Photinia fraseri Photinia Pittosporum tobira 'wheeleri' Dwarf tobira X 1osma congestum Shiny xylosma Trachelospermum Jasminoides Star jasmine Dodonea viscosa 'purpurea' Hop seed bush All shrubs shall be a minimum size of five gallon. Groundcover Hedera helix 'Hahn's' English ivy Gazania spp. Gazania III-16 3. Buffer Design Along all property lines where business park uses abut residential uses, a ten -foot -wide landscape buffer shall be required in order to screen and soften views from existing residential uses to business park uses. The concept for planting the buffer areas will consist of a dense planting of trees and shrubs incorporating both low and high vertical elements. These elements will be combined with an eight -foot - high opaque wall at the property line in order to achieve the desired effect (Exhibit 16). The planting will consist of evergreen trees and shrubs and will include the following: Trees Pinus canariensis Eucalyptus sideroxylon Eucalyptus citriodora Eucalyptus ficifolia Callistemon citrinus Canary Island pine Red iron bark Lemon -scented gum Red -flowering gum Lemon bottlebrush All trees shall be a minimum size of fifteen gallon. Shrubs Hemerocallis spp. Hebe buxifolia 'coed' Pittosporum tobira 'variegata' Raphiolepsis indica Bougainvillea spp. Agapanthus spp. Abelia grandiflora Photinia fraseri Pittosporum tobira "wheeleri' X 1y osma congestum Daylily Hebe Variegated tobira India hawthorn Bougainvillea Lily-of-the-nile Glossy abelia Photinia Dwarf tobira Shiny zylosma zo • 75' BUSINESS PARK PROPERTY BUSINESS PARK / RESIDENTIAL EQUESTRIAN BUFFER DESIGN SANTA ANA HEIGHTS SPECIFIC PLAN EXHIBIT 16 I I Trachelospermum jasminoides Star jasmine Dodonea viscosa 'purpurea' Hop seed bush All shrubs shall be a minimum size of five gallon. Groundcover Gazania spp. Hedera helix 'Hahn's' Gazania English ivy Heavy planting is recommended to screen views. 4. Parking Lot Design Within parking areas, trees shall be provided at a minimum ratio of one tree per four parking stalls. Planting islands shall be located not less than every eight parking stalls. The planting islands shall be a minimum of three feet wide and equal in length to the parking space it abuts (Exhibit 17). Landscaping in parking lot areas is to be protected by a curb at least six inches in height. Recommended plant materials include the following: Trees Melaleuca quinquenervia Eucalyptus ficifolia E. sideroxylon Pinus canariensis Cupaniopsis anacardiodes Shrubs Hemerocallis spp. Hebe buxifolia 'coed' Cajeput tree Red -flowering gum Red iron bark Canary Island pine Carrotwood tree Daylily Variegated tobira ZIR M.- iY " Typical Business Park Streetscape T Park Par BUSINESS PARK PARKING LOT LANDSCAPE DESIGN CONCEPTS SANTA ANA HEIGHTS SPECIFIC PLAN 111-20 EXHIBIT 1 Pittosporum tobira 'variegata' Raphiolepsis indica Bougainvillea spp. Agapanthus spp. Abelia grandiflora Photinia fraseri Pittosporum tobira "wheeleri' X ly osma congestum Trachelospermum jasminoides Dodonea viscosa 'purpurea' Variegated tobira India hawthorn Bougainvillea Lily-of-the-nile Glossy abelia Photinia Dwarf tobira Shiny xylosma Star jasmine Hop seed bush All shrubs shall be a minimum size of five gallon. Groundcover Gazania spp. Gazania Hedera helix 'Hahn's' English ivy 5. Hardscape and Street furniture Design Hardscape and street furniture design elements incorporated into the overall design theme for development in the specific plan area shall include, but not be limited to: walls and fences, paving, light fixtures, bollards, benches, trash receptacles and planters. Hardscape and street furniture elements will function to allow a coordinated and consistent visual and physical connection between buildings and landscape materials within the specific plan area. Building materials to be used as key hardscape elements are specified below. All materials utilized for walls, fences, paving, lighting and street furniture shall be coordinated with and be complementary to architectural design details and materials. a. Walls and fences Concrete masonry: integral color, 4" coursing maximum Brick: either red or in earth tones Concrete: Textured, bush -hammered, rock salt, sandblasted, Integral color in earth tones Wrought iron (as accents) Stucco: integral or painted color (same as building stucco color or approved alternative) b. Paving within project and individual site entries (outside Public right-of-way) Concrete: integral color, rock salt, exposed aggregate finish with brick or wood edges, or stamped concrete Paving brick: in earth tones Paving brick tile. in earth tones Textured concrete: in earth tones Precast rough -textured pavers: integral color Quarry tile: in earth tones Rough textured granite River washed stones/cobblestones Asphalt; use of asphalt with the above noted materials as accent features is encouraged. c. Lighting Fixtures The following lighting elements may be incorporated into site plans for individual development proposals: Parking light standards , Pedestrian pathways (bollard lights) Pedestrian plaza/courtyards (bollard lights) ' Landscape lighting III-22 d. Miscellaneous Hardscape Miscellaneous hardscape elements include bollards, benches, trash receptacles and planters. All of these elements shall be designed and located so as to complement and enhance the office building. 6. Landscape Maintenance All landscaping shall be maintained in accordance with the following: All planting areas shall be kept free of weeds and debris. Lawn and groundcovers shall be kept trimmed and/or mowed regularly. All plantings shall be kept in a healthy and growing condition. Fertilization, cultivation and tree pruning shall be carried out as part of regular maintenance. Irrigation systems shall be kept in working condition. Adjustment and cleaning of system shall be a part of regular maintenance. Stakes, guys and ties on trees shall be checked regularly for correct function; ties shall be adjusted to avoid creating abrasions or girdling to the stems. Damage to plantings created by vandalism, automobile or acts of nature shall be corrected within thirty (30) days. PP56-1 III-23 6275 IV. LAND USE DISTRICT REGULATIONS ADOPTED OCTOBER 15,1986 TANLE OF CONTENTS SANTA ANA HEIGHTS SPECIFIC PLAN LAND USE DISTRICT REGULATIONS A. PURPOSE AND INTENT IV-1 B. DEFINITIONS IV-1 C. GENERAL PROVISIONS IV-1 D. DISTRICT REGULATIONS IV-5 1. OSR "Open Space/Recreation" District IV-5 2. REQ "Residential Equestrian" District TV-7 3. RK "Residential Kennel" District IV-11 4. RSF "Residential Single Family District IV-14 S. RMF "Residential Multiple Family" District IV-17 6. HN "Horticultural Nursery" District IV-20 7. GC "General Commercial" District IV-22 B. BP "Business Park" District IV-25 9. PA "Professional and Administrative Office" District IV-30 10. PAC "Professional and Administrative Consolidation" District IV-31 11. PD "Planned Development" Combining District IV-32 12. (S) "Commercial Stable" Overlay District IV-33 13. (N) "Commercial Nursery" Overlay District IV-35 E. PROCEDURES IV-36 1. Discretionary Permit Procedures IV-36 2. Specific Plan Amendment Procedures IV-36 3. Recreational Horse Permit Procedures IV-36 V ,- u I LAND USE DISTRICT REGULATIONS A. PURPOSE AND INTENT The Santa Ana Heights Specific Plan district regulations are adopted for the purpose of promoting the health, safety and general welfare of the citizens of Orange County and of the future residents of this specific plan area. These regulations are intended to provide the standards, criteria and procedures necessary to implement each element of the Orange County General Plan applicable to this area as more specifically interpreted and explained in this specific plan. B. DEFINITIONS Except as otherwise specified below, the meaning and construction of words, phrases, titles and terms used in _thi,s4 pecific plan shall be the same as provided in Zoning Code sections `7-9-23 through 74-477 Commercial Kennel: Any property where four (4) or more dogs, or four or more cats, over the age of four (4) months, are kept or maintained for the purpose of financial gain, except veterinary clinics and hospitals. Habitable Room: Any room meeting the requirements of the Uniform Building Code —and other applicable regulations which is intended to be used for sleeping, living, cooking or dining purposes, excluding such enclosed spaces as closets, pantries, bath or toilet rooms, service rooms, connecting corridors, laundries, unfinished attics, foyers, storage spaces, cellars, utility rooms and similar spaces. Outdoor Livin Area: Outdoor living area is a term used to define spaces t at are associated with residential land uses typically used for passive recreational activities or other noise -sensitive uses. Such spaces include patio areas, barbeque areas, jacuzzi areas, etc., associated with residential uses. Outdoor areas usually not included in this definition are: front yard areas, driveways, maintenance areas and storage areas associated with residential land uses. C. GENERAL PROVISIONS 1. All construction and development within the Santa Ana Heights Specific Plan area shall comply with applicable provisions of the Uniform Building Code and the various related mechanical, electrical and plumbing codes, the Grading and Excavation Code and the Subdivision and Sign Codes, as currently adopted by the Orange County Board of Supervisors. In case of a conflict ,between the specific provisions of any such code and this specific plan, the Director, EMA shall determine which regulations are applicable. 2. All building sites shall comply with the provisions of Zoning Code section 7-9-126, Building Site Requirements. IV-1 If an issue, condition or situation arises or occurs that is not sufficiently covered or provided for so as to be clearly understandable, those regulations of the Zoning Code that are applicable for the most similar use, issue, condition or situation shall be used by the Director, EMA as guidelines to resolve the unclear issue, condition or situation. This provision shall not be used to permit uses or procedures not specifically authorized by this specific plan. All conditions, requirements and standards, indicated graphically or in writing as a part of any discretionary permit approved in compliance with these regulations shall have the same force and effect as these regulations. Any use or development established as a result of such approved permit but not in compliance with all approved conditions shall be in violation of the Santa Ana Heights Specific Plan and subject to Zoning Code section 7-9-154. 5. If any portion of these regulations is, for any reason, declared by a court of competent jurisdiction to be invalid or ineffective, in whole or in part, such decision shall not affect the validity of the remaining portions thereof. The Board of Supervisors hereby declares that it would have enacted these regulations and each portion thereof irrespective of the fact that any one or more portions be declared invalid or ineffective. Any person, firm, or corporation, whether a principal, agent, employee or otherwise, violating any provisions of these regulations shall be guilty of a misdemeanor, and upon conviction thereof shall be punishable by a fine of not more than five hundred dollars ($500) or by imprison- ment in the County Jail of Orange County for a term not exceeding six (6) months or by both fine and imprisonment. Such person, firm, or corporation shall be deemed guilty of a separate offense for each and every day during any portion of which any violation of this specific plan is committed, continued, or permitted by such person, firm, or corporation and shall be punishable as herein provided. Enforcement of these regulations shall be per Zoning Code section 7-9-154r 7. Zoning Code section 7-9-111, Sign Restrictions District Regulations, shall apply throughout the Santa Ana Heights Specific Plan area, except within the BP "Business Park" District. All new or entirely reconstructed structures with habitable rooms (e.g., dwelling units, hotels, motels, convalescent homes and hospitals) shall be sound attenuated against present and projected noise, which shall be the sum of all noise impacting the structure, so as not to exceed a standard of 45 dB CNEL in all habitable rooms. In conjunction with this construction, all associated outdoor living areas shall be sound attenuated, if necessary, against present and projected highway noise so as not to exceed a standard of 65 dB CNEL. Prior to the issuance of any building permits for such development, an Acoustical Analysis Report describing the sound attenuation measures required to satisfy the noise standards shall be prepared by a County -certified acoustical consultant and submitted to the Manager, Development Services Division for approval. The report shall include satisfactory evidence indicating IV-2 that the sound attenuation measures have been incorporated into the design of the project. Except for single family detached dwelling units, all common walls and windows/doors shall be provided in compliance with Title 25 regulations and approved by the Manager, Development Services Division. 9. All nonresidential structures identified in the Land Use/Noise Compatibility Manual shall be sound attenuated against the combined impact of all present and projected noise from exterior noise sources to meet the interior noise criteria as specified in those documents. Prior to the issuance of any building permits, evidence prepared by a County - certified acoustical consultant that these standards will be satisfied in a manner consistent with applicable zoning regulations shall be submitted to the Manager, Development Services Division in the form of an Acoustical Analysis Report describing in detail the exterior noise environment and the acoustical design features required to achieve the interior noise standard and which indicate that the sound attenuation measures specified have been incorporated into the design of the project. 10. Prior to the issuance of a building permit for a structure that penetrates the 100:1 Notice Surface pursuant to FAR Part 77.13, the project applicant shall submit a "Notice of Proposed Construction" to the Federal Aviation Administration (FAA), which will initiate an Aeronautical Study of the project by the FAA. Upon completion of the FAA Aeronautical Study, the project applicant shall submit evidence to the Manager, Development Services Division, that restrictions and conditions, if any, imposed on the project by the FAA have been incorporated into the design of the project. IV-3 Ii1,,.I:vsl.:IN:ir"MY F'J' D. DISTRICT REGULATIONS 1. OSR "Open Space/Recreation" District a. Purpose and Intent The OSR District is established to ensure the long-term use and viability of the Newport Beach Golf Course. b. Principal Uses Permitted (1) The following pri-ncipal use is permitted: (a) Local and buffer greenbelts. (2) The following principal use is permitted subject to the approval of a site development permit per Zoning Code Section e%:-.9-150.:`� (a) Public/private utility buildings and structures. (3) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code Secti onJ-9-1 - -7 (a) Golf courses. (b) Outdoor commercial recreation. c. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section °T---13-1,, to include: (1) Detached buildings. (2) Fences and walls. (3) Signs per Zoning Code section except no business signs. y` " (4) Rest rooms. (5) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. d. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b and c above. IV-5 [1 e. Site Development Standards ' (1) Building site area. One (1) acre minimum. (2) Building height. Eighteen (18) feet maximum unless otherwise provided for by an approved use permit. (3) Building setbacks. Twenty (20) feet minimum from all property ' lines. (4) Off-street parking. Per Zoning Code section 7-9-145. ' (5) Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. , (6) Signs. No sign shall exceed six (6) square feet in area unless otherwise provided for by an approved site development permit or use permit. 1 1 IV-6 2. REQ "Residential Equestrian" District a. Purpose and Intent The REQ District is established to provide for the development and maintenance of a single family residential neighborhood in conjunction with limited equestrian uses. A rural character with an equestrian theme shall predominate. b. Principal Uses Permitted (1) The following principal uses are permitted: (a) Single family dwell i� or single family mobile home per Zoning Code sections-9 1A'9�a=-(*ne per building site). (b) Community care facilities serving six (6) or fewer persons. (c) Parks, playgrounds, and athletic fields (noncommercial). (d) Riding and hiking trails. (2) The following principal uses are permitted subject to the approval of a site development permit per Zoning Code section 7-9-150: (a) Communication transmitting, reception, or relay facilities. (b) Public/private utility buildings and structures. (3) The following principal uses are permitted subject to the approval of a use permit by the Zoning Administrator per Zoning Code section =9=- (a) Community care facilities serving seven (7) to twelve (12) persons per Zoning Code sectio n._9_ (b) Fire and police stations. (4) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code s e c t i on-7�1-a0� a) Churches, temples, and other places of worship. b) Educational institutions. c) Libraries. d) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. c. Temporary Uses Permitted The following temporary uses only, per Zoning Code section;z-- :3'6is (1) Continued use of an existing building during construction of a new building. (2) Mobile home residence during construction. IV-7 d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137'-to include: (1) Garages and carports. (2) Swimming pools. (3) Fences and walls. (4) Patio covers. (5) Signs per Zoning Code section 7-9-111.. (6) Home occupations per Zoning Code section 7-9-146.E (7) The keeping of the following animals for the recreational enjoyment of persons residing on the same building site, subject to the noted restrictions: (a) Any animal if kept exclusively within the residence. (b) Horses and ponies, limited to the following (offspring exempt up to the age of eight (8) months): Size of Building Site (Sq. Ft.) Less than 10,000 10,000 to 15,000 Greater than 15,000 Maximum Number Permitted 1 2 2; 3 to 6 with Recreational Horse Permit* *Recreational Horse Permits shall be processed per Chapter IV, section E.3, of this specific plan. (c) Goats, sheep, pigs and cows only on building sites greater than 15,000 square feet in size and limited to: a) no more than two (2) adult animals of any one species per building site and b) no more than a total of six (6) adult animals, including horses and ponies, per building site. Offspring are exempt until such time as they are weaned. (d) Rabbits, chickens and ducks, limited to no more than a total of six (6) of such animals per building site. (e) Up to three (3) dogs and three (3) cats. Offspring are exempt up to the age of four (4) months. The keeping of four (4) or more dogs or four (4) or more cats over the age of four (4) months is also permitted subject to obtaining an animal permit per section 400ftof the Health, Sanitation, and Animal Regulations. IV-8 �I Minimum setbacks for the keeping of animals shall be as follows: From Property Line From Property Line From Ultimate Street Abutting R1 or BP Abutting REQ Right-of-Wa Line Districts District ront Siae side Rear Si a Rear All structures housing animals (i.e., corrals, stalls, pens, cages, doghouses) 50 20 25 25 5* 5* Exercise areas 25 10 0 0 0 0 *Required for covered portions of structures only. Within one year of the effective date of these regulations, the type and number of animals shall be brought into strict conformity with the above regulations. Also, within one year of the effective date of these regulations, all structures housing animals shall be in locations which satisfy the setback requirements above, except that structures housing animals built with valid building permits issued prior to the effective date of the ordinance adopting these regulations may remain where located as legal nonconforming uses. (8) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) The storage of vehicles, equipment, or products related to commercial activities not permitted in this district. (3) The keeping of animals for any commercial purpose, except per the Commercial Stable (S) District, where applicable. (4) Commercial kennels. (5) Apiaries. (6) Aviaries. f. Site Development Standards (1) Building site area. Nineteen thousand and eight hundred (19,800) square feet minimum. u IV-9 11 (2) Building height. Thirty-five (35) feet maximum. , (3) Building setbacks. ' (a) Front setback. Twenty (20) feet minimum. (b) Side setback. Five (5) feet minimum. , (c) Rear setback. Twenty-five (25) feet minimum. (4) Off-street parking. Per Zoning Code section 7-9-145. (5) Lighting. All lighting shall be designed and located so that ' direct light rays are confined to the premises. (6) Signs. Six (6) square feet of sign area maximum unless , otherwise provided for by an approved site development permit or use permit. I I IV-10 3. RK "Residential Kennel" District a. Purpose and Intent The RK District is established to provide for the development and maintenance of a neighborhood which includes single family residences in conjunction with commercial kennel businesses. b. Principal Uses Permitted (1) The following principal uses are permitted: (a) Single family detached dwelling or single family mobile home per Zoning Code section (7-9-149,53 (one per building site). (b) Community care facilities serving six (6) or fewer persons. (c) Parks, playgrounds, and athletic fields (noncommercial). (d) Riding and hiking trails. (2) The following principal uses are permitted subject to the approval of a site development permit per Zoning Code section �7-9-150:1 (a) Communication transmitting, reception, or relay facilities. (b) Public/private utility buildings and structures. (3) The following principal use is permitted subject to the approval of a use permit by the Zoning Administrator per Zoning Code section7-9.�50: (a) Community care facilities serving seven (7) to twelve (12) persons per Zoning Code sectionr7-9-i_dl. (4) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section (a) Commercial kennels when in conjunction with a single family residence on the same building site and subject to obtaining an animal facility license per section;q-j-29 _.fO ('the Business and Special Licenses 'RegulAti,ons (b) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. c. Temporary Uses Permitted The following temporary uses only, per Zoning Code sectiorl:7-9-1363 (1) Continued use of an existing building during construction of a new building. (2) Mobile home residence during construction. IV-11 d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Garages and carports. (2) Swimming pools. (3) Fences and walls. (4) Patio covers. (5) Signs per Zoning Code section 7-9-111. (6) Home occupations per Zoning Code section 7-9-146.6. (7) The keeping of only the following animals for the recreational enjoyment of persons residing on the same building site, subject to the noted restrictions: (a) Any animal if kept exclusively within the residence. (b) Up to three (3) dogs and three (3) cats. Offspring are exempt up to the age of four (4) months. The keeping of four (4) or more dogs or four (4) or more cats over the age of four (4) months is also permitted subject to obtaining an animal permit per section 4-1-76 of the Health, Sanitation and Animal Regulations. All accessory structures housing animals shall be located in compliance with Zoning Code secton 7-9-137. Zoning Code section 7-9-146.3 shall not apply within this district. (8) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) The storage of vehicles, equipment, or products related to a commercial activity not permitted in this district. (3) Apiaries. (4) The keeping of animals, except dogs and cats, other than in the residence. f. Site Development Standards (1) Building site area. Eight thousand (8,000) square feet minimum. IV-12 pl (2) Building height. Thirty-five (35) feet maximum. (3) Building setbacks, except for commercial kennels. (a) Front setback. Twenty (20) feet minimum. (b) Side setback. Five (5) feet minimum. (c) Rear setback. Twenty-five (25) feet minimum. (4) Commercial kennel facilities shall be located per Zoning Code section (5) Off-street parking. Per Zoning Code section I-V:J145,.,� (6) Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. (7) Signs. Six (6) square feet of sign area maximum unless otherwise provided for by an approved site development permit or use permit. Special Regulations (1) An amendment to a valid use permit or certificate of use and occupancy for a commercial kennel shall be approved administratively by the Director, EMA as a changed plan, per Zoning Code section T 9-150; if the following applies: (a) The proposed change does not increase the overall size of the facility from that shown on the current plot plan; (b) The proposed change does not increase the number of dog runs from that shown on the current plot plan; (c) The proposed change does not intensify any accessory uses (e.g., grooming parlor, sale of pet supplies, training classes) allowed by the current permit and does not provide for any additional accessory uses; (d) The proposed change is consistent with the setback standards in Zoning Code section '7=9,=137(b)�(2)l; and (e) The proposed change satisfies the required findings in Zoning Code section(7-9-750_.3_(e)1. (2) For all new commercial kennels or for structural modifications to existing kennel facilities requiring a use permit, an Acoustical Analysis Report and appropriate plans shall be submitted describing the noise generating potential of the proposed project and proposed attenuation measures to assure compliance with Orange County Codified Ordinance, Division 6 (Noise Control). The report shall be prepared by a County - certified acoustical consultant and submitted to the Manager, Development Services Division, for review and approval. The approved attenuation features shall be incorporated into the plans and specifications of the project. IV-13 4. RSF "Residential Single Family" District a. Purpose and Intent The RSF District is established to provide for the development and maintenance of medium density single family detached residential neighborhoods. Only those uses are permitted that are complementary to and can exist in harmony with such a residential neighborhood. b. Principal Uses Permitted (1) The following principal uses are permitted: (a) Single family detached dwelling or single family mobile home per Zoning Code section 7-9-149.5 (one per building site). (b) Community care facilities serving six (6) or fewer persons. (c) Parks, playgrounds, and athletic fields (noncommercial). (d) Riding and hiking trails. (2) The following principal uses are permitted subject to the approval of a site development permit per Zoning Code section 7-9-150: (a) Communication transmitting, reception, or relay facilities. (b) Public/private utility buildings and structures. (3) The following principal uses are permitted subject to the approval of a use permit by the Zoning Administrator per Zoning Code section 7-9-150: (a) Community care facilities serving seven (7) to twelve (12) persons per Zoning Code section 7-9-141. (b) Fire and police stations. (4) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7-9-150: (a) Churches, temples, and other places of worship. (b) Any other use which the Planning Commission finds consistent with the purpose and intent of this district c. Temporary Uses Permitted The following temporary uses only, per Zoning Code section 7-9-136 (1) Continued use of an existing building during construction of a new building. (2) Mobile home residence during construction. IV-14 I d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section.7'-9-7."37J to include: (1) Garages and carports. (2) Swimming pools. (3) Fences and walls. (4) Patio covers. (5) Signs per Zoning Code section 74-111:! (6) Home occupations per Zoning Code section ,74-146,.61 (7) Noncommercial keeping of pets and animals per Zoning Code section;7-9-�46.3.i (8) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) The storage of vehicles, equipment, or products related to a commercial activity not permitted in this district. (3) The keeping of animals for any commercial purpose unless otherwise provided for by an approved use permit. (4) Apiaries. f. Site Development Standards (1) Building site area. Seven thousand and two hundred (7,200) square feet minimum except as otherwise identified on the Land Use District map. (2) Building height. Thirty-five (35) feet maximum. (3) Building setbacks. (a) Front setback. Twenty (20) feet minimum. (b) Side setback. Five (5) feet minimum. (c) Rear setback. Twenty-five (25) feet minimum. (4) Off-street parking. Per Zoning Code section;7-9-145'9 IV-15 r (5) Lighting. All lighting shall be designed and located so that , direct light rays are confined to the premises. (6) Signs. Six (6) square feet of sign area maximum unless ' otherwise provided for by an approved site development permit or use permit. I I I I r IV-16 5. RMF "Residential Multiple Family" District a. Purpose and Intent The RMF District is established to provide for the development and maintenance of high density multi -family residential neighborhoods with a moderate amount of open space. Only those uses are permitted that are complementary to and compatible with such a residential neighborhood. b. Principal Uses Permitted (1) The following principal uses are permitted: (a) Multi -family projects of four (4) or less dwelling units. (b) Single family dwellings or single family mobile homes per Zoning Code section,7-9-149.5 (c) Community care facilities serving six (6) or fewer persons. (d) Parks, playgrounds, and athletic fields (noncommercial). (e) Riding and hiking trails. (2) The following uses are permitted subject to the approval of a site development permit per Zoning Code section',]-9-15M (a) Multi -family projects of five (5) or more dwelling units (except condominium, stock cooperative, and community apartment projects) per Zoning Code section'1-9-146.7.,, (b) Communication transmitting, reception, or relay facilities. (c) Public/private utility buildings and structures. (3) The following principal uses are permitted subject to the approval of a use permit by the Zoning Administrator per Zoning Code section:]-9-1,5Q:) (a) Community care facilities serving seven (7) to twelve (12) persons per Zoning Code section'7-9-141.1 (b) Fire and police stations. (4) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section rM-_150:1 (a) Churches, temples, and other places of worship. (b) Mobile home parks and subdivisions per Zoning Code section ;7-9-149. a (c) Residential condominium, stock cooperative, and community apartment projects per Zoning Code section`7-9-147.7 (d) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. IV-17 C. Temporary Uses Permitted The following temporary uses only, per Zoning Code section 7-9-136: (1) Continued use of an existing building during construction of a new building. (2) Mobile home residence during construction. d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Garages and carports. (2) Swimming pools. (3) Fences and walls. (4) Signs per Zoning Code section 7-9-111. (5) Home occupations per Zoning Code section 7-9-146.6. (6) Noncommercial keeping of pets and animals per Zoning Code section 7-9-146.3. (7) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) The storage of vehicles, equipment, or products related to a commercial activity not permitted in this district. (3) The keeping of animals for any commercial purpose unless otherwise provided for by an approved use permit. f. Site Development Standards (1) Building site area. Seven thousand and two hundred (7,200) square feet minimum. (2) Building height. Thirty-five (35) feet maximum. (3) Area per unit. Three thousand (3,000) square feet minimum net land area per dwelling unit except as otherwise identified on the Land Use District map. IV-18 (4) Distance between principal structures. Fifteen (15) feet minimum. (5) Building setbacks. (a) Front setback. Twenty (20) feet minimum. (b) Side setback. Five (5) feet minimum, (c) Rear setback. Twenty-five (25) feet minimum. (6) Off-street parking. Per Zoning Code section,7-,9-145J (7) Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. (8) Signs. Six (6) square feet of sign area maximum unless otherwise provided for by an approved site development permit or use Dermit. 6. HN "Horticultural Nursery" District a. Purpose and Intent The HN District is established to ensure the long-term use and viability of the horticultural nursery uses located along Orchard Drive in the western section of Santa Ana Heights. b. Principal Uses Permitted (1) The following principal use is permitted: (a) Wholesale nurseries. (2) The following principal use is permitted subject to the approval of a site development permit per Zoning Code section 7-9-150: (a) Public/private utility buildings and structures. c. Temporary Uses Permitted Temporary uses per Zoning Code section 7-9-136. d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Detached buildings. (2) Fences and walls. (3) Signs per Zoning Code section 7-9-111, except that no sign shall exceed twenty-five (25) square feet in area or be lighted or illuminated. (4) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) Retail nurseries. (3) The commercial stockpiling or processing of manure. f. Site Development Standards (1) Building site area. Twenty-eight thousand (28,000) square feet minimum. IV-20 (2) Building site width. Seventy (70) feet minimum. (3) Building height. Thirty-five (35) feet maximum. (4) Building setbacks. (a) Front setback. Twenty (20) feet minimum. (b) Side setback. Five (5) feet minimum. (c) Rear setback. Twenty-five (25) feet minimum. (5) Off-street parking. Per Zoning Code section�7-9-145J (6) Lighting. All lighting shall be designed and located so that direct rays are confined to the premises. IV-21 7. GC "General Commercial" District a. Purpose and Intent The GC District is established to provide regulations for the commercial areas along South Bristol Street to ensure the continuation of commercial uses which offer a wide range of goods and services to both the surrounding residential and business community. It is intended to promote the upgraded aesthetic image of the community and to reduce conflicts between commercial and residential uses. b. Principal Permitted Uses (1) The following principal uses shalt be permitted subject to the approval of a site development permit per Zoning Code section 7-9-1s04 (a) Retail businesses. (b) Service businesses. c) Professional and administrative offices. d) Animal clinics and hospitals per Zoning Code section 7-9-196.1;</ (e) Automobile parking tots and structures per Zoning Code section 74.149t (f) Automobile repair specialty shops. (g) Churches, temples, and other places of worship. (h) Civic and governmental uses. (i) Commercial recreation. W Communication transmitting, reception or relay facilities, (k) Day nurseries. (1) Financial institutions. (m) Hotels and motels. (n) Print shops. (o) Public/private utility buildings and structures. (p) Restaurants. (q) Wholesale business offices with samples on the premises but not to include general storage. (2) The following principal uses are permitted subject to the approval of a use permit by the Zoning Administrator per Zoning Code section 7-9-ISOS (a) Automobile.washing, (b) Mini -storage facilities. (c) Retail sale of building materials. (3) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7-9-190: (a) Automobile service stations per Zoning Code section 7-0-114% (b) Convalescent homes. IV-22 (c) Commercial kennels subject to obtaining an animal facility license per section;5=1-29 of the Business_ and Special) Licenses Regul-ati.o_ns: (d) Helistops. (e) Hospitals. (f) Milk processing and distributing in connection with retail dairy outlets. (g) Mortuaries. (h) Sanitariums, mental and health. (i) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. c. Temporary Uses Permitted Temporary uses per Zoning Code section 719=136:i d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section M. 3-7,k to include: (1) Detached buildings. (2) Fences and walls. (3) Signs per Zoning Code section 7-9=1111 (4) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) Automobile repair, tire retreading, fender and body repair and paint shops, except for automobile repair specialty shops. (3) Automobile wrecking, junk and salvage yards. (4) Bottling plants. (5) Rental and sales agencies for agricultural, industrial and construction equipment. (6) Warehouses, contractors' storage and equipment yards, work and fabricating areas. (7) Welding shops. IV-23 f. Site Development Standards (1) Building site area. No minimum. (2) Building height. Thi-rty-five (35) feet maximum. (3) Building setbacks. (a) Front setback. No minimum required. (b) Side setback. No minimum required, except where a side property line abuts a residential district, in which case a minimum setback of ten (10) feet is required. (c) Rear setback. No minimum required, except where a rear property line abuts a residential district, in which case a minimum setback of ten (10) feet is required. A minimum setback of five (5) feet is required adjacent to an alley. (4) Vehicular access regulations. Street openings shall be a minimum of twenty-two (22) feet apart and twenty-two (22) feet from any existing street openings, measured at the ultimate street right-of-way line; however, every building site shall be permitted to have at least one (1) street opening. (5) Off-street parking. Per Zoning Code section 7*11401 (6) Lighting. All lighting, exterior and interior, shall be designed and located so that direct rays are confined to the premises. (7) Loading. All loading operations shall be performed on the site, and loading areas shall be screened by a landscape or architectural feature. (8) Trash and storage area. All storage of cartons, containers and trash shall be enclosed by a building or by a wall not less than six (6) feet in height. If unroofed, no such area shall be located within forty (40) feet of any residential district4 (9) Enclosed uses. All commercial uses and their related products shall be contained entirely within a completely enclosed structure, except for parking and loading areas, and except for outdoor uses expressly permitted by an approved site development permit or use permit. (10) Screening. Per Zoning Code section 1, 41 31.1.1 1V-24 8. BP "Business Park" District a. Purpose and Intent The BP District is established to provide for the development and maintenance of professional and administrative offices and office - serving commercial uses. Attention shall be given to the protection of the adjacent residential uses through regulation of building mass and height, landscape buffers, and architectural design features. b. Principal Uses Permitted (1) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section ;7-9-150J (a) Professional and administrative offices. (b) Financial institutions. (c) Civic and government uses. (d) Office -serving commercial uses, including restaurants, located within a building primarily devoted to office uses. (e) Public/private utility buildings and structures. (f) Communication transmitting, reception, or relay facilities. (g) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. c. Temporary Uses Permitted Temporary uses per Zoning Code section .7-9-13.6_.1 d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal_perTitted use on the same building site per Zoning Code section >Z-9zlV , to include: (1) Automobile parking structures, in compliance with the site development standards in section f below. (2) Other detached buildings. (3) Fences and walls. (4) Signs per section f below. (5) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. IV-25 h e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) Outdoor storage of any equipment, materials, apparatus or vehicles greater than one (1) ton. (3) Adult entertainment businesses. (4) Educational institutions. (5) Hospitals and nursing homes. (6) Residential uses. (7) Manufacturing uses. (8) Day nurseries. f. Site Development Standards (1) Building site area. Nineteen thousand and eight hundred (19,800) square feet minimum required, except as provided for in Zoning Code section"lAktld (2) Building site coverage. Thirty-five (35) percent maximum. (3) Building height. Thirty (30) feet for structures, to include roof -mounted mechanical equipment, located less than seventy- five (75) feet from any property line abutting the REQ District; thirty-seven (37) feet for structures located seventy-five (75) feet or more from any property tine abutting the REQ District. Roof -mounted mechanical equipment may exceed the thirty -seven -foot height limit by six (6) feet; however, no portion of the building above thirty-seven (37) feet shalt be visible from both 1) a point five (5) feet high at the centerline of adjacent streets, and 2) any existing dwelling unit within the REQ District located three hundred (300) feet or less from the subject building site. (4) Building setbacks. (a) Front setback. Ten (10) feet minimum. (b) Side setback. Ten (10) feet minimum, except where the side property line abuts the REQ District, in which case the following shall apply: 1. For structures, to include roof -mounted mechanical equipment, thirty (30) feet or less in height: forty- five (45) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property tine. 2. For structures greater than thirty (30) feet in height: seventy-five (75) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property line. IV-26 (c) Rear setback. Ten (10) feet minimum, except where the rear property line abuts the REQ District, in which case the following shall apply: ' height: 1. For structures thirty (30) feet or less in forty-five (45) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property ' line. 2. For structures greater than thirty (30) feet in height: seventy-five (75) feet minimum, to include a ' ten (10) foot wide landscape buffer adjacent to the property line. ' (5) except Off-street parking. Per Zoning Code section except only one (1) level of parking is permitted below any floor with office/commercial space. ' (6) Trash and storage areas. All storage of cartons, containers and trash shall be enclosed by a building or by a wall not less ' than six (6) feet in height. No such area shall be located within ten (10) feet of any property line abutting the REQ District. If unroofed, no such area shall be located within forty (40) feet of any property line abutting the REQ District. ' (See Chapter III, Community Design Program, for design guidelines.) (7) Enclosed uses. All office and commercial uses and their related products shall be contained entirely within a completely enclosed structure except for parking and loading areas and except for outdoor uses expressly permitted by an approved use permit. (8) Landscaping. A minimum landscaped area of fifteen (15) percent of the gross acreage of the building site shall be provided, to ' include the following: (a) Boundary landscaping with a minimum depth of ten (10) feet along all property lines abutting a public street, except for the area required for street openings. (b) Boundary landscaping with a minimum depth of three (3) ' feet along all property lines not abutting a public street, except property lines,abutting the REQ District where a minimum depth of ten (10) feet is required. ' Landscaping shall be provided in conformance with the landscape guidelines in Chapter III, Community Design Program. ' (9) Building design. All development shall be in conformance with the guidelines in Chapter III, Community Design Program, and the following: ' (a) On properties abutting the REQ District, direct line of sight to properties within the REQ District from second story openings, windows, balconies, stairways, stairway ' landings or other architectural features shall be prohibited. IV-27 01 [] (b) All roof structures, such as air conditioning units, ' ventilation devices or other roof -mounted appurtenances, shall be screened from view. (10) Lighting. All lighting, exterior and interior, shall be designed and located so that direct rays are confined to the premises. (See Chapter III, Community Design Program, for ' lighting guidelines.) (11) Buffer. An eight (8) foot wall shall be constructed along property lines abutting the REQ District, except within the front setback area, where the height shall be no greater than three and one-half (3�) feet, Landscaping adjacent to this wall shall be in conformance with the guidelines in Chapter III, Community Design Program. (12) Signs. The following signs shall be permitted subject to the noted restrictions: (a) Ground sign: One (1) double-faced ground sign per building site within the required front setback area, containing only the address of the property. Ground signs shall not exceed six (6) feet in height including any earth berm, pedestal, base or similar structure upon which the sign may be mounted. Height to top of sign shall be measured from the top of curb for the adjacent public street. Each sign shall not exceed six (6) square feet in area and shall not have internal lighting. External lighting fixtures used to illuminate ground signs shall be concealed within plant materials or attached to and designed as an integral part of the sign. The sign and sign structure shall be designed and located so as not to create a site distance safety problem for vehicle or pedestrian traffic. (b) Wall sign: 1. One (1) identification sign placed on each wall facing a public street, relating only to the name and use of the building and comprising no more than ten (10) percent of the area of the wall (up to a maximum of forty (40) square feet), including windows and door areas, upon which the sign is located. Such signs shall not have internal or external lighting. 2. Additionally, in multiple tenancy office buildings, each individual tenant may have a wall sign over their entrance to identify only the name of the business. Each sign shall not exceed six (6) square feet in area. Such signs shall not be located above the roof facia, shall not have internal lighting and shalt be made of a material compatible with the materials of the building. IV-28 II ' (c) Building directory: One (1) building directory at each main entrance to the building. Such directory shall have letters not exceeding two (2) inches in height, containing only the name of the tenant, the suite or office number, ' and the nature of the use or service rendered. (d) Real estate sign: One (1) unlighted sign not to exceed twelve (12) square feet in area, pertaining only to the sale, lease or hire of the particular building, property or premises upon which displayed, and including no ' institutional advertising. (e) All signs located within structures where such signs are not visible from any point on the boundary of the building site. (13) A drainage plan shall be submitted and approved as part of the use permit for each development showing the method for control and disposal of all waters flowing into, across and from the building site and a statement setting forth the method by which facilities shall be maintained. (14) The traffic generation of any development shall amount of traffic generated by a development on of equivalent size consisting entirely of office including gross office space equal to half the s of the site (a 0.5 Floor Area Ratio). not exceed the a building site uses and quare footage IV-29 9. PA "Professional and Administrative Office" District Zoning Code sections 1-9-9Q and 1-9.113 shall constitute the land use ' regulations to be applied throughout the PA District. TV-30 ' 10. PAC "Professional and Administrative Consolidation" District a. Purpose and Intent ' The PAC District is established to provide for the development and maintenance of professional and administrative office uses and related uses on lots located between South Bristol Street and Zenith Avenue in a manner which will ensure lot consolidation and vehicular access to and from South Bristol Street. ' b. Uses Permitted (1) The following uses are permitted: ' (a) All uses permitted within Zoning Code sections ,7-9-9'0 end 7-9-111� subject to the following site development ' standards: 1) Building site area. All lots within this district shall be consolidated into one building site to achieve a minimum area of forty-four thousand ' (44,000) square feet. 2) Vehicular access. Vehicular access shall be provided ' to and from South Bristol Street. 3) All other site development standards within Zoning Code sections'7-9-90Sand 7-9-lll.i (b) Single family detached dwelling units which lawfully existed at the time of adoption of these regulations may, ' if destroyed by fire, flood, explosion, act of God, or act of the public enemy, be rebuilt in conformance with the zoning regulations in effect prior to the adoption of this specific plan. However, such reconstruction must comply with current building and related codes. IV-31 11. PD "Planned Development" Combining District Zoning Code section-741YA hall constitute the land use regulations to be applied within the PD Combining District. IV-32 12. (S) "Commercial Stable" Overlay District Commercial stables, housing horses and ponies only, are permitted in areas designated with an (S) overlay, subject to approval of a use permit by the Planning Commission and an animal facility license per Resolution Nos. 76-626 and 76-1610, enforced by the Orange County Health Officer or his designee. No residential uses shall be permitted on the same building site as a commercial stable. The following site development standards shall apply: a. Building height. Twenty (20) feet maximum, except for structures used for the storage of hay. However,.in no case may any structure exceed thirty-five (35) feet in height. b. Setbacks. Minimum setbacks for all structures housing animals shall be as follows (all other structures shall be located in conformance with Zoning Code section'!-9-13T): (1) Front setback. Fifty (50) feet minimum. Exercise areas, such as arenas, shall be set back a minimum of twenty-five (25) feet. (2) Side setback. be 4K&tc` (a) Abutting all districts except BP District: Five (5.) feet minimum. Exercise areas shall also be set back a minimum of five (5) feet. (b) Abutting BP District: Twenty-five (25) feet minimum. Exercise areas shall be set back a minimum of five (5) feet. (3) Rear setback. Five (5) feet minimum. Exercise areas shall also be set back a minimum of five (5) feet. c. Number of animals. Twenty-five (25) animals per gross acre maximum. d. Landscaping. Boundary landscaping shall consist of trees, shrubs, vines, grasses, ground cover or any combination thereof. Such areas shall not include open soil, buildings, paving, gravel or any other assemblage of building materials upon or over the land. Landscaping shall be provided as follows: (1) Boundary landscaping with a minimum depth of twenty (20) feet along all property lines abutting a public street, except for the area required for street openings. (2) Boundary landscaping with a minimum depth of five (5) feet along all property lines not abutting a public street. (3) An approved irrigation system shall be provided. IV-33 e. Building design. All buildings shall maintain a consistent design theme (e.g., use of similar exterior materials). Use of earthtone colors and non -reflective roof materials shall be required. f. Lighting. All lighting shall be designed and located so that direct rays are confined to the premises. IV-34 13. (N) "Commercial Nursery" Overlay District Wholesale commercial nurseries are permitted in areas designated with an (N) overlay, subject to the site development standards of the base district. IV-35 E. PROCEDURES 1. 2. 3. Discretionary Permit Procedures Discretionary permits, including site development permits, use permits and variances, shall be processed per Zoning Code section 1-9-150. Specific Plan Amendment Procedures The specific plan amendment procedures contained in Zoning Code section 7-9-454 shall apply. Recreational Horse Permit Procedures Within the REQ District, most lots are relatively small (less than one- half acre), are very narrow (66 feet wide) and are surrounded by existing tract housing, existing retail commercial uses and proposed business park development. Due to the unique size and configuration of these lots and their close proximity to more urbanized uses, it is necessary to require a Recreational Horse Permit for the noncommercial keeping of horses and ponies for the purpose of ensuring compatibility with surrounding land uses. It is the intention of the County to provide for annual inspections of such equestrian facilities by all pertinent authorities, including Vector Control, Animal Control, Environmental Health, Regulation Enforcement and others, as necessary, to ensure that the regulations set forth below are being properly implemented. All regulations associated with Recreational Horse Permits, except provisions pertaining to escapes of animals, shall be enforced by the Director, Environmental Management Agency, or his designee. Within one year of the effective date of these regulations, any property owner or tenant keeping more than two (2) horses and/or ponies, over the age of eight (B) months, on a single building site within the REQ District shall obtain a Recreational Horse Permit approved by the Director, EMA. After one year of the effective date of these regulations, any property owner or tenant introducing or adding horses and/or ponies onto properties within the REQ District shall, within one month, obtain a Recreational Horse Permit if the total number of such animals, over the age of eight (B) months, exceeds two (2). The Director, EMA shall issue a permit for the keeping of such animals upon receipt of the fee established by the Board of Supervisors, if any, and when, in his opinion, 1) such animals are being kept or maintained without endangering the safety and comfort of the inhabitants of the neighborhood, and 2) the property owner or tenant has complied with the regulations below and the REQ District regulations. Failure to comply with these regulations or any conditions imposed by the Director, EMA shall constitute cause for denial or revocation of such permit. Any person whose application for a Recreational Horse Permit is denied or revoked under the terms of this specific plan may appeal the decision of the Director, EMA to the Board of Supervisors in accordance with the procedures set forth in section 5-2-19 of the Business and Special Licenses Regulations. Recreational Horse Permits shall be non- transferable and must be renewed annually. IV-36 The following regulations shall apply: a. Property owner or tenant shall initiate and maintain a program of proper manure management. Property owner or tenant shall provide for the daily collection of manure from in and around corrals and access areas. Manure shall be stored in covered containers. In no case shall manure be permitted to remain in any container for a period exceeding seven (7) days. b. A program of continuous dust control of the entire premises shall be provided. A method for light watering of arenas and exercise areas shall be maintained. In lieu of watering, chemical control of dust may be permitted. c. There must be adequate and effective means of control of insects and rodents and such control must be vigorously maintained at all times. All dry grains and pellets shall be stored in rodent -proof containers (i.e., well sealed and preferably metal containers). Hay shall be stored on a raised platform that maintains a minimum six (6) inch clearance above the surrounding area. d. Combustible materials and/or solutions shall be maintained a minimum of twenty-five (25) feet from all residential structures and structures housing animals. e. Property owner or tenant shall allow no animal to constitute or cause a hazard, or to be a menace to the health, safety, or peace of the community. Property owner or tenant shall keep all animals in such manner as may be prescribed to protect the animals from the public and the public from the animals. f. Property owner or tenant shall make every reasonable effort to recapture every animal that escapes. Escapes of animals wherein the recapture of the animal cannot be immediately accomplished shall be reported to the Director of Animal Control, Health Care Agency. PP13-2 IV-37 6276 i Lun��a� 1 3 4 5 6 7 8 9 10 11 12 13 M 19 20 21 22 23 24 C 25 2 26 "a 0028 RESOLUTION OF THE BOARD OF SUPERVISORS OF ORANGE COUNTY, CALIFORNIA May 11, 1988 On the motion of Supervisor Riley, duly seconded and carried, the following Resolution was adopted: WHEREAS, this Board, following a duly noticed public hearing, considered the appeal variance VA 87-124P; NOW, THEREFORE, BE IT RESOLVED that the action of the Planning Commission is modified with respect to certain conditions of approval. The conditions as modified by this Board are as follows: 1. Approval of this permit application constitutes approval of the proposed project to the extent of its compliance with the applica- ble zoning regulations, but does not include any action or finding as to compliance or approval of the project regarding any other applica- ble ordinance, regulation or requirements. 2. This permit shall not become effective until the requirements contained in Conditions #6, 7, 9, 12, 13 and 14 have been completed to the satisfaction of the Manager, Current Planning Division, fifth district office. Failure to complete these conditions by the dates specified therein shall render,the permit null and void. r / Resolution No. 88-659 Appeal of Use Permit (UP 87-97P) and Variance (VA 87-124P) Santa Ana Hts. Com. Stable Mary Slouka/Appellant DC1A/19 JRG:dc 0. P/2nhi Nea 1988 N�PO'V�Qe 1. 3 4 5 6 7 8 9 10 11 12 13 14 r=i 15 o� WWW 16 W r'u rZx poi 17 Wo fI:7 19 20 21 22 23 24 e 25 2 26 N 27 28 3. This application is approved as a precise plan for the location of the uses and structures shown on the approved plot plan. Any relocation, alteration or addition of any structure or use not specifically approved will nullify the approving action for this permit. If any changes are proposed regarding the location or altera- tion of any use or structure, a changed plan shall be permitted to the Planning Commission. If the Planning Commission determines that the proposed change complies with the provisions and the spirit and intent of this approval action, and that the action would have been the same for the changed plan as for the approved plot plan, the Planning Commission may approve the changed plan without requiring a new public hearing. 4. Applicant agrees as a condition of issuance and use of this permit to defend at her/his sole expense any action brought against the County because of issuance of this permit or, in the alternative, the relinquishment of such permit. Applicant will reimburse the County for any court costs and attorney's fees which the County may be required to pay as a result of such action. County may, at its sole discretion, participate in the defense of any such action, but such participation shall not relieve applicant of her/his obligations under this condition. 5. Failure to abide by and faithfully comply with Conditions 6 through 10 and 13 through 15, and 19 during the time periods contained therein shall render the granting of this permit null and void. Additionally failure to abide by and faithfully comply with any and all conditions attached to the granting of this permit shall consti- tute grounds for revocation of said permit. DC1A/19 JRG:do 2. 3 4 5 6 7 8 9 10 11 12 13 w 4=: 15 0 3 D .OV -, w 16 wru r 2 O = `0 17 18 19 20 21 22 23 24 C 25 26 1208 6. Prior to September 13, 1988, all horses shall be removed from the BP zoned portion of the subject property except for the three (3) owned by residents of the existing, lawfully non -conforming single-family residence. The horses and residences shall not be used for commercial purposes. 7. Prior to June 13, 1988, a revised plan shall be submitted to the Manager of Current Planning Division for review and approval for the BP portion of the site. Revised plan shall provide the following improvements: a. Five (5) angled parking spaces located across the property frontage adjacent to the existing residence. b. Relocate existing fencing across the property frontage behind the parking spaces to screen the property from view of the street and install solid fencing along the west property line. c. Install landscaping between the parking spaces and relocated fencing and in front of the existing residence. d. Install new fencing from the house to the rear property line to keep horses from encroaching on the westerly side of the property. e. Removal of portion of the barn along the rear property line located on the westerly side of the new fencing described in (d) above. 8. The five (5) off-street temporary parking spaces, within the BP portion of the site shall be used only for the parking of vehicles for all uses on the site. There shall be no storage of vehicles, horse trailers or any other materials in these spaces at any time. 9. Prior to September 13, 1988, the temporary off-street parking area within the BP portion shall be improved with an all-weather DC1A/19 3. JRG:dc 02, 3 4 5 6 7 8 9 10 11 12 13 ME 19 20 21 22 23 24 C 25 is 26 27 n surfacing (gravel, decomposed granite, etc.) as approved by EMA Transportation Planning. Prior to September 13, 1988, landscaping for the BP parcel shall be installed in accordance with the approved revised plan. 10. A maximum of 15 horses shall be permitted on that portion of the building site zoned REQ(s). In addition to the 13 spaces provided in the existing barn, the areas on either end of this structure may be used to corral additional horses. However, no structures other than fences may be constructed in these areas. No horse shall be stabled in the open stall area adjacent to the school site until a fence is constructed between the sites. 11. There shall be no stabling off -site on adjacent properties or properties in applicable regulations of the Santa Ana Heights Specific Plan. 12. Prior to September 13, 1988, a minimum 6-foot chain link fence shall be constructed along the entire property line to the rear of the existing barn on the REQ(s) portion of the building site.' The fence shall not have any gates or openings onto adjacent properties. 13. Prior to September 13, 1988, chain link fence shall be constructed parallel to the existing fencing along the southeast property line between the stable and private school. 14. Prior to September 13, 1988, the existing fencing along the front property line of the REQ(s) portion of the building site shall be repaired. Existing landscaping with the planter boxes shall be augmented in a manner meeting the approval of Manager, Current Planning. 15. If, within the period of validity of this permit, Orchard Drive is widened and improved, the applicant shall install new fencing DC1A/19 JRG:do 4. 1 and landscaping along the front property line of the REQ(s) portion of 2 the building site, if needed. The fencing shall be located 5 feet 3 from the new ultimate right-of-way line. The strip between the fence 4 and the improved part of the right-of-way shall be landscaped in 5 accordance with a plan approved by the local jurisdiction at the time 6 of widening and installation of improvements on Orchard Drive. 7 Landscaping plans shall be submitted and approved within 60 days of 8 completion of improvements. Installation of landscaping shall be 9 completed within 90 days of completion of improvements. 10 16. The permit approved by this action shall expire eight (8) 11 years from the date of final determination of this application or upon 12 the termination of the lease to operate any portion of the site, 13 whichever occurs first. If a portion of the lease is terminated, the 14 Manager/Current Planning, may approve a revised plan for the remaining LL:= °off 15 portion. There shall be an annual administrative review of this w oZ< 16 permit to insure ongoing compliance of the operation of the stable 00 " 17 with these conditions of approval.. 18 17. The operation of the stable shall comply with all applicable 19 animal keeping regulations as enforced by the Orange County Vector 20 Control District and Health Care Agency/Animal Control Division. 21 BE IT FURTHER RESOLVED that the findings of the Planning 22 Commission are hereby adopted by this Board. 23 AYES: SUPERVISORS THOMAS F. RILEY, HARRIETT M. WIEDER, GADDI H. 24 VASQUEZ AND DON R. ROTH 25 NOES: SUPERVISORS NONE C 2 26 ABSENT: SUPERVISORS ROGER R. STANTON N N g 27 ® 28 DC1A/19 5. JRG:dc STATE OF CALIFORNIA ) ) ss. COUNTY OF ORANGE ) I, LINDA D. ROBERTS, Clerk of the Board of Supervisors of Orange County, California, hereby certify that the above and foregoing Reso- lution was duly and regularly adopted by the said Board at a regular meeting thereof held on the 11th day of May, 1988, and passed by a unanimous vote of said Board members present. IN WITNESS WHEREOF, I have hereunto set my hand and seal this llth day of May, 1988. LINDA D. ROBERTS Clerk of the Board of Supervisors of Orange County, California DC1A/19 JRG:dc 6. ORDINANCE NO. 87-7 AN ORDINANCE OF THE CITY OF NEWPORT BEACH AMENDING TITLE 20 OF THE CITY OF NEWPORT BEACH MUNICIPAL CODE, ADDING CHAPTER 20.,64, THE SANTA ANA HEIGHTS SPECIFIC PLAN�AND, _AMENDING PORTIONS OF DISTRICTING MAPS 34, 42, 61, AND 67, SO AS TO CLASSIFY SAID PROPERTY to SP-7. (Planning Commission -Amendment No. 646) ;follows: The City Council of the City of Newport Beach DOES ORDAIN as SECTION 1. The subject property is the following real property in unincorporated•territory of the County of Orange, State of California: All of the certain parcel of land located in unincorporated territory of the County of Orange, State of California being a portion of the area commonly known as Santa Ana Heights, said territory is more particularly described as follows: Beginning at the most easterly corner of.Lot 147 of Block 51 of Irvine Subdivision as shown on a map -recorded in Book 1, Page 88 of Miscellaneous Record Maps,- Records of Orange County, said corner albo being the most easterly corner of Tract No. 1499 as per map recorded in Book 44, Page 47 of Miscellaneous Maps, Records of said County] south 40°37'27" west along the southerly line of Lot 147 of Block 51 of Irvine Subdivision per map recorded in Book 1, Page 88 of Miscellaneous Records a distance of 2640.31 feet to a point said point being southerly corner of Tract No. 1501 and southerly corner of Lot 147 of Block 51 of Irvine's Subdivi- sion; thence south 49021154" east a distance of 55 feet; thence south 39048115" west a distance of 30 feet; thence south 01-08139" west a distance of 256.13 feet; thence south 39°48115" west, a distance of 70 feet; thence south 50011145" east, a distance of 215 feet to an intersection with northwesterly line of the south one quarter (1/4) of said Block 51 of Irvine's Subdivision, thence southeasterly along said northwesterly line of the moat southerly corner of that certain parcel of land as described in Book 2161, Page 375 and 376 of 'Official Records of Orange County, thence north 50611145" west, a distance of 705 feet .to a tangent concave to the southwest and having a radius of 818.25 feet; thence northwesterly along said curve an arc distance of 307.15 feet to the most westerly corner of said parcel of land, said corner also being the most southerly corner of that certain parcel of land as described in Book 2207, Page 196, Official Record of Orange County, said point also being in a curve concave to the northeast, having a radius of 600.00 feet, a radial line 'through said point having a bearing of north 18°18115" east; thence northwesterly along said curve an arc distance of 193.73 feet to a point of a reverse curve concave to the southwest and having a radius -of 2000.00 feet; thence northwesterly along said -curve, an arc distance of 199,31 feet to a point, said point also being the most southerly corner of that certain parcel of land described in Book 2211, page 415, Official Records of Orange Cdunty; thence continuing along said curve an arc distance of 202.12 feet to a point, said point also being the southeasterly corner of that certain parcel of land as described in Book 2309; Page 504,.Official w C , Records of Orange County] thence north 36"13'05" east, a distance of 551.55 feet to a point, said point also being the most southerly corner of.a parcel of land as described in Book 2273, Page 175, Official Records of said. County; thence north•50011145" west, a distance of 489.33 feet to a • point, said point also being the most westerly corner of said parcel, said point also being in a'curve concave to the northwest, a radial'line through said point having a bearing .bf north 36423103" west,' thence northeasterly along said curve an arc distance of 120.53 feet, thence north 39°48'15" ' cast tangent to last mentioned curve, a distance of 100.21 -feet to an intersection with the southwesterly line of Mesa Drive; 60 feet in width, shown upon.a map of Tract No. 706, recorded in Miscellaneous Map Book 21, Page 25, Records of orange County; thence northwesterly along the southerly line of said Mesa Drive in a curve concave to the northeast with a central angle of 44036'00" and having 'a radius of '173.37' feet an arc distance of 134.95 feet; thence south 5035'45"east; a distance of 168.09 feet, thence northwesterly continuing along a curve concave to the southwest with a central angle of 64000130" and a radius of 192.96 feet an arc distance of 215.57 feet; thence south 64-08115" east a distance of 8.87 feet to a point said point also being the intersection of easterly line of City of Newport Beach Annexation No. 78 (Irvine• Avenue -Mesa, Drive, Annex.) .with the southerly line of said Mesa Drive being the boundary of said City of Newport Beach as established by • ordinance No. 748 of said City; thence north 39048115" east along said easterly line of said Annexation No. 78 to a point of intersection with centerline of Irvine Avenue; thence continuing northeasterly along the centerline of said .Irvine Avenue in a curve with a central angle of 41041'47" and having a•radips of 1000.13 feet and a distance of 727.83 _ feet to a point being the intersection of said Irvine Avenue centerline and the 'northeasterly prolongation of the centerline of Acacia Street in the existing boundary of the City of Newport Beach; thence south 39048115" west along said existing boundary of said City of Newport Beach to a point of intersection. of Acacia Street and Orchard Drive; thence south 50011145" east a distance of 330.00 feet; thence north 39048-15" east, a distance of 1370.00 feet, thence southh 50"11145" east along the existing boundary of said City of Newport Beach to the Point of Beginning; .as shown on the attached Exhibit "A" and hereinafter referred to as "Property." Title 20 of the Newport Beach Municipal Code is hereby amended to pre -zone all of the above described Property to SP-7, des- ignating the Property as the Santa Ana Heights Specific Plan. ail i SECTION 2. The Planning Director of the City of Newport Beach is hereby instructed and directed to change Districting Maps 34, 42, 63, and 67, referred to in Section 20.01.050 of the Newport Beach Municipal Code, and by such reference is made a part of Title 20, to reflect said change as described in Section 1•hereof, and as shown in the attached P,xhibit "B", and when said Districting Maps have been so ' amended, the same shall be in full force.and effect and be part of Title 20 of the Newport Beach Municipal Code. - 2 - SECTION J. The Newport Beach Municipal Code, is hereby amended to include Chapter 20.64, the Santa Ana Heights specific Plan. The Property described in Section ] is hereby subject tq the Santa Ana Heights Specific Plan as set forth in Chapter 20.64 of the Newport Beach Municipal Code, which delineates all development standards, land uses, and other pertinent information, regulations, and improvements for the'area,•as set forth in the attached Exhibit "C". SECTION 4. The Planning Director of the City of Newport Beach is also hereby instructed and directed to apply all of the , provisions of said Specific Plan to the Property as described herein; the same shall be in full force and effect and be a part of Title 20 of the Newport Beach Municipal Code. SECTION S. The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This ordinance shall be published once in the official newspaper of the City within fifteen (15) days of its adoption. The Ordinance shall be effective thirty days after the date of its adoption. This Ordinance was introduced at 'a regular meeting of the City Council of the City of Newport Beach held on the day of lg87, and was adopted on the day of 1987, by the following vote, to wit: - 3 - 3 AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ATTEST: CITY CLERK CTB/jm ORD Attachments: Exhibits " / BRISTOL STREET i v 1 1 ZENITH AVE: W 1 1 1 Q / w F w 1 F w z w z / 1� / w W 1 = ¢ m m / m o AZURE AVE. �i Ld ORCHID HILL PL. a / BAY FARM m / / w PL. i MESA a DRIVE SPECIFIC PLAN BOUNDARY SANTA ANA HEIGHTS- CITY OFNEWPORT BEACH SPECIFIC PLAN AREA ADVANCE PLANNING DIVISION EXHIBIT A A MI,A •. sa anrr.craYA Aw w, a LV.G l--l. Sao° :I l -- .or i 'i It —:t No 739E , P-C J . I I t P- C I r A I u II P-C PC ' •1 2I aII, I i P-0 • ST- ' X : .A! i A p 3e3F z fu>•uRe e-ORONA DEL — _ MAR fREEWAK < — h - - - -- - — -- -- YI I sT,teEr . --� Sp-7 SP-7 SP-7 SP-7 = FLu-,, DISTRICTING MAP NEWPORT BEACH—CALIFORNIA R-A AGRICULTURAL RESIDENTIAL C-1 LIGHT COMMERCIAL I INTERMEDIATE PLANNING COMMISSION R-i SINGLE FAMILY RESIDENTIAL C-2 GENERAL COMMERCIAL U UNCLASSIFIED R-2 1 DUPLEX RESIDENTIAL R-S REM MULTIPLE FAMLY MiDENTML Y-1-I. CONTROLLED MANUFACTURING R-4 MULTIPLE RESIDENTIAL M-1 MANUFACTURING -!-M COMBINING DISTRICTS SANTA ANA HEIGHTS ORD. NO. 9Z9 N FEET SPECIFIC PLAN DATE 7y/_gyp MAP NO. R-a e.,s PLC C•s Sl ( 4- S P — 7 S P, 7 \ \�� O,Of Is I ' y • NEWMRT SAY -U- /'cc -U- f�-= .f7/. T[v J�tP�TT T j¢ wIe wD �C� DISTRICTING--MAP--CITY--OF---NEWPORT—BEACH—C II-_J YIIICµTVCIt•1[LDPT4l dLMltt C-} }pLX/ObRgD ••4 11MLL[ ILwM1t DILTLICT L'! L•0 CCYKllpat DILTIIICT C�YYNILCTVR01/TMCT LI}ITto CO}YLROAL•Y TVL[ Dt[IDgMI•L TiL DISIMCT CNMOLLLDIb "AC'UP. DILAICT a1T OVh[R 11{[IDtX}Ll DITMICl - 1-i C•1 LIOXT CO .... CILL DIiTRICT ('� / M N. mum _ Rf}ILCT[D W1.TIryf }[}D[MTILL }•.� 4L LO[Rwl CMOI pLL jtMCt OYII com.co.mv O LOY/dIXL dt'j•ptMICT yw m 14TMLL }10Mp[ICtl1l dM11CT - `°•IL'I/"t a' •'' aLTRKi C 1 CV� IwT[}I�p1.T[ aiT111GT VR,L/Into on,llci �7 q ft.f. iA.. Weiovk4. es. M.�T• SU. -u- R-t-e-t fP'A-Di , IA I KOITLD ST...Crt =10, al../..[ d0 X0. 10[[ 42 1 -N 4 APH ASP-7 ' SP- 7 ORANGE ODUV( SP-7I I SP-7 SP=7 SP"7 P-C SP - 7 11 SP-71 I SP-7 P-C .a¢/5T04 ST.¢SBT P-C P-C u SP-7 a} /1 S r SP 7 E JJa. Q�¢ I I I I I I P C ' 1•.9-B5 a.v ,o IS _ DISTRICTING -MAP -CITY -OF - NEWPORT- BEACH -CAII ]MIII4 "AU-ft.MTJ•L MIUICT ] ... t 1W 1 DI[TIIICT ] N L[i KfID[Ytl4 DI}1111CT ] I[Cl nb f TlK 11[le[IITI4 ]YtLTIK[ KR IIL NMIT 1 cerlfw[ of •a' w.T e.e IIMIM011M Cx, ML DnTm" 11-1 c-e UUMD e?IYwCl4 • W TVL[ IKfCdTI/L M[ CT 1['F• C-1 LI[Mi CDII,[ACI4 DIfTNtT O C-[ K . cftw P Mo..= IO C IRIpIQV•T[ DI[Tf[CT O r u-1 uw.•svnm pfMCT S[ -- YW,11[CT $ ol[TRtt C?TlKtlle WM/CIMII VO a NlMplll[ A -ems DImICT CoYeD1111[ d1�1. O.AICT Santa Ana HeSahtn T— m em.Ioa9 OIDT ne']L cx ma a(•DYfI .e evfJC \I / i 1 j MEN MANGE COUNTY SEE MAP OS PAS tP�tN/ YY[..FD..Y.. .L7>Y:W M LY! OS SP- SP-7 A•PH ORANGE CoLt Y $P-7 2 A£SA DRIVE I MESA OHI/i3 pTY Bouva4w 4J % ¢ p� DICOSra MESA ¢ MANGE � 05 �11 V y V cI • Sft YiI YO .Sfl YAI NO 42 DISTRICTING ---MAP- -CITY-•--OF---NEWPORT---BEACH--CALIFORNIA CI1-�Ag11CKiunfL-n[aIOLFbfL W.1c, FLIDM)omM o COYYbCUL 013TN6i Y-1 Ymwtummc 0..... 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Y -] YNn —l-co co—, [gp'-'-]j Santa Ana Heights Specific Plan pBWGE COUVFY SP-7 SP-7 SP-7 67 u t Page 174 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 S P E C I F I C P L A N .D I S T R I C T -------- ---- ----- -- ( S A N T A A N A H E I G H T S) ----- --- ------- Chapter 20.64 SPECIFIC PLAN DISTRICT (SANTA-ANA HEIGHTS) Sections: 20.64.010 Establishment of Specific Plan District - Santa Ana Heights 20.64.015 Purpose and Intent 20.64.020 General Controls 20.64.025 Design and Landscape Guidelines 20.64.030 Residential Districts 20.64.035 Business Park District ' 20.64.040 Professional and Administrative Office District 20.64.045 General Commercial District 20.64.050 Open Space District 20.64.055 Equestrian Overlay District 20.64.060 Commercial Stable Overlay District 20.64.065 Consolidation Overlay District 20.64.070 Public Improvements 20.64.010 ESTABLISHMENT OF SPECIFIC PLAN DISTRICT- SANTA ANA•HEIGHTS. The provisions of this Specific Area Plan shall apply to all parcels within the boundaries of the Santa Ana Heights Specific Plan area, as shown on the "Santa Ana Heights Specific Plan District Land Use Plan Map" (Exhibit 1) incorporated herein, and designated SP-7 on Districting Maps No. 34, 42, 61, and 67, 'as they are referred to in Section 20.01.050 of the Newport Beach Municipal Code. 20.64.015 PURPOSE AND INTENT. The purpose of this Specific Plan is to establish policies to guide the orderly development and improvement of. the Santa Ana Heights area. Development Standards are included in this Specific Plan to set minimum standards for public and private improvements. It is the intent of this Specific•Plan to ensure consistency between the stated goals and policies of the Land Use Element of the General Plan and the development that occurs in the Specific Plan area. This will be achieved through the equitable application of the provisions of this plan. 20.64.020 GENERAL'CONTROLS. A. APPLICABILITY. The provisions of this section shall apply to all property in the Santa Ana Heights Specific Plan District. JD Page 175 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 1. CONSTRUCTION OF BUILDINGS REGULATED. No building, struc- ture, or sign shall be erected, reconstructed or structural- ly altered in any manner nor shall any building or land be used for any, purpose, other than as' Permitted by, 'and in conformance with this Plan and all, other ordinances, laws and maps referred to. herein. Where other sections of the Municipal Code conflict with any provision of this Plan, the provisions of this Specific Plan shall take precedence. 2. PRIOR USE OF LAND. The lawful use of land existing at the effective date of this Plan (annexation), although such use does not conform to the regulations herein specified for the district in which such land is located, may be continued, provided that no such use shall be enlarged or increased, nor be extended to occupy a greater area than that occupied by such use at the effective date of the Plan (annexation), unless in conjunction with the approval of a Use Permit, and that if any such nonconforming use ceases, the subsequent use of such land shall be in conformity to or with the regulations specified by this Title, for the district in which such land.is located. 3. PRIOR USE OF BUILDINGS. The lawful use of buildings exist- ing at the effective date of this Plan (annexation) may be continued, although such use does not conform to the regu- lations specified'for the district in which such buildings are located. If such nonconforming use ceases for a period of six months, subsequent use of the building shall be in conformance with the provisions of this Specific Plan. 4. MAINTENANCE AND REPAIRS. Ordinary maintenance and repairs may be made to any nonconforming building, providing no structural alterations are made. Structural alterations to nonconforming buildings shall require 'the approval of a modification to the Zoning Code as provided in .Chapter 20.81. 5. The provisions of Chapter 20.10 - General Controls - Res- idential Districts apply except for the use provisions of Section 20.10.020.• 6. The provisions of Chapter 20.30 - General Controls - Commer- cial Districts apply except for the use provisions of Section 20.30.020. B. LAND USE DESIGNATIONS. The following land use designations are established: 1.• Residential Districts: 'R-1 (8,000), R-1 (19,800), and R-1 (87,120). f Page 176 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 2. Business Park: BP District. 3. Professional and Administrative Office: PA District, 4. General Commercial: GC District 5. Open Space: OS District G. Equestrian Overlay: EQ District 7. Commercial Stable Overlay: S District B. Consolidation Overlay: C District The designations, locations and boundaries of these uses are delin- eated upon the map entitled "Santa Ana Heights Specific Plan District, Land Use Plan Map" (Exhibit 1), which map and. all information and notations thereon are made a part of this section by reference. 20.64.025 LANDSCAPE AND DESIGN -GUIDELINES. These landscape and design. guidelines are intended to provide criteria to assist property owners and architects in designing developments within the Santa Ana Heights Specific Plan area. The objective of the landscape and design guidelines is to improve the image of the Specific Plan area and to establish a clear identity for Santa Ana Heights. A. LANDSCAPE DESIGN. Landscape design in the entire Santa Ana Heights Specific Plan area is a crucial element in achieving a dis- tinctive development identity and in blending the new development with the existing character of the surrounding land uses. This character will be reinforced through coordinated design and selection of land- scape and paving materials with emphasis on special features such as entryways and signage. The overall landscape and buffer plan for the specific plan area is illustrated in Exhibit 2. All screening and landscape plans shall be reviewed and approved by the Parks, Beaches and Recreation Department and the Public Works Department. Standards are specified herein for 'screening and landscaping. The City of Newport Beach Parks, Beaches and Recreation Department shall maintain a list of piants for use in the Santa Ana Heights Specific Plan area which shall also show their required size. This list shall be period- ically reviewed and updated, if necessary, by the Parks, Beaches and Recreation Department. The plant list. shall be available at the Planning Department. B. SANTA ANA HEIGHTS BUSINESS PARK DESIGN GUIDELINES. The new Bdsiness- Park District is adjacent to a larger single family residential area,,thereore Business Park development, particu- larly that which is adjacent 'to the R-1 areas, should be of an architectural design that is not incompatible with single-family residential development. Special consideration should be given to design and building materials for structures adjacent to the 1 Page 177 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 residential area. It is intended that the careful use of build- ing mass, structural form, construction materials, streetscape concepts, setbacks, buffers, and landscaping shall result in a unified and coordinated overall design theme in the Business Park area. All development features such as structure design, exteri- or finish, glazing, paving materials and associated curbing, planters, walls, fences,- signs, trash areas, lighting, and, exterior furniture should blend harmoniously within each develop- ment. The following design guidelines are recommended for the Business Park District: 1. The following exterior wall materials are desirable through- out the business park area. A combination of these mate- rials is encouraged to soften and add architectural interest to building facades. a. wood. b. Brick. C. Rock or quarry stone. d. Architecturally treated concrete, concrete masonry, and block. These materials are to be painted or integrally colored in tones ranging from whites to earth tones. e. stucco, with a smooth finish in natural gray or colors ranging from whites to earth tones. Accent materials and colors shall be coordinated to achieve a continuity of design with the overall structure and surrounding structures. 2. The use of glass should be subdued and in harmony with the building and the natural surroundings. Glazing should be used for the purpose of lighting interior space and not as,a major architectural element, but may be us6d as an accent feature to add variety to building facades. 3. Long, uninterrupted exterior walls should be avoided on all buildings. For architectural interest, walls should incor- porate relief features and negative space to create an interesting blend with the landscaping, other buildings, and the casting of shadows.. 4. Particular consideration as to color, material, and form should be given to the design and treatment of roofs, roof flashing, rain gutters, downspouts, and vents because' of their potential visual impact. Page 178 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 20.64.030 RESIDENTIAL DISTRICTS, R-1 (8,000), H-1 (19,800), and R-1 (87,120). The intent of .this section is to preserve the existing residential districts within the Santa Aria Heights Specific Plan area and establish development standards to guide the orderly development of these districts. The provisions of the R-1 District as set forth in Chapter 20.13, R-1 DISTRICT, are herein incorporated and the same shall be in full force and effect except for possible land- scape requirements contained -in Section 20.64.070 and Section 20.13.030 - SITE AREA AND LOT *WIDTH. The required site area and lot widths A through C shall be as follows: A. R-1 (8,000) SITE AREA AND LOT WIDTH. For each dwelling unit there shall be a minimum of 8,000 square feet of lot area and a minimum lot width of 60 feet. In no case shall there be more than one single family dwelling on any one building site. Any lot or parcel of land under one ownership and of record at the time of annexation may be used as a building site even when said lot contains less area or width than that required by the provision of this section. B. R-1 (19,800) SITE AREA AND LOT WIDTH. For each dwelling unit there shall be a minimum of 19,800 square feet of lot area and a minimum lot width of 66'feet. In rio case shall there be more than one single family dwelling on any one building site. Any lot or parcel of land under one ownership and of record at the time.of annexation may be used as a building site even when said lot contains less area or width than that required by the provision of this section. O. R-1 (87,120) SITE AREA AND LOT WIDTH. For each dwelling unit there shall be a minimum of 87,120 square feet of lot area and a minimum lot width of 250 feet. In 'no case shall there be more than one single family dwelling on any one building site. Any lot or parcel of land under one ownership and of record at the time of annexation may be used as a building site even when said lot contains less' area or width than that required by the provision of this sec- tion. 2b.64.035 BUSINESS PARK, BP DISTRICT. It is the intent of this section to provide for the development and maintenance of profes- sional and administrative offices and office -serving commercial uses. Attention shall be given to the protection of the adjacent residential uses through regulation of building mass and height, landscape buf- fers, and architectural design features. A. 'PERMITTED USES. The following uses are permitted: 1. ' Professional and administrative offices. Z. Financial institutions. 3. Civic and government uses. q 1 ' _ Page 179 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 4. Office -serving commercial uses. 5. Medical centers, physical, medical and diagnostic labo- ratories: 6. Pharmacies for dispensing of drugs and medical supplies only when accessory to a medical building. 7. Any other similar use which the Planning Commission finds consistent with the purpose and intent of this district. B. USES REQUIRING USE PERMIT. The following uses shall be permitted subject to the securing of a use permit in each case: 1. Public/private utility buildings and structures. 2. Accessory sit down or take-out restaurants which shall be incidental to the permitted use on a site. 3. Parking other than -at or below grade. 4. Recreational establishment. 5. Any other similar use which the Planning Commission finds consistent with the purpose and intent of this district. C. TEMPORARY STRUCTURES' AND USES. Temporary structure and use regulations are as specified in Section 20.30.015 of. General Controls - Commercial Districts. D. ACCESSORY USES PERMITTED. Accessory uses normally incidental to commercial developments, where such uses -do not alter the character of the premises in respect to their use for purposes permitted in the district. Such accessory buildings shall be allowed only when con- structed concurrent with or subsequent to the main building. E. PROHIBITED USES. The following uses are specifically prohibited: 1. Retail sales other than office -serving. 2. Outdoor storage of any equipment, materials, apparatus or vehicles rated for use greater than one ('1) ton. 3. Educational institutions. 4. Hospitals, convalescent hospitals,,and nursing homes, 5.• Residential uses. 6. Manufacturing uses. l,< i f _ Page 180 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 7. Commercial day care facilities. 8. Hotels and motels. 9. Heliports and helistops. 10. Art studios. 1 11. Social halls, lodges, and clubs. 12. Photography studios. 13. Dance studios. 14. Churches, temples, and other places of worship. 15. Outdoor or drive-in restaurants. 16. Sit down and take-out restaurants that are not accessory to the permitted use on a site. F. SITE DEVELOPMENT STANDARDS. 1. Building site area and lot width. Nineteen thousand and eight hundred (19,800) square feet required minimum lot area and a minimum lot width of 66 feet. Any lot or parcel of land under one ownership and of record at the time of annexation may be used as a building site even when said lot contains less area or width than that required by the provisions of this section. 2. Intensity of development. The total gross floor area contained in all buildings on a buildable site exclusive of ` areas devoted to parking shall not exceed 0.5 times the site area. 3. Building site coverage. Thirty-five (35) percent maximum. 4. Building height. Permissible building heights shall vary based on the distance between a structure and any property line abutting a residential district. Building height shall be limited as follows: I'll Page 181 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 Building Setback from Residential District Height Permitted 45 feet 30 feet, including rooftop equipment and screening 75 feet 35 feet including rooftop equipment and screening In no case shall the height of any building, including rooftop equipment and screening, exceed 35 feet. 5. Mechanical Screening. All mechanical equipment shall be screened from view from all adjacent properties and streets. When provided on the roof, said screening shall be provided by containment within a roof well or by a roof structure. 6. Building setbacks. a. Front setback. Ten (10) feet minimum. b. Side or rear setback. Ten (10) feet minimum, except where the property line abuts a residential district, in which case a forty-five (45) foot setback shall be maintained. A ten (10) feet wide landscape buffer shall be provided adjacent to any property line abut- ting a residential district. 7. off-street parking. As specified in Section 20.30.035, except only one (1) level of parking is permitted below any floor with office/commercial space. Parking shall be prohibited in the 10-foot front yard setback and any required 10-foot wide landscape buffer adjacent to any residential district. 8. Trash and storage areas. All storage of cartons, contain- ers, and trash shall be enclosed by a building or by a wall not less than six (6) feet in height. No such area shall be located within ten (10) feet of any property line abutting any residential district. if unroofed, no such area shall ine• be located within forth (40) feet of any property abutting any residential district. 9. Landscaping. A minimum 'landscaped area of fifteen (15) percent of'the gross acreage of the building site shall be provided, to include the following: a. Boundary landscaping with a minimum depth of ten (10), feet along all property lines abutting a public street; except.for the area required for street openings. III Page 182 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 The ten -foot landscaped front setback shall be bermed at a 3:1 slope and planted with the designated street tree, in one row, thirty feet on center. All street trees shall be a minimum 24-inch box size when in- stalled. Later phases of development must provide trees in sizes comparable to existing trees, or the largest commercially available. To screen parking areas, the remainder of the land- scaped setback area shall be planted with a continual massing of shrubs and groundcover from the list of plants for use in the Santa Ana Heights Specific Plan area. All shrubs shall be a minimum size of five gallons. b. Boundary landscaping with a minimum depth of three (3) feet along all property lines not abutting a public street, except property lines abutting any residential district where a minimum depth of ten (10) feet is required. C. Buffer. Along all property lines where business park uses abut residential uses, a ten -foot wide landscape buffer shall be required in order to screen and soften views from existing residential uses to business park uses. The landscaping for the buffer areas shall be a dense planting of trees and shrubs incorporating both low and high vertical elements to screen views. In order to achieve the desired effect,. these elements shall be combined with an eight -foot high opaque wall at the property line, except within the front setback area where the wall height shall be no greater than three*(3) feet (Exhibit 3). The planting shall consist of evergreen trees, shrubs and groundcover from the list -of plants for use in the Santa Ana Heights specif- ic Plan area. All trees shall be a minimum size of fifteen gallons and shrubs shall be a minimum size of five gallons. d. Parking area landscaping. Within parking areas, trees shall be provided at a minimum ratio of one tree per four parking stalls. Planting islands shall be located not less than every ' eight parking stalls and on each side of entry drives. The planting area in the islands shall be a minimum of three feet wide and one foot less in length than the ,parking space it abuts (Exhibit 4). The planting islands adjacent to entry drives shall extend a minimum of 25' behind the street right-of-way. line.. Landscaping in parking areas is to be protected by a curb at least six inches in height. la Page 183 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 e. An approved permanent watering system shall be provided for all landscaped areas. f. Required landscaping shall be maintained in a neat, clean, and healthy condition. This shall include proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when neces- sary, and the regular watering of all plantings. g• Landscaping shall be designed, installed, and main- tained to conform to City sight distance standards, so as to provide safe stopping site distance for driveway ingress and egress. 10. Building design. All development shall be in conformance with the following design standards: a. On building facades abutting any residential district, no second and third story wall areas, balconies, stairways, stairway landings or other architectural features shall be permitted to have openings or windows less than six feet above the floor level on which they are located. b. All glass facades, reflective or mirrored glass exteri- ors, and glass curtain walls are prohibited on all external exterior building facades. 11. Lighting. All lighting, exterior and interior, shall be designed and located so that direct rays are confined to the premises and must be certified accordingly by an electrical engineer. 12. Signs. The following signs shall be permitted subject to the noted restrictions: a. Ground sign: One (1) double-faced ground sign per building site within the required front setback area, containing only the address of the property. Ground signs shall not exceed six (6) feet in height including any earth berm, pedestal, base or similar structure upon which the sign may be mounted. Height to top of sign shall be measured from the top of curb for the adjacent public street. Each sign shall not exceed six (6) square feet in area per face and shall not have internal lighting. External lighting fixtures used to illuminate ground signs shall be concealed within plant materials or attached to and designed as an integral 'part of the sign. The sign location and sign structure shall be subject to the approval of the Traffic Engi- neer. III , Page 184 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 b. Wall sign: 1) One (1) identification sign placed on each wall facing a public street, relating only to the name and use of the building and comprising no more than ten (1) percent of the area of the wall (up to a maximum of forth (4)) square feet), including } windows and door areas, upon which the sign is located. Such signs shall not have internal lighting. 2) Additionally, in multiple tenancy office build- ings, each individual tenant may have a wall sign over it entrance to identify only the name of the business. Each sign shall not exceed six (6) square feet in area. Such signs shall not have internal lighting and shall be made of a material compatible with the materials of the building. C. Building directory: One (1) building directory at each main entrance to the building. Such directory shall have letters not exceeding two (2) inches in height, containing only the name of the tenant, the suite or office number, and the nature of the use or service rendered. d. Real estate sign: One (1) unlighted sign not to exceed twelve (12) square feet in area, pertaining only to the sale, lease or hire of the particular building, proper- ty or premises upon which displayed. e. All signs located within structures where such signs are not visible from any point on the boundary of the building site. 13. A drainage plan shall be submitted to and approved by the Grading Engineer. 20.64.040 PROFESSIONAL AND ADMINISTRATIVE OFFICE, PA DIS- TRICT. It is the intent of this section to provide for the develop- ment and maintenance of an optimal environment for moderate intensity professional and administrative office uses and related uses on sites with large landscaped open spaces and off-street parking facilities. This district is intended to be located on heavily traveled streets or adjacent to commercial or industrial districts, and may be used to buffer residential areas. A. PERMITTED USES. The following uses are permitted: 1. Professional and administrative offices. P, Page 185 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 2. Financial institutions. 3. Civic and government uses. 4. Medical centers, physical, medical, and diagnostic labo- ratories. S. Pharmacies for dispensing of drugs and medical supplies only when accessory to a medical building. 6. Any other similar use which the Planning Commission finds consistent with the purpose and intent of this district. B. USES REQUIRING USE PERMIT. The following uses shall be permitted subject to the securing of a use permit in each case: 1.. Churches, temples, and other places of worship. 2. Public/private utility buildings and structures. 3. Parking other than at or below grade. 4. Recreational establishments. 5. Accessory sit down or take-out restaurants which shall be incidental to the permitted uses on a site. 6. Any other similar use which the Planning Commission finds consistent with the purpose and intent of this district. C. TEMPORARY STRUCTURES AND USES. Temporary structure and use regulations are specified in Section 20.30.015 of General Controls - Commercial Districts. D. ACCESSORY USES. Accessory uses normally incidental to the permitted uses, where such uses do not alter the character of the premises in respect to their use for purposes• permitted in the dis- trict. Such accessory buildings shall be allowed only when construct- ed concurrent with or subsequent to the main building. E. PROHIBITED USES. The following uses are specifically prohibited: 1. Hotels and motels. 2. Convalescent hospitals and nursing homes. 3. Heliports and helistops. 4. Art studios and galleries. 5. Social halls, lodges, and clubs. 9-1 F 0 Page 186 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 6. Photography studios. 7. Retail sales other than office -serving. 8. Dance studios. 9. Outdoor or drive-in restaurants. 10. Sit down and take-out restaurants that are not accessory to permitted use on a site. SITE DEVELOPMENT STANDARDS. 1. Building site area and lot width. Ten thousand (10,000) square foot minimum lot area and a minimum lot width of 75 feet. Any lot or parcel of land under one ownership and of record at the time of annexation may be used as a building site even when said lot contains less area or width than that required by the provisions of this section. 2. Intensity of development. The total gross floor area contained in all buildings on a buildable site exclusive of areas devoted to parking shall not exceed 0.5 times the site area. 3. Building height. Thirty-five (35) feet maximum. 4. Building site coverage. Thirty-five (35) percent maximum. 5. Mechanical Screening. All mechanical equipment shall be screened from view from all adjacent properties and streets. When provided on the roof, said screening shall be provided by containment with a roof well or by a roof structure. 6. Building setbacks. a. From the original center line of Bristol Street, 75 feet. b. From the ultimate street right-of-way line of all other streets, 10 feet front, side, and rear. C. From an alley, 10 feet front, rear or side. d. From a property line abutting a residential district, 10 feet and used as a buffer area. e. From a property line abutting all other districts, 10 feet on one side and rear. k . Page 187 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 7. Off-street parking. a. Parking shall be provided as required by Section 20.30.035. b. Parking is prohibited in the required setback adjacent to a street or any required buffer area adjacent to a residential district. 8. Signs as specified in Chapter 20.06 - Sign ordinance, except no tenant signs in multi -tenant buildings, roof signs, or projecting signs shall be permitted. 9. Lighting. All lighting, exterior and interior, shall be designed and located so as to confine direct rays to the premises and must be certified accordingly by an electrical engineer. 10. Loading and unloading. All loading and unloading operations shall be performed on the site. 11. Trash and storage area. All storage of cartons, containers, and trash shall be enclosed by a building or by a wall not less than six (6) feet in height. If unroofed, no such area shall be located within forty (40) feet of any residential district. 12. Screening. An opaque screen consisting of walls, solid fences and berms or a combination thereof shall be installed and maintained along all PA district boundaries abutting any residential district. Screening shall be a minimum of 6 feet in height, except where sight distances are of concern screening shall be no more than 3 feet, and masonry type walls shall be a minimum of four inches in thickness. No signs or sign supports except those required for parking information shall be permitted on any required screening. 13. Landscaping. Landscaping, consisting of trees, shrubs, vines, ground cover or any combination thereof, shall be installed and maintained subject to the following standards: a. Boundary landscaping is required for a minimum depth equal to the required setback distance or ten (10) feet (whichever is less) along all property lines abutting any residential district or streets except for the area required for street openings. b. Any landscaped arda shall be separated from an adjacent parking or vehicular area by a wall or curb at least six (6) inches higher than the adjacent parking or vehicular area. 0 t Page 188 SPECIFIC PLAN .. (Santa Ana Heights) Chapter 20.64 C. An approved permanent watering system shall be provided, for all landscaped areas. d. Required landscaping shall be maintained in a neat, clean and healthy condition. This shall include proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the regular watering of all plantings. 20.64.045 GENERAL COMMERCIAL, GC DISTRICT. It is the intent of this section to provide regulations for the commercial areas along South Bristol Street to ensure the continuation of commercial uses which offer a wide range of goods and services to both the surrounding residential and business community. It is intended to promote the upgraded aesthetic image of the community and to reduce conflicts between commercial and residential uses. A. PERMITTED USES. The following uses shall be permitted: 1. Retail businesses and personal service establishments. 2. Professional and administrative offices. 3. Financial institutions. 4. Wholesale business offices with samples on the premises but not to include general storage. 5. Civic and governmental uses. 6. Any other similar use which the Planning Commission finds consistent with the purpose and intent of this district. B. USES REQUIRING USE PERMIT. The following uses shall be permitted subject to the securing of a use permit in each case: 1. Automobile sales and leasing facilities. 2. Automobile service stations as specified in Chapter 20.70. 3. Mini -storage facilities. 4. Convalescent homes. 5. Outdoor sales or outdoor storage of building materials for retail sales. 6. Animal clinics, animal hospitals, and commercial kennels. 7. Parking other than at or below grade. Page 189 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 8. Hospitals 9. Automobile repair, washing, and detailing facilities. 10. Mortuaries. 11. Sanitariums, mental and health. 12. Churches, temples, and other places of worship.' 13. Recreation establishment. 14. Hotels and motels. 15. Public and private utility buildings and structures. 16. Restaurants, outdoor restaurants, and drive-in and take-out restaurants. 17. Dry cleaning establishments. 18. Theaters. 19. Any other similar use which the Planning Commission finds consistent with the purpose and intent of this district. C. TEMPORARY STRUCTURES AND USES. Temporary structure and use regulations are specified in Section 20.30.015 of General Controls - Commercial Districts. D. ACCESSORY.USES. Accessory uses normally incidental to commercial developments, .where such uses, do not alter the character of .the premises in respect to their use for purposes permitted in the dis- trict. Such accessory buildings shall be allowed only when construct- ed concurrent with or subsequent to the main building. E. PROHIBITED USES. The following uses are specifically prohibited: 1. Heliports and helistops. 2. Tire retreading, fender and body repair and paint shops. 3. Automobile wrecking, junk and salvage yards. 4. Rental and sales agencies for agricultural, industrial and construction equipment. 5. Warehouses, contractors storage and equipment yards, work -and fabricating areas. 6. Welding shops. i Page 190 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 F. SITE DEVELOPMENT STANDARDS. 1. Site area and lot width. The required building site area shall be a minimum of 10,000 square feet of lot area. The building site •frontage shall be a minimum of 75 feet.* Any lot or parcel of land under one ownership and of record at the time of annexation may be used as a building site even when said lot contains less area or width than that required by the provisions of this section. 2. Intensity of development. The total gross floor area contained in all buildings on a buildable site exclusive of areas devoted to parking shall not exceed 0.5 times the site area. 1 3. Building height. Thirty-five (35) feet maximum. 4. Building setbacks. a. Front setback. From the original center line of Bristol Street, 75 feet.. •b. Side setback. No minimum required, except where a side property line abuts a. residential district, in which case a minimum setback of ten (10) feet is required. C. Rear setback. No minimum required, except where a rear property line abuts a residential district, in which case a minimum setback.of ten (10) feet is required. ' d. The ten (10). foot setback along property -lines abutting. any residential district shall be a buffer area. No parking is permitted in this 10 foot buffer area. e. A minimum setback of ten (10) feet is required adjacent to an alley. .5. Mechanical Screening. All mechanical equipment shall be screened from view from all adjacent properties and streets. When provided on the roof, said screening shall be provided by containment with a roof well or by a roof structure. 6. Vehicular access regulations. Street openings shall be a minimum of, twenty-two (22) feet apart and twenty-two (22)• feet from any ,existing street openings, measured at the, ultimate street right-of-way line. 7. Off-street parking. As specified in section 20.30.035. 8. Signs. Signs as specified in Chapter 20.06. Page 191 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64. 9. Lighting. All lighting, exterior and interior, shall be designed,•and located so that direct rays are confined to the premises'and'must be certified accordingly by an electrical engineer. 10. Loading and unloading. All loading and unloading operations shall be performed'on the site, and loading areas shall be screened by a landscape or architectural feature. Loading shall be permitted in the rear alley setback. 11. Screening. An` opaque screen consisting of walls,solid fences and berms or a combination thereof shall be installed and maintained along all PA district boundaries abutting any residential district. Screening shall be a minimum of 6 feet in beight, except where sight distances are of concern screening shall be no more than 3 feet, and masonry type walls shall be� a- minimum of four inches in thickness. No signs or sigh supports -except those required for parking information shall be permitted on any required screening. 12. Landscaping. Landscaping, consisting of trees, shrubs, vines, ground cover or any combination thereof, shall be installed and maintained subject to the following standards: a. Boundary landscaping is required for a minimum depth equal to the required setback distance or ten ('10) feet :(whichever. is less) along all property line's abutting any residential district or -streets except for the area required for street openings. b. Any landscaped area shall'be separated from an adjacent parking or vehicular' area by a wall or curb at least six' (6) inches higher than the adjacent parking or vehicular area. c. An approved permanent watering system shall be provided for all landscaped areas. d. Required landscaping shall be maintained in a neat, clean and healthy condition. This shall include•proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the regular watering of all plantings. 20.64.050- OPEN -SPACE, OS DISTRICT. It is the intent of this district.to provide for open space uses as specified in"Chapter 20.52 Open Space District. 20.64.055 EQUESTRIAN OVERLAY, EQ DISTRICT. It is the intent of this section to provide for the limited keeping of specific animals for the recreational enjoyment of persons residing on the same �1 Page 192 SPECIFIC PLAN (Santa Ana.Heights) Chapter 20.64 building'site. Within the EQ District, most lots are relatively small (less than .one-half acre), and narrow (66 feet wide) 'for the keeping of lakge animals. They are adjacent to existing tract• housing, existing •retail commercial uses and future business park development. Due to the unique size and configuration of these lots and their close proximity to more urban types of uses, protection'of adjacent uses shall be'provided through the use of a Recreation Horse Permit for the noncommercial keeping of horses and ponies in order to ensure com- patibility with surrounding land uses. It is the intention of the City to provide for annual inspections of such equestrian facilities by the Chief of Police or his designee and others, as necessary, to ensure that the regulations set •forth below are being properly imple- mented. All regulations associated with Recreational Horse Permits, except provisions pertaining to Title 20 of the Municipal Code, shall be enforced by the Chief of Police or his designee. Application of this district shall.be made only to single-family areas in Santa Ana Heights which have been for the most part subdivided into lots larger than 15,000 square feet. {s. PERMITTED ANIMALS. The keeping of animals is permitted as follows: 1. . Any animal not protected or prohibited by law if kept exclusively within the residence. 2. Horses and ponies, limited to the 'following (offspring exempt up to the age of eight (a) months): Size of Building. Site Sq.Ft. Less than 10,000 10,000 to 15,000 Greater than 15,000 Maximum Number Permitted 1 2 2; 3 to 6 with Recreational Horse Permit Recreational Horse Permits shall be processed as follows:' ' Within 90 days of the effective date of these regulations (annexation), any property owner or tenant keeping more than two (2) horses and/or ponies, over the age of eight (8) months, on a single building site within the EQ District shall obtain a Recreational Horse Permit. After the effec- tive date of these regulations (annexation), any property owner or tenant introducing or adding horses and/or ponies onto properties within the EQ District shall, within one (i) month, obtain a Recreational Horse Permit if the total number of such animals, over the age of -eight (8) months, exceeds two (2). The Chief of Police or his designee shall issue a permit for the keeping of such animals upon receipt Page 193 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 of -the fee, 'if any., ,established by the City Council, and when in the -Code Enforcement- Officer's and the Chief of Police's opinion, 1) such animals are being kept or main- tained without endangering the safety and comfort of the inhabitants of the neighborhood,. and 2) the property owner or tenant has complied with the regulations below and the EQ District regulations. Failure to comply with these regu- lations shall constitute cause for denial or revocation of such permit. Any person whose application for a Recreation- al Horse Permit is denied or revoked under the terms of this specific plan,'may appeal the decision -to the City Council in accordance with the procedures set forth in the Municipal Code.* Recreatibnal,Horse Permits shall be non -transferable and must be renewed'annually. 3. Goats, sheep, pigs and cows only on building sites greater than 15,000 square feet in size and limited to: a. no more than two (2) adult animals of any one species per building site; and b. no more than a.total of six (6) adult animals, includ- ing horses and ponies, per' building site. Offspring are exempt until such time as they are weaned. 4. Rabbits, chickens arid ducks, limited to no more than,a total of six -(6) such animals per building site. 5. Up to three (3) dogs and three (3) cats. Offspring are exempt up to the a4e of three (3) months. The keeping of four (4) or more dogs or four (4) or more cats over the age of three (3) months' is also permitted subject to the regu- lations contained in Section 7.04.090 of the Municipal Code. B. TEMPORARY STRUCTURES AND USES. Temporary structures and uses normally incidental to the. keeping of permitted animals where such structures and uses do not alter the character of the premises in respect to their use for purposes -permitted in this district. The Planning Director may•approve 'such temporary structures and uses for a• period of 90 days. Extension of the time period may be authorized for no more than 3 additional 90 day time periods. Temporary structures include but are not limited to the following: 1. Detached buildings or sheds. 2. Fences, walls, corrals, stalls,,pens, and cages.' 3. Any other structure'or use which the Pianning Director finds consistent with the purpose and intent of this district. 2q Page 194 SPECIFIC PLAN (Santa Ana Heights) Chal2ter'20.64 C. ACCESSORY USES AND STRUCTURES PERMITTED. Accessory uses and structures no incidental to the 'keeping of permitted animals where such uses'do not alter the character of the premises in respect to their use for purposes permitted' in the district. One or more accessory structures- shall be permitted only when constructed concur- rent- with or subsequent to the main building, may be located on the front half of the lot, and include the following: 1. All structures housing animals including but not limited to: •a. corrals b. stalls., box stalls and animal barns C. pens d. cages e. dog houses 2: All structures for the exercise of animals including but not limited to: a. lunging areas b. arenas C. walkers and/or hot walkers d, dog runs 3. Other structures incidental to the keeping of permitted animals including but not limited to: a. storage sheds or storage barns b. tack rooms C. wash racks D. PROHIBITED USES. The following uses are specifically prohibited: 1. All uses not permitted by B and C. 2. The storage of vehicles, equipment, or products related to commercial activities. 3. The keeping of -animals for any commercial. purpose, except as permitted by the Commercial Stable- Overlay (S) District, where applied. 'L L ." Page 195 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 4. "Commercial -kennels. 5. Apiaries. 6. Aviaries. E. SITE DEVELOPMENT STANDARDS. 1. Setbacks: Minimum setbacks for the keeping of animals shall be as follows: From Property Line Abutting and EQ or 5 From Property From Ultimate Street Overlay District or Lines Abutting. Right -of -Way Line an Allev 'All Other Districts All -structures housing animals: 50 20 5* 5*• 25 25 Exercise areas: 25 10 . 0. 0 0 0 All other structures per C.3: 50 10 5 5 5 5 *Required for covered portions of'$tructures only;. Within 90 days of the effective date 'of these regulations (annexation), the type and number of animals shall be brought into strict conformity with the above regulations. Also, within 90 days of the effective date of these regulations.' (annexation)', ail structures• housing animals shall be in locations 'specified by the setback requirements above, except that structures housing animals built with valid building permits issued prior to the effective date of the ordinance adopting these regulations may remain where located as legal nonconforming uses. 2. Landscaping. See Section 20.64.070 for possible landscape requirements. 20.64.060 COMMERCIAL STABLE OVERLAY, S DISTRICT. It is the intent of this section to provide for the development of Commercial stables, housing horses and ponies only, in areas designated with an It Page 196 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 (S) overlay, subject to approval of a- use permit by the Planning Commission, a business license, and an animal facility license as specified by 'the Municipal Code, enforced by'the Newport Beach Chief. of Police or his designee. No residential uses shall be permitted on the, same building site as a commercial stable. The following•site development standards shall apply: A. SITE DEVELOPMENT STANDARDS. 1. Building Height. Twenty (20) feet maximum, except for structures used for the storage of hay, However, in no case 'may any structure exceed thirty-five (35) feet in height.- 2. Setbacks. The following setbacks shall be required: a. Minimum setbacks for all structures housing animals' shall be as'follows: 1) • Front setback. Fifty (50) feet minimum.. Exercise areas,. such as arenas, shall -be set back a minimum of twenty-five (25) feet.. 2) Side setback. a)' 'Abutting, all districts except BP District: Five (5) feet minimum. Exercise areas shall also be set back a minimum of five (5) feet. b) 'Abutting -BP District: Twenty. -five J25) feet minimum. Exercise areas shall be set back a minimum of five (5) feet. 3) Rear setback. Five (5) feet minimum. Exercise areas shall also be set back a minimum.of five (5) feet. b. ' Setbacks. Minimum setbacks for all structures other 'than those housing animals shall be as follows: 1) Front: 50 feet from the ultimate street' right-of-way line 2) Side: 5 feet 3) Rear: 5 feet 3. Number of animals. Maximum of twenty-five (25) animals per gross acre. Page 197 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 4. Landscaping.+ Boundary landscaping shall consist of trees, shrubs, vines,• grasses, ground cover or 'any combination thereof.. Such'�areas•shall not'incluae open soil, buildings, paving, gravel or any other' assemblage of building materials upon or over the land. Landscaping shall be provided as follows: ` a. Boundary landscaping with a minimum depth of twenty .(20)_ feet along all property lines abutting a public street, except for the area required for street open- ings. b. Boundary landscaping with a minimum depth of. five (5)' feet along all property lines not abutting a public street. C. An approved permanent watering system shall be provided for all landscaped areas. d. See Section 20•.64.070 of possible additional landscap- ing requirements. e. Required landscaping shall be: maintained. in a neat, clean and healthy condition. This shall include proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary and the regular watering of all plantings. - ` 5. Building design. All buildings shall maintain a consistent design theme..(e.g., use of similar exterior materials).' Use of earthtone colors and non -reflective roof materials shall be required. 6. Lighting. All lighting shall be designed and located so that direct rays are confined to the premises• and must be certified accordingly by an electrical engineer. 20.64.065 CONSOLIDATION OVERLAY, C DISTRICT. It is the .,intent of this section to provide for the development and maintenance of professional and administrative office uses and related uses on lots located between South Bristol Street and Zenith Avenue in a manner -which will ensure lot consolidation and vehicular access to and from South Bristol Street. A. USES PERMITTED. The following uses are permitted: 1. All uses permitted within Section 20.64.040,•subject to the following site development standards: Page 198 SPECIFIC PLAN (Santa Ana Sleights) Chapter 20.64 a. Building site area. All ,lots within this district shall be consolidated into one building site to achieve a minimum. area of forty-four thousand (44,000) square feet: - b. Vehicular access. Vehicular access shall be provided to and from'South Bristol Street. c. All other site development- standards and requirements of Section 20.64.040 except as provided in Section 20.64.065.A1. •2. -Single family detached dwelling units which lawfully existed at the effective date of these regulations (annexation) may, if destroyed. by fire, flood, explosion, act of God, or act of the public enemy, be rebuilt in conformance with the zoning regulations in effect prior to the adoption of this Specific Plan. However, such reconstruction must comply with current building and related codes. 20.64.070- PUBLIC IMPROVEMENTS. , Improvements. within the public right-of-way such as curbs, gutters, sidewalks, stormdrains and roadway paving in many areas within Santa Ana Heights'have not been completed toICity Standards. In addition to up -grading these improve- ments, the .following are public improvements -needed within the Santa Ana Heights' Specific Plan area. As, redevelopment occurs or as the desire for these improvements arises, they are to be constructed or installed. Funding possibilities for these improvements include the Orange County Development Agency, an ,assessment district and/or developer and resident contributions. A. CIRCULATION PLAN. The Circulation Plan is designed to provide for safe vehicular, equestrian and pedestrian movement within and adjacent to the Specific Plan area. The established sidewalk stan- dards are also intended to encourage pedestrian use. Street sections to provide sufficient capacity for the added business park traffic and traffic from the residential areas are as follows: 1. • Street Sections and Streetscape:; a. Business Park: 1) Birch Street and Mesa Drive from Birch Street westerly to Irvine Avenue. The Birch Street and the Mesa Drive westerly con- nections to Irvine Avenue are each designed to be secondary industrial 'collectors with two 'elev- en -foot and irwo sixteen -foot travel lanes, and a ten -foot two-way left turn lane, and a eight -foot walkway on either side. Adjacent to the. walkways, ,34 Page 199 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 outside the right-of-way, a ten -foot landscaped setback is required. (Exhibit 5) The streetscape for the business park area is a requirement of development and shall be installed by individual property owners concurrent with development of approved projects. Ongoing maintenance shall be the responsibility of individual property owners. 2) Acacia Street and Orchard Drive within Business Park. The Acacia Street and Orchard Drive roadways within the Business Park shall be constructed with two twelve -foot and two seventeen -foot travel lanes and a six-foot walkway on either side. Adjacent • to the walkways, outside the right-of-way,- a ten -foot landscaped setback is required.' (Exhibit 6) The Streetscape for the business park area is a requirement of development and shall be installed by individual property owners concurrent with development of approved projects. Ongoing maintenance will be the respon- sibility of individual -property owners. 3) Business Park entry treatment. The primiry purpose of entry treatment is the announcement of entry into the specific plan area. For the business park area, special entry treat- )ment will, be located at the intersection of Irvine Avenue and Orchard Drive -and on Birch Street just south of. the South Bristol Street intersection. (Exhibit 2) The- two entry statements .shall be identical in design in order to reinforce project continuity and identification. (Exhibit 7) These entries will include the following: a) Landscape .elements, including accent trees, shrubs, -and groundcover. b) Entry monumentation. c) Pedestrian crossings and signalization, if appropriate. Building; materials used for the entry monumentation shall be harmonious with the overall Business Park design. Care -is -to be taken in the :design of the the entry statement to provide adequate; vehicular sight distance in accordance with City standards. The entry treatment will be 3S Page 200 SPECIFIC PLAN. _ -(Santa Ana Heights) Chapter 20.64 setback sufficiently to provide for sidewalks and handicap•access ramps. Funding for implementation of the entry treatment may be through an assess- ment district,, Orange County. Development Agency, or some other funding source._ The entry treatment s}iall be maintained' by the local business asso- ciation or adjacent property owner. b. Residential Areas: 1) Cypress Street. The Cypress Street roadway is designed with two twelve -foot travel lanes, eight -foot on -street parking areas on each side of the street and, on the east side' of the street, a five-foot wide sidewalk. On the west side. of the street, a three-foot planted parkway will be located adja- cent to the curb along with a twelve -foot -wide equestrian trail. (Exhibit 8) The four foot wide landscaped area located. adjacent to the sidewalk within the front yard setback area on the east side of Cypress Street shall be planted with the designated street tree, thirty feet on, center. All street trees shall be a minimum 24-inch* box size when installed. Funding for .implementation of the streetscape along Cypress Street may be through an assessment district, the orange County Development Agency, some other future funding source or as redevelopment occurs. The surface of the equestrian trail shall be one of the following: a) Compacted decomposed granite. b) Existing soil, graded and compacted. A. three and one -half -foot high- split rail fence shall be installed. on either side of the equestrian trail. The fence is .to be maintained by the. local equestrian groups and shall be removed if not properly maintained. 2). Mesa Drive easterly"of Birch Street. The Mesa Drive roadway is, planned with the same design features as. Cypress• - Street, with an equestrian trail on the south: side of the street and a pedestrian sidewalk on the north side.. Mesa Drive shall not extend beyond the Specific Plan J �` Page 201 SPECIFIC PLAN (Santa Ana Heights) 'Chapter 20.64 area except as needed to cul-de-sac the easterly end of Mesa Drive. The four foot.wide landscaped area located adjacent to the sidewalk within the front yard setback area on the north side of Mesa' Drive shall be planted with the designated street tree thirty feet on .center. All street trees shall be a minimum 24-inch box .'size when - installed. Exhibit 8 illustrates the typical• section for Mesa- Drive. Funding for implemen- tation of the streetscape' may be through an assessment district, the Orange County bevelopment Agency,some other future funding source or as redevelopment occurs. 3) Orchard Drive easterly of the Business Paik. The' Orchard Drive roadway is designed with two twelve -foot travel' lanes and eight -foot on -street, parking areas on .each side of the street. A ten -foot planted parkway will be located on the north side of the street. On the south side of the street, 'a ten -foot planted parkway will be provided with a meandering four -foot sidewalk. The sidewalk shall be 5-feet wide when adjacent to the curb. The .ten-foot•landscaped parkways shall be. -planted with the designated street tree thirty' feet on center. All 'street• trees shall be 'a - minimum 24-inch box' size when installed. Funding for implementation of the streetscape'within the residential area of Orchard Drive may be through an assessment district, the Orange County Develop- ment Agency, some other future funding source or as redevelopment occurs. . 4) Residential entry treatment. For the residential areas,, entry treatments will be located on Orchard Drive between Birch and Cypress streets ana along Mesa Drive as determined by the Birch Street%Mesa Drive realignmen£ study.' (Exhibit,2) These entries should be identical in design and reflect'a more residential character in landscaping and signage, clearly delineating to business park users the entrance to a residential neighborhood. (Exhibit 9) . These entries- will incorporate the following:. a) Landscape elements, including accent trees,. shrubs, and g;oundeover. b) Entry monumentation. 31 Page 202' SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 c) . Pedestrian crossings and signalization, if appropriate. Care is to be taken in the •.design of the " entry, statement to provide adequate vehicular sight distance in accordance with City standards. The entry treatment•'will be setback sufficiently -to provide for sidewalks and handicap access ramps. Funding for implementation of the entry treatment may be through an assessment district, Orange County Development Agency: or some other funding source. The entry treatment shall be maintained by the local community association or adjacent' owner. 2. Circulation Improvements. The area has been heavily impacted by -nonresidential traffic attempting to avoid congested conditions on surrounding arterials. Thus, a primary consideration in the development of the plan:was reduction of through traffic within residen- tial .areas. The planned development of business park uses - adjacent to residential uses, requires a circulation plan that separates business park 'and, residential traffic. Street -improvements and modifications are intended to - achieve -these objectives are illustrated in Exhibit 10 and described as follows: Improvement Feature 1: Installation of a traffic signal at the intersection of Irvine Avenue and Orchard Drive. Improvement"Feature 2: Construction .of a cul-de-sac on Cypress Street south of South Bristol Street. Implementa- tion of the cul-de-sac will include a design study to determine configuration of Cypress Street north of the cul-de-sac. The cul-de-sac will be designed to allow for access to South Bristol Street from.the northernmost proper- ty on the west side of Cypress Street within the Residential Equestrian District. Improvement Feature 3: Implementation of a circulation improvement test program to study and develop a method to control any. potential through traffic in the Bayview tract. The program's objective shall be development of an optimal solution, one that minimizes -through traffic along. Mesa. Drive and in the Bayview'tract without significantly incon- venienaing a large -number df residents. The test program methodology' will include -extensive monitoring of traffic before, any improvements are installed and then systematic monitoring of a variety of test alternatives. Each alterna- tive would involve installation of temporary improvements 31 Page 203 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 for a period .of possibly thirty days. The alternatives to be tested could include: 1) a cul-de-sac at the north end of Orchid Street, 2) the closure of Spruce Avenue, 3) closure of Spruce Avenue•only to traffic exiiing the tract, 4) cul-de-sacs at both the north end of Orchid Street and the south end of Bayview Avenue and 5) the closure of both Spruce and Bayview Avenues just north of .,Azure Street to northbound traffic in tandem with the Orchid Street cul-de-sac..'Other alternatives might be tested in addition to or in lieu of those mentioned above. The community shall be consulted both before and after the program is implement- ed. Both traffic engineering criteria and community input shall be considered in evaluating the results'of the pro- gram. -Improvement Feature 4: Realignment' of the, intersection at Mesa Drive and Birch Street, Mesa Drive and. Acacia Street," and other possible alignments to provide a through traffic connection. Mesa Drive easterly of Birch. Street or Acacia Street shall be•realigned at the-1 intersection to discourage through traffic and provide a • residential community• entrance. A precise alignment study and EIR shall be. completed prior to'annexation. These circulation improvements are to be implemented in a phased manner -to best achieve the plan's objectives. Implementation of Improvement Features 1 "through 3 would be given prio=ity because they are designed to provide'an early reduction or elimination of through• and business park traffic in residential neighborhoods. Improvement Feature 4 would be implemented once warranted by business park devel- opment on Birch Street. Funding possibilities for these improvements: include the Orange County Development Agency, an. assessment district and/or developer contribution. B. PUBLIC SERVICES/UTILITIES PLAN. The Public Services/Utilities Plan addresses the adequacy of existing water, sewer and drainage facilities to meet existing and. ultimate demand and. identifies those public works facility, improvements needed to implement the Land Use Plan. The public works improvements recommended are based• on studies pre- pared by the county which took into account ultimate buildout of the specific plan area, Orange. County fire flow requirements and other design criteria.' City design criteria may differ in some areas which may require modificatiohs before implementation occurs. The proposed upgrading of 'facilities is* required to eliminate deficiencies -which will be created .once 'the Specific Plan is implemented. • Some relo- cation of .facilities is, necessary due to' proposed realignments of street right-of-way. Specific prdposals 'for the improvement and modification of facilities and services are described below. 39 1 3 Page 204 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 Water Distribution System Improvements. The Santa 'Ana Heights Water Company presently provides adequate water service to the specific plan area to serve existing land uses. Ultimate development of the area, however, will require the installation of six-inch and eight -inch water mains and additional fire'•hydrants for fire protection. Planned improvements are shown in Exhibit 11 and are described.as follows: Improvement Feature 1:. Replacement of 6-inch line with 8-inch line on Irvine Avenue and Acacia. Street from South Bristol Street to Mesa Drive. •' Improvement Feature 2: Replacement of 6-inch line with 8-inch fine on Mesa Drive from Acacia Street to Cypress Street. Improvement Feature 3: Replacement of 6-inch line with 8-inch line on Mesa Drive .from the intersection with Acacia Street west 500 feet. ' Improvement Feature 4: Relocation and new installation of four fire hydrants. The water -system improvements described provide .an estimate of new facilities, needed. .A comprehensive water system plan and implementation program must be developed for the area prior to any business park development. Funding :possibilities for these improvements include the Orange County Development. Agency, an assessment district and/or developer contributions. Sewer System Improvements. The Costa Mesa Sanitation District-(CMSD) presently provides sewer service to the specific plan area. Various sewer mains.in the area are currently flowing at -or near capacity. In order to adequately serve ultimate buildout; installation of 10-inch through 18-inch sewer mains and upgrading of two pump stations in the general area will be required. The following improvements (shown in Exhibit ]2)_ have been identified for construction and/or upgrading. Improvement Feature B: Line B, located along South Bristol Street, conveys flows from the specific plan area westerly to the 12-inch sewer lines which flow south along the Santa Ana -Delhi channel. This main serves as a major sewer trunkline serving the specific plan area. Line B is pres- ently an 8-inch diameter line; a 15-inch parallel line is proposed to be installed. 1.1r (' Page 205 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 Improvement Feature C: Line C, located along the Santa Ana -Delhi channel, conveys sewer flows from the western portion 'of Santa Ana Heights and the commercial center on Santa Ana Avenue. 'An 18-inch parallel line is proposed to be installed. Improvement Feature.D: Pump Station•11 collects sewer flows from various areas of Santa Ana Heights and pumps to Sewer Pump Station 10 (Improvement Feature E). Pump Station 11 is proposed for upgrading, to include installation of new pumps and controls, electrical service :and remodeling of the existing wet well. Improvement Feature E: Pump Station 10 pumps sewer flows from various areas of Santa Ana Heights to.the 24-inch'sewer trunkline along Fair Drive (Improvement Feature F) which flows into the CMSD treatment facility. --Pump Station 10 is proposed -for upgrading, to include installation of new pumps and controls, electrical service and remodeling of the. existing wet well. Improvement Feature F: Line F is, d 24-inch' trunkline located along Fair Drive which transports flows. -from Pump Station 10 to .the CMSD treatment facility. A .15-inch parallel line is proposed to be installed. The sewer system.improvements described'.provide,an estimate of new facilities needed. A comprehensive sewer system plan and implementation program must be developed for the area prior to any business park development.. Funding ',possibilities for' these improvements include the Orange. County Development Agency, an assessment, district and/or developer contributions. 3. Drainage System Improvements In general, the existing storm runoff collection system within the specific plan area is adequate with the exception - of areas where proposed circulation realignments and modi- fications will alter street drainage=patterns. The ultimate land use -changes and. circulation improvements will require the construction of storm drains 'and a system of catch basins. Backbone improvements to the existing system are. shown in Exhibit 13•and are described as follows: Improvement Area 1: Catch basins at Orchard Drive and Birch Street Storm drains along Birch Street from Orchard Drive to Page 206 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 Mesa Drive Catch basin along Birch Street Catch basins at Mesa Drive to drain southerly Storm. drain from Mesa Drive to Santa Ana -Delhi channel Improvement Area 2: Storm:drain'on Cypress Street from Cypress Street cul-de-sac to South Bristol Street Catch -basins at Cypress Street cul-de-sac A localized drainage problem exists along Birch -and Cypress streets south of orchard Drive. In this area, surface runoff flows from parcels fronting on Cypress Street onto parcels along Birch Street. Ponding of water also occurs on, at least one parcel along Birch Street.. This drainage situation is . a particular concern .where business park development is planned to occur along Birch Street. Such development must provide for - the transport of runoff from adjacent residential parcels to the drainage facilities planned along•.Birch Street. The area affected by this drainage problem is highlighted in Exhibit 13, the boundary of which is based on existing topography. In order• to adequately provide for surface runoff in his K area, •a comprehensive• drainage plan and implementation program must be 'developed for the area prior to any business park development within the affected area. .Possible drain- age solutions which are being considered'include the follow- ing: An underground storm drain collection system A pumping station which collects storm runoff and pumps to an acceptable public storm drain system.: Funding possibilities for these improvements include the orange County Development Agency, an assessment district and/or developer contribution. 4. 'Electric, Telephone and Cable Television Improvements If it is the desire of the community to have utilities undergrounded, this would be accomplished through the Orange County -Development Agency, an assessment district, and/or developer contribution. Although not anticipated, the planned improvements/modifications to the circulation system A may require utility abandonments. 5. Street- Lights Page 207 SPECIFIC PLAN (Santa Ana Heights) Chapter 20.64 relocations, realignments or -A street light system in conformance with City standards will be included with street improvement projects in the business park area and -it requested in the residential area. Funding possibilities for.the street light system include - the orange•County Development -Agency, an assessment district and/or developer contribution. �. FIRE PROTECTION. Addition of the development in Santa Ana Heights to the City's fire protection responsibilities may require the construction of a fire station. The fire station could be located in or near Santa Ana Heights. Funding possibilities for the fire station include the orange County Development Agency, an assessment district and/or developer contributions. SAHSP2 A W. W 9 BUSINESS PARK ENTRY MONUMENTATION' me'� ' RESIDENTIAL ENTRY MONUMENTjLwwww� LOCATION SUBJECT TO REALIGNMENT STUDY SPECIFIC PLAN BOUNDARY BUSINESS PARK': LANDSCAPING crr RESIDENTIAL LANDSCAPING aaaow IOC BUFFER LANDSCAPING SANTA ANA HEIGHTS BUFFER / LANDSCAPING DIAGRAM EXHIBIT 2 0 . , r,i �.. RESIDENTIAL ENTRY MONUMENTATION CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION 0 RESIDENTIAL EQUESTRIAN PROPERTY BUSINESS PARK PROPERTY BUSINESS PARK / RESIDENTIAL EQUESTRIAN --BUFFER DESIGN SANTA, ANA. HEIGHTS SPECIFIC PLAN CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION EXHIBIT 3 I i I I i Typical 'Business • Ty. Landscape. BUSINESS PARK PARKING LOT LANDSCAPE DESIGN CONCEPTS SANTA ANA HEIGHTS SPECIFIC PLAN EXHIBIT 4. TYPICAL- SECTION THROUGH BIRCH STREET & MESA DRIVE ( BETWEEN BIRCH ST, a IRVINE AVE.'). SANTA ANA HEIGHTS SPECIFIC PLAN CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION 'EXHIBIT'5 ' .1 70ROW 12/7' 6. 10SIDE WALK '1 I TYPICAL SECTION THROUGH ACACIA -STREET a ORCHARD STREET W/ IN BUSINESS PARK SA.NTA ANA -HEIGHTS SPECIFIC PLAN CITY OF NEWPORT BEACH ADVANCE- PLANNING DIVISION EXHIBIT 6 ----80, ROW, 64 PAVED TYPICAL SECTION THROUGH BUSINESS PARK ENTRY. BUSINESS PARK IDENTIFICATION- SIGNAGE ACCENT TREES BUSINESS PARK ENTRY TREATMENT' SANTA ANA HEIGHTS SPECIFIC PLAN rC--3 STREET THE ES I QEII� PLAN VIEW BUSINESS PARK .ENTRY' CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION EXHIBIT 7 'ONE SIDE ONLY TYPICAL SECTION , THROUGH CYPRESS STREET a MESA DRIVE ( Easterly of Birch Street) CYPRESS ST. NORTHBOUND a MESA. DR. WESTBOUND SANTA ANA HEIGHTS' SPECIFIC PLAN ADVANCE NP ANNIINGDESSIN `� EXHIBIT 8' I 40' i TYPICAL SECTION THROUGH' RESIDENTIAL ENTRY RESIDENTIAL ENTRY -TREATMENT SANTA ANA.HEIGHTS SPECIFIC PLAN ENTRY WALL NUMENTA ACCENT TREES PLAN VIEW RESIDENTIAL ENTRY CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION EXHIBIT 9 I J Q3 CIRCULATION TEST PROM 2 -OSURE JOFPRESS TRAFFIC SIGNAL— / . FUTURE BIRCH /MESA INTERSECTION REALIGNMENT SPECIFIC PLAN BOUNDARY 2® IMPROVEMENT FEATURE (See Text ) SANTA ANA HEIGHTS CIRCULATION PLAN 4 �m -CITY'OF. NEWPORT' BEACH ADVANCE PLANNING DIVISION Vl d 4' I BRI /o" mmmin STREET 9� 6" ■ 8 .■ ■ ■ ■ ■ ■ Aj y N ■ 8. 6 ORCHARD 6• 6. 8 J`�� ■ 4; 6' d 0 PL. 8 0Aj 6w m w PL. i a 8' WATER MAIN TO FOLLOW -FUTURE STREET REALIGNMENT mm" E;i SPECIFIC PLAN BOUNDARY ■ 10° • EXISTING WATER MAIN & FIRE HYDRANT 8N,'O WATER MAIN a HYDRANT IMPROVEMENT. ®2 IMPROVEMENT FEATURE (See Text) SANTA ANA HEIGHTS' CITY OFNEWPORT BEACH WATER SYSTEM PLAN ADVANCE PLANNING DIVISION EXHIBIT 11 'i a 1• 1 1 ' 1 1 ""'ice SPECIFIC PLAN BOUNDARY SEWER MAIN SANTA. ANA HEIGHTS CITYOFNEWPORT BEACH SEWER SYSTEM PLAN ADVANCE PLANNING DIVISION EXHIBIT 12 - 55 1 4.0 i SPECIFIC PLAN BOUNDARY EXISTING STORM DRAIN L=J FUTURE STORM DRAIN IMPROVEMENT IMPROVEMENT AREA ( See Text ) SANTA ANA':'.HEI-GHTS DRAINAGE SYSTEM PLAN N CITY OF NEWPORT BEACH ADVANCE PLANNING DIVISION EXHIBIT .13 IV. LAND USE DISTRICT REGULATIONS ADOPTED OCTOBER 15,1986 TABLE OF CONTENTS f SANTA ANA HEIGHTS SPECIFIC PLAN LAND USE DISTRICT REGULATIONS Page l A. PURPOSE AND INTENT IV-1 B. DEFINITIONS IY-1 C. GENERAL PROVISIONS IV-1 D. DISTRICT REGULATIONS IV-5 1. OSR "Open Space/Recreation" District IV4 2 REQ "Residential Equestrian" District IV-7 I 3. RK "Residential Kennel" District IV-11 4. RSF "Residential Single Family District IV-14 S. RMF "Residential Multiple Family" District IV-17 6. HN "Horticultural Nursery" District IV-20 1: GC "General Commercial" District IV-22 8, BP "Business Park" District IV-26 ig PA "Professional and Administrative Office" District IV-30 PAC "Professional and Administrative Consolidation" District IV-31 11. PO "Planned Development" Combining District IV-32 �13. (S) "Commercial Stable" Overlay District IV-33 (N) "Commercial Nursery" Overlay District IV-35 E. PROCEDURES IV-36 1. Discretionary Permit Procedures IV-36 2. Specific Plan Amendment Procedures IV-36 3. Recreational Horse Permit Procedures IV-36 LAND USE DISTRICT REGULATIONS A. PURPOSE AND INTENT The Santa Ana Heights Specific Plan district regulations are adopted for the purpose of promoting the health, safety and general welfare of the citizens of Orange County and of the future residents of this specific plan area. These regulations are intended to provide the standards, criteria and procedures necessary to implement each element of the Orange County General Plan applicable to this area as more specifically interpreted and explained in this specific plan. B. DEFINITIONS Except as otherwise specified below, the meaning and construction of words, phrases, titles and terms used in this specific plan shall be the same as provided in Zoning Code sections 7-9-21 through 7-9-47. Commercial Kennel: Any property where four (4) or more dogs, or four for more cats, over the age of four (4) months, are kept or maintained for the purpose of financial gain, except veterinary clinics and hospitals. Habitable Room: Any room meeting the requirements of the Uniform Buildingeand other applicable regulations which is intended to be used for sleeping, living, cooking or dining purposes, excluding such enclosed spaces as closets, pantries, bath or toilet rooms, service rooms, connecting corridors, laundries, unfinished attics, foyers, storage spaces, cellars, utility rooms and similar spaces. Outdoor Living Area: Outdoor living area is a term used to define spaces t at are associated with residential land uses typically used for passive recreational activities or other noise -sensitive uses. Such spaces include patio areas, barbeque areas, Jacuzzi areas, etc., associated with residential uses. Outdoor areas usually not included in e this definition are: front yard areas, driveways, maintenance areas and storage areas associated with residential land uses. C. GENERAL PROVISIONS 1. All construction and development within the Santa Ana Heights Specific Plan area shall comply with applicable provisions of the Uniform Building Code and the various related mechanical, electrical and plumbing codes, the Grading and Excavation Code and the Subdivision and Sign Codes, as currently adopted by the Orange County Board of Supervisors. In case of a conflict between the specific provisions of any such code and this specific plan, the Director, EMA shall determine which regulations are applicable. 2. All building sites shall comply with the provisions of Zoning Code section 7-9-126, Building Site Requirements. IV-1 3. If an issue, condition or situation arises or occurs that is not sufficiently covered or provided for so as to be clearly understandable, those regulations of the Zoning Code that are applicable for the most similar use, issue, condition or situation shall be used by the Director, EMA as guidelines to resolve the unclear issue, condition or situation. This provision shall not be used to permit uses or procedures not specifically authorized by this specific plan. r 4. All conditions, requirements and standards, indicated graphically or in I writing as a part of any discretionary permit approved in compliance with these regulations shall have the same force and effect as these regulations. Any use or development established as a result of such approved permit but not in compliance with all approved conditions shall be in violation of the Santa Ana Heights Specific Plan and subject to Zoning Code section 7-9-164. 5. If any portion of these regulations is, for any reason, declared by a court of competent jurisdiction to be invalid or ineffective, in whole or in part, such decision shall not affect the validity of the remaining portions thereof, The Board of Supervisors hereby declares that it would have enacted these regulations and each portion thereof irrespective of the fact that any one or more portions be declared Invalid or ineffective. 6. Any person, firm, or corporation, whether a principal, agent, employee or otherwise, violating any provisions of these regulations shall be guilty of a misdemeanor, and upon conviction thereof shall be punishable by a fine of not more than five hundred dollars ($500) or by Imprison- ment in the County Jail of Orange County for a term not exceeding six (6) months or by both fine and imprisonment. Such person, firm, or corporation shall be deemed guilty of a separate offense for each and every day duri-ng any portion of which any violation of this specific plan is committed, continued, or permitted by such person, firm, or corporation and shall be punishable as herein provided. Enforcement of these regulations shall be per Zoning Code section 7-9-154. 7. Zoning Code section 7-9-111% Sign Restrictions District Regulations, shall apply throughout the Santa Ana Heights Specific Plan area, except within the BP "Business Park" District. 8. All new or entirety reconstructed structures with habitable rooms (e.g., dwelling units, hotels, motets, convalescent homes and hospitals) shall be sound attenuated against present and projected noise, which shall be the sum of all noise impacting the structure, so as not to exceed a standard of 45 dB CNEL in all habitable rooms. In conjunction with this construction, all associated outdoor living areas shall be sound attenuated, if necessary, against present and projected highway noise so as not to exceed a standard of 65 d8 CNEL. prior to the issuance of any building permits for such development, an Acoustical Analysis Report describing the sound attenuation measures required to satisfy the noise standards shall be prepared by a County -certified acoustical consultant and submitted to the Manager, Development Services Division for approval. The report shalt include satisfactory evidence indicating IV-2 that the sound attenuation measures have been incorporated into the design of the project. Except for single family detached dwelling units, all common walls and windows/doors shall be provided in compliance with Title 25 regulations and approved by the Manager, Development Services Division. 9. All nonresidential structures identified in the Land Use/Noise Compatibility Manual shall be sound attenuated against the combined impact of all present and projected noise from exterior noise sources to meet the interior noise criteria as specified in those documents. Prior to the issuance of any building permits, evidence prepared by a County - certified acoustical consultant that these standards will be satisfied in a manner consistent with applicable zoning regulations shall be submitted to the Manager, Development Services Division in the form of an Acoustical Analysis Report describing in detail the exterior noise environment and the acoustical design features required to achieve the interior noise standard and which indicate that the sound attenuation measures specified have been incorporated into the design of the project. 10. Prior to the issuance of a building permit for a structure that penetrates the 100:1 Notice Surface pursuant to FAR Part 77.13, the project applicant shall submit a "Notice of*Proposed Construction" to the Federal Aviation Administration (FAA), which will initiate an Aeronautical Study of the project by the FAA. Upon completion of the FAA Aeronautical Study, the project applicant shall submit evidence to the Manager, Development Services Division, that restrictions and conditions, if any, imposed on the project by the FAA have been incorporated into•the design of the project. IV-3 91.:l9:4;MA,T,1,10- . r D. DISTRICT REGULATIONS 1. OSR "Open Space/Recreation" District a. Purpose and Intent The OSR District is established to ensure the long-term use and viability of the Newport Beach Golf Course. b. Principal Uses Permitted (1) The following principal use is permitted: (a) Local and buffer greenbelts. (2) The following principal use is permitted subject to the approval of a site development permit per Zoning Code Section 7-9-150: (a) Public/private utility buildings and structures. (3) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code Section 7-9-150: (a) Golf courses. (b) Outdoor commercial recreation. c. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Detached buildings. a (2) fences and walls. (3) Signs per Zoning Code section 7-9-111, except no business signs. (4) Rest rooms. (5) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. d. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b and c above. IV-5 D e. Site Development Standards (1) Building site area. One (1) acre minimum. (2) Building height. Eighteen (18) feet maximum unless otherwise provided for by an approved use permit. (3) Building setbacks. Twenty (20) feet minimum from all property lines. (4) Off-street parking. Per Zoning Code section 7-9-145. (5) Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. I (6) Signs. No sign shall exceed six (6) square feet in area unless j otherwise provided for by an approved site development permit f or use permit. t P!-6 2. REQ "Residential Equestrian" District a. Purpose and Intent The REQ District is established to provide for the development and maintenance of a single family residential neighborhood in conjunction with limited equestrian uses. A rural character with an equestrian theme shall predominate. b. Principal Uses Permitted (1) The following principal uses are permitted: (a) single family dwelling or single family mobile home per Zoning Code section 7-9-149.5 (one per building site). (b) Community care facilities serving six (6) or fewer persons. (c) Parks, playgrounds, and athletic fields (noncommercial). (d) Riding and hiking trails. (2) The following principal uses are permitted subject to the approval of a site development permit per Zoning Code section 7-9-150: (a) Communication transmitting, reception, or relay facilities. (b) Public/private utility buildings and structures. (3) The following principal uses are permitted subject to the approval of a use permit by the Zoning Administrator per Zoning Code section 7-9-150: (a) Community care facilities serving seven (7) to twelve (12) persons per Zoning Code section 7-9-141. (b) Fire and police stations. (4) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7-9-150: a) Churches, temples, and other places of worship. b) Educational institutions. c) Libraries. d) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. c. Temporary Uses Permitted The following temporary uses only, per Zoning Code section 7-9-136: (1) Continued use of an existing building during construction of a new building. (2) Mobile home residence during construction. IV-7 r d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Garages and carports. (2) Swimming pools. (3) Fences and walls. (4) Patio covers. (5) Signs per Zoning Code section 7-9-111, (6) Home occupations per Zoning Code section 7-9-146.6. (7) The keeping of the following animals for the recreational enjoyment of persons residing on the same building site, subject to the noted restrictions: (a) Any animal if kept exclusively within the residence. (b) Horses and ponies, limited to the following (offspring exempt up to the age of eight (8) months): Size of Building Site Maximum Number (Sq. Ft.) Permitted Less than 10,000 1 109000 to 15,000 2 Greater than 15,000 2; 3 to 6 with Recreational Horse Permit* *Recreational Horse Permits shall be processed per Chapter IV, section E.3, of this specific plan. (c) Goats, sheep, pigs and cows only on building sites greater than 15,000 square feet in size and limited to: a) no more than two (2) adult animals of any one species per building site and b) no more than a total of six (6) adult animals, including horses and ponies, per building site. Offspring are exempt until such time as they are weaned. (d) Rabbits, chickens and ducks, limited to no more than a total of six (6) of such animals per building site. (e) Up to three (3) dogs and three (3) cats. Offspring are exempt up to the age of four (4) months. The keeping of four (4) or more dogs or four (4) or more cats over the age of four (4) months is also permitted subject to obtaining an animal permit per section 4-1-76 of the Health, Sanitation, and Animal Regulations. IV-8 Minimum setbacks for the keeping of animals shall be as follows: From Property Line From Property Line From Ultimate Street Abutting R1 or BP Abutting REQ Right -of -Way _Line Districts District Front Si de Side Rear Si a Rear All structures housing animals (i.e., corrals, stalls, pens, cages, doghouses) 50 20 25 25 5* 5* Exercise areas 25 10 0 0 0 0 *Required for covered portions of structures only. Within one year of the effective date of these regulations, the type and number of animals shall be brought into strict conformity with the above regulations. Also, within one year of the effective date of these regulations, all structures housing animals shall be in locations which satisfy the setback requirements above, except that structures housing animals built with valid building permits issued prior to the effective date of the ordinance adopting these regulations may remain where located as legal nonconforming uses. (8) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) The storage of vehicles, equipment, or products related to commercial activities not permitted in this district. (3) The keeping of animals for any commercial purpose, except per the Commercial Stable (S) District, where applicable. (4) Commercial kennels. (5) Apiaries. (6) Aviaries. f. Site Development Standards (1) Building site area. Nineteen thousand and eight hundred (19,800) square feet minimum. IV-9 6 (2) Building height. Thirty-five (35) feet maximum. (3) Building setbacks, e a Front setback, Twenty (20) feet minimum, l b� Side setback. Five (5) feet minimum. (c) Bear setback. Twenty-five (25) feet minimum. (4) Off street parking, per Zoning Code section 7-9-145. (5) Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. (6) Signs. Six (6) square feet of sign area maximum unless otherwise provided for by an approved site development permit or use permit. 1V-10 I 3. RK "Residential Kennel" District a, Purpose and Intent The RK District is established to provide for the development and maintenance of a neighborhood which includes single family residences in conjunction with commercial kennel businesses. b. Principal Uses Permitted (1) The following principal uses are permitted: (a) Single family detached dwelling or single family mobile home per Zoning Code section 7-9-149.5 (one per building site). (b) Community care facilities serving six (6) or fewer persons. (c) Parks, playgrounds, and athletic fields (noncommercial). (d) Riding and hiking trails. (2) The following principal uses are permitted subject to the approval of a site development permit per Zoning Code section 7-9-150: (a) Communication transmitting, reception, or relay facilities. (b) Public/private utility buildings and structures. (3) The following principal use is permitted subject to the' approval of a use permit by the Zoning Administrator per Zoning Code section 7-9-150: (a) Community care facilities serving seven (7) to twelve (12) persons per Zoning Code section 7-9-141. (4) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7-9-150: (a) Commercial kennels when in conjunction with a single family residence on the same building site and subject to obtaining an animal facility license per section 5-1-29 of the Business and Special Licenses Regulations. (b) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. c. Temporary Uses Permitted The following temporary uses only, per Zoning Code section 7-9-136: (1) Continued use of an existing building during construction of a new building. (2) Mobile home residence during construction. IV-11 1� d. Accessory Uses Permitted 1 Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Garages and carports. (2) Swimming pools. (3) Fences and walls. (4) Patio covers. (5) Signs per Zoning Code section 7-9-111. (6) Home occupations per Zoning Code section 7-9-146.6. (7) The keeping of only the following animals for the recreational enjoyment of persons residing on the same building site, subject to the noted restrictions: (a) Any animal if kept exclusively within the residence. (b) Up to three (3) dogs and three (3) cats. Offspring are exempt up to the age of four (4) months. The keeping of l four (4) or more dogs or four (4) or more cats over the age of four (4) months is also permitted subject to obtaining an animal permit per section 4-1-76 of the Health, Sanitation and Animal Regulations. All accessory structures housing animals shall be located in compliance with Zoning Code secton 7-9-137. Zoning Code section 7-9-146.3 shall not apply within this district. (8) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) The storage of vehicles, equipment, or products related to a commercial activity not permitted in this district. (3) Apiaries. I (4) The keeping of animals, except dogs and cats, other than in the residence. f. Site Development Standards (1) Building site area. Eight thousand (8,000) square feet minimum. IV-12 (2) Building height. Thirty-five (35) feet maximum: (3) Building setbacks, except for commercial kennels. (a) Front setback. Twenty (20) feet minimum. (b) Side setback. Five (5) feet minimum. (c) Rear setback. Twenty-five (25) feet minimum. (4) Commercial kennel facilities shall be located per Zoning Code section 7-9-137(b)(2). (5) Off-street parking. Per Zoning Code section 7-9-145. (6) Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. (7) Signs. Six (6) square feet of sign area maximum unless otherwise provided for by an approved site development permit or use permit. g. Special Regulations (1) An amendment to a valid use permit or certificate of use and occupancy for a commercial kennel shall be approved administratively by the Director, EMA as a changed plan, per Zoning Code section 7-9-150, if the following applies: (a) The proposed change does not increase the overall size of the facility from that shown on the current plot plan; (b) The proposed change does not increase the number of dog runs from that shown on the current plot plan; (c) The proposed change does not intensify any accessory uses (e.g., grooming parlor, sale of pet supplies, training classes) allowed by the current permit and does not provide for any additional accessory uses; (d) The proposed change is consistent with the setback standards in Zoning Code section 7-9-137(b)(2); and (e) The proposed change satisfies the required findings in Zoning Code section 7-9-150.3(e). (2) For all new commercial kennels or for structural modifications to existing kennel facilities requiring a use permit, an Acoustical Analysis Report and appropriate plans shall be submitted describing the noise generating potential of the proposed project and proposed attenuation measures to assure compliance with Orange County Codified Ordinance, Division 6 (Noise Control). The report shall be prepared by a County - certified acoustical consultant and submitted to the Manager, Development Services Division, for review and approval. The approved attenuation features shall be incorporated into the plans and specifications of the project. IV-13 t 4. RSF "Residential. Single Family" District a. Purpose and Intent The RSF District is established to provide for the development and maintenance of medium density single family detached residential neighborhoods. Only those uses are permitted that are complementary to and can exist in harmony with such a residential neighborhood. b. Principal Uses Permitted (1) The following principal uses are permitted: (a) Single family detached dwelling or single family mobile home per Zoning Code section 7-9-149.5 (one per building site). (b) Community care facilities serving six (6) or fewer persons. (c) Parks, playgrounds, and athletic fields (noncommercial). (d) Riding and hiking trails. (2) The following principal uses are permitted subject to the approval of a site development permit per Zoning Code section 7-9-150: (a) Communication transmitting, reception, or relay facilities. (b) Public/private utility buildings and structures. (3) The following principal uses are permitted subject to the approval of a use permit by the Zoning Administrator per Zoning Code section 7-9-150: (a) Community care facilities serving seven (7) to twelve (12) persons per Zoning Code section 7-9-141. (b) Fire and police stations. (4) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7-9-150: (a) Churches, temples, and other places of worship. (b) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. c. Temporary Uses Permitted The following temporary uses only, per Zoning Code section 7-9-136: (1) Continued use of an existing building during construction of a new building. (2) Mobile home residence during construction. IV-14 d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Garages and carports. (2) Swimming pools. (3) Fences and walls. (4) Patio covers. (5) Signs per Zoning Code section 7-9-111. (6) Home occupations per Zoning Code section 7-9-146.6. (7) Noncommercial keeping of pets and animals per Zoning Code section 7-9-146.3. (8) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) The storage of vehicles, equipment, or products related to a commercial activity not permitted in this district. (3) The keeping of animals for any commercial purpose unless otherwise provided for by an approved use permit. e (4) Apiaries. f. Site Development Standards (1) Building site area. Seven thousand and two hundred (7,200) square feet minimum except as otherwise identified on the Land Use District map. (2) Building height. Thirty-five (35) feet maximum. (3) Building setbacks. (a) Front setback. Twenty (20) feet minimum. (b) Side setback. Five (5) feet minimum. (c) Rear setback. Twenty-five (25) feet minimum. (4) Off-street parking. Per Zoning Code section 7-9-145. IV-15 6 (5) Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. (6) Signs. Six (6) square feet of sign area maximum unless otherwise provided for by an approved site development permit or use permit. IV-16 5. RMF "Residential Multiple Family" District a. Purpose and Intent The RMF District is established to provide for the development and maintenance of high density multi -family residential neighborhoods with a moderate amount of open space. Only those uses are permitted that are complementary to and compatible with such a residential neighborhood. b. Principal Uses Permitted (1) The following principal uses are permitted: (a) Multi -family projects of four (4) or less dwelling units. (b) Single family dwellings or single family mobile homes per Zoning Code section 7-9-149. (c) Community care facilities serving six (6) or fewer persons. (d) Parks, playgrounds, and athletic fields (noncommercial). (e) Riding and hiking trails. (2) The following uses are permitted subject to the approval of a site development permit per Zoning Code section 7-9-150: (a) Multi -family projects of five (5) or more dwelling units (except condominium, stock cooperative, and community apartment projects) per Zoning Code section 7-9-146.7. (b) Communication transmitting, reception, or relay facilities. (c) Public/private utility buildings and structures. (3) The following principal uses are permitted subject to the approval of a use permit by the Zoning Administrator per Zoning Code section 7-9-150: (a) Community care facilities serving seven (7) to twelve (12) persons per Zoning Code section 7-9-141. (b) Fire and police stations. (4) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7-9-150: (a) Churches, temples, and other places of worship. (b) Mobile home parks and subdivisions per Zoning Code section 7-9-149. (c) Residential condominium, stock cooperative, and community apartment projects per Zoning Code section 7-9-147. (d) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. IV-17 c. Temporary Uses Permitted The following temporary uses only, per Zoning Code section 7-9-136: (1) Continued use of an existing building during construction of a new building. (2) Mobile home residence during construction. d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 1-9-137, to include: I (1) Garages and carports. (2) Swimming pools. (3) Fences and walls. (4) Signs per Zoning Code section 7-9-111. (5) Home occupations per Zoning Code section 7-9-146.6. (6) Noncommercial keeping of pets and animals per Zoning Code section 7-9-146.3. l (7) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) The storage of vehicles, equipment, or products related to a commercial activity not permitted in this district. (3) The keeping of animals for any commercial purpose unless otherwise provided for by an approved use permit. f. Site development Standards (1) Building site area. Seven thousand and two hundred (7,200) square feet minimum. (2) Building height. Thirty-five (35) feet maximum, (3) Area per unit. Three thousand (3,000) square feet minimum net land area per dwelling unit except as otherwise identified on the Land Use District map. IV-18 Y (4) Distance between principal structures. Fifteen (15) feet minimum. (5) Building setbacks. (a) Front setback. Twenty (20) feet minimum. (b) Side setback. Five (5) feet minimum. (c) Rear setback. Twenty-five (25) feet minimum. (6) Off-street parking. Per Zoning Code section 7-9-145. (7) Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. (8) Signs. Six (6) square feet of sign area maximum unless otherwise provided for by an approved site development permit or use permit. IV-19 6. HN "Horticultural Nursery" District a. Purpose and Intent The HN District is established to ensure the long-term use and t viability of the horticultural nursery uses located along Orchard Drive in the western section of Santa Ana Heights. b. Principal Uses Permitted (1) The following principal use is permitted: (a) Wholesale nurseries. [ (2) The following principal use is permitted subject to the 1 approval of a site development permit per zoning Code section 7-9-150: (a) Public/private utility buildings and structures. c. Temporary Uses Permitted Temporary uses per Zoning Code section 7-9-136. d. Accessory Uses Permitted i Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Detached buildings. (2) Fences and walls. (3) Signs per Zoning Code section 7-9-111, except that no sign shalt exceed twenty-five (25) square feet in area or be lighted or illuminated. (4) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. I e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) Retail nurseries. (3) The commercial stockpiling or processing of manure. f. Site Development Standards (1) Building site area. Twenty-eight thousand (28,000) square feet minimum. IV-20 (2) Building site width. Seventy (70.) feet minimum. (3) Building height. Thirty-five (35) feet maximum. ` (4) Building setbacks. (a) Front setback. Twenty (20) feet minimum. (b) Side setback. Five (5) feet minimum. (c) Rear setback. Twenty-five (25) feet minimum. (5) Off-street parking. Per Zoning Code section 7-9-145. (6) Lighting. All lighting shall be designed and located so that direct rays are confined to the premises. IV-21 7. GC "General Commercial" District a. Purpose and Intent The GC District is established to provide regulations for the commercial areas along South Bristol Street to ensure the continuation of commercial uses which offer a wide range of goods and services to both the surrounding residential and business community. It is intended to promote the upgraded aesthetic image of the community and to reduce conflicts between commercial and residential uses. b. Principal Permitted Uses (1) The following principal uses shall be permitted subject to the approval of a site development permit per Zoning Code section 7-9-150: (a) Retail businesses. (b) Service businesses. (c) Professional and administrative offices. (d) Animal clinics and hospitals per Zoning Code section 7-9-146.1. (e) Automobile parking lots and structures per Zoning Code section 7-9-145. (f) Automobile repair specialty shops. (g) Churches, temples, and other places of worship. (h) Civic and governmental uses. (i) Commercial recreation. (j) Communication transmitting, reception or relay facilities. (k) Day nurseries. 1) Financial institutions. m) Hotels and motels. (n) Print shops. (o) Public/private utility buildings and structures. (p) Restaurants. (q) Wholesale business offices with samples on the premises but not to include general storage. (2) The following principal uses are permitted subject to the approval of a use permit by the Zoning Administrator per Zoning Code section 7-9-150: (a) Automobile washing. (b) Mini -storage facilities. (c) Retail sale of building materials. (3) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7-9-150: (a) Automobile service stations per Zoning Code section 7-9-114. (b) Convalescent homes. IV-22 (c) Commercial kennels subject to obtaining an animal facility license per section 5-1-29 of the Business and Special Licenses Regulations. (d) Helistops. (e) Hospitals. (f) Milk processing and distributing in connection with retail dairy outlets. (g) Mortuaries. (h) Sanitariums, mental and health. (i) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. c. Temporary Uses Permitted Temporary uses per Zoning Code section 7-9-136. d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Detached buildings. (2) Fences and walls. (3) Signs per Zoning Code section 7-9-111. (4) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) Automobile repair, tire retreading, fender and body repair and paint shops, except for automobile repair specialty shops. (3) Automobile wrecking, junk and salvage yards. (4) Bottling plants. (5) Rental and sales agencies for agricultural, industrial and construction equipment. (6) Warehouses, contractors' storage and equipment yards, work and fabricating areas. (7) Welding shops. IV-23 f. Site Development Standards (1) Building site area. No minimum. (2) Building height. Thirty-five (35) feet maximum. (3) Building setbacks. r NFront setback. No minimum required, i Side setback. No minimum required, except where a side property tine abuts a residential district, in which case a minimum setback of ten (10) feet is required. (c) Rear setback. No minimum required, except where a rear property line abuts a residential district, in which case I a minimum setback of ten (10) feet is required. A minimum setback of five (5) feet is required adjacent to an alley. (4) Vehicular access regulations. Street openings shall be a minimum of twenty-two (22) feet apart and twenty-two (22) feet from any existing street openings, measured at the ultimate street right-of-way tine; however, every building site shall be permitted to have at least one (I) street opening. (5) Off-street parking. Per Zoning Code section 7-9-145. (6) Lighting. All lighting, exterior and interior, shall be designed and located so that direct rays are confined to the premises. (7) Loading. All loading operations shall be performed on the site, and loading areas shall be screened by a landscape or architectural feature. (B) Trash and storage area. All storage of cartons, containers and trash shall be enclosed by a building or by a wall not less than six (6) feet in height. If unroofed, no such area shalt be located within forty (40) feet of any residential district. (9) Enclosed uses. All commercial uses and their related products shall be contained entirely within a completely enclosed structure, except for parking and loading areas, and except for outdoor uses expressly permitted by an approved site development permit or use permit. (10) Screening. Per Zoning Code section 7-9-132.1. IV-24 S. BP "Business Park" District a. Purpose and Intent The BP District is established to provide for the development and maintenance of professional and administrative offices and office - serving commercial uses. Attention shall be given to the protection of the adjacent residential uses through regulation of building mass and height, landscape buffers, and architectural design features. b. Principal Uses Permitted (1) The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zoning Code section 7-9-150: (a) Professional and administrative offices. (b) Financial institutions. (c) Civic and government uses. (d) Office -serving commercial uses, including restaurants, located within a building primarily devoted to office uses. (e) Public/private utility buildings and structures. (f) Communication transmitting, reception, or relay facilities. (g) Any other use which the Planning Commission finds consistent with the purpose and intent of this district. c. Temporary Uses Permitted Temporary uses per Zoning Code section 7-9-136. d. Accessory Uses Permitted Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site per Zoning Code section 7-9-137, to include: (1) Automobile parking structures, in compliance with the site development standards in section f below. (2) Other detached buildings. (3) Fences and walls. (4) Signs per section f below. (5) Any other accessory use or structure which the Director, EMA finds consistent with the purpose and intent of this district. IV-25 e. Prohibited Uses The following uses are specifically prohibited: (1) All uses not permitted by sections b through d above. (2) Outdoor storage of any equipment, materials, apparatus or vehicles greater than one (1) ton. (3) Adult entertainment businesses. (4) Educational institutions. (5) Hospitals and nursing homes. (6) Residential uses. (7) Manufacturing uses. (8) Day nurseries. f. Site Development Standards (1) Building site area. Nineteen thousand and eight hundred (19,800) square feet minimum required, except as provided for In Zoning Code section 7-9-126. (2) Building site coverage. Thirty-five (35) percent maximum. (3) Building height. Thirty (30) feet for structures, to include roof -mounted mechanical equipment, located less than seventy- five (75) feet from any property line abutting the REQ District; thirty-seven (37) feet for structures located seventy-five (75) feet or more from any property line abutting the REQ District. Roof -mounted mechanical equipment may exceed the thirty -seven -foot height limit by six (6) feet; however, no portion of the building above thirty-seven (37) feet shall be visible from both 1) a point five (5) feet high at the centerline of adjacent streets, and 2) any existing dwelling unit within the REQ District located three hundred (300) feet or less from the subject building site. (4) Building setbacks. a) Front setback. Ten (10) feet minimum. b) Side setback. Ten (10) feet minimum, except where the side property line abuts the REQ District, in which case the following shall apply: 1. For structures, to include roof -mounted mechanical equipment, thirty (30) feet or less in height: forty- five (45) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property tine. 2. For structures greater than thirty (30) feet in height: seventy-five (75) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property line. IV-26 a (c) Rear setback. Ten (10) feet minimum, except where the rear property line abuts the REQ District, in which case the following shall apply: 1. For structures thirty (30) feet or less in height: forty-five (45) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property line. 2. For structures greater than thirty (30) feet in height: seventy-five (75) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property line. (5) Off-street parking. Per Zoning Code section 7-9-145, except only one (1) level of parking is permitted below any floor with office/commercial space. (6) Trash and storage areas. All storage of cartons, containers and trash shall be enclosed by a building or by a wall not less than six (6) feet in height. No such area shall be located within ten (10) feet of any property line abutting the REQ District. If unroofed, no such area shall be located within forty (40) feet of any property line abutting the REQ District. (See Chapter III, Community Design Program, for design guidelines.) (7) Enclosed uses. All office and commercial uses and their related products shall be contained entirely within a completely enclosed structure except for parking and loading areas and except for outdoor uses expressly permitted by an approved use permit. (8) Landscaping. A minimum landscaped area of fifteen (15) percent of the gross acreage of the building site shall be provided, to include the following: (a) Boundary landscaping with a minimum depth of ten (10) feet along all property lines abutting a public street, except for the area required for street openings. (b) Boundary landscaping with a minimum depth of three (3) feet along all property lines not abutting a public street, except property lines abutting the REQ District where a minimum depth of ten (10)'feet is required. Landscaping shall be provided in conformance with the landscape guidelines in Chapter III, Community Design Program. (9) Building design. All development shall be in conformance with the guidelines in Chapter III, Community Design Program, and the following: (a) On properties abutting the REQ District, direct line of sight to properties within the REQ District from second story openings, windows, balconies, stairways, stairway landings or other architectural features shall be prohibited. IV-27 (b) All roof structures, such as air conditioning units, ventilation devices or other roof -mounted appurtenances, shall be screened from view. (10) Lighting. All lighting, exterior and interior, shall be designed and located so that direct rays are confined to the premises, (See Chapter III, Community Design Program, for lighting guidelines.) (11) Buffer. An eight (8) foot wall shall be constructed along property lines abutting the REQ District, except within the front setback area, where the height shall be no greater than three and one-half (331) feet. Landscaping adjacent to this wall shall be in conformance with the guidelines in Chapter III, Community Design Program. (12) Signs. The following signs shall be permitted subject to the noted restrictions: (a) Ground sign: One (1) double-faced ground sign per building site within the required front setback area, containing only the address of the property. Ground signs shall not exceed six (6) feet in height including any earth berm, pedestal, base or similar structure upon which the sign may be mounted. Height to top of sign shall be measured from the top of curb for the adjacent public street. Each sign shall not exceed six (6) square feet in area and shall not have internal lighting. External lighting fixtures used to illuminate ground signs shall be concealed within plant materials or attached to and designed as an integral part of the sign. The sign and sign structure shall be designed and located so as not to create a site distance safety problem for vehicle or pedestrian traffic. (b) Wall sign: 1. One (1) identification sign placed on each wall facing a public street, relating only to the name and use of the building and comprising no more than ten (10) percent of the area of the wall (up to a maximum of forty (40) square feet), including windows and door areas, upon which the sign is located. Such signs shall not have internal or external lighting, 2. Additionally, in multiple tenancy office buildings, each individual tenant may have a wall sign over their entrance to identify only the name of the business. Each sign shall not exceed six (6) square feet in area. Such signs shall not be located above the roof facia, shalt not have internal lighting and shalt be made of a material compatible with the materials of the building. Iv-28 (c) Building directory: One (1) building directory at each main entrance to the building. Such directory shall have letters not exceeding two (2) inches in height, containing only the name of the tenant, the suite or office number, and the nature of the use or service rendered. (d) Real estate sign: One (1) unlighted sign not to exceed twelve (12) square feet in area, pertaining only to the sale, lease or hire of the particular building, property or premises upon which displayed, and including no institutional advertising. (e) All signs located within structures where such signs are not visible from any point on the boundary of the building site. (13) A drainage plan shall be submitted and approved as part of the use permit for each development showing the method for control and disposal of all waters flowing into, across and from the building site and a statement setting forth the method by which facilities shall be maintained. (14) The traffic generation of any development shall amount of traffic generated by a development on of equivalent size consisting entirely of office including gross office space equal to half the s of the site (a 0.5 Floor Area Ratio). not exceed the a building site uses and quare footage IV-29 9. PA "Professional and Administrative Office" District Zoning Code sections 7-9-90 and 7-9-111 shall constitute the land use regulations to be applied throughout the PA District. IV-30 10. PAC "Professional and Administrative Consolidation" District a. Purpose and Intent The PAC District is established to provide for the development and maintenance of professional and administrative office uses and related uses on lots located between South Bristol Street and Zenith Avenue in a manner which will ensure lot consolidation and vehicular access to and from South Bristol Street. b. Uses Permitted (1) The following uses are permitted: (a) All uses permitted within Zoning Code sections 7-9-90 and 7-9-111, subject to the following site development standards: 1) Building site area. All lots within this district shall be consolidated into one building site to achieve a minimum area of forty-four thousand (44,000) square feet. 2) Vehicular access. Vehicular access shall be provided to and from South Bristol Street. 3) All other site development standards within Zoning Code sections 7-9-90 and 7-9-111. (b) Single family detached dwelling units which lawfully existed at the time of adoption of these regulations may, if destroyed by fire, flood, explosion, act of God, or act of the public enemy, be rebuilt in conformance with the zoning regulations in effect prior to the adoption of this specific plan. However, such reconstruction must comply with current building and related codes. IV-31 11. PD "Planned Development" Combining District Zoning Code section 7-9-110 shall constitute the land use regulations to be applied within the PD Combining District. IV-32 12. (S) "Commercial Stable" Overlay District Commercial stables, housing horses and ponies only, are permitted in areas designated with an (S) overlay, subject to approval of a use permit by the Planning Commission and an animal facility license per Resolution Nos. 76-626 and 76-1610, enforced by the Orange County Health Officer or his designee. No residential uses shall be permitted on the same building site as a commercial stable. The following site development standards shall apply: a. Building height. Twenty (20) feet maximum, except for structures used for the storage of hay. However, in no case may any structure exceed thirty-five (35) feet in height. b. Setbacks. Minimum setbacks for all structures housing animals shall be as follows (all other structures shall be located in conformance with Zoning Code section 7-9-137): (1) Front setback. Fifty (50) feet minimum. Exercise areas, such as arenas, shall be set back a minimum of twenty-five (25) feet. (2) Side setback. (a) Abutting all districts except BP District: Five (5) feet minimum. Exercise areas shall also be set back a minimum of five (5) feet. (b) Abutting BP District: Twenty-five (25) feet minimum. Exercise areas shall be set back a minimum of five (5) feet. (3) Rear setback. Five (5) feet minimum. Exercise areas shall also be set back a minimum of five (5) feet. c. Number of animals. Twenty-five (25) animals per gross acre maximum. d. Landscaping. Boundary landscaping shall consist of trees, shrubs, vines, grasses, ground cover or any combination thereof. Such areas shall not include open soil, buildings, paving, gravel or any other assemblage of building materials upon or over the land. Landscaping shall be provided as follows: (1) Boundary landscaping with a minimum depth of twenty (20) feet along all property lines abutting a public street, except for the area required for street openings. (2) Boundary landscaping with a minimum depth of five (5) feet along all property lines not abutting a public street. (3) An approved irrigation system shall be provided. IV-33 e. Building design. All buildings shall maintain a consistent design f theme (e.g,, use of similar exterior materials). Use of earthtone colors and non -reflective roof materials shall be required. f. Lighting. All lighting shall be designed and located so that direct rays are confined to the premises, IV-34 13. (N) "Commercial Nursery" Overlay District Wholesale commercial nurseries are permitted in areas designated with an (N) overlay, subject to the site development standards of the base district. IV-35 E. PROCEDURES 1. Discretionary Permit Procedures Discretionary permits, including site development permits, use permits and variances, shall be processed per Zoning Code section 7-9-150. 2. Specific Plan Amendment Procedures The specific plan amendment procedures contained in Zoning Code section 7-9-154 shall apply. 3. Recreational Horse Permit Procedures Within the REQ District, most lots are relatively small (less than one- half acre), are very narrow (66 feet wide) and are surrounded by existing tract housing, existing retail commercial uses and proposed business park development. Due to the unique size and configuration of these lots and their close proximity to more urbanized uses, it is necessary to require a Recreational Horse Permit for the noncommercial keeping of horses and ponies for the purpose of ensuring compatibility with surrounding land uses. It is the intention of the County to provide for annual inspections of such equestrian facilities by all pertinent authorities, including Vector Control, Animal Control, Environmental Health, Regulation Enforcement and others, as necessary, to ensure that the regulations set forth below are being properly implemented. All regulations associated with Recreational Horse Permits, except provisions pertaining to escapes of animals, shall be enforced by the Director, Environmental Management Agency, or his designee. Within one year of the effective date of these regulations, any property owner or tenant keeping more than two (2) horses and/or ponies, over the age of eight (8) months, on a single building site within the REQ District shall obtain a Recreational Horse Permit approved by the Director, EMA. After one year of the effective date of these regulations, any property owner or tenant introducing or adding horses and/or ponies onto properties within the REQ District shall, within one month, obtain a Recreational Horse Permit if the total number of such animals, over the age of eight (8) months, exceeds two (2). The Director, EMA shall issue a permit for the keeping of such animals upon receipt of the fee established by the Board of Supervisors, if any, and when, in his opinion, 1) such animals are being kept or maintained without endangering the safety and comfort of the inhabitants of the neighborhood, and 2) the property owner or tenant has complied with the regulations below and the REQ District regulations. Failure to comply with these regulations or any conditions imposed by the Director, EMA shall constitute cause for denial or revocation of such permit. Any person whose application for a Recreational Horse Permit is denied or revoked under the terms of this specific plan may appeal the decision of the Director, EMA to the Board of Supervisors in accordance with the procedures set forth in section 5-2-19 of the Business and Special Licenses Regulations. Recreational Horse Permits shall be non- transferable and must be renewed annually. IV-36 The following regulations shall apply: a. Property owner or tenant shall initiate and maintain a program of proper manure management. Property owner or tenant shall provide for the daily collection of manure from in and around corrals and access areas. Manure shall be stored in covered containers. In no case shall manure be permitted to remain in any container for a period exceeding seven (7) days. b. A program of continuous dust control of the entire premises shall be provided. A method for light watering of arenas and exercise areas shall be maintained. In lieu of watering, chemical control of dust may be permitted. c. There must be adequate and effective means of control of insects and rodents and such control must be vigorously maintained at all times. All dry grains and pellets shall be stored in rodent -proof containers (i.e., well sealed and preferably metal containers). Hay shall be stored on a raised platform that maintains a minimum six (6) inch clearance above the surrounding area. d. Combustible materials and/or solutions shall be maintained a minimum of twenty-five (25) feet from all residential structures and structures housing animals. e. Property owner or tenant shall allow no animal to constitute or cause a hazard, or to be a menace to the health, safety, or peace of the community. Property owner or tenant shall keep all animals in such manner as may be prescribed to protect the animals from the public and the -public from the animals. f. Property owner or tenant shall make every reasonable effort to recapture every animal that escapes. Escapes of animals wherein the recapture of the animal cannot be immediately accomplished shall be reported to the Director of Animal Control, Health Care Agency. PP13-2 IV-37 6276 /vuT': j roj-ea- t' 15 -. SOUTH ERSTOL lx)s + tvv A,--flace-1 wt-Lkln ogi e cnw-eYSIay. 6v wa ir, red on o�rea5 VvVLP-) S5mile fu�tl l l0 rvloli-,FLe fp�Ll, SZ IOrAL- i V' rx. 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M + it Ile t. .r tt �, , s y ••a y Mw� ry + , µal s \,� • • •,.••'. ?•�." tie Snyt, \l " r a+°zG,i'tl AN {�• ^_ a ) �iy/)/��f�(��It ��3jx i.+. )1 s 1,.� 11 f� .F 17 _ � � . s c .D` +r+` p 1� • \ 1. qs {�S '-t' � �})i �- t ` oas l�sr�rr � 1b � � •��q� ' a 1t ,• MM, L. r a r . � �,w �fr Sr'! •+`r• s.y`,^... Ini•� syr 5 l7y •'•Al r. P �..0 1 t c••4• �. • r ` �,°.'Si „�ii �JJ. t y � p •�,1 c.. •,,:- ~tom ''"�. . zr —7— m R 0 W.W is FIGURE I 1982 EXISTING j. 's, 75/70/65/60 ow CNEL CONTOURS 1" 4000' ;en J RESIDENTIAL - MEDIUM DENSITY RESIDENTIAL - HIGH DENSITY ® COMMERCIAL AGRICULTURE - COMMERCIAL BUSIRESS-PARK O PUBLIC FACILITIES e RECREATION / OPEN. SPACE ® CONSERVATION * POSSIBLE EQUESTRIAN FACILITIES LUCP SCENARIO 2 a CONSERVATION POSSIBLE EQUESTRIAN FACILITIES L RESIDENTIAL EQUESTRIAN - LOW DENSITY RESIDENTIAL EQUESTRIAN - MEDIUM -LOW DENSITY RESIDENTIAL - MEDIUM DENSITY RESIDENTIAL -HIGH DENSITY' ® COMMERCIAL AGRICULTURE - COMMERCIAL ® BUSINESS PARK ® PUBLIC FACILITIES RECREATION / OPEN. SPACE ® CONSERVATION * POSSIBLE EQUESTRIAN FACILITIES LUCP SCENARIO 4 ORESIDENTIAL - MEDIUM DENSITY RESIDENTIAL - HIGH DENSITY ® COMMERCIAL AGRICULTURE - COMMERCIAL ® BUSINESS PARK ® PUBLIC FACILITIES ' . RECREATION / OPEN. SPACE ® CONSERVATION LUCP SCENARIO 6