HomeMy WebLinkAbout2000-14 - Approving a Zoning Amendment for Prezoning of the Santa Ana Heights Area [Zoning Amendment 903].ORDINANCE No. 2000 -14
• AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH APPROVING A ZONING
AMENDMENT FOR PREZONING OF THE SANTA ANA
HEIGHTS AREA [ZONING AMENDMENT 9031
WHEREAS, the City of Newport Beach has initiated action to annex territory identified as
the East Santa Ana Heights area to the City in conjunctionwith expansion of its sphere of influence
in the area; and
WHEREAS, the California Government Code allows a city to prezone territory for the
purpose of determining the zoning that will apply to such territory after annexation to the city; and
WHEREAS, the California Government Code requires zoning to be consistent with a city's
general plan designations on property; and
• WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the City staff
has completed an Initial Study, determined that the subject project there will not have a significant
effect on the environment, and has accordingly prepared a draft Negative Declaration for the
project; and
WHEREAS, on July 6, 2000, the Planning Commission of the City of Newport Beach held
a public hearing regarding the proposed amendment and related items and forwarded them to the
City Council with a recommendation of adoption; and
WHEREAS, on August 8, 2000, the City Council of the City of Newport Beach held a
public hearing regarding the proposed amendments and related items and forwarded them to the
City Council with a recommendation of adoption; and
WHEREAS, the public was duly notified of the public hearings.
L
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS
• FOLLOWS:
SECTION 1: ENVIRONMENTAL REVIEW.
a. Pursuant to CEQA Guidelines Section 15063, an Initial Study has been
prepared for this project. After reviewing the Initial Study, the proposed
Negative Declaration, and all comments received during the public review
process, the City Council finds that the subject project will not have a
significant effect on the environment, and accordingly adopts a Negative
Declaration for the project, reflecting the independent judgment of the City of
Newport Beach. All records pertaining to this environmental determination are
retained in the Planning Department of the City of Newport Beach.
• b. Pursuant to Title 14, California Code of Regulations, Section 753.5(c)(1), the
City Council finds that, after considering the record as a whole, there is no
evidence that the proposed project will have the potential for any adverse effect
on wildlife resources or the habitat upon which the wildlife depends.
Furthermore, on the basis of substantial evidence, the City Council hereby finds
that any presumption of adverse impact has adequately been rebutted.
Therefore, pursuant to Fish and Game Code Section 711.2 and Title 14,
California Code of Regulations Section 753.5(a)(3), the City Council
determines that the project is not subject to Fish and Game Department filing
fees.
SECTION 2: ZONING AMENDMENT.
• The City Council finds as follows with regard to Amendment 903:
2
a. The proposed amendment to the Zoning Code text and Districting Maps
• provides for permitted land use and development standards consistent with
existing regulations, land uses, and development in the area.
b. The new City Santa Ana Heights Specific Plan, a component of the zoning
amendment, closely follows the provisions of the current County Specific
Plan for the area, thus providing for continuity in land use regulation and
avoiding the creation of nonconforming uses and structures.
C. The amendment is consistent with the General Plan.
d. The amendment will not adversely affect the public health, safety and welfare.
In light of the preceding findings, the City Council hereby approves Amendment 903,
consisting of the following:
• a. Addition of Chapter 20.44 to the Zoning Code, consisting of the Santa Ana
•
Heights Specific Plan (Specific Plan District #7). The Santa Ana Heights
Specific Plan, distributed separately due to bulk, is hereby designated by
reference as Exhibit ZA -1 of this Resolution as if fully set forth herein.
b. Amendment to Districting Map Nos. 34, 42, 61, and 67, adding the Santa Ana
Heights area to the Maps and designating it as "SP -7" (Specific Plan District
#7), as shown on Exhibit ZA -2 attached hereto.
SECTION 3: 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, and the
same shall become effective thirty (30) days after the date of its adoption.
3
This Ordinance was introduced at a regular meeting of the City Council of the City of
• Newport Beach held on August 8, 2000 and adopted on August 22, 2000 by the following vote, to
wit:
•
ATTEST:
CITY CLERK
•
AYES, COUNCIL MEMBERS Thomson, Glover
Adams, Debay, Ridgeway, O'Neil, and Mayor Noyes
NOES, COUNCIL MEMBERS None
ABSENT COUNCIL MEMBERS None
MA
0
EXHIBIT ZA -1
ADOPTION OF SANTA ANA HEIGHTS SPECIFIC PLAN BY REFERENCE AND ADDITION OF
• SPECIFIC PLAN TO ZONING CODE AS CHAPTER 20.44, ENTITLED "SPECIFIC PLAN #7,
SANTA ANA HEIGHTS"
•
•
Page 20.44 -1
Specific Plan District 47
Santa Ana Heights
• CHAPTER 20.44
SPECIFIC PLAN DISTRICT #7
SANTA ANA HEIGHTS
Sections:
20.44.010 Establishment of Specific Plan District -Santa Ana Heights
20.44.015 Purpose
20.44.020 Design Guidelines
20.44.025 Land Use Regulations
20.44.030 Open Space and Recreation District: SP -7 (OS/ R)
20.44.035 Residential Equestrian District: SP -7 (REQ)
20.44.040 Residential Single Family District: SP -7 (RSF)
20.44.045 General Commercial District: SP -7 (GC)
20.44.050 Business Park District: SP -7 (BP)
20.44.055 Professional and Administrative Office District: SP-7 (PA)
20.44.060 Professional, Administrative and Commercial Consolidation District: SP -7 (PACC)
20.44.065 Planned Development Combining District: (PD)
20.44.070 Commercial Stable Overlay District: (S)
• 20.44.075 Public Improvements
20.44.080 Discretionary Review and Amendments
20.44.010 Establishment of Specific Plan District- Santa Ana Heights
A. Specific Plan District.
The provisions of this Chapter shall apply to all parcels within the boundaries of
Santa Ana Heights Specific Plan District #7, as shown on the "Specific Plan District
#7 Land Use Map" (Exhibit 20.44 -1), incorporated herein and designated "SP -7" on
Districting Maps No. 34, 42, 61, and 67.
B. Redevelopment Projects.
Redevelopment projects within the Santa Ana Heights Specific Plan District shall be
governed by the provisions of Chapter 15.65 of the Municipal Code.
•
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OSR- Open Space/Recreational
SPA- Prof. &Admin. Office
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REO- Residential Equestrian
RSF- Residential Single Family
SANTA ANA HEIGHTS
•
Minimum Area Per Unit
psi Commercial Stable Oyeday
Minimum Building Site (Acres)
Planned Development Combining District
Newport Beach City Boundary
Specific Plan Boundary
Page 20.44 -2
Specific Plan District 47
Santa Ana Heights
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SPECIFIC PLAN #7 LAND USE MAP
EXHIBIT 20.44 -1
Page 20.44 -3
Specific Plan District 47
Santa Ana Heights
• 20.44.015 Purpose
The purpose of the Santa Ana Heights Specific Plan is to provide for the orderly and balanced
development of the community consistent with the Specific Plan's adopted land use plan and
with the stated goals and policies of the Land Use Element of the General Plan. In carrying out this
goal, the principal objectives are as follows:
1. Encourage the upgrading of existing residential neighborhoods and business
development areas.
2. Ensure well planned business park and commercial developments which are
adequately buffered from adjacent residential neighborhoods.
3. Encourage the consolidation of smaller contiguous lots in the business park area.
4. Ensure that business park and residential traffic are separated to the maximum
extent possible, while minimizing impact upon existing parcels.
5. Ensure adequate provision of public works facilities as development occurs.
6. Enhance equestrian opportunities within the residential equestrian neighborhood.
7. Enhance the overall aesthetic character of the community.
The preceding goals and objectives have guided the preparation of this Specific Plan and are
incorporated into the various components of the plan.
is
20.44.020 Design Guidelines
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 implement these objectives through the careful use of
building 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 while minimizing business park development impacts to
the adjacent REQ District.
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 when developing on larger, consolidated parcels (e.g., the ability
• to dissolve setbacks along interior lot lines and to design more efficiency into
Page 20.44 -4
Specific Plan District #7
Santa Ana Heights
• parking areas), which will provide better business park development with fewer
driveways and improve the overall community vehicular circulation.
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
City to provide architectural guidelines for business park uses which will blend 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.
a. Building facades abutting streets shall not have the appearance of
excessive massing or bulk. The use of grading techniques and
grade changes should be considered in order to minimize mass and
bulk of buildings.
b. Special consideration shall be given architecturally to emphasize
pedestrian areas such as entry ways, walkways, and
courtyards /plazas (e.g., trellises, low parapet walls, extended roof
• or patio overhangs).
C. Buildings clustered around a pedestrian area, such as a
courtyard/plaza, shall be designed to minimize excessive shading
and maximize light exposure.
d. Long, uninterrupted exterior walls shall be avoided on all
buildings. For architectural interest, walls shall incorporate relief
features, including building elements, articulation, window
treatment, 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.
e. Particular consideration as to color, material, and form shall be
given to the design and treatment of roofs because of their potential
visual impact.
f. 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.
Page 20.44 -5
Specific Plan District 47
Santa Ana Heights
• g. Utilization of windows and balconies 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.
However, usable balconies and unenclosed outside stairwells shall
not be used on walls facing the REQ District.
h. Walls and/or fences shall be used to screen utility and maintenance
structures /facilities and storage areas. These surfaces shall match
or be in harmony with the exterior finish of any structure with
which they are in contact.
i. 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 variety and interest to building facades.
• a. Wood.
b. Brick, stone, rock or other appropriate accent materials.
C. Architecturally treated concrete, concrete masonry, and block.
These materials are to be painted or integrally colored in tones
ranging from whites to earth tones.
d. Stucco, with a machine - applied or 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 shall be subdued and in harmony with the
building and the natural surroundings. Glazing shall be used
predominately for the purpose of lighting interior space. Glazing shall not
be used as a major architectural element, but may be used as an accent
feature to add variety to building facades. Mirrored glazing shall not be
used.
Page 20.44 -6
Specific Plan District 47
Santa Ana Heights
• 4. Building Entrances.
a. Site access, entrance drives and building entries shall be readily
observable and inviting to the first -time visitor.
b. Care shall be taken to provide minimum conflict between service
vehicles, private automobiles, and pedestrians.
C. Building entries shall be integrated with overall building form and
should be highlighted by such features as:
- entry porte - cocheres
- inviting pedestrian spaces such as plazas and fountains
- special planters and plantings
- textured hardscape
5. Building Rooflines.
a. Roofs may be sloped, in a hip, gable, or shed fashion. Flat roofs are
permissible.
• b. Simulated wood and slate materials, lightweight concrete and tile
roofs are encouraged and must meet Building and Fire Code
requirements. Highly reflective metal roofing material is
prohibited. Asphalt and fiberglass materials are permitted only on
flat roofs where screened from view.
C. In all cases, roof - mounted mechanical equipment shall be screened
from view from the adjacent streets and adjacent REQ District
residences with materials finished to match materials and colors in
the roof and building.
d. Uncovered trash enclosures shall not be located any closer than 40
feet from any property line abutting the REQ District and no closer
than ten feet from any side property line and shall not exceed a
height of 8 feet maximum abutting the BP District.
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.
• 7. Sound Attenuation. All interior building areas shall be mitigated for noise,
consistent with the General Plan Noise Element.
•
•
Page 20.44 -7
Specific Plan District #7
Santa Ana Heights
LANDSCAPE PLAN /BUFFER DIAGRAM
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City of Newport Beach Boundary
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EXHIBIT 20.44 -2
Page 20.44 -8
Specific Plan District 47
Santa Ana Heights
• 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
theme for the specific plan area is illustrated in Exhibit 20.44 -2. 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.
a. Business Park Streetscape - Acacia and Birch Streets, and Orchard
Drive.
• Acacia Street, Birch Street and Orchard Drive roadways were
originally each designed with 2 11 -foot and 2 13 -foot travel lanes
and a 6 -foot walkway on either side. Acacia Street (within the
Business Park District) is designed with a 70 -foot right -of -way
with 2 12 -foot travel lanes, a 12 -foot median lane, an 8 -foot
bikeway and a 9 -foot parkway that will include a 6 -foot sidewalk
on either side (Exhibit 20.44 -3). Adjacent to the walkways outside
the right -of -way, a 10 -foot landscaped setback is required. Should
it be appropriate, road dimensions within right -of -way may be
modified as needed to accommodate existing structures. Birch
Street is now designed with an 80 -foot right -of -way and Orchard
Drive is designed with a 70 -foot right -of -way (Exhibits 20.44 -4
and 20.44 -5, respectively). Birch Street will have the same
improvements as Orchard Drive but with the added feature of a 10-
foot median/left turn pocket. 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.
The 10 -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, 30 feet on center. All street trees shall
be a minimum 24 -inch box size when installed. Later phases of
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Page 20.44-13
Specific Plan District #7
Santa Ana Heights
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 `varieeata'
Raphiolepsis indica
Aeapanthus spp.
Pittosporum tobira `wheeleri'
Xylosma coneestum
Trachelospennum iasminoides
Daylily
`Hebe'
Variegated tobira
India hawthorne
Lily -of -the -Nile
Dwarf tobira
Shiny xylosma
Starjasmine
All shrubs shall be a minimum size of five gallon.
Groundcover
Hedera Helix `Hahn' English Ivy
Turf is discouraged.
b. Residential Streetscave - Cyyress 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 parkway will be located
adjacent to the curb along with twelve- foot -wide equestrian
trail (Exhibit 20.44 -6). Funding for implementation of the
streetscape along Cypress Street may be through an
assessment district, redevelopment agency, or some 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
both sides of the equestrian trail.
•
•
Page 20.44 -14
Specific Plan District #7
Santa Ana Heights
C. 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 20.44 -6
illustrates the typical section for Cypress Street and Mesa Drive
east of Birch Street. Funding for implementation of the streetscape
may be through an assessment district, redevelopment agency, or
some other future funding source.
d. Residential Streetscape - 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
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, redevelopment
agency or some other future funding source. The streetscape
improvements within the business park area will be 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 six when installed. The remainder of the landscaped
area shall be planted with Vinca minor groundcover.
2. Entry Treatments.
a. 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 Ave.
and Orchard Dr. and on Birch St. just south of the South Bristol St.
intersection (Exhibit 20.44 -2). The two entry statements should be
identical in design in order to reinforce project continuity and
identification. These entries may include the following:
• Landscape elements, i.e accent trees, shrubs, and groundcover.
Page 20.44 -15
Specific Plan District 47
Santa Ana Heights
• • Entry monumentation.
• Pedestrian crossings and signalization,if appropriate.
Recommended plant materials for the business park entryways
include the following:
Accent Trees:
Cupanionsis 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.
UTT".
Hemerocallis spp.
Daylily
Hebe buxifolia `coed'
Hebe
Pittosporum tobira `variegata,
Variegated tobira
Raphiolepsis indica
Indiahawthorne
Bougainvillea spp.
Bougainvillea
• Aeayanthus spy.
Lily -of -the -Nile
Abelia grandiflora
Glossy abelia
Photinia fraseri
Photinia
Pittosporum tobira `wheeleri'
Dwarf tobira
Xylosma con esg tum
Shiny xylosma
Trachelospermum iasminoides
Star jasmine
Dodonea viscosa `pumurea'
Hop seed bush
All shrubs shall be a minimum size of five gallon.
Groundcover:
Hedera Helix `Hahns' English Ivy
Gazania sop. Gazania
Entry Monumentation. Building materials to be used for
entry monumentation include the following:
• textured concrete
• wood
• stone
• • masonry
• brick
Page 20.44 -16
Specific Plan District 47
Santa Ana Heights
• b. Residential Entry Treatment.
For the residential areas, entry treatments will be located on
Orchard Drive between Birch and Cypress streets and at the
intersection of Mesa Drive and Acacia Street (Exhibit 20.44 -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.
These entries may incorporate the following:
• Landscape elements: 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
is Jacaranda mimosifolia
(multi - trunk)
Liquidambar styraciflua
Callistemon citrinus
All accent trees shall be a
Shrubs:
Cajeput tree
Jacaranda
American sweet gum
Lemon bottlebrush
minimum 24 -inch box size.
Hemerocallis sm).
Daylily
Hebe buxifolia `coed'
Hebe
Pittosporum tobira `varieeata'
Variegated tobira
Raphiolepsis indica
India hawthome
Bougainvillea spy.
Bougainvillea
Agapanthus spp.
Lily -of -the -Nile
Abelia erandiflora
Glossy abelia
Photinia fraseri
Photinia
Pittospomm tobira `wheeleri'
Dwarf tobira
Xylosma congestum
Shiny xylosma
Trachelospermum jasminoides
Star jasmine
Dodonea viscosa `prpurea'
Hop seed bush
•
All shrubs shall be a minimum size of five gallon.
E
•
•
Groundcover:
Hedera Helix `Hahns'
Gazania spp.
Page 20.44 -17
Specific Plan District #7
Santa Ana Heights
English Ivy
Gazania
3. Buffer Design. Along all property lines where nonresidential uses abut
residential uses, a three- foot -wide landscape buffer shall be required in
order to screen and soften views from existing residential uses to business
park uses (see Exhibit 20.44 -7). 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 a six -
foot high opaque wall at the property line. Planting will consist of
evergreen trees and shrubs, to include the following:
Trees:
Pious canariensis
Podocamus rag cilor
Cypress levlandii
Cupaniopsis anacardioides
Pittosporum undulatum
Pious halepensis
Canary Island pine
Fern Pine
Cypress
Carrotwood tree
Victorian box
Aleppo pine
Trees shall be planted at 15 feet on center and shall include at least
one 24 -inch box tree, with adequate infill landscaping of approved
shrubs and groundcover. [clarifiedfrom County draft]
Shrubs:
Hemerocallis spp.
Daylily
Hebe buxifolia `coed'
Hebe
Pittosporum tobira `variegata'
Variegated tobira
Raphiolepsis indica
India hawthome
Bougainvillea spp.
Bougainvillea
Agapanthus spp.
Lily -of -the -Nile
Abelia grandiflora
Glossy abelia
Photinia fraseri
Photinia
Pittosporum tobira `wheeleri'
Dwarf tobira
Xylosma con eg stum
Shiny xylosma
Trachelospermum jasminoides
Star jasmine
Dodonea viscosa `purpurea'
Hop seed bush
Page 20.44 -18
Specific Plan District #7
Santa Ana Heights
• All shrubs shall be a minimum size of five gallon.
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•
• Groundcover:
Gazania sm)
Hedera Helix `Hahns'
Page 20.44 -19
Specific Plan District 47
Santa Ana Heights
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 (see
Exhibit 20.44 -8). 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
Pious canariensis
Eucalyptus sideroxylon
Eucalyptus ficifolia
Cupaniopsis anacardiodes
Shrubs:
Hemerocallis spp.
Hebe buxifolia `coed'
Pittosporum tobira `variegata'
Raphiolepsis indica
Bougainvillea spp.
Agavanthus spp.
Abelia grandiflora
Photinia fraseri
Pittosporum tobira `wheeleri'
Xylosma con esg turn
Trachelospermum iasminoides
Dodonea viscosa `pumurea'
All shrubs shall be a minimum size of five gallon.
Cajeput tree
Canary Island pine
Red iron bark
Red - flowering gum
Carrotwood tree
Daylily
Hebe
Variegated tobira
India hawthorne
Bougainvillea
Lily -of- the -Nile
Glossy abelia
Photinia
Dwarf tobira
Shiny xylosma
Star jasmine
Hop seed bush
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Page 20.44 -23
Specific Plan District 47
Santa Ana Heights
• Groundcover:
Gazania snu. Gazania
Hedera Helix `Hahns' 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. Project and Individual Site Entry Paving (outside public R.O.W.).
• 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.
Page 20.44 -24
Specific Plan District #7
Santa Ana Heights
•
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
building.
6. Landscape Maintenance. All landscaping shall be maintained as follows:
• 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 30 days.
•
Page 20.44 -25
Specific Plan District 47
Santa Ana Heights
• 20.44.025 Land Use Regulations
A. Land Use Designations. tions. The following land use designations are established for the
Santa Ana Heights Specific Plan area:
Open Space and Recreational: SP -7 (OS /R) District.
Residential Equestrian: SP -7 (REQ) District.
Residential Single Family: SP -7 (RSF) District.
Business Park: SP -7 (BP) District.
Professional and Administrative Office: SP -7 (PA) District.
6. Professional, Administrative, and Commercial Consolidation: SP -7
(PACC) District.
7. General Commercial: SP -7 (GC) District.
• 8. Commercial Stable Overlay: (S) District.
Land use and development standards for Santa Ana Heights shall be in
accordance with Exhibit 20.44 -1, "Specific Plan District #7 Land Use Map ",
and the provisions of this Section.
B. Special Symbols. The following special symbols are hereby established for the
Santa Ana Heights Specific Plan Land Use Map (Exhibit 20.44 -1)
Minimum Area Per Dwelling Unit. Consistent with Section 20.00.055, a
number following the district symbol and enclosed by parentheses shall
designate the minimum number of square feet of land area required for each
dwelling unit. Example: SP -7 (REQ) (12,750) = minimum 12,750 sq.ft. per
dwelling unit.
Minimum Building Site. A number following the district symbol preceded
by a hyphen shall designate the minimum building site required in acres.
Example: SP -7 (REQ) -2 = minimum building site of 2 acres.
C. 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 Section 20.03.030:
Page 20.44 -26
Specific Plan District #7
Santa Ana Heights
• 1. Commercial Kennel: Any property where four or more dogs, or four or
more cats, over the age of four months, are kept or maintained for the
purpose of financial gain, except veterinary clinics and hospitals.
2. Outdoor Living Area: Outdoor living area is a term used to define spaces
that are associated with residential land uses typically used for passive
recreational activities or other noise - sensitive uses. Such spaces include
patio areas, barbecue 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.
D. Noise Mitieation.
1. 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 City- approved acoustical
consultant and submitted to the Building Director for approval. The
report shall include satisfactory evidence indicating that the sound
attenuation measures have been incorporated into the design of the
project.
2. All nonresidential structures shall be sound attenuated against the
combined impact of all present and projected noise from exterior noise
sources as necessary to meet the interior noise criteria of the General
Plan Noise Element. Prior to the issuance of any building permits,
evidence prepared by a City- approved acoustical consultant that these
standards will be satisfied in a manner consistent with applicable
zoning regulations shall be submitted to the Building Director 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.
E
•
Page 20.44 -27
Specific Plan District 47
Santa Ana Heights
3. 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 Building Director that restrictions and conditions, if any,
imposed on the project by the FAA have been incorporated into the
design of the project.
20.44.030 Open Space and Recreation District: SP -7 (OS/R).
A. Purpose and Intent. The SP -7 (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
use permit by the Planning Director per Chapter 20.91:
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 Chapter 20.91:
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 Section 20.60.020, to include:
1. Detached buildings.
2. Fences and walls.
• 3. Signs per Chapter 20.67, except no business signs. No sign shall exceed
six square feet in area unless otherwise provided for by an approved site
development permit or use permit.
•
•
•
Page 20.44 -28
Specific Plan District #7
Santa Ana Heights
4. Restrooms.
5. Any other accessory use or structure which the Planning Director finds
consistent with the purpose and intent of this district.
D. Prohibited Uses. The following uses are specifically prohibited:
All uses not listed in this Section as permitted.
E. Site Development Standards.
Building site area. One acre minimum.
2. Building height. 18 feet maximum unless otherwise provided for by an
approved use permit.
3. Building setbacks. 20 feet minimum from all property lines.
4. Off - street parking. Per Chapter 20.66.
5. Lighting. All lighting shall be designed and located so that direct light rays
are confined to the premises.
20.44.035 Residential Equestrian District: SP -7 (REQ).
A. Purpose and Intent. The SP -7 (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 characterwith an equestriantheme
shall predominate.
B. Principal Uses Permitted.
The following principal uses are permitted.
a. Single family detached dwellings or single family mobile homes
(one per building site).
b. Community care facilities serving 12 or fewer persons and large
family day care homes.
C. Parks, playgrounds, and athletic fields (noncommercial).
d. Riding and hiking trails.
•
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Page 20.44 -29
Specific Plan District #7
Santa Ana Heights
2. The following principal uses are permitted subject to the approval of a use
permit by the Planning Director per Chapter 20.91:
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 Planning Commission per Chapter 20.91:
a. Fire and police stations.
b. Churches, temples, and other places of worship.
C. Educational institutions.
d. Libraries.
e. 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 are permitted, subject to
approval per Section 20.60.015:
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 Section 20.60.020, to include:
1. Garages and carports.
2. Swimming pools.
3. Fences and walls.
4. Patio covers.
5. Signs per Chapter 20.67. No sign shall exceed six square feet in area
unless otherwise provided for by an approved site development permit or
use permit.
6. Home occupations per Section 20.60.100.
•
Page 20.44 -30
Specific Plan District 47
Santa Ana Heights
• 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 months):
Size of Building Site
(sq.ft.)
Maximum Number
Permitted
Less than 10,000
1
10,000 to 15,000
2
Greater than 15,000
3 to 6 with use permit
'Use permits shall be processed in accordance with Paragraph G of this
Section.
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 adult
animals of any one species per building site and b) no more than a
total of six 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 of such animals per building site.
e. Up to three dogs and three cats. Offspring are exempt up to the age
of four months. The keeping of four or more dogs or four or more
cats over the age of four months is also permitted subject to
obtaining an animal permit per County health regulations.
f. Minimum setbacks for the keeping of animals shall be as follows:
•
•
Page 20.44-31
Specific Plan District 47
Santa Ana Heights
8. Granny unit, attached or detached, in conformance with Chapter 20.85,
subject to the approval of a use permit by the Planning Commission.
9. Any other accessory use or structure which the Planning Director finds
consistent with the purpose and intent of this District.
E. Prohibited Uses. The following uses are specifically prohibited:
• 1. All uses not listed in this Section as permitted.
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 in the
Commercial Stable (S) District, where applicable.
4. Commercial kennels.
5. Apiaries.
6. Aviaries.
F. Site Develooment Standards.
1. Buildine Site Area. 19,800 square feet minimum. (Minimum site area does
not apply to parcels in existence prior to October, 1986).
2. Building Height. 35 feet maximum. Roof - mounted mechanical equipment
shall not be visible from any existing dwelling unit located 300 feet or less
from the subject building site.
3. Buildin¢ Setbacks.
• a. Front setback: 20 feet minimum.
b. Side setback: 5 feet minimum.
C. Rear setback: 25 feet minimum.
From Ultimate
From Property
From Property
Street Right-of-
Line Abutting
Line Abutting
Way Line
RSF or BP
REQ District
Districts
Front Side
Front Side
Front Side
All structures housing
animals (e.g. corrals, pens,
50 20
25 25
5' 5'
stalls, cages, doghouses)
25 10
0 0
0 0
Exercise areas
'Required for covered portions of structures only
8. Granny unit, attached or detached, in conformance with Chapter 20.85,
subject to the approval of a use permit by the Planning Commission.
9. Any other accessory use or structure which the Planning Director finds
consistent with the purpose and intent of this District.
E. Prohibited Uses. The following uses are specifically prohibited:
• 1. All uses not listed in this Section as permitted.
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 in the
Commercial Stable (S) District, where applicable.
4. Commercial kennels.
5. Apiaries.
6. Aviaries.
F. Site Develooment Standards.
1. Buildine Site Area. 19,800 square feet minimum. (Minimum site area does
not apply to parcels in existence prior to October, 1986).
2. Building Height. 35 feet maximum. Roof - mounted mechanical equipment
shall not be visible from any existing dwelling unit located 300 feet or less
from the subject building site.
3. Buildin¢ Setbacks.
• a. Front setback: 20 feet minimum.
b. Side setback: 5 feet minimum.
C. Rear setback: 25 feet minimum.
Page 20.44 -32
Specific Plan District #7
Santa Ana Heights
4. Off - Street Parking. Per Chapter 20.66.
5. Lighting. All lighting shall be designed and located so that direct light rays
are confined to the premises.
G. Use Permit Procedures.
Purpose and Intent. Within the REQ District, most lots are relatively small
(less than one -half acre), narrow (66 feet wide), and 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 use permit for the noncommercial keeping of horses and
ponies for the purpose of ensuring compatibility with surrounding land
uses. It is the intent of the City 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
properly implemented.
• 2. Use Permit Required. Property owners or tenants keeping more than 2
horses and/or ponies over the age of 8 months on a single building site
within the REQ District shall obtain an annual use permit approved by the
Planning Director per Chapter 20.91. After 1 year from 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
1 month, obtain a Recreational Horse Permit if the total number of such
animals over the age of eight months exceeds 2. The Planning Director
shall issue a permit for the keeping of such animals upon receipt of the fee
established by the City Council, if any, provided, in the Director's
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 of the REQ
District. Failure to comply with these regulations or any conditions
imposed by the Planning Director shall constitute cause for denial or
revocation of such permit. Any person whose application for a use permit
is denied or revoked under the terms of these Specific Plan regulations
may appeal the decision of the Planning Director to the Planning
Commission in accordance with the procedures set forth in Chapter 20.95.
use permits shall be non - transferable and must be renewed annually.
3. Permit Regulations. The following regulations shall apply:
Page 20.44 -33
Specific Plan District 47
Santa Ana Heights
• a. The property owner or tenant shall initiate and maintain a program
of proper manure management. The property owner or tenant shall
provide for the daily collection of manure from in and around
corrals and exercise 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 days.
b. A program of continuous dust control of the entire premises shall
be carried out. 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 shall be adequate and effective control of insects and rodents
and such control shall 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 with a minimum six -inch clearance
above the surrounding area.
• d. Combustible materials and/or solutions shall be maintained a
minimum of 25 feet from all residential structures and structures
housing animals.
e. The property owner or tenant shall allow no animal to constitute or
cause a hazard or be a menace to the health, safety, or peace of the
community. The 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. The property owner or tenant shall make every reasonable effort to
recapture every animal that escapes. Escapes of animals wherein
the recapture of the animal can not be immediately accomplished
shall be reported to City Animal Control.
H. Dumpster Regulations. Dumpsters shall not be placed within the front setback area
of a building site for a single family residence built after January 1, 2000 or any
residence being remodeled and/or repaired at a cost of more than 25% of the value
of the existing residence. Dumpsters shall be effectively screened from view from
the street right -of -way with appropriate screening material, i.e., block wall or wood
fencing at a minimum height to completely screen the container.
r �
Page 20.44 -34
Specific Plan District 47
Santa Ana Heights
• 20.44.040 Residential Single Family District: SP -7 (RSF).
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 dwellings or single family mobile homes
(one per building site).
b. Community care facilities serving six or fewer persons and large
family day care homes.
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
use permit by the Planning Director per Chapter 20.91:
• 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 Planning Commission per Chapter 20.91:
a. Fire and police stations.
b. Churches, temples, and other places of worship.
C. 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 are permitted, subject to
approval per Section 20.60.015:
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 Section 20.60.020, to include:
Page 20.44 -35
Specific Plan District #7
Santa Ana Heights
• 1. Garages and carports.
2. Swimming pools.
3. Fences and walls.
4. Patio covers.
5. Signs per Chapter 20.67. No sign shall exceed six square feet in area
unless otherwise provided for by an approved site development permit or
use permit.
6. Home occupations per Section 20.60.100.
7. The noncommercial keeping of pets and animals as follows:
a. The noncommercial keeping of pets and animals weighing less than
300 pounds and not prohibited per Paragraph E. of this Section
(Prohibited Uses), subject to the following standards: pens, cages,
and other structures specifically for the keeping of animals other than
• in the residence, shall be located at least 25 feet from any residential
window located on an adjoining building site. Exceptions to the
above may be provided for by a use permit approved by the Planning
Director.
b. The noncommercial keeping of horses on land immediately adjacent
to the Recreation Equestrian District (REQ), provided that no horse
shall be permitted on a building site containing less than 10,000
square feet of land area, and pens, cages, and other structures
specifically for the keeping of horse shall be located at least 50 feet
from and residential window located on an adjoining building site.
One or two adult horses are permitted on a building site containing
between 10,000 and 15,000 square feet of land area. One additional
adult horse may be kept for each additional 10,000 square feet, with
a maximum of six horses on any one building site. The offspring of
such animals shall be considered adults when eight months old.
Exceptions to the above may be provided for via a use perniit
approved by the Planning Director.
C. Any nonconforming use of any property within this district for the
maintenance of pets and animals other than those enumerated in this
is section shall be terminated within one year of the enactment of this
section. In any case in which a building in excess of 600 square feet
Page 20.44 -36
Specific Plan District 47
Santa Ana Heights
• has been erected pursuant to a validly- issued permit for the
maintenance of pets and animals, the amortization period of
continuation of such use shall be extended for four additional years.
8. Granny unit, attached or detached, in conformance with Chapter 20.85,
subject to the approval of a use permit by the Planning Commission.
9. Any other accessory use or structure which the Planning Director finds
consistent with the purpose and intent of this district.
E. Prohibited Uses. The following uses are specifically prohibited:
1. All uses not listed in this Section as permitted.
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 unless provided for
by an approved use permit.
4. Apiaries.
F. Site Development Standards.
• 1. Building Site Area. 7,200 square feet minimum, except as otherwise
identified on the Land Use District Map.
2. Building Height. 35 feet maximum. Roof - mounted mechanical equipment
shall not be visible from any existing dwelling unit located 300 feet or less
from the subject building site.
3. Building Setbacks.
a. Front setback: 20 feet minimum.
b. Side setback: 5 feet minimum.
C. Rear setback: 25 feet minimum.
4. Off - Street Parking. Per Chapter 20.66.
5. Lighting. All lighting shall be designed and located so that direct light rays
are confined to the premises.
20.44.045 General Commercial District: SP -7 (GC)
•
Page 20.44 -37
Specific Plan District 47
Santa Ana Heights
• A. Purpose and Intent. The GC District is established to provide regulations for the
commercial areas along South Bristol street and 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 reduce conflicts between
commercial and residential uses.
B. Principal Uses Permitted.
1. The following principal uses are permitted subject to the approval of a
use permit by the Planning Director per Chapter 20.91:
a.
Retail businesses.
b.
Service businesses.
C.
Professional and administrative offices.
d.
Civic and governmental uses.
e.
Financial institutions.
f.
Print shops.
g.
Animal clinics and hospitals.
h.
Automobile parking lots and structures per Chapter 20.66.
i.
Automobile repair specialty shops.
• j.
Automobile dealerships.
k.
Churches, temples, and other places of worship.
1.
Commercial recreation.
m.
Communication transmitting, reception or relay facilities.
n.
Day nurseries.
o.
Hotels and motels.
p.
Public /private utility buildings and structures.
q.
Restaurants.
r.
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 Planning Commission per Chapter 20.91:
a. Automobile washing.
b. Mini - storage facilities.
C. Retail sale of building materials.
d. Automobile service stations per Chapter 20.80.
e. Convalescent homes.
f. Commercial kennels subject to issuance of a kennel license in
• accordance with Section 7.04.090 of the Municipal Code.
g. Helistops.
r1
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•
Page 20.44 -38
Specific Plan District 47
Santa Ana Heights
h. Hospitals.
i. Milk processing and distribution in connection with retail dairy
outlets.
j. Mortuaries.
k. Sanitariums, mental and health.
1. Any other use which the Planning Commission finds consistent with
the purpose and intent of this district.
C. Temporary Uses Permitted. Temporary uses are permitted subject to approval per
Section 20.60.015.
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 Section 20.60.020, to include:
1. Detached buildings.
2. Fences and walls.
3. Signs. The following signs shall be permitted, subject to the restrictions
specified and the provisions of Chapter 20.67:
a. Wall Signs — Business or identification wall signs shall not exceed 1
square foot of sign area for each linear foot of frontage of the
building, or portion thereof, involved. The total aggregate sign area
for such signs shall not exceed 150 square feet for each business. If
the building frontage of any business is less than 25 square feet, only
one sign, with a maximum area of 25 feet, shall be permitted for each
business.
b. Monument/Ground Signs — One business or identification sign,
including the foundation, not exceeding 50 square feet in area or four
feet in height may be permitted on each additional street frontage
that is in excess of 99 feet in length.
C. Larger Monument/Ground Signs — A business or identification sign,
including the foundation, measuring more than 50 square feet in area
and/or exceeding 4 feet in height may be permitted subject to a use
permit approved by the Planning Commission per Chapter 20.91.
Applications for signs shall be accompanied by scale drawings
indicating the size, sign copy, color, method and intensity of
Page 20.44 -39
Specific Plan District 47
Santa Ana Heights
• illumination, height, sign area, and location of all signs on the
building site.
d. Temporary Pole Signs — Temporary non - illuminated construction
signs, real estate signs, and travel direction signs are permitted.
However, no such sign shall be more than 16 feet in height or the
following square feet in area:
• Construction Project Signs: 32 square feet maximum.
• Real Estate Signs: For residential building sites with four or less
units, six square feet. For residential building sites with five or
more units, 32 square feet. For non - residential, 32 square feet.
• Off -Site Travel Directional Signs: Subject to approval of a sign
exception permit by the Planning Commission per Section
20.67.045. Sign location(s), number, and area shall be as
specified in the exception permit. (For purposes of this Specific
Plan, "travel direction sign" shall mean a sign to inform the
motorist as to the route or direction of travel in order to arrive at
• the residential development project for sale or rent to which it
pertains.)
e. Permanent Pole Signs — Business and identification pole signs may
be permitted subject to a use permit approved by the Planning
Commission per Chapter 20.91. Applications for such pole signs
shall be accompanied by scale drawings indicating the size, sign
copy, color, method and intensity of illumination, height, sign area,
and location of all signs on the building site.
f. Sign Programs — Multiple building sites that share a common access
may develop a sign program subject to approval of a sign exception
permit by the Planning Commission per Section 20.67.045.
Applications for such sign programs shall be accompanied by scale
drawings indicating the size, sign copy, color, method and intensity
of illumination, height, sign area, and location of all signs on the
building site.
g. Other Signs — Except for signs specifically prohibited below, any
sign may be permitted subject to a use permit approved by the
Planning Commission per Chapter 20.91.
• h. Prohibited Signs — The following signs are specifically prohibited:
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Specific Plan District 47
Santa Ana Heights
• • Outdoor advertising signs or billboards.
• Roof and projecting signs.
• Banner signs.
• Electronic message board signs.
• Portable signs.
• Electronic flashing blinking signs.
• Rotating signs.
4. Any other accessory uses or structures which the Planning Director finds
consistent with the purpose and intent of this district.
E. Prohibited Uses. The following uses are specifically prohibited:
1. All uses not listed in this Section as permitted.
2. Automobile repair, tire retreading, fender and body repair and paint shops.
3. Automobile wrecking, junk and salvage yards.
4. Bottling plants.
5. Rental and sales agencies for agricultural, industrial and reconstruction
equipment.
• 6. Warehouses, contractors' storage and equipment yards, work and
fabricating areas.
7. Welding shops.
8. Drive - through facility or restaurant abutting the REQ District, unless
approved prior to September 20, 1996.
F. Site Development Standards.
Floor Area Ratio (FAR): Per Chapter 20.63.
2. Buildin¢ Site Area: No minimum required.
3. Building Height: 35 feet maximum.
4. 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
10 feet is required.
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Specific Plan District 47
Santa Ana Heights
•
C. Rear Setback: No minimum required, except where a rear property
line abuts a residential district, in which case a minimum setback of
10 feet is required. A minimum setback of 5 feet is required adjacent
to an alley.
5. Vehicular Access Regulations. Street openings shall be a minimum of 22
feet apart and 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 street opening.
6. Off - Street Parking. Per Chapter 20.66.
7. Lighting. All lighting, exterior and interior, shall be designed and located
so that direct rays are confined to the premises.
8. Loading. All loading operations shall be performed on the site, and
loading areas shall be screened by a landscape or architectural feature.
9. Trash and Storage Area. All storage of cartons, containers and trash shall
be enclosed by a building or by a wall not less than 6 feet in height. If
• unroofed, no such area shall be located within 40 feet of any residential
district.
10. 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.
11. Screening.
a. An opaque screen shall be installed and maintained along all district
boundaries where the premises abut areas zoned for residential or
agricultural uses. A screen shall consist of one or any combination of
the following types:
(1) Walls. A wall shall consist of concrete, stone, brick, tile or
similar type of solid masonry material a minimum of 4 inches
thick.
(2) Berms. A berm shall be not more than 20 feet in width at the
base. It shall be constructed of earthen materials and it shall be
• landscaped.
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Specific Plan District #7
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(3) Fences, Solid. A solid fence shall be constructed of wood or
other materials and shall form an opaque screen.
(4) Fences, Open. An open weave or mesh type fence shall be
combined with plant materials to form an opaque screen.
(5) Planting. Plant materials, when used as a screen, shall consist of
compact evergreen plants. They shall be of a kind, or used in
such a manner, so as to provide screening, having a minimum
width of 2 feet within 18 months after initial installation.
Permanent watering facilities shall be provided. If, 18 months
after installation, plant materials have not formed an opaque
screen or if an opaque screen is not maintained, the Planning
Director shall require that either walls, berms, or a solid fence
be installed.
b. Screen heights shall not be less than 6 feet in height except where a
shorter height is required per applicable provisions of this Code.
C. No signs or sign supports except those specified in the off - street
parking regulations shall be permitted on any required screening.
12. Buffer Area. A minimum 6 -foot high slump block 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 3%z feet.
Landscaping adjacent to this wall shall be in conformance with the
provisions of Section 20.44.020 and Exhibit 20.44 -7 (Design Guidelines).
20.44.050 Business Park District: SP -7 (BP)
A. Purpose and Intent. The BP District is established to provide for the development
and maintenance of professional and administrative offices, commercial uses,
specific uses related to product development, and limited light industrial 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 Director per Chapter 20.91:
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Specific Plan District #7
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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. Communication transmitting, reception or relay facilities.
f. Public /private utility buildings and structures.
g. Blueprinting, reproduction and copying services.
h. Message, mail and delivery services.
i. Medical and dental offices.
j. Retail businesses.
k. Service businesses.
2. The following principal uses are permitted subject to the approval of a
use permit by the Planning Commission per. per Chapter 20.91:
a. Restaurants subject to the following:
(1) not permitted adjacent to REQ lots.
(2 no live entertainment.
(3 no dancing.
b. Automobile rental agencies not permitted adjacent to REQ lots.
C. Commercial recreation.
d. Assembly of components or finished products.
e. Research, testing and development laboratories.
f Any other uses which the Planning Commission finds consistent
with the purpose and intent of this district.
C. Temporary Uses Permitted.
1. Temporary uses per Section 20.60.015.
2. The following additional temporary uses are permitted subject to approval
of a use permit by the. Planning Director per Chapter 20.91:
a. Outdoor storage of passenger vehicles and vans, equipment,
materials and temporary structures directly associated with these
uses, in compliance with the site development standards identified
below. A cash bond in the amount of $500 for each temporary
structure shall be posted with the Planning Director to guarantee the
removal of each temporary structure upon the expiration of the use
permit.
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Specific Plan District #7
Santa Ana Heights
• b. Commercial coaches serving as temporary office space. A cash bond
in the amount of $500 for each commercial coach unit shall be
posted with the Planning Director to guarantee the removal of each
commercial coach unit upon expiration of the use permit.
C. Conforming uses shall be permitted in non - conforming structures
subject to the approval of a use permit by the Planning Director.
Such building site shall conform with the parking requirements and
site development standards contained in Chapter 20.66 and the site
development standards contained in this Section.
d. Any other uses which the Planning Director finds consistent with the
Purpose and Intent of this District.
3. Removal of Temporary Uses. The temporary use and accessory
equipment, materials and structures permitted per Paragraph C -2,
preceding, shall be removed and the premises cleared of all debris
within 14 days of the expiration of the applicable use permit.
4. Prohibited Temporary Uses.
• a. All uses not specifically permitted per this Section.
b. Storage of hazardous materials.
C. Underground storage tanks.
d. Trucks and trailers exceeding three tons in gross weight.
e. Vehicle repair (as a primary use), automobile junk and salvage yards.
f. Any use which the Planning Director finds would result in
conditions or circumstances contrary to public health, safety and
general welfare.
5. Time Limits. Use permits for temporary uses permitted per Paragraph
C -2, preceding, shall be approved for a maximum of 5 years from the
date of final determination. At the end of that time period, the permit
shall be reviewed and may be extended from 1 to 5 years at the
discretion of the Planning Director.
0 6. Site Development Standards for Temporary Uses.
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Specific Plan District 97
Santa Ana Heights
• a. Perimeter Wall or Fence. An opaque wall or fence shall be
constructed at 6 feet in height along the side property line and at 8
feet in height maximum along the rear property line, measured from
the highest adjacent finished grade of the subject site. For properties
lines adjacent to the REQ District, an 8 -foot high wall shall be
required, as specified in Paragraph F -11 of this Section. In addition,
a front wall or fence may be required at the discretion of the
Planning Director. Fence or wall materials and height shall be
subject to approval at the discretion of the Planning Director.
However, open chain link or chain link with wooden or plastic slats
shall be prohibited.
b. Setbacks. Setbacks for any temporary building, wall, fence or storage
area shall be 10 feet from any property line abutting a public street.
C. Landscaping. A landscape plan shall be required within the 10 -foot
setback area adjacent to any public street. Landscaping in these areas
shall be used to screen temporary buildings, fences, walls or storage
areas, which may be visible from a public street. This landscaping
shall be consistent with the Design Guidelines of Section 20.44.020.
• d. Lighting. All lighting shall be designed and located so as to confine
direct rays to the premises.
e. Utility Poles and Overhead Wires. All public utility wires and lines
shall be undergrounded within the 10 -foot setback area adjacent to
any public street where undergrounding of utilities exists.
Connections to existing utility poles will be allowed temporarily
until such time as undergrounding of utilities within the street is
implemented.
f. All- Weather Surface. An all- weather surface (e.g., asphalt, concrete
or other approved material) at least four inches thick shall be
provided for all storage areas including storage areas for equipment,
materials, and vehicles.
g. Height Limit. The height of vehicles, equipment or materials stored
on the subject property shall not exceed 10 feet and structures and
commercial coaches shall not exceed 16 feet. In all cases, the height
of vehicles, equipment, materials, structures and commercial coaches
shall not exceed 6 feet if within 10 feet of the perimeter wall or
• fence.
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Specific Plan District 47
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h. Hours of Operation. Commercial operations shall occur only
between the hours of 7 a.m. and 10 p.m., to ensure compatibility
with surrounding land uses.
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 Section 20.60.020, to include:
1. Automobile parking structures, in compliance with the site development
standards in Paragraph F of this Section.
2. Other detached buildings.
3. Fences and walls.
4. Signs per Paragraph F of this Section.
5. Any other accessory use or structure which the Planning Director finds
consistent with the purpose and intent of this district.
E. Prohibited Uses. The following uses are specifically prohibited:
1. All uses not listed in this Section as permitted.
2. Outdoor storage of any equipment, materials, apparatus or vehicles greater
than 1 ton unless allowed by a use permit under Paragraph C of this
Section (Temporary Uses Permitted.
3. Adult entertainment businesses and adult- oriented businesses.
4. Educational institutions.
5. Hospitals and nursing homes.
6. Residential uses.
7. Manufacturing uses, unless allowed by a use permit under Paragraph C of
this Section (Temporary Uses Permitted.
8. Day nurseries.
9. Automobile wrecking, junk and salvage yards.
10. Vehicle engine /transmission rebuilding as a primary use.
11. Any use which the Planning Director finds would result in conditions or
circumstances contrary to public health, safety and general welfare.
F. Site Development Standards.
1. Floor Area Ratio (FAR): Per Chapter 20.63.
2. Building Site Area: 19,800 square feet minimum, except as modified by
special symbol per Subsection 20.44.025 -B.
3. Building Site Coverage: 40 percent maximum.
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Specific Plan District 47
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4. Building Height: 15 feet maximum or sloping up to 18 feet maximum in
the first 20 feet measured from the front property line, and then 30 feet
maximum for structures located less than 75 feet from any property line
abutting the REQ District and 37 feet for structures located 75 feet or more
from any property line abutting the REQ District. Roof - mounted
mechanical equipment shall comply with the following:
a. Mechanical roof screens may exceed the maximum 37 foot height
limit by 6 feet, provided that the roof screen is set back from the
outside face of the main building parapet a minimum of 10 feet.
b. Roof screen materials and detailing must be compatible with the
main building architecture.
C. Roof - mounted equipment shall not be visible from a point 5 feet
above the centerline of the adjacent street(s) and from abutting lots in
the REQ District, as calculated from a point 5 feet above existing
grade level at a distance of 300 feet or less from the subject building
site.
5. Building Setbacks.
a. Front setback: 10 feet minimum.
b. Side setback: 0 feet minimum one side only and 10 feet minimum
other side, except where the side property line abuts the REQ
District, in which case the following shall apply:
(1) For structures 30 feet or less in height (including roof - mounted
mechanical equipment): 45 feet minimum, to include a 10 -foot
wide landscape buffer adjacent to the property line.
(2) For structures greater than 30 feet in height: 75 feet minimum,
to include a 10 -foot wide landscape buffer adjacent to the
property line.
C. Rear setback: 0 feet minimum, except where the rear property line
abuts the REQ District, in which case the following shall apply:
(1) For structures 30 feet or less in height: 45 feet minimum, to
include a 10 -foot wide landscape buffer adjacent to the
property line.
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Specific Plan District #7
Santa Ana Heights
• (2) For structures greater than 30 feet in height: 75 feet minimum,
to include a 10 -foot wide landscape buffer adjacent to the
property line.
6. Off - Street Parking. Per Chapter 20.66, except only 1 level of parking is
permitted below any floor with office /commercial space.
7. Trash, Storage and Ground - Mounted Mechanical Equipment. All storage
of cartons, containers and trash, along with ground mounted mechanical
equipment, shall be enclosed by a building or by a wall not less than 6 feet
in height. No such structure shall be located within 10 feet of any property
line abutting the REQ District. If unroofed, no such structure shall be
located within 40 feet of any property line abutting the REQ District and
no closer than 10 feet from any side property line abutting the BP District.
(Refer to Section 20.44.020 for design guidelines.)
8. 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 outdoor uses expressly permitted by an
approved use permit.
• 9. Landscaping. A minimum landscaped area shall be provided as follows:
a. Boundary landscaping with a minimum depth of 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 3 feet along all
property lines not abutting a public street, except property lines
abutting the REQ District where a minimum depth of 10 feet is
required.
C. Landscaping shall be provided in conformance with the landscape
guidelines of Section 20.44.020 (Design Guidelines).
10. Building Design. All development shall be in conformance with the
guidelines of Section 20.44.020 (Design Guidelines) and the following:
a. On properties abutting the REQ District, a direct line of sight to
abutting properties within the REQ District from second story
openings, windows, usable balconies, open stairways, stairway
• landings or other architectural features shall be prohibited. In
addition, All windows above the first floor facing the REQ District
Page 20.44 -49
Specific Plan District #7
Santa Ana Heights
• shall have a minimum height of 6'/2 feet of permanent window
treatment. This treatment may include integrally- obscured glass,
permanently positioned window louvers or other equally effective
treatment as approved by the Planning Commission. Applied films to
windows is prohibited.
b. Usable balconies, open stairways and landings or other architectural
features shall be permitted on the sides and the front of the building,
not facing the REQ District.
C. All roof structures, such as air conditioning units, ventilation devices
or other roof - mounted appurtenances, shall be screened from view
from a point 5 feet above the centerline of any adjacent street and
from the REQ District or abutting lots in the REQ District, as
calculated from a point 5 feet above existing grade level from a
distance of 300 feet or less from the subject building site.
11. Lighting. All lighting, exterior and interior, shall be designed and
located so that direct light rays are confined to the premises. (Refer
to Section 20.44.020 for design guidelines.)
• 12. Buffer Area. A minimum 6 -foot high slump block 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 3' /z feet.
Landscaping adjacent to this wall shall be in conformance with the
provisions of Section 20.44.020 and Exhibit 20.44 -7 (Design Guidelines).
13. Utility poles and Overhead Wires. All Public utility wires and lines shall
be undergrounded within the 10 -foot setback area adjacent to any public
street.
14. Signs. The following signs shall be permitted, subject to the restrictions
specified and the provisions of Chapter 20.67:
a. Ground Signs: 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 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 6 square feet in area and shall be externally lighted. External
lighting fixtures used to illuminate ground signs shall be concealed
within plant materials or attached to and designed as an integral part
Page 20.44 -50
Specific Plan District #7
Santa Ana Heights
• of the sign. The sign and sign structure shall be designed and located
so as not to create a sight distance safety problem for vehicle or
pedestrian traffic.
b. Wall Signs.
(1) 1 identification sign placed on each wall facing a public street,
relating only to the name and use of the building up to a
maximum of 40 square feet, and comprising no more than 10
percent of the area of the wall, including windows and door
area, upon which the sign is located. Such signs shall be non -
illuminated.
(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 6 square feet in area. Such signs shall not be located
above the roof facia, shall not have internal lighting, and shall
be made of a material compatible with the materials of the
building.
isC. Building Directory Signs. 1 building directory at each main entrance
to the building. Such directory shall have letters not exceeding 2
inches in height containing only the name of the tenants, the suite or
office number, and the nature of the use or service rendered.
d. Real Estate Signs. 1 unlighted sign not to exceed 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. Internal Signs. All signs located within structures are permitted,
provided such signs are not visible from any point on the boundary
of the building site.
15. Drainage Plan. 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.
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Specific Plan District #7
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20.44.055 Professional and Administrative Office District: SP-7 (PA)
A. Purpose and Intent. The PA District is established to provide for the development
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.
B. Principal Uses Permitted.
1. The following principal uses are permitted subject to the approval of a
use permit by the Planning Director per Chapter 20.91:
a.
Automobile parking lots per Chapter 20.66
b.
Churches, temples, and other places of worship.
C.
Civic and government uses.
d.
Communication transmitting, reception, or relay facilities.
e.
Day care nurseries.
• £
Educational institutions serving adults.
g.
Financial institutions.
h.
Libraries and museums.
i.
Professional and administrative offices.
j.
Public /private utility buildings and structures.
2. The following principal uses are permitted subject to the approval of a use
permit by the Planning Commission per. per Chapter 20.91:
a. Any use which the Planning Commission finds consistent with the
purpose and intent of this district.
C. Temporary Uses Permitted. Temporary uses, per Section 20.60.015, to include the
following:
1. Commercial coaches.
2. Christmas tree sales.
3. Halloween pumpkin sales.
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Specific Plan District 97
Santa Ana Heights
D. Accessory Uses Permitted. The following accessory uses and structures are
permitted when customarily associated with and subordinate to a permitted principal
use on the same building site.
1. Uses per Section 20.60.020, to include:
a. Detached buildings.
b. Fences and walls.
2. Signs per Chapter 20.67.
3. Accessory uses and structures which the Planning Director finds consistent
with the purpose and intent of this district.
E. Prohibited Uses. The following uses are specifically prohibited:
1. Adult entertainment businesses and adult- oriented businesses.
2. All uses not listed in this Section as permitted.
F. Site Development Standards.
• 1. Floor Area Ratio (FAR): Per Chapter 20.63.
2. Building Site Area: 10,000 square feet minimum, except as modified by
special symbol, per Subsection 20.44.025 -B.
3. Building Site Width: 75 feet minimum.
4. Building g eight. 35 feet maximum.
5. Building Site Coverage: 35 percent maximum.
6. Building Setbacks. 10 feet minimum from any property line, ultimate
street right -of -way, or alley, except 0 feet side setback from alleys.
7. Off - Street Parking.
a. Parking shall be provided as required by Chapter 20.66.
b. Parking on the front half of the lot shall have no direct access to the
street and shall be under roof unless adequate screening of open
• parking can be provided by berming, fencing, or landscaping as
shown on an approved site plan or use permit.
Page 20.44 -53
Specific Plan District 47
Santa Ana Heights
• 8. Lighting. All lighting shall be designed and located so as to confine direct
rays to the premises.
9. Trash and Storage Areas. All storage of cartons, containers and trash shall
be enclosed by a building or by a wall not less than 6 feet in height. In
unroofed, no such area shall be located within 40 feet of any district zoned
for residential or agricultural uses.
10. Enclosed Uses. All commercial and office uses and their related products
shall be contained entirely within a completely enclosed structure except
for parking and loading areas and outdoor uses expressly permitted by an
approved site development permit or use permit.
11. Screening. Screening shall be provided per the standards of Subsection
20.44.045 -F.
12. Landscaping. Landscaping, consisting of trees, shrubs, vines, groundcover,
or any combination thereof shall be installed and maintained in accordance
with the following standards:
• a. Boundary landscaping is required for a minimum depth equal
to the required setback distance or 10 feet, whichever is less,
along all property lines abutting streets, except for the area
required for street openings.
b. Landscaping along all streets and boundaries shall be in
compliance with Section 20.60.030.
C. All landscaped areas shall be separated from an adjacent parking or
vehicular area by a wall or curb at least 6 inches higher than the
adjacent parking or vehicular area.
d. Permanent watering facilities shall be provided for all landscaped
areas.
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 and watering as needed,
and replacement of plants when necessary.
• f. For projects with landscaping of more than one cumulative acre, a
landscape and irrigation system plan shall be submitted and
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Specific Plan District 47
Santa Ana Heights
approved prior to the issuance of building permits to comply with
current water conservation practices.
13. Buffer Area. A minimum 6 -foot high slump block 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 3'/2 feet.
Landscaping adjacent to this wall shall be in conformance with the
provisions of Section 20.44.020 and Exhibit 20.44 -7 (Design Guidelines).
20.44.060 Professional, Administrative& Commercial Consolidation Dist.: SP -7 (PACC)
A. Purpose and Intent. The PACC District is established to provide for the
development and maintenance of professional and administrative office uses and
commercial 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. Principal Uses Permitted.
The following principal uses are permitted subject to the approval of a use
permit by the Planning Director per Chapter 20.91:
a. Single family detached dwelling units which lawfully existed at the
time of initial adoption of these regulations by the County of Orange
may 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.
2. The following principal uses are permitted subject to the approval of a use
permit by the Planning Director per Chapter 20.91:
a. All uses permitted within the PA "Professional and Administrative
Office" District per Section 20.44.055.
3. The following principal uses are permitted subject to the approval of a use
permit by the Planning Commission per Chapter 20.91:
a. Retail businesses.
b. Service businesses.
C. Restaurants without drive - through facilities.
d. Any other uses which the Planning Commission finds consistent
with the purpose and intent of this district.
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Page 20.44 -55
Specific Plan District #7
Santa Ana Heights
C. Site Development Standards.
Building Site Area: All lots within this district shall be consolidated into
one building site to achieve a minimum area of 40,000 square feet.
2. Vehicular Access. Vehicular access shall be South Bristol Street.
3. Other Standards. All other site development standards shall be the same as
those set forth in Section 20.44.055 for the PA 'Professional and
Administrative Office" District.
20.44.065 Planned Development Combining District: (PD)
A. Origin of Regulations. The PD combining regulations set forth in this Section are
adapted from the County of Orange Zoning Code in order to provide continuity of
land use regulation for properties which were designated as "PD" under County
jurisdiction prior to annexation to the City. Thus, the applicable PD regulations and
map designations have been carried forward in this City Specific Plan via the
following text and the Specific Plan #7 Land Use Map (Exhibit 20.44 -1).
B. Purpose and Intent. The purpose of this district is to provide a method whereby land
may be developed utilizing design features which take advantage of modern site
planning techniques to produce an integrated development project providing an
environment of stable, desirable character which will be in harmony with existing
and potential development of the surrounding neighborhood.
The regulations of this district are intended to produce planned development
projects which meet standards of open space, light and air, and density of land
uses which provide for better use of common areas, open space and off - street
parking facilities and provide for safe and efficient vehicular and pedestrian
circulation. These regulations are intended to be utilized only for integrated
planned development projects and should not be utilized for the establishment of
individual land uses or structures unless they would become an integral part of an
existing planned development.
C. Application. In any district where the district symbol is followed by, as a part of
such symbol, the letters "PD," planned development projects shall be permitted
subject to the regulations of this section. The district symbol shall constitute the
"base district" and the PD suffix shall constitute the "combining district" indicating
the additional permitted uses subject to the development standards as provided in
this section and the provisions of the use permit required for all planned
Page 20.44 -56
Specific Plan District #7
Santa Ana Heights
• development projects. Projects which are not planned developments and uses or
structures which are not part of planned developments shall not be subject to these
regulations.
D. Principal Uses Permitted Subiect to a Use Permit. The following principal uses are
permitted subject to the approval of a use permit by the Planning Commission per
Chapter20.91:
1. Uses permitted by the base district regulations.
2. Planned unit developments not otherwise permitted through base district
regulations.
3. Any other use which the Planning Commission finds consistent with the
purpose and intent of this District.
E. Accessory Uses Permitted. Accessory uses and structures which are customarily
associated with and subordinate to a permitted principal use within the same project
net area, which are consistent with the design of the planned development project,
and which are consistent with the purpose and intent of this district are permitted
subject to a use permit approved by the Planning Director per Chapter 20.91.
• F. Prohibited Uses. Uses not permitted in this Section are specifically prohibited.
G. Site Development Standards. The following site development standards are in
addition to the site development standards of the base district unless otherwise
stated below.
1. Buildine Site Area. For planned developments, the project net area shall
be used. The size, location, and configuration of individual lots shall be
determined by the required use permit and the tract map for the project.
2. Building Site Coverage. For planned developments, there shall be no
maximum building coverage for any individual site. However, the project
net area shall not exceed the following building coverage:
a. 40 percent for residential projects.
b. 25 percent for office and commercial projects.
C. 35 percent for industrial projects.
3. Area Per Unit. For residential planned developments, there shall be no
minimum land area per unit for any individual site. However, the project
net area shall have an average land area per unit no less than the minimum
• area per unit required by the base district or per Subsection 20.44.025 -B.
Page 20.44 -57
Specific Plan District #7
Santa Ana Heights
• (Note: This is normally designated by a number following the district
symbol "PD" and enclosed in parenthesis on the zoning district map.)
4. Number of Dwelling Units. The project net area divided by the minimum
land area per dwelling unit will determine the maximum number of
permitted dwelling units for the project.
5. Building Setbacks. For planned developments, building locations need not
satisfy the base district setback regulations but shall be determined by the
approved use permit. Building locations shall be dimensioned on the use
permit plans including distances between buildings and distances from
streets and common driveways.
20.44.070 Commercial Stable Overlay District: (S)
A. Principal Uses Permitted.
Commercial stables, housing horses and ponies only, are permitted in areas
designed with an "(S)" overlay designation, subject to approval of a use
• permit by the Planning Commission per Chapter 20.91. No residential uses
shall be permitted on the same building site as a commercial stable.
B. Site Development Standards.
1. Building Height: 20 feet maximum, except for structures used for the
storage of hay. However, in no case shall any structure exceed 35 feet in
height.
2. Building Setbacks. Minimum setbacks for all structures housing animals
shall be as follows (all other structures shall be located in conformance
with the standards of the underlying base district (e.g. "REQ Residential
Equestrian")):
a. Front Setback.: 50 feet minimum. Exercise areas, such as arenas,
shall be set back a minimum of 25 feet.
b. Side Setbacks:
(1) Abutting all districts except BP District: 5 feet minimum.
Exercise areas shall also be set back a minimum of 5 feet.
•
•
•
•
Page 20.44 -58
Specific Plan District 47
Santa Ana Heights
(2) Abutting BP District: 25 feet minimum. Exercise areas shall be
set back a minimum of 5 feet.
C. Rear Setback: 5 feet minimum. Exercise areas shall also be set back
a minimum of 5 feet.
3. Number of Animals: 25 animals per gross acre maximum.
4. Landscaping. Boundary landscaping shall consist of trees, shrubs, vines,
grasses, ground cover or any combination thereof. Such areas shall not
include open soils, building, 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 20 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 5 feet along all
property lines not abutting a public street.
C. An approved irrigation system shall be provided.
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.
20.44.075 Public Improvements.
A. Purpose and Intent. The intent of this Section is to provide for public improvements
identified as needed for the area in the County's Santa Ana Heights Specific Plan,
precursor to the present City of Newport Beach Specific Plan.
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. Santa Ana
Heights 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 development of business park uses within areas adjacent to
Page 20.44 -59
Specific Plan District #7
Santa Ana Heights
• residential uses, another consideration was the separation of business park and
residential traffic. Street improvements and modifications intended to achieve
these objectives are described below (Note: Improvement Features 2 and 6 are
not within the portion of Santa Ana Heights annexed to the City of Newport
Beach, but are within the original larger County specific plan area They are
included below for informational purposes and to provide continuity with the
County specific plan).
• Improvement Feature 1: Installation of a traffic signal at the intersection of
Irvine Avenue and Orchard Drive.
• Improvement Feature 2: Installation of a traffic signal at the intersection of
Mesa Drive and Santa Ana Avenue.
• Improvement Feature 3: Construction of a cul -de -sac and improvement of
Cypress Street south of South Bristol Street.
• Improvement Feature 4: Monitoring traffic in the Bayview tract. The City
will continue the County's program to monitor traffic in the Bayview tract.
However, traffic counts have not indicated a significant increase in traffic
• volumes that would warrant further circulation improvements. If traffic counts
do show a significant increase in traffic volumes, a circulation improvement
test program to study and develop a method to control any potential through
traffic in the Bayview tract will be reviewed and implemented. 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
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 30 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 the north end of Orchid Street and the south
end of Bayview Avenue; and 4) 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. The Acacia Street intersection with Mesa Drive will be
Page 20.44 -60
Specific Plan District #7
Santa Ana Heights
• improved to make a T- intersection with the realignment of Mesa Drive/Birch
Street (Feature 7) for improved sight distance.
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 the remaining right -of -way.
Improvement Feature 7: Realignment of Birch Street/Mesa Drive and roadway
improvements. These improvements will widen Birch Street to an 80 foot
right -of -way south of Bristol Street and connect Birch Street to Irvine Avenue
by incorporation of a section of Mesa Drive.
Improvement Feature 8: Additional right -of -way and pavement width on the
Business Park streets: 70 feet of total right -of -way for Acacia Street, 70 feet of
right -of -way for Orchard Drive east of Birch Street, and 80 feet of total right -
of -way for Birch Street. Mesa Drive from Irvine Avenue to the realigned
portion of Birch Street will also be increased to an 80 -foot right -of -way.
The above circulation improvements have been implemented in a phased manner
to best achieve the plan's objectives. Implementation of Improvement Features 1,
• 3, and 4 have been given priority because they are designed to provide an early
reduction or elimination of through and business park traffic in residential
neighborhoods.
As of the current Specific Plan revision, Improvement Features 1, 2, 3, 5, 6, and 7
are complete. For Improvement Feature 4, traffic continues to be monitored.
Improvement Feature 8 is currently being designed and will be implemented when
the required right -of -way has been acquired. Funding possibilities for these
improvements include the Orange County Development Agency, an assessment
district, or developer contribution.
C. Public Services/UtilitiesPlan.
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.
•
Page 20.44 -61
Specific Plan District #7
Santa Ana Heights
• The public works improvements recommended are based on studies prepared 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 respects, 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 relocation of
facilities will be 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 Irvine Ranch Water
District 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
described below. (Note: Improvement Features 3 and 4 are not within the
portion of Santa Ana Heights annexed to the City of Newport Beach, but
are within the original larger County specific plan area. Thus, they are
• described here for informational purposes and to provide continuity with
the County specific plan).
• Improvement Feature 1: Replacement of the 6 -inch line with an 8 -inch
line on Irvine Avenue and Acacia Street from South Bristol to Mesa
Drive.
• Improvement Feature 2: Installation of the 12 -inch water main along
South Bristol Street from Irvine Avenue to Spruce Avenue.
• Improvement Feature 3: Replacement of the 4 -inch line with a 6 -inch
line from Orchard Drive south along Riverside Drive.
• Improvement Feature 4: Replacement of the 4 -inch line with a 6 -inch
line from Orchard Drive south 700 feet along Kline Drive.
• Improvement Feature 5: Replacement of the 6 -inch line with a 12 -inch
line on Birch Street between South Bristol Street and Mesa Drive, and
the extension of the 12 -inch line west along Mesa Drive to Irvine Ave.
As of the current Specific Plan revision, Improvement Features 2 and 5
have been completed.
•
Page 20.44 -62
Specific Plan District #7
Santa Ana Heights
• 2. Sewer System Improvements. The Costa Mesa Sanitation District
(CMSD) provides sewer service to the specific plan area. Various sewer
mains in the area flow 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 have been identified for
construction and/or upgrading. (Note: Certain of the following
Improvement Features are not within that portion of Santa Ana Heights
annexed to the City of Newport Beach, but are within the original larger
County specific plan area. Thus, they are described here for informational
purposes and to provide continuity with the County specific plan.)
• 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. This 8-
inch diameter line will be expanded to a 10 -inch line.
• Improvement Feature B: South Bristol Flow Reversal. This project is
to direct a portion of the sewer flow in the study area from CMSD
• facilities to the Sanitation Districts of Orange County facilities. This
project includes a 12 -inch gravity sewer.
• 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 portions 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 portions 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.
•
Page 20.44 -63
Specific Plan District 47
Santa Ana Heights
• • Improvement Feature F: Line F is a 24 -inch tnmkline 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.
• Improvement Feature G. Area 2 Outfall Sewer Facilities: This project
will reduce the flows to Costa Mesa Sanitary District's Tustin Office
Avenue Pumping Station, in order to meet demands under ultimate
conditions. The project includes a new pump station at the
Bristol/Birch intersection, a gravity sewer, and a new sewer force main
in Birch Street, along the SR -73 bridge and extending northerly into
Newport Beach. In includes a gravity sewer in Birch Street from the
SR -73 bridge to MacArthur Boulevard.
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
modifications will alter street 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 described
• below. (Note: Certain of the following Improvement Areas are not within
that portion of Santa Ana Heights annexed to the City of Newport Beach,
but are within the original larger County specific plan area Thus, they
are described here for informational purposes and to provide continuity
with the County specific plan. Several of these improvements have been
completed.)
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 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.
Page 20.44 -64
Specific Plan District 47
Santa Ana Heights
• • One 18 -inch RCP from Orchard Drive cul -de -sac to the Santa Ana -
Delhi channel.
Improvement Area 4:
• Installation of 1,900 feet of storm drain along Santa Ana Avenue south
of Orchard Drive.
• Installation of eight catch basins on Santa Ana Avenue.
Improvement Area 5:
• Installation of an 18 -inch diameter drainage system along Indus Street
and Redlands Drive to divert storm water run -off around this area to
the Santa Ana -Delhi Channel.
Improvement Area 6:
• Installation of an 18 -inch diameter RCP and three catch basins along
Bayview Avenue.
• Installation of a storm drain and two catch basins along 250 feet of
• Orchid Street.
Birch - Cypress Drainage Problem:
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 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 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 stone drain system.
•
•
•
Funding possibilities for the above
County Development Agency, an
contribution.
Page 20.44 -65
Specific Plan District 47
Santa Ana Heights
improvements include the Orange
assessment district, or developer
4. Electric, Telephone and Cable Television Improvements. Although not
anticipated, the planned improvements and modifications to the circulation
system may require utility relocations, realignments, or abandonments.
D. Fire Protection. Addition of the development in Santa Ana Heights to the City's fire
protection responsibilities may require the construction of a new fire station, 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.
E. Recreation Improvements.
The Recreation Plan is designed to enhance equestrian opportunities within the
specific plan area with appropriate connections between local and regional trail
systems. Exhibit 20.44 -9 identifies those recreational facilities planned within and
adjacent to the specific plan area. Elements of the Recreation Plan are as follows:
1. A local equestrian trail has been constructed along the west side of
Cypress Street from the north end of the street to Mesa Drive. As
currently shown on the Recreation Plan, the trail would continue
west along the south side of Mesa Drive to just prior to Birch Street,
where it turns 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 Irvine Coast Regional Trail.
2. 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 a public agency, the property would be developed and
maintained by a private stable operator under a lease agreement with the
agency.
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Page 20.44 -68
Specific Plan District 47
Santa Ana Heights
• 3. Regional recreation facilities, either existing or proposed within the
general areas, include: two existing golf courses, the Newport Beach Golf
Course and Santa Ana Country Club; the existing Irvine Coast Regional
Riding and Hiking Trail through Upper Newport Bay, linking the existing
trail along San Diego Creek with the proposed Santa Ana Heights
Regional Riding and Hiking Trail along the Santa Ana -Delhi channel; an
existing bikeway along Irvine Avenue south of University Drive; and
proposed bikeways along University Drive and through Upper Newport
Bay.
4. The County's Upper Newport Bay Regional Park will include land
adjacent to the State Ecological Reserve. This regional park will
complement the Ecological Reserve with more active uses, such as an
interpretive center and a pedestrian trail, and will serve as a buffer from
adjacent land development.
20.44.080 Discretionary Review and Amendments.
A. Discretionary Permit Procedures.
• Discretionary permits, including use permits, variances, site plan review, and
modification permits, shall be processed per Part VI of the Zoning Code.
B. Specific Plan Amendment Procedure s.
This Specific Plan is part of the City's Zoning Code. Therefore, amendments to
the Specific Plan shall be processed in accordance with the procedures for Code
amendments as set forth in Chapter 20.94.
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•
STATE OF CALIFORNIA }
COUNTY OF ORANGE
CITY OF NEWPORT BEACH }
I, LAVONNE M. HARKLESS, City Clerk of the City of Newport Beach, California, do
hereby certify that the whole number of members of the City Council is seven; that the foregoing
ordinance, being Ordinance No. 2000 -14 was duly and regularly introduced before and adopted by
the City Council of said City at a regular meeting of said Council, duly and regularly held on the
22nd day of August, 2000, and that the same was so passed and adopted by the following vote, to wit:
Ayes: Thomson, Glover, Adams, Debay, Ridgeway, O'Neil and Mayor Noyes
Noes: None
Absent: None
Abstain: None
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the
official seal of said City this 23rd day of August 2000.
(Seal)
City Clerk
City of Newport Beach, California
CERTIFICATE OF PUBLICATION
STATE OF CALIFORNIA }
COUNTY OF ORANGE } ss.
CITY OF NEWPORT BEACH }
I, LAVONNE M. HARKLESS, City Clerk of the City of Newport Beach, California, do hereby
certify that Ordinance No. 2000 -14 has been duly and regularly published according to law and the
order of the City Council of said City and that same was so published in The Daily Pilot, a daily
newspaper of general circulation on the following date, to wit: August 26, 2000.
In witness whereof, I have hereunto subscribed my name this 0/7 day of
2000.
City Clerk
City of Newport Beach, California