Loading...
HomeMy WebLinkAbout15 - GPA & Prezoning of Santa Ana HeightsCITY OF NEWPORT BEACH COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DEPARTMENT 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92658 (999) 694-3200; FAX (949) 644-3250 Hearing Date: Agenda Item No.: Staff Person: REPORT TO THE MAYOR AND CITY COUNCIL SUBJECT: GPA and Prezoning of Santa Ana Heights August 8, 2000 Larry N. Lawrence (949) 661 -8175 SUMMARY: General Plan Amendment, Prezoning Amendment, and sphere of influence change, prior to annexation of approximately 240 acres within the Santa Ana Heights area to the City (see Vicinity Map in attached PC staff report). ACTION: Hold hearing; approve the GPA per the attached resolution, and introduce the prezoning ordinance and pass to second reading on August 22, 2000. Background On October 25, 1999, the City Council initiated an application with the Local Agency Formation Commission(LAFCO) to annex the Bay Knolls, Newport Coast/Ridge, and east Santa Ana Heights areas. Annexation of the former two areas is in process. However, prezoning for the Santa Ana Heights area was delayed to allow time for processing of an amendment by the County to its Santa Ana Heights Specific Plan. Since that County amendment review is now nearing completion, staff scheduled the prezoning for City review. The GPA and prezoning package consists of the following: 1. General Plan Amendment 99 -3(B) — Map amendments as follows: Realignment of Birch Street to show its curving connection directly to Mesa Drive. (Construction of the connection, replacing the right -angle intersection still shown on the Land Use Element's "General Plan Land Use" diagram, has been completed.) The amendment also includes the redesignation of land use for the parcels adjacent to the realigned connection of the two streets from Single Family Residential to Administrative, Professional & Financial Commercial, as shown on attached Exhibit GP -1. Addition of that portion of the Newport Beach Golf Course not presently within the City to the Land Use Element's "General Plan Land Use" diagram, and designation of the area as "Recreational & Environmental Open Space ". Also, addition of the same area to the Recreation and Open Space Element and the Circulation Element. 2. Zoning Code Amendment 903 —Map and text amendments as follows: • Adoption of a new Specific Plan for the Santa Ana Heights area, to be incorporated into the City's Zoning Code as Chapter 20.44. o Amendments to the applicable zoning Districting Maps to designate the specific plan area as "SP -7" and the remainder of the annexation area, i.e. the finger of open space land along the Upper Bay, as "Open Space - Passive ". 3. Negative Declaration - Adoption of the attached Negative Declaration, finding that the project will not have a significant impact on the environment. Analysis Upon annexation of the Santa Ana Heights area, fire protection services will transfer from the Orange County Fire Authority to the Newport Beach Fire Department and police services will transfer from the Orange County Sheriff to the Newport Beach Police Department. The City's Plan of Services for the annexation area provides for the maintenance of existing levels of service for both fire and police protection. However, annexation may require the construction of a new fire station in or near the Santa Ana Heights area. The General Plan and zoning amendments described in this report will provide for annexation of the Santa Ana Heights area with a minimum of change for the affected residents and other property owners. The area, is largely surrounded by the City of Newport Beach and is logically a part of the City in terms of access, city services, land use planning, and community identification. The adoption of the Specific Plan described in this report, which matches or closely follows the existing County zoning regulations, will help maintain continuity after the annexation. Planninz Commission Action On July 6, the Planning Commission held a public hearing on the GPA and prezoning and forwarded them to the City Council with a recommendation of approval. Submitted by: PATRICIA L. TEMPLE Planning Director i i Prepared by: LARRY N. LAWRENCE Project Manager WE Attachments: 1. Draft GPA Resolution,with Exhibit "GP -1 ": Revisions to Land Use Element Map. 2. Draft Prezoning Ordinance, with Exhibits "ZA -1 ": Santa Ana Heights Specific Plan, and "ZA -2 ": Amended DistrictingMaps. 3. July 6, 2000 Planning Commission staff report, with attached Negative Declaration 4. July 6,2000 Planning Commission minutes. Santa Ana Heights Ptew ing August 8, 2000 Page 2 f� ATTACHMENT 1: GENERAL PLAN AMENDMENT RESOLUTION 0 Ll 3 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY i OF NEWPORT BEACH APPROVING A GENERAL PLAN AMENDMENT FOR THE SANTA ANA HEIGHTS AREA [GPA 99 -3(B)j WHEREAS, the City of Newport Beach has initiated action to annex territory identified as the East Santa Ana Heights area to the City in conjunction with expansion of its sphere of influence in the area; and WHEREAS, pursuant to Section 65300 of the California Government Code, the City of Newport Beach has prepared and adopted a comprehensive, long -term General Plan for the physical development of the City and any land outside of its boundaries which bears relation to its planning; and WHEREAS, land use and other General Plan designations for a portion of the proposed Santa Ana Heights annexation area are not currently addressed in the City of Newport Beach's ! General Plan, and must be provided in conjunction with prezoning and annexation of that area; 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 amendments and related items and forwarded them to the City Council with a recommendationof adoption; and q 0 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. NOW THEREFORE BE IT RESOLVED, that the City Council of the City of Newport Beach makes the following findings and takes the following actions: 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 2 i 5 determines that the project is not subject to Fish and Game Department filing fees. 2. General Plan Amendment 99 -3(B l. The City Council finds as follows with regard to GPA 99 -3(B): a. The amendment provides land use designations consistent with existing land uses and designations in the area, which is largely developed. The amendment will thus provide for continuation of permitted commercial, business, office, residential, and open space land uses, and preservation of the area's character and living environment for residents. b. The amendment is internally consistent with those portions of the General Plan which are not being amended. C. The amendment will not adversely affect the public health, safety and welfare. . In light of the preceding findings, the City Council hereby approves GPA 99 -3(B), consisting of the following: a. On the Land Use Element's "General Plan Land Use" diagram: Realignment of Birch Street to show its curving connection directly to Mesa Drive, construction of which connection has been completed, replacing the right- angle intersection presently shown; plus redesignation of the parcels adjacent to the realigned connection of the two streets from Single Family Residential to Administrative, Professional & Financial Commercial, as shown on Exhibit GP -1 attached hereto. b. Addition of that portion of the Newport Beach Golf Course not presently within the City to the Land Use Element's "General Plan Land Use" diagram, 3 and designation of the area as "Recreational & Environmental Open Space ", as shown on Exhibit GP -1 attached hereto. C. Addition of that portion of the Newport Beach Golf Course not presently within the City to Service Area 4 (Santa Ana Heights) of the Recreation and Open Space Element, with an "Open Space" designation. d. Addition of that portion of the Newport Beach Golf Course not presently within the City to the Circulation Element's Master Plan of Streets and Highways, with no change to any of the roadways shown on the Master Plan. ADOPTED this 8th day of August, 2000, by the following vote, to wit: L� ATTEST: CITY CLERK E AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MAYOR 4 7 rr U LN W CA U nz CZ y W 0.1 aj Cl FFB�II • � fil 7.. �/% •'J � V] '.% I/�I O r GA a ^U a ATTACHMENT 2: PREZONING ORDINANCE L_J 0 y ORDINANCE 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 conjunction with 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 recommendationof adoption; and WHEREAS, the public was duly notified of the public hearings. 0 /6 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. 0 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 47). 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 �a This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on August S, 2000 and adopted on August 22, 2000 by the following vote, to wit: 11 ATTEST: CITY CLERK 0 AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MAYOR 4 // / 2 \ o � � k � a v � E B O / � ] b � � § � 2 ■ \ $� §e \\ /§ t w ON §} / � 0-4 *$ -o$ / { f � © jz \( vk �z cU j k§ � �■ f Qa ® 2§ \ � z* e . ?/ \ §\ �4 \ 4u // 0 N N W 0 a rA rA d F U O F WdW A d H _x �x M a v� d zd d� un �o zz �o 0 x 0 F A W A z w a 15 e' i CL a�a pa4 t �� ao i 4 'Yaa ?2 A � r 6 33d'ol7AVP ' %YO /Yq' JJ> v1�'ido J a �Wq M r I � r l r 1 r N J N Y 9 s 0 0, v 0. ^ o� 00 u n z ? m m r a a i � u � uz w � J Q O Q u $ i ry � V J2 1 9 F a F W J a n d J V J n ¢ d N � 6 1� w z � e F 0 i V N CQ a-Z ... ............ ............ ............ _ .� / . } � �, % IOL .1 % nut % � ! . / � � x � * NI— it | | |!|! � / ��� / 0 � § \� � W z (n Q cc xy N-VIg & wJ 71 poosk % tw, o 0 w a g P �9 Q- r k 6 Y� �IJUIJ W^•a i to y a e yid .va.n• � � ..wr ...r.. n ° S . V 1 0 L'd5 L-dS b ' r W e U h s tL S ai'aC F d eft■ � ! ! ( {_ k $ ƒ � ! & m \ 9 $ < & !z � § ' UO / \� $ © )r . m` m _= | | § _ Z \ m •� _� t!® 9 ;!! _ _ ~~ (LH {¥ � , U K * W § < z | w LL !| § ® m mw \ §]]� z _ E 5�� |j! ATTACHMENT 3: JULY 69 2000 PLANNING COMMISSION STAFF REPORT WITH ATTACHED NEGATIVE DECLARATION (other attachments available for public review at the City Planning Department) ,�b G 0 �CIFOPN, 0 CITY OF NEWPORT BEACH Hearing Date: July 6, 2000 COMMUNITY AND ECONOMIC DEVELOPMENT Agenda Item No.: PLANNING DEPARTMENT Staff Person: Larry Lawrence 33� NEWPORT BOULEVARD (949) 661 -8175 NEWPORT BEACH, CA 92658 (949) 644-32M FAX (949) 644-3250 REPORT TO THE PLANNING COMMISSION SUBJECT: GPA and Prezoning of Santa Ana Heights SUMMARY: General Plan Amendment, Prezoning Amendment, and sphere of influence change, prior to annexation of approximately 240 acres within the Santa Ana Heights area to the City (see Vicinity Map). ACTION: Conduct the public hearing; adopt Resolution No. , recommending City Council approval, modification, or disapproval of the following items: 1. GPA 99 -3(B) to show the reconstructed Birch Street -Mesa Drive road alignments, amend the land use designations for certain parcels, and add the northern portion of the Newport Beach Golf Course to the General Plan. 2. Zoning Amendment 903 to adopt a new Specific Plan for the Santa Ana Heights area, and to amend the applicable zoning districting maps to designate the specific plan area as "SP -7" and the remainder of the annexation area as "Open Space- Passive ". 3. Adoption of the attached Negative Declaration, finding that the project will not have a significant impact on the environment. ZONING . DISTRICTS: Existing: Under the County of Orange's current Santa Ana Heights Specific Plan: Residential Equestrian, Residential Single Family, Open Space /Recreation, Business Park, Professional- Administrative, and Retail & Service Commercial uses, plus Open Space for the area outside the specific plan boundaries. Proposed: The same uses will be designated under the City of Newport Beach's proposed Santa Ana Heights Specific Plan, per the present agenda item, while the area outside the specific plan boundaries will be zoned "OS -P" (Open Space - Passive). LAND USE DESIGNATIONS: Existing: Under the County of Orange General Plan: Suburban Residential, Employment, Community Commercial, and Open Space. Proposed: Under the City of Newport Beach General Plan: Single Family Detached, Retail & Service_ Commercial, Administrative, Professional & Financial Commercial, and Recreational & Environmental Open Space. e =i l VICINITY MAP SANTA ANA HEIGHTS ANNEXATION SPECIFIC PLAN AREAS F �X 0 1000 Feet O .,_.` Proposed Annexation Area w City of Newport Beach Boundary Specific Plan Boundary E Santa Ana Heights GPA and Prezoning July 6, 2000 Paget ) 0 0 Subject Properties and Surrounding Land Uses .The annexation area is located at the Northern boundary of City, on both sides of Irvine Avenue south of Bristol Street (see Vicinity Map). Project Area: Residential, equestrian business park, commercial, and open space uses To the west: Single family residential areas To the north John Wayne Airport, Corona del Mar Freeway, and business park uses To the east: Residential and open space uses To the south: Open space and Upper Newport Bay Background Application to Annex On October 25, 1999, the City Council initiated an application with the Local Agency Formation Commission (LAFCO) to annex the Bay Knolls, Newport Coast/Ridge, and east Santa Ana Heights areas. Annexation of the former two areas is in process. However, prezoning for the Santa Ana Heights area was delayed to allow time for completion of an amendment by the County to its Santa Ana Heights Specific Plan. That County amendment is nearing completion of its review process. Therefore, this agenda item has been scheduled in order to commence City prezoning of the annexation area. Annexation and Specific Plan Boundaries • The proposed annexation area encompasses the eastern two - thirds of the overall Santa Ana Heights area. The remaining western portion is within the City of Costa Mesa's sphere of influence and is not included in the proposed annexation/prezone area (see Vicinity Map). For simplicity, this report refers to the annexation area as "Santa Ana Heights ", even though the area does not include all of unincorporated Santa Ana Heights. Portions of the Specific Plan area are already within the City of Newport Beach (e.g. the southern `half of the Newport Beach Golf Course). Therefore, the Specific Plan area is somewhat larger than the annexation area (see Vicinity Map). Also, unlike the County Specific Plan, the City Plan includes all of the lots abutting the south side of Mesa Drive and the northeast corner professional- administrativearea on South Bristol Street. Finally, the finger of open space land to the east along the Upper Bay is included within the proposed annexation/prezonearea but is not within the Specific Plan area. This area will receive conventional open space zoning under the Zoning Code. New Specific Plan Zoning in the area is currently governed by the County's Santa Ana Heights Specific Plan, which also includes the area west of the Newport Beach Golf Course (which, as noted above, is not a part of this annexation). As proposed in this report, prezoning of most of the annexation area is to be provided for by the new City "Santa Ana Heights Specific Plan", which closely follows the current County Specific Santa Ana Heights GPA and Prezoning July 6, 2000 Page 3 ` h ? Plan. The draft Specific Plan text has been distributed to the Planning Commission with this report and is available for public review at the Planning Department. The new Specific Plan is proposed to be incorporated into the Zoning Code as Specific Plan #7. Points and Authori ty Conformance with the General Plan Most of the designations on the "General Plan Land Use" diagram will not change. However, as noted below under "Project Overview ", the diagram will be amended to show the realigned connection between Birch Street and Mesa Drive and the redesignation of land use for the parcels adjacent to the realigned connection to,4dministrative, Professional &Financial Commercial (see Exhibit GP -1). The Land Use Element text already includes the Santa Ana Heights area as part of Statistical Area, J6 in anticipation of eventual annexation of the area to the City. No changes to this section are proposed. The Circulation Element and Recreation and Open Space Elements are also proposed to be amended to add the portion of the Newport Beach Golf Course not presently within the City. Since the Circulation Element's "Master Plan of Streets and Highways" already correctly shows the realigned connection between Birch Street and Mesa Drive, no other change is required to this Element. With the General Plan amendments described above, the land use designations, permitted uses, development standards, and other provisions contained in the new Specific Plan are consistent with all applicable General Plan designations and policies. Conformance with the Municipal Code The new Specific Plan follows closely that of the County in terms of permitted land uses, development standards, and other regulations. However, the Plan has been reformatted in order to be incorporated into the Zoning Code (as Specific Plan #7). References in the County Specific Plan to County Zoning Code sections have been replaced with references to appropriate sections in the City Zoning Code. The Specific Plan has been placed in the same overall framework as that used in other specific plan chapters in the Zoning Code. However, certain formatting features of the other specific plans, such as the use of tables for permitted uses and development standards, have not been used in order to retain clarity and continuity between the County version and its City successor. This will enable residents, property owners, and others to more easily compare the two Plans. The following are the most significant differences between the County Specific Plan and the new City Specific Plan: The County Specific Plan covers the area west of the Newport Beach Golf Course while the City plan does not. As a result, several land use categories that are relevant to the western area, such as "Residential Kennel ", "Horticultural Nursery", and "Multi - Family Residential ", are not included in the City Specific Plan. Santa Ana Heights GPA and Prezoning July 6, 2000 Page 4 4 lI v 2. Land uses allowed by site development permit in the County are instead allowed by use permit approved by the Planning Director in the City Plan (See e.g. "Business Park District ", Sec. 20.44.050), because the City has no provision for site development permits. 3. Land uses allowed by use permit approved by the County Zoning Administrator are instead allowed by use permit approved by the City Planning Commission, because the City has no Zoning Administrator position. 4. The requirement for a Recreational Horse Permit to allow the keeping of more than two horses in the Residential Equestrian District has been replaced by the issuance of a use permit by the Planning Director, in order to avoid the creation of a new type of City permit. 5. References to County Zoning Code sections have been replaced by the appropriate City Code sections. For example, for provisions allowing "granny" units in residential districts, the reference to the applicable County Zoning Code section has been replaced by the corresponding City Code Chapter (20.85). 6. References to the floor area ratio provisions of the Zoning Code (Chapter 20.63) were added in the nonresidential district development standards. Site Overview The Santa Ana Heights annexation area contains approximately 240 acres. Within that area, there are 352 single family dwelling units, 54 multi - family units, and approximately 75 acres of office and commercial development. Although the area is largely built out, there are still a number of vacant "infJll" lots. Although most of the proposed annexation area is within the City's sphere of influence, the northern portion of the Newport Beach Golf Course is not. Therefore, when the annexation is reviewed by the Local Agency Formation Commission, inclusion of this golf course area within the annexation will require the concurrent addition of the area to the City's sphere of influence. Project Overview The Planning Commission is required to make recommendationsto the City Council on the following: 1. General Plan Amendment 99 -3(B) —Map amendments as follows: Realignment of Birch Street to show its curving connection directly to Mesa Drive. Construction of the connection, replacing the right -angle intersection still shown on the Land Use Element's "General Plan Land Use" diagram, has been completed. The amendment also includes the redesignation of land use for the parcels adjacent to the realigned connection of the two streets from Single Family Residential to Administrative, Professional & Financial Commercial, as shown on attached Exhibit GP -1. • Addition of that portion of the Newport Beach Golf Course not presently within the City to the Land Use Element's "General Plan Land Use" diagram, and designation of the area Santa Ana Heights GPA and Prezoning July 6, 2000 Page 5 as "Recreational & Environmental Open Space ". Also, addition of the same area to the Recreationand Open Space Element and the Circulation Element. 2. Zoning Code Amendment 903 —Map and text amendments as follows: Adoption of a new Specific Plan for the Santa Ana Heights area, to be incorporated into the City's Zoning Code as Chapter 20.44. Amendments to the applicable zoning Districting Maps to designate the specific plan area as "SP -7" and the remainder of the annexation area, i.e. the finger of open space land along the Upper Bay, as "Open Space- Passive ". 3. Negative Declaration - Adoption of the attached Negative Declaration, finding that the project will not have a significant impact on the environment. Analysis Upon annexation of the Santa Ana Heights area, fire protection services will transfer from the Orange County Fire Authority to the Newport Beach Fire and Marine Department and police services will transfer from the Orange County Sheriff to the Newport Beach Police Department. The City's Plan of Services for the annexation area provides for the maintenance of existing levels of service for both fire and police protection. However, annexation may require the construction of a new fire station in or near the Santa Ana Heights area. The General Plan and zoning amendments described in this report will provide for annexation of the Santa Ana Heights area with a minimum of change for the affected residents and other property owners. The area, is largely surrounded by the City of Newport Beach and is logically a part of the City in terms of access, city services, land use planning, and community identification. The adoption of the Specific Plan described in this report, which matches or closely follows the existing County zoning regulations, will help maintain continuity after the annexation. Submitted by: PATRICIA L. TEMPLE Planning Director Prepared by: LARRY N. LAWRENCE Project Manager Attachments(toResolution): GP -1: Realignment of Birch Street and Mesa Drive and Add ition of Newport B each Go] f Course Parcel to land Use Element ZA -1: Addition of Santa Ana Heights Specific Plan to Zoning Code (Specific Plan text distributedseparatelydue to bulk Availablefor public inspection at the City of Newport Beach Planning Department, 3300 Newport Boulevard, 949- 644 - 3200.) ZA -2: Addition of Santa Ana Heights Area to Districting Map Nos. 34, 42, 61, and 67 ND-l: Negative Declaration Santa Ana Heights GPA and Prezoning July 6, 2000 Page 6 5 n 11 is 0 EXHIBIT ND -1: NEGATIVE DECLARATION To: City of Newport Beach 3300 Newport Boulevard - P.O. Box 1768 Newport Beach, CA 92658 -8915 (949) 644 -3200 NEGATIVE DECLARATION Office of Planning and Research xx 1400 Tenth Street, Room 121 Sacramento,CA 95814 FCounty Clerk, County of Orange xx Public Services Division P.O. Box 238 Santa Ana, CA 92702 From: City of Newport Beach Planning Department 3300 Newport Boulevard -P.O. Box 1768 NewportBeach,CA 92658 -8915 (Orange County) Date received for filing at OPR/CountyClerk Public Review Period: May I to May 31, 2000 Name of Project. GPA 99 -3(B) and Zoning Amendment 903: Santa Ana Heights Annexation Project Location: Northern boundary of City, east of Irvine Avenue and south of Bristol Street. Total Acres: 194 (see attached map) Project Description: General plan amendment, prezoning, and annexation of the East Santa Ana Heights area to the City of Newport Beach. Finding: Pursuant to the provisions of City Council Policy K -3 pertaining to procedures and guidelines to implement the California Environmental Quality Act, the Environmental Affairs Committee has evaluated the proposed project and determined that the proposed project would not have a significant effect on the environment. A copy of the Initial Study containing the analysis supporting this finding is 0 attached 11 on file at the Planning Department. The Initial Study may include mitigation measures that would eliminate or reduce potential environmental impacts. This document will be considered by the decision - makers) prior to final action on the proposed project. Additional plans, studies and/or exhibits relating to the proposed project may be available for public review. If you would like to examine these materials, you are invited to contact the undersigned. If you wish to appeal the appropriateness or adequacy of this document, your comments should be submitted in writing prior to the close of the public review period. Your comments should specifically identify what environmental impacts you believe would result from the project, why they are significant, and what changes or mitigation measures you believe should be adopted to eliminate or reduce these impacts. There is no fee for this appeal. If a public hearing will be held, you are also invited to attend and testify as to the appropriateness of this document. If you have any questions or would like further information, please contact Larry Lawrence, project manager for the City, at (949) 661 -8175. Date: Patricia L. Temple, Planning Director a 11 0 0 CITY OF NEWPORT BEACH INITIAL STUDY AND ENVIRONMENTAL CHECKLIST 1.. Project Title: GPA 99 -3(B) and Zoning Amendment 903: General Plan Amendment, Prezoning, and Annexation of East Santa Ana Heights 2. Lead Agency Name and Address: City of Newport Beach Planning Department 3300 Newport Boulevard Newport Beach, CA 92658 -8915 3. Contact Person and Phone No.: 4. Project Location: 5. Project Sponsor'sName/Address: 9 6. General Plan Designations: 7. Zoning: Larry Lawrence, Project Manager for City Lawrence Associates 949 - 661 -8175 Northern boundary of City, east of Irvine Avenue and south of Bristol Street. (see map at end of document) City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658 -8915 Various residential, commercial, and open space designations under County of Orange General Plan. Newport Coast LCP and Newport Ridge Planned Community Program, under County of Orange 8. Description of Project: General plan amendment, prezoning, and annexation of 194 acres, described as the East Santa Ana Heights area, located within the City's sphere of influence at its northern boundary. The area contains 352 single family dwelling units, 54 multi - family units, and approximately 75 acres of office and commercial development. Prior to review of the annexation by the Local Agency Formation Commission, the City of Newport Beach intends to process a general plan amendment and a zoning amendment to correct land use, development standard, and other inconsistencies between City and County planning documents. 10 J 9. Surrounding Land Uses And Setting (see map at end of document): Project Area: Residential, business park, commercial,' and open space uses.— virtually surrounded by City of Newport Beach To the west: The Newport Beach Golf Course To the north John Wayne Airport, Corona del Mar Freeway, and business park uses To the east: Residential and open space uses To the south: Open space and Upper Newport Bay 10. Other Public Agencies Whose Approval is Required (e.g., permits, financing approval, or participation agreement): Orange County Local Agency Formation Commission (LAFCO), County of Orange, Irvine Ranch Water District. 11. Existing Conditions: Land Use And Development With the exception of a few vacant infill lots, the East Santa Ana Heights area is built out. Current land use designations for the area under the County of Orange General Plan are Suburban Residential, Employment, and Community Commercial. Zoning is governed by the County's Santa Ana Heights Specific Plan, which also includes the area west of Irvine Avenue (which is not a part of this annexation). Zoning categories in the County Specific Plan correspond to the preceding General Plan designations. In East Santa Ana Heights, these categories include Low Density Residential, Medium Low Density Residential, Professional Administrative, and Community Commercial uses. In the 1980's the City of Newport Beach, in anticipation of annexation, adopted General Plan designations and a specific plan for the East Santa Ana Heights area consistent with the corresponding County plans described above. These land use and circulation designations and specific plan provisions remain generally consistent with the current County documents, but must be updated to eliminate inconsistencies -- some resulting from different plan boundaries and others which have arisen over the years as the County plans were amended. For example, there are differences in residential development standards between the two plans (minimum lot sizes, setbacks, etc). Also, the County plan does not include the northeast corner professional- administrative area on Bristol while the City plan does. To correct inconsistencies such as these, general plan and prezoning amendments are part of the present annexation project. Public Services Public services, facilities, and utilities for the annexation area is currently provided by the County of Orange, the Orange County Sheriffs Department, and the Orange County Fire Authority. 0 Utilities and Service Systems Both sewage collection and water facilities and service are provided by the Irvine Ranch Water District (IRWD). Sewage treatment is administered by the Orange County Sanitation Districts. Solid waste is collected by Waste Management Inc. 12. Environmental Factors Potentially Affected: • Aesthetics ❑ Geology /Soils ❑ Noise • Agricultural Resources ❑ Hazards/HazardousMaterials ❑ Population/Housing • Air Quality ❑ Hydrology /WaterQuality ❑ Public Services • Biological Resources ❑ LandUse/Planning ❑ Recreation • Cultural Resources ❑ Mineral Resources ❑ Transportation/Traffic • Utilities & Service Systems ❑ Mandatory Findings of Significance No potentially significant impacts were found in any of the above areas. "No Impact' and "No Significant Impact' responses were given in all categories because the change in jurisdiction from the County of Orange to the City of Newport Beach will not result in any significant environmental effect. Any impacts in the areas of public services and utilities, such as police, fire, water, and sewer, will be less than significant. Also, any impacts on air quality, biological resources, water quality, or other environmental categories are the result of existing development or of previously - approved development plans, which will not change as a result of the change in jurisdiction. (Such impacts have been analyzed in previous environmental impact reports available for inspection at the County of Orange.) 13. Determination. (To be completed by the Lead Agency.) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. El I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ �f I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. ❑ Signature Larry Lawrence Printed Name Date • 0 j,� SECTIONS: A. ENVIRONMENTALCHECKLIST B. EXPLANATION OF CHECKLIST RESPONSES A. ENVIRONMENTAL CHECKLIST The Environmental Checklist provides a preliminary analysis of the proposed projects potential for significant environmental impacts. Sources of information for all responses are specified immediately following the checklist. The Initial Study indicates that the project may result in significant environmental impacts but that those impacts will be reduced to a less- than - significant level through the implementation of mitigation measures identified in the Study. Potentially Significant Lessthan No Significant Unless Significant Impact SOURCES' IMPACT CATEGORY Impact Mitigation Impact Incorporated See Source Referencesal the end of this Checklist. I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic ❑ ❑ ❑ 0 1,3,4 vista? �) Substantially damage scenic resources, ❑ ❑ ❑ 0 1,3,4 including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual ❑ ❑ ❑ 0 1,3,4,5,6 characteror quality of the site and its surroundings? d) Create a new source of substantial light or ❑ ❑ ❑ 0 1,3,4,5,6 glare which would adversely affect day or nighttime views in the area? II. AGRICULTURE RESOURCES. Would the project: a) Convert Prime Farmland, Unique Farmland, or ❑ ❑ ❑ 0 1,3,4 Farmland of Statewide Importance, as shown on the maps prepared pursuantto the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflictwith existing zoning for agricultural ❑ ❑ ❑ 0 1,3,4,5,6 use, or a Williamson Act contract? �2 Potentially Significant Less than Significant Unless Significant NO SOURCES* IMPACT CATEGORY Impact Mitigation Impact Impact Incorporated 0 See Source References at the end of this Checklist. c) Involve other changes in the existing ❑ ❑ ❑ 0 1,3,4,5,6 environmentwhich, due to their location or nature, could result in conversion of Farmland, to non - agricultural use? III. AIRQUALITY. Would the project: . a) Conflictwith or obstruct implementation of the ❑ ❑ ❑ 1,3,4,9,10,11 applicable air quality plan? b) Violate any air quality standard or contribute ❑ ❑ ❑ 1,3,4,9,10,11 to an existing or projected air quality violation? c) Result in a cumulatively considerable net ❑ ❑ ❑ 1,3,4,9,10,11 increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial ❑ ❑ 1,3,4,9,10,11 pollutant concentrations? e) Create objectionable odors affecting a ❑ ❑ ❑ 0 1,3,4,9,10,11 substantial number of people? IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either ❑ ❑ ❑ 0 1,3,4,11 directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations or by the California Dept. of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any ❑ ❑ ❑ 1,3,4,11 riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Departmentof Fish and Game or U.S. Fish and Wildlife Service? 5 0 IMPACT CATEGORY c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean WaterAct (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movementof any native residentor migratoryfish or wildlife species or with established native residentor migratory wildlife corridors, or impeded the use of native wildlife nursery sites? e) Conflictwith any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflictwith the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? �. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the significanceof an archaeological resource pursuantto §15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? 0 Potentially Significant Less than NO Significant Unless Significant SOURCES' Impact Impact Mitigation Impact 1,3,4,11 Incorporated 0 ' See Source References at the end of this Checklist. 0 0 0 0 1,3,4,11 0 0 0 0 1,3,4,11 0 0 0 0 1,3,4,11 0 0 0 0 1,3,4,11 0 0 0 0 1,3,4,11 0 0 0 0 1,3,4,11 0 0 0 0 1,3,4,11 0 0 0 0 1,3,4,11 `. J Potentially Significant Lessthan No Significant Unless Significant Impact SOURCES' IMPACT CATEGORY Impact Mitigation Impact Incorporated See Source References at the end of this Checklist. VI. GEOLOGYAND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recentAlquist- Priolo Earthquake Fault Zoning Map issued by the State Geologistfor the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic- relatedgroundfailure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18 -1 -B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? VII. HAZARDS & HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environmentthrough routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environmentthrough reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? ❑ ❑ ❑ 0 1,3,4,11 ❑ ❑ ❑ 0 1,3,4,11 ❑ ❑ ❑ 0 n/a ❑ 0 1,3,4,11 ❑ 0 1,3,4,11 ❑ 1,3,4,7,11 ❑ 1,3,4,7,11 ❑ 0 1,3,4,7,11 ❑ ❑ ❑ 0 1,3,4,11 ❑ ❑ ❑ 0 n/a 0 v �. 0 2,3,4,5,6,11 0 2,3,4,5,6,11 0 v �. IMPACT CATEGORY c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one - quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites which complied pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structuresto a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? VIII. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwatertable level (e.g., the production rate of pre - existing nearby wells would drop to ` a level which would not support existing land uses or planned uses for which permits have been granted)? Potentially Significant Lessthan Significant Unless Significant paw SOURCES* Impact Mitigation Impact See Source References at the end of this Checklist. 0 2,3,4,5,6,17 0 2,3,4,5,6,11 El 1:1 1:1 0 2,3,4,5,6,11 11 11 p 0 n/a ❑ ❑ 11 0 2,3,4,5,6,11 ❑ 1:1 11 0 2,3,4,5,6,11 0 3,4,11 0 3,4,11 IMPACT CATEGORY c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of a course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on or off -site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard area structureswhich would impede or redirect floodflows? i) Expose people or structuresto a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? IX. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitioatino an environmental effect? Potentially Significant Lessthan No Significant Unless Significant Impact SOURCES" Impact Mitigation Impact 3,4,11 Incorporated " See Source References at the end of this Checklist. ❑ ❑ ❑ 0 3,4,11 ❑ ❑ ❑ 0 3,4,11 ❑ ❑ ❑ 0 3,4,11 ❑ ❑ ❑ 0 3,4,11 ❑ ❑ ❑ 0 3,4,11 ❑ ❑ ❑ 0 3,4,11 ❑ ❑ ❑ 0 3,4,11 ❑ ❑ ❑ 0 3,4,11 ❑ ❑ ❑ 0 1,2,3,4,5,6,11 ❑ ❑ 0 ❑ 1,2,3,4,5,6,11 0 F- 1 L � �(J IMPACT CATEGORY c) Conflictwith any applicable habitat conservation plan or natural community conservation plan? X. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally- important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? XI. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? XII. POPULATIONAND HOUSING. Potentially Significant Leas than Significant Unless Significant Pant SOURCES" Impact Mitigation Impact 1,3,4,11 Incorporated ❑ "See Source References at the end of this Checklist. ❑ ❑ ❑ 0 1,2,3,4,5,6,11 ❑ ❑ ❑ 0 1,3,4,11 ❑ ❑ ❑ 0 1,3,4,11 ❑ ❑ ❑ 0 1,2,3,4,8,11 ❑ ❑ ❑ 0 1,2,3,4,8,11 ❑ ❑ ❑ 0 1,2,3,4,8,11 ❑ ❑ ❑ 0 1,2,3,4,8,11 ❑ ❑ ❑ 0 1,2,3,4,8,11 ❑ ❑ ❑ 0 n/a IMPACT CATEGORY a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? XIII. PUBLIC SERVICES Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, need for new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the following public services: Fire protection? Police protection? Parks? Schools? Other public facilities? XIV. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the constructionof or expansion of recreational facilities which might have an adverse physical effect on the environment? Potentially Significant Lessthan No Significant Unless Significant Impact SOURCES• Impact Mitigation Impact 2,3,4,11 Incorporated ❑ " See Source References at the end of this Checidist. ❑ ❑ ❑ 0 2,3,4,11 ❑ ❑ ❑ 0 2,3,4,11 ❑ ❑ ❑ 0 2,3,4,11 ❑ 0 ❑ 2,3,4,11 ❑ ❑ 0 ❑ 2,3,4,11 ❑ ❑ ❑ 0 2,3,4,11 ❑ ❑ ❑ 0 2,3,4,11 ❑ ❑ 0 ❑ 2,3,4,11 ❑ ❑ ❑ 0 2,3,4,6 ❑ ❑ ❑ 0 12,3,4,6 1] 1161 Potentially Potentially Significant Lessthan Significant Unless Significant NO SOURCES` IMPACT CATEGORY Impact Mitigation Impact Impact Incorporated *See Source References at the end of this Checklist. XV. TRANSPORTATION/TRAFFIC Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a 1 design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative trans- portation (e.g., bus turnouts, bike racks)? XVI. UTILITIES AND SERVICE SYSTEMS Would the project: a) Exceed wastewater treatment requirementsof the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? 11 11 11 0 2,3,4,6 11 11 11 0 2,3,4,6 11 11 11 0 2,3,4,6,11 11 11 11 0 2,3,4,6 0 p 0 0 2,3,4,6 0 0 0 0 2,3,4,5,6 ❑ ❑ ❑ 0 2,3,4,6 ❑ ❑ ❑ 0 2,3,4,6 ❑ ❑ ❑ 0 2,3,4,6 IMPACT CATEGORY c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficientwater supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodatethe project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulation related to solid waste? XVII. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife populationto drop below self - sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrictthe range of a rare or endangered plant or animal or eliminate important examples of a major period of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively con- siderable? ( "Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Potentially Significant Lessthan Significant Unless Significant pact SOURCES" Impact Mitigation Impact " See Source References at the end of this Checklist ❑ ❑ ❑ 0 2,3,4,6 ❑ ❑ ❑ 0 2,3,4,6 ❑ ❑ ❑ 0 2,3,4,6 ❑ ❑ ❑ 0 2,3,4,6 ❑ ❑ ❑ 0 2,3,4,6 ❑ ❑ ❑ 0 1 -11 ❑ ❑ ❑ 0 1 -11 ❑ ❑ ❑ 0 1 -11 `1 I� XVIII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration (Section 15063(c)(3)(D)). For the present annexation project, no significant impacts have been identified. Therefore, all earlier analyses are listed under Source References, below. XIX. SOURCE REFERENCES. Documents listed below are available at the offices of the City of Newport Beach, Planning Department, 3300 Newport Boulevard, Newport Beach, California 92660 (Note: Reference No. 1 denotes a physical inspection and therefore is not in the form of a written document). 1. Site visits to annexation area by Larry Lawrence, project manager for City of Newport. 2. Report to Newport Beach City Council re Initiation of Annexation Proceedings, by David Kiff, Deputy City Manager, October 25,1999. 3. Final Program EIR — City of Newport Beach General Plan. 4. General Plan, including all Elements, City of Newport Beach. 5. Zoning Code, Title 20 of the Newport Beach Municipal Code. 6. Santa Ana Heights Specific Plan, County of Orange. 7. City Excavation and Grading Code, Newport Beach Municipal Code. 8. Community Noise Ordinance, Chapter 10.28 of the Newport Beach Municipal Code. 9. Air Quality Management Plan, South Coast Air Quality Management District, 1997. 10. Air Quality Management Plan EIR, South Coast Air Quality Management District, 1997. 11. FEIR No. 508, John Wayne Airport Master Plan and Santa Ana Heights Land Use Compatibility Program, County of Orange, February 1985. B. EXPLANATIONOFCHECKLISTRESPONSES. In all cases, the selection of the Checklist response was the product of the data sources listed above, followed by careful consideration of potential impacts from the project under the definitions and procedures of the California Environmental Quality Act (CEQA) Statute and Guidelines. No potentially significant impacts were found. "No Impact" and "No Significant Impact" responses . were given in all categories because the change in jurisdiction from the County of Orange to the City of Newport Beach will not result in any environmental effect. Any impacts on air quality, biological resources, water quality, or other categories are the result of existing development or of 45 previously- approved development plans, which will not change as a result of the change in jurisdiction. (Such impacts have been analyzed in previous environmental impact reports available for inspection at the City of Newport Beach and the County of Orange.) Notwithstanding the lack of significant impact found, the following sections contain further explanations of responses in the salient areas of Land Use and Planning, Public Services, and Utilities and Service Systems. • LAND USE AND PLANNING: As noted at the beginning of this Initial Study, in the 1980's, the City of Newport Beach, in anticipation of annexation, adopted General Plan designations and a specific plan for the East Santa Ana Heights area consistent with the corresponding County plans. These land use and circulation designations and specific plan provisions remain generally consistent with the current County documents, but must be updated to eliminate inconsistencies -- some resulting from different plan boundaries and others which have arisen over the years as the County plans were amended. Differences between the two jurisdiction's specific plans include the following: 1. The County plan format has four chapters: "Introduction ", "The Plan", "Community Design Program ", and "Land Use District Regulations ", while the City version uses the Zoning Code's "Specific Plan District" format, inserting similar provisions into one chapter of the Zoning Code, with exhibits at the end of the chapter. 2. The County plan includes the area west of Irvine Avenue while the City plan does not. 3. The County plan includes only a small area south of Mesa Drive while the City plan includes a much larger area. 4. The County plan does not include the northeast corner professional- administrative area on Bristol while the City plan does. 5. Neither the County nor the City specific plans include the `peninsula' of land extending eastward toward Jamboree Road adjacent to the upper bay, although this land is included in the proposed annexation area. 6. The County plan maps show the Birch -Mesa Drive realignment correctly as already- completed while the City's still show it as a "future realignment ". 7. The County plan shows property at the northeast comer of Mesa Drive and Acacia as `BP ", while the City's shows it as "EQ ". 8. The lists of permitted and prohibited uses and certain development standards for the BP, PA, and GC Districts differ considerably between the City and County versions. For example, the lists of permitted uses are substantially longer and more inclusive in the County version. iA 0 E 9. The County plan specifies development standards for single family residential (i.e. covering the Bayview area) in the specific plan text while the City's version uses the City Zoning Code's R -1 standards for all except minimum lot size: CITY VS. COUNTY DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL,COVERING THE "BAYVIEW" AREA . DEVELOPMENTSTANDARD CITY COUNTY Min. Lot Area 8000 sq.ft. 7200 sq.ft. Min. Front Setback 20' 20' Min. Side Setback 34 5' Min. Rear Setback 10' 25' Max. Building Height 24/28' 35' 10. As in the single family residential district, the City plan version uses the Zoning Code's R -1 standards for the equestrian residential district except minimum lot size (and lot width): CITY VS. COUNTY DEVELOPMENT STANDARDS FOR RESIDENTIAL EQUESTRIAN DISTRICT DEVELOPMENTSTANDARD CITY COUNTY Min. Lot Area 19,800 sq.ft. 19,800 sq.ft. Min. Front Setback 20' 20' Min. Side Setback 34' 5' Min. Rear Setback 10' 25' Max. Building Height 24/28' 35' 11. The County plan utilizes a base "REQ" Residential Equestrian district with all equestrian use and development standard provisions consolidated in one place. The City's plan uses an R -1 (19,800) base district and an "EQ" Equestrian District overlay with use and development standard provisions spread among three sections of the Zoning Code: two in the specific plan chapter and one in the main R -1 chapter. 12. Some permitted uses and certain standards relating to the keeping of animals in the Residential Equestrian district differ in the City and County versions. 13. The County plan specifies a one -year grace period for equestrian properties having over two horses to obtain a recreational horse permit vs. 90 days in the City plan. 14. The Improvement Feature sections, including circulation, water, drainage, and sewer improvements are significantly different between the two plans. For example, the County street section exhibits, used for street improvements over the last 13 years, have different travel lane, sidewalk and other dimensions than those in the City plan. 15. The County plan has a separate chapter devoted to design guidelines while the City plan has a condensed and less - detailed set of standards distributed through different sections of the specific plan. q.5 16. The County plan contains three long paragraphs at the beginning of the District Regulations chapter detailing methods of sound attenuation for residential and nonresidential structures. The City's document is silent regarding noise. To correct inconsistencies such as those listed above, general plan and prezoning amendments by the City of Newport Beach have been made part of the present annexation project (see page 1 of this Initial Study). As a result, the current land use and zoning regulations previously- adopted under the County will remain unchanged. Thus, in terms of land use and planning, the net result of the annexation will be a less- than - significant impact. • PUBLIC SERVICES: 1. Fire and Police - Fire protection services will transfer from the Orange County Fire Authority to the Newport Beach Fire and Marine Department and police services will transfer from the Orange County Sheriff to the Newport Beach Police Department. The City's Plans of Service for the annexation area provides for the maintenance or improvement of existing levels of service for both fire and police protection. 2. Other Services - Other public services and facilities, such as administrative, recreation, code enforcement, planning, public works and others will remain unchanged or possibly improve because of the closer proximity of City offices and facilities than is now the case under County jurisdiction. From the above information, the net effect on public services from the annexation will be a less than significant impact. • UTILITIES AND SERVICE SYSTEMS: Utility systems are already in place for this built -out area. Both sewage collection and water facilities and service are provided by the Irvine Ranch Water District (IRWD). Sewage treatment is administered by the Orange County Sanitation Districts. Solid waste is collected by a private firm, Waste Management Inc. It is intended that these facilities and services remain with the current providers after annexation. Thus, there will be no impact on water, sewer, wastewater treatment, solid waste disposal, or other utility systems as a result of the annexation, and service will continue uninterrupted. 9 Y(V MAP OF ANNEXATION AREA EAST SANTA ANA HEIGHTS ANNEXATION AREA Proposed Annexation Area City of Newport Beach Boundary N W •_ E 'rte S q7 ATTACHMENT 4: PLANNING COMMISSION MINUTES OF JULY 612000 0 0 w Page 20.44 -1 Specific Plan District #7 Santa Ana Heights CHAPTER 20.44 SPECIFIC PLAN DISTRICT #7 SANTA ANA HEIGHTS /NOTE 1: NOTE: THIS SPECIFICPLAN TEXT REPLACES THE OUTDATED TEXT FROM THE 1987 CITY DRAFT SPECIFICPLAN. THESE SECTIONS NAVE BEENREVISED TO MATCH THE CURRENT COUNTY SPECIFICPLANPROVISIONS. REFERENCESTO COUNTYOFFICIALSAND REGULATIONSHAVEBEEN REPLACED BY CITY REFERENCES. SUBSTANTIVE CHANGES FROM THE COUNTY TEXT ARE SHOWN BYSTRIKEOVERS(FOR DELETIONS)AND SHADING (FOR ADDITIONS).) /NOTE 2: ALL OF THE ABOVE - DESCRIBED CHANGE NOTATIONS SHALL BE REMOVED UPON ADOPTIONOF THIS SPECIFICPLAN BY THE CITY COUNCIL] Sections: 20.44.010 Establishmentof 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. as they _- ref-"ea to in g _ ien 20.01 ncn B. Redevelopment Projects. L( ! Page 20.44 -2 Specific Plan District #7 Santa Ana Heights Redevelopmentprojects within the Santa Ana Heights Specific Plan District shall be governed by the provision Mu s of Chapter 15.65 of the nicipal Code: Jri 0 0 0 0 0 0 Upper Newport Bay 0 1000 Feet 0 0 BP- Business Park BGC- General Commercial OSR- Open Space/Recreational O PA- Prof.&Admin. Office Mq PAC C- Prof., Admin.. B Comm. Consolidation REO- Residential Equestrian RSF- Residential Single Family SANTA ANA HEIGHTS El 0 Minimum Area Per Unit � Commercial Stable Overlay pa Minimum Building Site (Acres) w APlanned Development Combining District y� Newport Beach Cttf Boundary 0 0 % % � 0 SpecMc Plan Boundary Page 20.44 -3 Specific Plan District #7 Santa Ana Heights <I Upper Newport Bay N W E 711 5 SPECIFIC PLAN #7 LAND USE MAP EXHIBIT 20.44 -1 51 Page 20.44 -4 Specific Plan District #7 Santa Ana Heights 20.44.015 Purpose 0 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. 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 5� 0 Page 20.44 -5 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 MassingRorm. 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. j` 1 Page 20.44 -6 Specific Plan District #7 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. 11 .Y Page 20.44 -7 Specific Plan District #7 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. SS Page 20.44 -8 Specific Plan District #7 Santa Ana Heiehts LANDSCAPE PLAN /BUFFER DIAGRAM 1> eu [4T4V Upper Newport Bay 0 1000 Feet O Residential Lanscape Theme Business Park Landscape Theme 3' Buffer Zone Landscaping Upper Newport Bay N r• J W E Monumentation e Specific Plan Boundary City of Newport Beach Boundary EXHIBIT 20.44 -2 0 • 0 5(� Page 20.44 -9 Specific Plan District #7 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. Streetscane. 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 U N N � a U � 4=. U 4l CL o H W W H U U h U W U M i W W C N W 0 5�, E � s 00 N yx 0° a fog 'U Ll 0 1 W i0 0 < . t!1 !n AVM3�19 CV r CV 3 LU 13XOOd Nun.L "3l wo Nd1a3W co m N r N " r m 'Y 9 }20 A W W U 1 1 LO W a v 1 N H W l� N � _ W a � � a U � U a s W � Y ;3 AYM3>11 N T G 3 0 r a W O Q - CL � ° � a lV r e r GV T co r �• V •N A rA 0 z 'N „V A A O L� U rWr^ '+J a U N 1] 9 p L N iy NA¢ � Y U Q. • V 'N a R W A r�r^ vl L W W r� ry ^J rr r W U U W a U eN 0 N H ti 183 Page 20.44 -14 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 snp. Daylily Hebe buxifolia `coed' `Hebe' Pittosporum tobira `variegata' Variegated tobira RRa hiolepsis indica India hawthome Aggpanthus sap. Lily -of -the -Nile Pittosporum tobira `wheeleri' Dwarf tobira Xvlosma congestum Shiny xylosma Trachelospermumjasminoides Starjasmine All shrubs shall be a minimum size of five gallon. Groundcover Hedera Helix `Hahn' English Ivy Turf is discouraged. Residential Streetscane - Cvnress 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. 6'� 0 0 LJ Page 20.44 -15 Specific Plan District #7 Santa Ana Heights C. Residential Streetscane - 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 Streetscane - 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 sroundcover. 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, Le accent trees, shrubs, and groundcover. Page 20.44 -16 Specific Plan District #7 Santa Ana Heights Entry monumentation. Pedestrian crossings and signalization, if appropriate. Recommended plant materials for the business park entryways include the following: Accent Trees: Cupaniopsis Anacardioides Carrotwood (multi - trunk) Erythrina caffra Coral tree (multi - trunk) Jacaranda mimosifolia Jacaranda (multi - trunk) All accent trees shall be a minimum 24 -inch box size. Shrubs: Hemerocallis spp. Daylily Hebe buxifolia `coed' Hebe Pittosporum tobira `variegata' Variegated tobira Raphiolensis indica India hawthorne Bougainvillea spy. Bougainvillea Agapanthus spp. Lily -of -the -Nile Abelia grandiflora Glossy abelia • Photinia fraseri Photinia Pittosporum tobira `wheeleri' Dwarf tobira XYlosma congestum 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 `Hahn' English Ivy Gazania spp. Gazania Entry Monumentation. Building materials to be used for entry monumentation include the following: • textured concrete • wood • stone • masonry • brick . C1 Page 20.44 -17 Specific Plan District #7 Santa Ana Heights 0 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 quinouenervia Jacaranda mimosifolia (multi- trunk) Liauidambar styraciflua Callistemon citrinus All accent trees shall be a Shrubs: Cajeput tree Jacaranda American sweet gum Lemon bottlebrush minimum 24 -inch box size. Hemerocallis syn. Daylily Hebe buxifolia `coed' Hebe Pittosporum tobira `varie¢ata' Variegated tobira Raphiolensis indica India hawthome Bougainvillea spp. Bougainvillea Agaoanthus snn. Lily -of -the -Nile Abelia grandiflora Glossy abelia Photinia fraseri Photinia Pittosporum tobira `wheeleri' Dwarf tobira Xylosma con esg tum Shiny xylosma TracheloMermum jasminoides Star jasmine Dodonea viscosa 'pumurea' Hop seed bush 0 All shrubs shall be a minimum size of five gallon. Groundcover: Hedera Helix 'Halms' Gazania syy. Page 20.44 -18 Specific Plan District #7 Santa Ana Heights English Ivy Gazania Buffer Design. Along all property lines where business peA 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: Pinus canariensis Podocarpus gracilor Cypress levlandii Cuyaniopsis anacardioides Pittosporum undulatum Pinus halevensis 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. fclarifiedfrom County draft Shrubs: Hemerocallis s . Daylily Hebe buxifolia `coed' Hebe Pittosporum tobira `variegata' Variegated tobira Raphiolensis indica India hawthorne Bougainvillea sun. Bougainvillea Agapanthus spy. Lily -of -the -Nile Abelia grandiflora Glossy abelia Photinia fraseri Photinia Pittosporum tobira `wheeleri' Dwarf tobira Xylosma congestum Shiny xylosma Trachelosyermum iasminoides Star jasmine Dodonea viscosa `pMurea' Hop seed bush 0 9 �_G Page 20.44 -19 Specific Plan District #7 Santa Ana Heights All shrubs shall be a minimum size of five gallon. CJ 0 U Page 20.44 -20 Specific Plan District #7 Santa Ana Heights Groundcover: Gazania spp. Gazania Hedera Helix `Hahn' 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 Cajeput tree Pinus canariensis Canary Island pine Eucalyptus sideroxylon Red iron bark . Eucalyptus ficifolia Red - flowering gum Cul2anionsis anacardiodes Carrotwood tree Shrubs: Hemerocallis spp. Daylily Hebe buxifolia `coed' Hebe Pittosporum tobira `variegate Variegated tobira Raphiolepsis indica India hawthome Bougainvillea spa. Bougainvillea Agapanthus sop. Lily -of -the -Nile Abelia prandiflora Glossy abelia Photinia fraseri Photinia Pittosporum tobira `wheeleri' Dwarf tobira Xvlosma congestum Shiny xylosma Trachelospermum jasminoides Star jasmine Dodonea viscosa `purnurea' Hop seed bush All shrubs shall be a minimum size of five gallon. E N ZM L d N = x N Q L a U � w U N 0 ti A W tzzz 01 W N A W a 0 N Er W l9 6f. tH°J13 I ,L d w CL OW U� H�J13H W H clins,oc z_ 2 W 'O�♦♦ J V W Y J s A az N e N z a W N LU z LL 6 NO D a W IL O w a a oc N W m W J H W a N W ti A W tzzz 01 W N A W a 0 N Er W l9 N r- , �C o �Z N bD A Q a a � U Cd w � d CL _ oe oe Y m W � o m J Z Y < a tA Y � a ® H Z :I N m U W V r-4] A a U Fq O 2 00 Nt Itt Qs N ti 0 q6 Page 20.44 -23 Specific Plan District #7 Santa Ana Heights 0 Groundcover: Gazania sno. Gazania Hedera Helix `Hahn' English Ivy 5. Hardscape and Street Fumiture 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. Proiect and Individual Site Entry Paving (outside public R.O.W.). • Concrete: integral color, rock salt, exposed aggregate finish �l 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. �l Page 20.44 -24 Specific Plan District #7 Santa Ana Heights C. Lighting Fixtures. 0 • 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. 0 �a Page 20.44 -25 Specific Plan District #7 Santa Ana Heights 20.44.025 Land Use Regulations A. Land Use Desimations. -The following land use designations are established for the Santa Ana Heights Specific Plan area: L Open Space and Recreational:: SP -7 (OS/R) District: 2. Residential Equestrian: SP -7 (REQ) District. 3. Residential Single Family: SP -7 (RSF) District. 4. Business Park: SP -7 (BP) District. 5. Professional and Administrative Office: SP -7 (PA) District. 6. Professional, Administrative, and Commercial Consolidation: SP -7 (PACC) District. 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. 2. 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: %J Page 20.4426 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. C. General Provisions. [Paragraphs ]-7 from County specific plan text have been deleted because they are general provisions already covered in NB Zoning Code.] D. Noise Mitigation. 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 identified :_ the Gets .ty e f n_, age's r Ts&'N. ise Compatibility Manual shall be sound attenuated against the combined impact of all present and projected noise from exterior noise sources ao — meet the interief noise erit ._.._ as ••eeifi`d in these deP.1,FReats 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 • Page 20.44 -27 Specific Plan District #7 Santa Ana Heights 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. 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 Zoom a a..,iais.- te- per- Z,.fgpg Gede ..eetie., 7 n_ 430 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, perZening Gede seefien 7 9 137 Section 20.60.020, to include: i1. Detached buildings. ?S Page 20.44 -28 Specific Plan District #7 Santa Ana Heights 2. Fences and walls. 3. Signs per Zening Code lw `ice '= 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. 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: 1. All uses not listed in this Section as permitted. E. Site Development Standards. 1. 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 character with an equestrian theme shall predominate. B. Principal Uses Permitted. 1. The following principal uses are permitted. a. Single family detached dwellings or single family mobile homes per Zoning Gede seetien'' ^ 149.5 (one per building site). 0 0 0 0 0 Page 20.44 -29 Specific Plan District #7 Santa Ana Heights b. Community care facilities serving si* 12 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 site 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 p pal e e pe fmitted ....ijeet to the app ..d of a use peffait by 4he Zoning Admini&tr-atof per- Zoning Gede seetia-7 9 150- Y -� �•Y Y � rr -� 4. The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per 'Zero° Cade seetim, :7 9 190 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, per Zening Cade section -, n 1-36 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 Zening Code en;l 9 1.37 Section 20.60.020, to include: r7 7 Page 20.44 -30 Specific Plan District #7 Santa Ana Heigbts 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 Zening Cede seetion 7 ° 146.6 Section 20.60.100. 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): 0 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 €tesreateaal kleFSe-Pem* use permit' ResmagenaiHeFse Penn 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 V Page 20.44 -31 Specific Plan District #7 Santa Ana Heights cats over the age of four months is also permitted subject to obtaining an animal permit per geetien n 1 76 ,.a the 14°..1.1 County health regulations. f. Minimum setbacks for the keeping of animals shall be as follows: 8. Seeend Granny unit, attached or detached, in conformance with Z... ing Code eeetie., 7 9 146.5 Chapter 20.85, subject to the approval of a use permit by the Planning Commission. 40 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 Development Standards. 1. Building 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. / 1 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' S' stalls, cages, doghouses) 25 10 0 0 0 0 Exercise areas 'Required for covered portions of structures only 8. Seeend Granny unit, attached or detached, in conformance with Z... ing Code eeetie., 7 9 146.5 Chapter 20.85, subject to the approval of a use permit by the Planning Commission. 40 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 Development Standards. 1. Building 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. / 1 Page 20.44 -32 Specific Plan District #7 Santa Ana Heights 3. Building_ Setbacks. a. Front setback: 20 feet minimum. b. Side setback: 5 feet minimum. C. Rear setback: 25 feet minimum. 4. Off Street Parkins. Per Zoning Code n , Chap c ter :20.66. 5. Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. G ne.._,,atie..nl verse neFmh Use Permit Procedures. 1. 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 i 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. All mgula4ieas nteA ...:A. Oee- entienal He-se Defmit.. e e ept p .. pel4n::.. .. to eseapes e f n .„eln shall be en fe..eed by the Direete.. PDSD er 1.:.. � r designee. 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 vee_entiongl ue_ne ne.....:t use permit approved by the Dir-ester,PBSB 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 9 12 Page 20.44 -33 Specific Plan District #7 Santa Ana Heights . 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 fora i 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 seetien 5 `' '" of the Business Chapter 26.95. Perm- use permits shall be non - transferable and must be renewed annually. 3. Permit Regulations. The following regulations shall apply: 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. 0 8/ Page 20.44 -34 Specific Plan District #7 Santa Ana Heights 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 the DiFeeter of Animal Gentfel, Health GaFe Ageney City Animal,,Control. H. Dumnster 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. IRK Residential Kennel District — deleted, not applicable to area to be annexedl 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 ieF (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 ...... ..... ...... site aeyelepment pe... it pe.. Z^n�n^ Code seer:., :7 9 4s ... permit by the Planning Director per Chapter 20.9,1: a. Communication transmitting, reception, or relay facilities. b. Public /private utility buildings and structures. 9 �'z Page 20.44 -35 Specific Plan District #7 Santa Ana Heights a. Fire and peliee sWiefis. b. ChuEehes, temples, and ether plaees of worship. 3. The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Zenin.. Code seefiep 7 9 150 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, per- enieg Code seetien 7 ^ 16 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 Zening Code seetien 7- ° 13 Section 20.60.020, to include: 1. Garages and carports. 2. Swimming pools. 3. Fences and walls. 4. Patio covers. 5. Signs per Zoning Code seetien 7 9 111 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 Zoning Cade seetiRn !l " 146 6 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, �3 Page 20.44 -36 Specific Plan District #7 Santa Ana Heights 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 Eewgy Zoning Administrate 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 permit approved by the Gaunty Zoning Mminiqtratci 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 • 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 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. Seeend living Granny unit, attached or detached, in conformance with v,.. ing Code Section 7 n 146.5 Chapter 20.85, subject to the approval of a use permit by the Planning Commission. 9. Any other accessory use or structure which the PiFeeter -, PDSP Planning Director finds consistent with the purpose and intent of this district. E. Prohibited Uses. The followinguses 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. 1S• cf Page 20.44 -37 Specific Plan District #7 Santa Ana Heights • 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 Zening Code seetion "' ° 145 Chapter 20.66. 5. Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. ]RMF Residential Multiple Family District -- deleted, not applicable to area to be annexed] [HN Horticultural Nursery District -- deleted, not applicable to area to be annexed) 20.44.045 General Commercial District: SP -7 (GC) 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. 0 4R Page 20.44 -38 Specific Plan District #7 Santa Ana Heights 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: Service businesses; c: Professional and administrative offices; d. Civic and governmental uses: ei , `Financial institutions. f: Print shops. & Animal clinics and hospitals Me~ Zoning Cede seetiAn 7- 9 144 1 h. Automobile parking lots and structures per Zoning Code seefiRR :7 9 44-5 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 Zening Code semis. ;1 9 190 Chapter 20.9l'- a. Automobile washing. b. Mini - storage facilities. C. Retail sale of building materials. d. Automobile service stations per Zoning Cede Mien 7Q 1114 Chapter 20.80. e. Convalescent homes. f. Commercial kennels subject to ebtaiRing an anifnal ` e71k -y li"e"s° c �� Page 20.44 -39 Specific Plan District #7 Santa Ana Heights issuance of a kennel license in accordance with Section 7.04.090 of the Municipal Code. g. Helistops. 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. Tempe-a-- uses per- '=-'"" Gede seeti_en ° 9 136 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 ZeniRg Code seetien 7 n 137 Section 20.60.020, to include: 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 site d elepment .mit a section W 9 150 Of the IlFange County b Page 20.4440 Specific Plan District #7 Santa Ana Heights Zening Cede use permit approved by the Planning' Commission, per Chapter 20.91. Applications for signs shall be be 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. d. Temporary Pole Signs — Temporary nonallunirniW 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: Per Orange Ceunt5, 'Zero° Code seer:,... 7 o 144. 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 Zoning Cede 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 per seetion 7 9 111.6 of the ^fang° Count), Zoning Cadde subjectto'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 V Page 20.44 -41 Specific Plan District #7 Santa Ana Heights 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 Zening Cede Planning Commission per Chapter 20.91. h. Prohibited Signs — The following signs are specifically prohibited: • Outdoor advertising signs or billboards. • Roof and projecting signs. • Banner signs. • Electronic message board signs. • Portable signs. • Electronic flashingiblinking signs. • Rotating signs. 4. Any other accessory uses or structures which the Direete , PDSD Planning Director finds consistent with the purpose and intent of this district. I* 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. 1. Floor Area Ratio (FAR): Per Chapter 20.63. 2. Building Site Area: No minimum required. 3. Building Height: 35 feet maximum. 0 Page 20.4442 Specific Plan District #7 Santa Ana Heights 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. 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: en`. ng Gede _eefien' 9 145 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. Pe- Zening Cede e.,...ion 7 n 132.1. [The following wording is taken directly from the above Section of the County Zoning Code.] 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: 96 Page 20.44 -43 Specific Plan District #7 Santa Ana Heights (1) Walls. A wall shall consist of concrete, stone, brick, file 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, (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 Direetef ISM 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 by see6ea 7 9 137 .5, "Fences and walk" 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, Il C. Page 20.4444 Specific Plan District #7 Santa Ana Heights 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. Princinal Uses Permitted. 1. The following principal uses are permitted subject to the approval of a site development pexnit per Zoning Eede ce-':-_ 7 n , cn use permit by the Planning Director per Chapter 20.91: 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 Zoning Code Seefie^' 9 150. 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. Temnorary Uses Permitted. Temporary uses per Zening Code seetien:7 9 136 Section 20.60.015. 0 C� '), Page 20.4445 Specific Plan District #7 Santa Ana Heights 2. The following additional temporary uses are permitted subject to approval of a use permit by the 4-50. 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 DireoeF, EM Planning Director to guarantee the removal of each temporary structure upon the expiration of the use permit. 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 Direetef, EMA 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 the Ofaftge Geonty Zoning Cadp Sowtion 7 n 145 Chapter 20.66 and the site development standards contained in this Section. d. Any other uses which the Zoning Adfaiais4 Planning Director finds consistent with the Purpose and Intent of this District. 3. Removal of Temporary Uses re-- seetien 2(a), "-` and 'e` abe*e. 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 by seetiens "` and "` ..b eve per this Section. b. Storage of hazardous materials. 0 C. Underground storage tanks. Page 20.44 -46 Specific Plan District #7 Santa Ana Heights d. Trucks and trailers exceeding three tons in gross weight. e. Vehicle repair (as a primary use), automobile junk and salvage yards. i Any use which the Planning Duec'tor 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, ]?aragraph 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 Zoning Adfainistif Planning Director. 6. Site Development Standards for seefien 2(a), (b) and (e) awe e Temporary Uses. 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 en side and FeaF . ffepeFty ` eund °w°° respeetively. 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 Zening AdministEate 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. 0 eI Page 20.4447 Specific Plan District #7 Santa Ana Heights 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. 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 7e ing Gede - eetiaa'' ° 1197 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 Direeter, PBSP 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. F Page 20.44118 Specific Plan District #7 Santa Ana Heights 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. Site Development Standards. 1. Floor Area Ratio WAR): Per Chapter 20.63. 2. Buildina Site Area: 19,800 square feet minimum, except as p-ev Zening (`ode ..eeti n -, 9 126 as modified by special symbol per Subsection 20.44.025 -B. 3. Building Site Coverage: 40 percent maximum. 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. 0 0 nom, 0 Page 20.44 -49 Specific Plan District #7 Santa Ana Heights 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. (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 E ui ment. 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. Page 20.44 -50 Specific Plan District #7 Santa Ana Heights 9. Landscaping. A minimum landscaped area shall be provided as follows: 0 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 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. Limiting. 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.) iv Page 20.44 -51 Specific Plan District #7 Santa Ana Heights 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'/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). 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 per Zening Code seetion 7 9 111 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 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 Met 1481' into.-al Ar eiaef - ^l lighting 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 0 rl 9 Page 20.44 -52 Specific Plan District 47 Santa Ana Heights be made of a material compatible with the materials of the building. C. 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. 20.44.055 Professionaland 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. A . AutamRhile par4iag lots per- Zening Code seetion 7 9 149 b. Ghiafehes, to mples, and ether- plaees e G. Givie and gaverp-Rient uses. d. CAMIRN-MieatiGH , Feeep4ien, ° e. Da eafe nurseries. F Edueatienal :ns4it leas seFying adults g. Finaneial institutions. 9 I0 Page 20.44 -53 Specific Plan District 47 Santa Ana Heights h. LibFuies and faaseums-. j. Pablielprivate utility buildingq Andstn' P41 If P, The following principal uses are permitted subject to the approval of a site development peffait per Zoning Code seefien 7 9 "0 use- peirriit by the Planning Director per Chapter 20,91: a.' Automobile parking lots per Zening Code see 7 n 145 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. f. 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 Zoning C °a° Seefien 7 n 150. 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. C,......:.. tewipaFih-y eFmi" °a _ Zeni g Cede °°'i°°' n 136 include the c "ev°i °i Temporary uses, per Section 20.60.015, to include the following: 1. Commercial coaches. 2. Christmas tree sales. 3. Halloween pumpkin sales. 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 Zoning Cede seetio° 7 n ""' which inelua° Section 20.60.020, to include: a. Detached buildings. b. Fences and walls. ) �J E. F. Page 20.44 -54 Specific Plan District #7 Santa Ana Heights 2. Signs per ZeniRg Cede Seetien 7 9 "' Chapter 20.67. 3. Accessory uses and structures which the Planning Director finds consistent with the purpose and intent of this district. Prohibited Uses The following uses are specifically prohibited: 1. Adult entertainment businesses and adult oriented busine'sse`s. 2. All uses not listed in this Section as permitted. Site Development Standards. 1. Floor Area Ratio (FAR): Per Chapter 20.63. 2. Building Site Area: 10,000 square feet minimum, except per- s° T 126.1 as modified by special symbol, per Subse`ction 20.44.025 -B. 3. Building Site Width: 75 feet minimum, °°e°p' per- seetio° 7 9 126. ' 4. Building Height. 35 feet maximum. 5. Building Site Coverage: 35 percent maximum. • 6. Building Setbacks. p.,. Zenin- Gode sertien 7 9 127 7 n 128 and 7 9 137 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 Zening Code seetie° 7 445 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. 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 n.� Page 20.44 -55 Specific Plan District #7 Santa Ana Heights 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. Pe- Zoning Code seetion 7 ° "^ ' Screening shall be provided per the standards of Subsection 20.44.045 -F. 12. Landscaping. Per Zoning Code seetie^ 7 ° "'' 2. [The following wording is taken directly from the preceding struckover Section of the County Zoning Code.] 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 seetien 7 9 137.5, "Fences and iva 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 approved prior to the issuance of building permits (with /l Page 20.44 -56 Specific Plan District 47 Santa Ana Heights Board of Supen,isers' 3AWer- C.. netien Reselutieii t0 comply ,. .. _.. with current water conservation practices. in addkien to other- pr@jeets that may subject ie seetiei,T9 132i, the fellowi ^v pFejee•s shall be stibjeet to there _ gulatiens _e ° -dless ]veered• 1) Multifamily p vets of five or more units; 2) Residential ..tanned developments (ee.. men a e ...-1.A. and 3) r,.......°_°ial Offiee l..dest=ial piejeets invelving- lardseapi.ng iffigatien ef fnere 13. Buffer Area. A minimum 6 -foot high slump block wall per r xhibi� 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). 20.44.060 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 site development _ _...:.. _ Zoning Cede seetien 7 9 150 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 site development ..mit by use. ing n dmiais#mer per- Z°_:_,. Cede °eetie.. � 9-150 use permit by the Planning Director per Chapter 20.91: • )r� Page 20.44 -57 Specific Plan District #7 Santa Ana Heights 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 Zening Code Section 7 9 150. 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. 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. Oriein 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 G Page 20.44 -58 Specific Plan District #7 Santa Ana Heights 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 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 Subject to a Use Permit. The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per s°ntian:7 ^)' 50 Chapter 20.91: 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 n_ a ..tanned plan per- nation ' ^ 150, stated below approved by the Planning Directorper Chapter 20.91. I. Izetie c�ver-s. 2. Sunsefeem. peels. 3. Spas, jaeuzzis and swimming 4. Aeeesse - a tmetn -,.. � ie the n:_nnte- E r e find, tent GGC..7J01 .°7 C°..°7' R °iil�.°7[i'{ ;CTL[IST��TISGISZIS r�D2iOGCVI GIT1Tt- TSSSR.TOO[1�JfG1[IC with the design a f-the ..1..... ed .1,._.,.lepineat p eet and n infant witl,sl� with and intent e f this distriet• 1)1 � tf J Page 20.44 -59 Specific Plan District #7 Santa Ana Heights F. Prohibited Uses. Uses not permitted by se ens 7 0 110.3 o- '' 0 110.4. 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. Building 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 se Subsection 20.44.025 -B. (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. Buildine 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. Princinal Uses Permitted. Commercial stables, housing horses and ponies only, are permitted in areas 1 6? Page 20.44 -60 Specific Plan District #7 Santa Ana Heights designed with an "(S)" overlay designation, subject to approval of a use permit by the Planning Commission end an animal ` ility fieens° peF Reselutien Nes. 76 625 and 76 1610, efi&rreed by the Ofange Geul4y 11 Qffieer or- his designee 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 Zoning G °a° se en 7 9 137 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. (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. 0 Page 20.44 -61 Specific Plan District #7 Santa Ana Heights 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. Pumose 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 residential uses, another consideration was the separation of business park and residential traffic. Street improvements and modifications intended to achieve these objectives are illust- °a in ° 'hibit ` °°- 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. i„ J/ Page 20.44 -62 Specific Plan District 47 Santa Ana Heights • Improvement Feature 4: Monitoring traffic in the Bayview tract. The GeuRty ee116F11*es City will coritinue the;County's program to monitor traffic in the Bayview #art —lE 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 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. i:0 Page 20.44 -63 Specific Plan District #7 Santa Ana Heights 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 7 and 8 are 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. 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 ghay.4; in Exhibit 7 and 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). • ail Page 20.44 -64 Specific Plan District #7 Santa Ana Heights • Immprovement 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. 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 Me 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 theCounty sped 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. E Page 20.44 -65 Specific Plan District #7 Santa Ana Heights 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 I1 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. • Improvement Feature F: Line F is a 24 -inch trunkline located along Fair Drive which transports flows from Pump Station 10 to the CMSD treatment facility. A 15 -inch parallel line is proposed to be installed. • 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 Exhibit () Find 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 1 �� Page 20.44 -66 Specific Plan District #7 Santa Ana Heights purposes and to provide continuity with the County specific plan.'Severdl pfthese in 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. • One 18 -inch RCP from Orchard Drive cul -de -sac to the Santa Ana- Delhi channel. Improvement Area 4: 0 • 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. p ` 0 Page 20.44 -67 Specific Plan District 47 Santa Ana Heights 0 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 poem- is 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 higlfthted in Exhibit prior to any business park development within the affected area. Possible drainage solutions which are being considered include the following: • An underground storm drain collection system. • A pumping station which collects storm runoff and pumps to an acceptable public storm drain system. Funding possibilities for the above improvements include the Orange County Development Agency, an assessment district, or developer contribution. 4. Electric, Telephone and Cable Television Improvements. Although not anticipated, the planned improvements 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. RecreationImnrovements. 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: 115 Page 20.44 -68 Specific Plan District #7 Santa Ana Heights 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 4he- Eeanty a public :agency, the property would be developed and maintained by a private stable operator under a lease agreement with the County agency. 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. [(N) Commercial Nursery Overlay District — deleted, not applicable to area to be annetied] 0 N �D 3G L V U r4 U Q G cn N tC o. U � C E J r _ l N g vo c m o Q 1 `Y Itl cr m ` f m � U •1��! fi O � .. m � a m o P X a a a j O W W a C N Pq M�M �I� Page 20.44 -70 Specific Plan District #7 Santa Ana Heights 20.44.080 Discretionary Review and Amendments. A. Discretionary Permit Procedures. Discretionary permits, including site development peffaits, shall be pfeeessed per _...,.....e Cede seetien 7 _ -_ use pernnts; vanances; site plan review, and modification permits, ,s a i. be processed per Part B. Specific Plan Amendment Procedures. The speeifie plan amendmen! pr-eeedar-es nt ed in ZeniRg Coin untie. 7 n 1 CLl e.iapply. 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. ) I,� i Iiq City of Newport Beach Planning Commission Minutes July 6, 2000 INDEX Ms. Temple stated that staff is recommending this item be removed from calendar to allow time for additional acoustical analysis. Motion was made by Commissioner Kranzley to remove this item from calendar. Ayes: McDaniel, Agajanian, Selich, Gifford, Kranzley and Tucker Noes: None Absent: Kiser SUBJECT: GPA and Prezoning of Santa Ana Heights Item No. 6 • GPA 99 -3(B) GPA 99 -3(B) • Zoning Amendment 903 Amendment 903 • Adoption of a Negative Declaration Negative Declaration General Plan Amendment, Prezoning Amendment, and sphere of influence Recommended for change, prior to annexation of approximately 240 acres within the Santa Ana Approval Heights area to the City. Ms. Temple noted that this Is a similar action to one previously considered by the Commission for the proposal to annex the Bay Knolls area to the City. Staff has re- crafted existing county zoning to be consistent with city formats and to essentially keep all the land use regulations in tact. The City had already adopted an older zoning document as pre- annexation zoning at the time of approval of the Airport Land Use Compatibility Plan and in association with the Settlement Agreement for the expansion of John Wayne Airport. In this case, the City has already agreed to that Specific Plan. Since we adopted this Specific Plan, there have been a number of changes approved by the County. Therefore, this document has incorporated some of the amendments the County has done to the Specific Plan, which the city never did since the zoning was never actually enforced since we never annexed the area. I received a call regarding the exact annexation boundary from Chairperson Selich. There Is a discrepancy between the annexation vicinity map contained in the EIR and the one In the staff report. The difference is that the City now proposes to add to the annexation effort, the remainder of the Newport Beach Golf Course of which only a portion is currently in the City. Looking at the exhibit on page 2 of the staff report, the depiction of the golf course that is shaded is to be arinexed. The balance of the Specific Area Plan further to the west of this area is not currently proposed for annexation and is in the Costa Mesa Sphere of Influence. The consultant that prepared the work for this Item is in the audience and can respond to any questions the Commission might have. Larry Lawrence, the City's consultant for the project referencing the exhibit stated that the gray shaded areas are to annexed. He clarified the boundary outline with the Commission using the Specific Plan # 7 Land Use Map. 15 i Iiq City of Newport Beach Planning Commission Minutes July 6, 2000 INDEX Public comment was opened. Mr. Richard Moriaty, member of the Advisory Committee for Santa Ana Heights stated that there is a significant amount of residents on the west side of Irvine Boulevard who are addressing LAFCO regarding the annexation. They have signed documents stating they wish to be annexed as well. Public comment was closed. Commissioner Tucker asked if the centerline on Irvine Avenue going towards Mesa is the west boundary line and that on the east side Is county? Is one of the mitigation measures we are thinking about for Conexant then, not within the City? Ms. Temple answered that a portion between Orchard and Mesa is the centerline. Then at Mesa the boundary Jogs in to be the eastern edge of the right of way and not the centerline of Irvine Avenue. It is partially in the City, the County and Costa Mesa. Mr. Edmonston clarified that the city limit is not actually at the right of way, but it is about where the curb is. The City has participated in the maintenance and operation of that signal that has been within the City for a number of years. Motion was made by Commissioner Tucker to adopt Resolution 1522 recommending City Council approval of the following items: • GPA 99 -3(B) to show the reconstructed Birch Street -Mesa Drive road alignments, amend the land use designations for certain parcels, and add the northern portion of the Newport Beach Golf Course to the General Plan. • Zoning Amendment 903 to adopt a new Specific Plan for the Santa Ana Heights area, and to amend the applicable zoning districting maps to designate the specific plan area as 'SP-7' and the remainder of the annexation area as `Open Space- Passive ". • Adopt the attached Negative Declaration, finding that the project will not have a significant impact on the environment. Ayes: McDaniel, Agajanian, Selich, Gifford, Kranzley, Tucker Noes: None Absent: Kiser 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 Planning Commission recommends that 16 1/ l] City of Newport Beach Planning Commission Minutes July 6, 2000 the City Council approve a Negative Declaration reflecting the Independent judgment of the City of Newport Beach, and determine that the project will not have a significant impact upon the environment. 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 Planning Commission has determined that. after considering the record as a whole, there is no evidence that the proposed project will have the potential for any adverse effect on wildlife resources or the habitat upon which the wildlife depends. Furthermore, on the basis of substantial evidence, the Planning Commission 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 Commission recommends that the project not be subject to Fish and Game Department filing fees. 2. General Plan Amendment 99 -3(B). The Planning Commission finds as follows with regard to GPA 99 -3(B): a. The amendment provides land use designations consistent with • existing land uses and designations in the area, which is largely developed. The amendment will thus provide for continuation of permitted commercial, business, office, residential. and open space land uses, and preservation of the area's character and living environment for residents. b. The amendment is Internally consistent with those portions of the General Plan which are not being amended. C. The amendment will not adversely affect the public health, safety and welfare. In light of the preceding findings, the Planning Commission recommends that the City Council approve GPA 99 -3(B), consisting of the following: (1) On the Land Use Element's "General Plan Land Use" diagram: Realignment of Birch Street to show Its curving connection directly to Mesa Drive, construction of which connection has been completed, replacing the right -angle intersection presently shown; plus redesignatlon of the parcels adjacent to the realigned connection of the two streets from Single Family Residential to Administrative, Professional & Financial Commercial, as shown on Exhibit GP -1 attached hereto. (2) Addition of that portion of the Newport Beach Golf Course not presently within the City to the Land Use Element's 'General Plan Land Use" diagram, and designation of the area as 'Recreational & Environmental Open Space ", as shown on Exhibit GP -1 attached hereto. (3) Addition of that portion of the Newport Beach Golf Course not presently within the City to Service Area 4 (Santa Ana Heights) of the Recreation and Open Space Element, with an "Open Space" designation. 17 INDEX 1V City of Newport Beach Planning Commission Minutes July 6, 2000 (4) Addition of that portion of the Newport Beach Golf Course not presently within the City to the Circulation Element's Master Plan of Streets and Highways, with no change to any of the roadways shown on the Master Plan. 3. Zoning Amendment 903. The Planning Commission finds as follows with regard to Amendment 903: 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 Planning Commission recommends that the City Council approve Amendment 903, consisting of the following: (1) 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. (2) 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. SUBJECT: John Kenney, applicant 311 Femleaf Avenue • Coastal Residential Development Pemit No. 25 A request to demolish an existing triplex within the Coastal Zone. Mr. Campbell presented a memo to the Commission listing three additional conditions of approval. They are: • The applicant shall record ingress egress and public safety easement over the subject property necessary to maintain required access to the abutting property described as 309 Femleaf. The easement shall be recorded prior to the issuance of a demolition permit for the triplex on 311 Femleaf. The form and content of the easement shall be subject to City 18 INDEX Is Item No. 6 CRDP No. 25 Approved 0 11 122 2 /e /00- #/'S� Russell Niewiarowski 20102 Kline Drive Santa Ana Heights, CA 92707 Home: (714) 754 -1527 Work: (714) 557 -0771 ext. 259 E -mail: miewiarowski@firstteam.com August 8, 2000 Thomas W. Wilson, Fifth District Supervisor, County of Orange Fax: (714) 834-2670 Dear Supervisor Wilson, I had hoped we would be able to meet to discuss some pertinent issues in Santa Ana Heights. During our last SAHPAC meeting a resident, had made a president case for two stop signs on Mesa Drive near Birch St. and Cypress St. to curb speedy motorists who threaten the welfare of pedestrians, children and horses that also share Mesa drive. Mary Sluka had stated that you are deeply concerned with Santa Ana Heights and had assisted in the establishment of stop signs in the Heights as a result of the redevelopment and added traffic. We look forward to meeting with you to present the facts and request for assistance in getting these signs. Also of great concern.is the continued absence of SAHPAC member John McGregor, who has missed four consecutive PAC meetings. I brought my concern to SAHPAC Chairman Roger Summers, who confirmed that a member could not miss more than three consecutive meetings. Mr. McGregor, who represents the SAH residents west of Irvine Ave., has not been active in community issues, improvements or the annexation efforts. At such a critical time in SAH's history, we need committed appointed members who can devote time to adequately serve the community. Thank you for your sincere interest in the well being and success of Santa Ana Heights. Sincerely, Russell Niewiarowski �; --zz City of Newport Beach Council Members; My name is Clifford Bohart. I live at 2242 Mesa Drive with my parents, three older brothers and younger sister. We are very concerned about the possible annexation of the Bayview Heights area into the city of Newport Beach. My parents grew up in Newport Beach and I was born there. We always enjoyed living in the city of Newport Beach, but when I became interested in showing and raising horses our family moved to our present location. We have two and a half acres that backs up against the upper Newport Bay Ecological reserve. I breed and show Icelandic Horses. My sister raises poultry and sells the eggs and she is looking forward to raising Icelandic sheep that will arrive next month. My major concern is the citys agreement to keep the areas present zoning. The Santa An heights area has many different kinds of zoning within its boundaries. Our parcel of property has been zoned A -1 or Agricultural for over 50 years. I have spoken with the County of Orange and they understand the complexity of this issue. I have been assured by the County that this agricultural zoning will not be changed. I am not sure if the City Council of Newport Beach realizes when they agree to not change zoning in my area what this entails. I have watched our many horse trails in the area gradually be eliminated down to one very narrow undeveloped strip of dirt adjacent to Irvine avenue, directly next to busy traffic. I would hate to see the same thing happen to the last parcels of agricultural land that are left in the upper Newport coastal area. For this reason my family and I would proffer not to be annexed into the city limits, but remain under the jurisdiction of the County of Orange. Sincerely. i Clifford Bohart 2242 Mesa Drive Newport Beach, Calif 92660 (949)645 -1995