HomeMy WebLinkAbout87-7 - Prezoning Unincorporated Property Located Southerly of Bristol Street South and Easterly of Irvine Avenue, Adjacent to the City of Newport Beach; and Amending Title 20 of the Newport Beach Municipal Code by Adding Chapter 20.64, the Santa Ana HeighORDINANCE NO. 87 -7
AN ORDINANCE OF THE CITY OF NEWPORT BEACH
PREZONING UNINCORPORATED PROPERTY LOCATED
• SOUTHERLY OF BRISTOL STREET SOUTH AND EASTERLY
OF IRVINE AVENUE, ADJACENT TO THE CITY OF NEWPORT BEACH;
AND AMENDING TITLE 20 OF THE NEWPORT BEACH MUNICIPAL CODE
BY ADDING CHAPTER 20.64, THE SANTA ANA HEIGHTS SPECIFIC PLAN, SP -7;
AND AMENDING DISTRICTING MAPS NO. 34, 42, 61, AND 67 BY ADDING
THE SP -7 DESIGNATION THERETO IN THE EVENT OF SUBSEQUENT ANNEXATION;
AND THE ACCEPTANCE OF AN ENVIRONMENTAL DOCUMENT.
(Planning Commission Amendment No. 646)
follows:
The City Council of the City of Newport Beach DOES ORDAIN as
SECTION 1. California Government Code, Section 65859,
provides that a city may prezone unincorporated property for the
purpose of determining the zoning that will apply to such property in
the event of subsequent annexation to the city.
• SECTION 2. The subject property is the following real
property in unincorporated property adjoining the City of Newport
Beach, County of Orange, State of California:
All of the certain parcel of land located in unincorporated
property of the County of Orange, State of California being
a portion of the area commonly known as Santa Ana Heights,
said property is more particularly described as follows:
Beginning at the most easterly corner of Lot 147 of Block 51
of Irvine Subdivision as shown on a map recorded in Book 1,
Page 88 of Miscellaneous Record Maps, Records of Orange
County, said corner also being the most easterly corner of
Tract No. 1499 as per map recorded in Book 44, Page 47 of
Miscellaneous Maps, Records of said County; south 40 °37'27"
west along the southerly line of Lot 147 of Block 51 of
Irvine Subdivision per map recorded in Book 1, Page 88 of
Miscellaneous Records a distance of 2640.31 feet to a point
said point being southerly corner of Tract No. 1501 and
southerly corner of Lot 147 of Block 51 of Irvine's Subdivi-
sion; thence south 49 021154" east a distance of 55 feet;
thence south 39 048115" west a distance of 30 feet; thence
south 01 008139" west a distance of 256.13 feet; thence south
. 39 048'15" west, a distance of 70 feet; thence south
50 011'45" east, a distance of 215 feet to an intersection
with northwesterly line of the south one quarter (1/4) of
said Block 51 of Irvine's Subdivision, thence southeasterly
along said northwesterly line of the most southerly corner
of that certain parcel of land as described in Book 2161,
Page 375 and 376 of Official Records of Orange County,
thence north 50 °11'45" west, a distance of 705 feet to a
• of said Mesa Drive in a curve concave to the northeast with
a central angle of 44 036'00" and having a radius of 173.37
feet an arc distance of 134.95 feet; thence south
5 035'45 "east, a distance of 168.09 feet, thence
northwesterly continuing along a curve concave to the
southwest with a central angle of 64 000130" and a radius of
192.96 feet an arc distance of 215.57 feet; thence south
64 008'15" east a distance of 8.87 feet to a point said point
also being the intersection of easterly line of City of
Newport Beach Annexation No. 78 (Irvine Avenue -Mesa Drive
Annex.) with the southerly line of said Mesa Drive being the
boundary of said City of Newport Beach as established by
Ordinance No. 748 of said City; thence north 39 048'15" east
along said easterly line of said Annexation No. 78 to a
point of intersection with centerline of Irvine Avenues
thence continuing northeasterly along the centerline of said
Irvine Avenue in a curve with a central angle of 41 041147"
and having a radius of 1000.13 feet and a distance of 727.83
feet to a point being the intersection of said Irvine Avenue
centerline and the northeasterly prolongation of the
centerline of Acacia Street in the existing boundary of the
City of Newport Beach; thence south 39 °48'15" west along
said existing boundary of said City of Newport Beach to a
point of intersection of Acacia Street and Orchard Drive;
thence south 50 °11'45" east a distance of 330.00 feet;
thence north 39 °48'15" east, a distance of 1370.00 feet,
thence south 50 °11'45" east along the existing boundary of
said City of Newport Beach to the Point of Beginning;
• as shown on the attached Exhibit "A" and hereinafter referred to as
"Property." Title 20 of the Newport Beach Municipal Code is hereby
amended and all of the above described Property is hereby prezoned to
SP -7, designating the Property as the Santa Ana Heights Specific Plan.
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tangent concave to the southwest and having a radius of
818.25 feet; thence northwesterly along said curve an arc
distance of 307.15 feet to the most westerly corner of said
parcel of land, said corner also being the most southerly
corner of that certain parcel of land as described in Book
2207, Page 196, Official Record of Orange County, said point
•
also being in a curve concave to the northeast, having a
radius of 600.00 feet, a radial line through said point
having a bearing of north 18 °18'15" east; thence
northwesterly along said curve an arc distance of 193.73
feet to a point of a reverse curve concave to the southwest
and having a radius of 1000.00 feet; thence northwesterly
along said curve, an arc distance of 199.31 feet to a point,
said point also being the most southerly corner of that
certain parcel of land described in Book 2211, Page 415,
Official Records of Orange County; thence continuing along
said curve an arc distance of 202.12 feet to a point, said
point also being the southeasterly corner of that certain
parcel of land as described in Book 2309, Page 504, official
Records of orange County; thence north 36 013'05" east, a
distance of 551.55 feet to a point, said point also being
the most southerly corner of a parcel of land as described
in Book 2273, Page 175, Official Records of said County;
thence north 50 011'45" west, a distance of 489.33 feet to a
point, said point also being the most westerly corner of
said parcel, said point also being in a curve concave to the
northwest, a radial line through said point having a bearing
of north 36 °23'03" west, thence northeasterly along said
curve an arc distance of 120.53 feet, thence north 39 048'15"
east tangent to last mentioned curve, a distance of 100.21
feet to an intersection with the southwesterly line of Mesa
Drive, 60 feet in width, shown upon a map of Tract No. 706,
recorded in Miscellaneous Map Book 21, Page 25, Records of
Orange County; thence northwesterly along the southerly line
• of said Mesa Drive in a curve concave to the northeast with
a central angle of 44 036'00" and having a radius of 173.37
feet an arc distance of 134.95 feet; thence south
5 035'45 "east, a distance of 168.09 feet, thence
northwesterly continuing along a curve concave to the
southwest with a central angle of 64 000130" and a radius of
192.96 feet an arc distance of 215.57 feet; thence south
64 008'15" east a distance of 8.87 feet to a point said point
also being the intersection of easterly line of City of
Newport Beach Annexation No. 78 (Irvine Avenue -Mesa Drive
Annex.) with the southerly line of said Mesa Drive being the
boundary of said City of Newport Beach as established by
Ordinance No. 748 of said City; thence north 39 048'15" east
along said easterly line of said Annexation No. 78 to a
point of intersection with centerline of Irvine Avenues
thence continuing northeasterly along the centerline of said
Irvine Avenue in a curve with a central angle of 41 041147"
and having a radius of 1000.13 feet and a distance of 727.83
feet to a point being the intersection of said Irvine Avenue
centerline and the northeasterly prolongation of the
centerline of Acacia Street in the existing boundary of the
City of Newport Beach; thence south 39 °48'15" west along
said existing boundary of said City of Newport Beach to a
point of intersection of Acacia Street and Orchard Drive;
thence south 50 °11'45" east a distance of 330.00 feet;
thence north 39 °48'15" east, a distance of 1370.00 feet,
thence south 50 °11'45" east along the existing boundary of
said City of Newport Beach to the Point of Beginning;
• as shown on the attached Exhibit "A" and hereinafter referred to as
"Property." Title 20 of the Newport Beach Municipal Code is hereby
amended and all of the above described Property is hereby prezoned to
SP -7, designating the Property as the Santa Ana Heights Specific Plan.
- 2 -
SECTION 3. In the event of subsequent annexation, the
Planning Director of the City of Newport Beach is hereby instructed
• and directed to change Districting Maps 34, 42, 61, and 67, referred
to in Section 20.01.050 of the Newport Beach Municipal Code, and by
such reference is made a part of Title 20, to reflect said change as
described in Section 2 hereof, and as shown in the attached Exhibit
"B ", and when said Districting Maps have been so amended, the same
shall be in full force and effect and be part of Title 20 of the
Newport Beach Municipal Code.
SECTION 4. In the event of subsequent annexation, the
Newport Beach Municipal Code, is hereby amended to include Chapter
20.64, the Santa Ana Heights Specific Plan. The Property described in
Section 2 is hereby subject to the Santa Ana Heights Specific Plan as
set forth in Chapter 20.64 of the Newport Beach Municipal Code, which
delineates all development standards, land uses, and other pertinent
• information, regulations; and improvements for the area, as set forth
in the attached Exhibit "C ".
SECTION 5. In the event of subsequent annexation, the
Planning. Director of the City of Newport Beach is also hereby
instructed and directed to apply all of the provisions of said
Specific Plan to the Property as described herein; the same shall be
in full force and effect and be a part of Title 20 of the Newport
Beach Municipal Code.
SECTION 6. The zoning of this property as SP -7 shall
become effective only if the annexation of that portion of the unin-
corporated property as described in Section 2 of this ordinance is
completed.
• SECTION 7. The Mayor shall sign and the City Clerk shall
attest to the passage of this Ordinance. This ordinance shall be
published once in the official newspaper of the City within fifteen
- 3 -
(15) days of its adoption. The Ordinance shall be effective thirty
(30) days after the date of its adoption subject to the terms and
conditions herein.
• This Ordinance was introduced at a regular meeting of the
40
•
City Council
of the City
of Newport Beach
held
on the
23rd day
of
March ,
1987, and was
adopted on the
11th
day
of May
,
1987, by the following vote, to wit:
AYES, COUNCIL MEMBERS Cox, Hart,
Plummer, Maurer, Sansone, Strauss, Turner
NOES, COUNCIL MEMBERS
ABSENT, COUNCIL MEMBERS
CTB /jm
ORD
Attachments:
Exhibits "A", °B ", and "C"
- 4 -
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EXHIBIT C
Page 174
SPECIFIC PLAN
(Santa Ana Heights)
Chapter 20.64
S P E C I F I C P L A N D I S T R I C T
- - - -- -- - -- - -- - --
( S A N T A A N A H E I G H T S)
— — — — — — — — — — — — — —
Chapter 20.64
isSPECIFIC PLAN DISTRICT (SANTA ANA HEIGHTS)
Sections:
20.64.010
Establishment of Specific Plan District -
Santa Ana Heights
20.64.015
Purpose and Intent
20.64.020
General Controls
20.64.025
Design and Landscape Guidelines
20.64.030
Residential Districts
20.64.035
Business Park District
20.64.040
Professional and Administrative Office District
20.64.045
General Commercial District
20.64.050
Open Space District
20.64.055
Equestrian Overlay District
20.64.060
Commercial Stable Overlay District
20.64.065
Consolidation Overlay District
20.64.070
Public Improvements
20.64.010 ESTABLISHMENT OF SPECIFIC PLAN DISTRICT -
SANTA ANA HEIGHTS. The provisions of this Specific Area Plan shall
apply to all parcels within the boundaries of the Santa Ana Heights
Specific Plan area, as shown on the "Santa Ana Heights Specific Plan
District Land Use Plan Map" (Exhibit 1) incorporated herein, and
• designated SP -7 on Districting Maps No. 34, 42, 61, and 67, as they
are referred to in Section 20.01.050 of the Newport Beach Municipal
Code.
20.64.015 PURPOSE AND INTENT. The purpose of this Specific
Plan is to establish policies to guide the orderly development and
improvement of the Santa Ana Heights area. Development Standards are
included in this Specific Plan to set minimum standards for public and
private improvements.
It is the intent of this Specific Plan to ensure consistency between
the stated goals and policies of the Land Use Element of the General
Plan and the development that occurs in the Specific Plan area. This
will be achieved through the equitable application of the provisions
of this plan.
20.64.020 GENERAL CONTROLS.
A. APPLICABILITY. The provisions of this section shall apply to all
property in the Santa Ana Heights Specific Plan District.
Page 175
SPECIFIC PLAN
(Santa Ana Heights)
Chapter 20.64
1. CONSTRUCTION OF BUILDINGS REGULATED. No building, struc-
ture, or sign shall be erected, reconstructed or structural-
ly altered in any manner nor shall any building or land be
used for any purpose, other than as permitted by, and in
conformance with this Plan and all other ordinances, laws
and maps referred to herein. Where other sections of the
Municipal Code conflict with any provision of this Plan, the
provisions of this Specific Plan shall take precedence.
2. PRIOR USE OF LAND. The lawful use of land existing at the
effective date of this Plan (annexation) , although such use
does not conform to the regulations herein specified for the
district in which such land is located, may be continued,
provided that no such use shall be enlarged or increased,
nor be extended to occupy a greater area than that occupied
by such use at the effective date of the Plan
(annexation), unless in conjunction with the approval of a
Use Permit, and that if any such nonconforming use ceases,
the subsequent use of such land shall be in conformity to or
with the regulations specified by this Title, for the
district in which such land is located.
3. PRIOR USE OF BUILDINGS. The lawful use of buildings exist-
ing at the effective date of this Plan (annexation) may be
continued, although such use does not conform to the regu-
lations specified for the district in which such buildings
are located. If such nonconforming use ceases for a period
of six months, subsequent use of the building shall be in
conformance with the provisions of this Specific Plan.
4. MAINTENANCE AND REPAIRS. Ordinary maintenance and repairs
• may be made to any nonconforming building, providing no
structural alterations are made. Structural alterations to
nonconforming buildings shall require the approval of a
modification to the Zoning Code as provided in Chapter
20.81.
5. The provisions of Chapter 20.10 - General Controls - Res-
idential Districts apply except for the use provisions of
Section 20.10.020.
6. The provisions of Chapter 20.30 - General Controls - Commer-
cial Districts apply except for the use provisions of
Section 20.30.020.
B. LAND USE DESIGNATIONS. The following land use designations are
established:
1. Residential Districts: R -1 (8,000), R -1 (19,800), and R -1
(87,120).
Page 176
SPECIFIC PLAN
(Santa Ana Heights)
Chapter 20.64
2. Business Park: BP District.
3. Professional and Administrative Office: PA District.
• 4. General Commercial: GC District
5. Open Space: OS District
6. Equestrian Overlay: EQ District
7. Commercial Stable Overlay: S District
S. Consolidation Overlay: C District
The designations, locations and boundaries of these uses are delin-
eated upon the map entitled "Santa Ana Heights Specific Plan District,
Land Use Plan Map" (Exhibit 1) , which map and all information and
notations thereon are made a part of this section by reference.
20.64.025 LANDSCAPE AND DESIGN GUIDELINES. These landscape
and design guidelines are intended to provide criteria to assist
property owners and architects in designing developments within the
Santa Ana Heights Specific Plan area. The objective of the landscape
and design guidelines is to improve the image of the Specific Plan
area and to establish a clear identity for Santa Ana Heights.
A. LANDSCAPE DESIGN. Landscape design in the entire Santa Ana
Heights Specific Plan area is a crucial element in achieving a dis-
tinctive development identity and in blending the new development with
the existing character of the surrounding land uses. This character
will be reinforced through coordinated design and selection of land-
scape and paving materials with emphasis on special features such as
entryways and signage. The overall landscape and buffer plan for the
specific plan area is illustrated in Exhibit 2. All screening and
landscape plans shall be reviewed and approved by the Parks, Beaches
and Recreation Department and the Public Works Department. Standards
are specified herein for screening and landscaping. The City of
Newport Beach Parks, Beaches and Recreation Department shall maintain
a list of plants for use in the Santa Ana Heights Specific Plan area
which shall also show their required size. This list shall be period-
ically reviewed and updated, if necessary, by the Parks, Beaches and
Recreation Department. The plant list shall be available at the
Planning Department.
B. SANTA ANA HEIGHTS BUSINESS PARK DESIGN GUIDELINES. The new
Business Park District is adjacent to a larger single family
residential area, therefore Business Park development, particu-
larly that which is adjacent to the R -1 areas, should be of an
architectural design that is not incompatible with single - family
residential development. Special consideration should be given
to design and building materials for structures adjacent to the
Page 177
SPECIFIC PLAN
(Santa Ana Heights)
Chapter 20.64
residential area. It is intended that the careful use of build-
ing mass, structural form, construction materials, streetscape
concepts, setbacks, buffers, and landscaping shall result in a
• unified and coordinated overall design theme in the Business Park
area. All development features such as structure design, exteri-
or finish, glazing, paving materials and associated curbing,
planters, walls, fences, signs, trash areas, lighting, and
exterior furniture should blend harmoniously within each develop-
ment. The following design guidelines are recommended for the
Business Park District:
1. The following exterior wall materials are desirable through-
out the business park area. A combination of these mate -
rials is encouraged to soften and add architectural interest
to building facades.
a. wood.
b. Brick.
C. Rock or quarry stone.
d. Architecturally treated concrete, concrete masonry, and
block. These materials are to be painted or integrally
colored in tones ranging from whites to earth tones.
e. Stucco, with a smooth finish in natural gray or colors
ranging from whites to earth tones.
Accent materials and colors shall be coordinated to achieve
a continuity of design with the overall structure and
. surrounding structures.
2. The use of glass should be subdued and in harmony with the
building and the natural surroundings. Glazing should be
used for the purpose of lighting interior space and not as a
major architectural element, but may be used as an accent
feature to add variety to building facades.
3. Long, uninterrupted exterior walls should be avoided on all
buildings. For architectural interest, walls should incor-
porate relief features and negative space to create an
interesting blend with the landscaping, other buildings, and
the casting of shadows.
4. Particular consideration as to color, material, and form
should be given to the design and treatment of roofs, roof
flashing, rain gutters, downspouts, and vents because of
their potential visual impact.
Page 178
SPECIFIC PLAN
(Santa Ana Heights)
Chapter 20.64
20.64.030 RESIDENTIAL DISTRICTS, R -1 (8,000), R -1 (19,800),
and R -1 (87,120). The intent of this section is to preserve the
existing residential districts within the Santa Ana Heights Specific
• Plan area and establish development standards to guide the orderly
development of these districts. The provisions of the R -1 District as
set forth in Chapter 20.13, R -1 DISTRICT, are herein incorporated and
the same shall be in full force and effect except for possible land-
scape requirements contained in Section 20.64.070 and Section
20.13.030 - SITE AREA AND LOT WIDTH. The required site area and lot
widths A through C shall be as follows:
A. R -1 (8,000) SITE AREA AND LOT WIDTH. For each dwelling unit
there shall be a minimum of 8,000 square feet of lot area and a
minimum lot width of 60 feet. In no case shall there be more than one
single family dwelling on any one building site. Any lot or parcel of
land under one ownership and of record at the time of annexation may
be used as a building site even when said lot contains less area or
width than that required by the provision of this section.
B. R -1 (19,800) SITE AREA AND LOT WIDTH. For each dwelling unit
there shall be a minimum of 19,800 square feet of lot area and a
minimum lot width of 66 feet. In no case shall there be more than one
single family dwelling on any one building site. Any lot or parcel of
land under one ownership and of record at the time of annexation may
be used as a building site even when said lot contains less area or
width than that required by the provision of this section.
C. R -1 (87,120) SITE AREA AND LOT WIDTH. For each dwelling unit
there shall be a minimum of 87,120 square feet of lot area and a
minimum lot width of 250 feet. In no case shall there be more than
one single family dwelling on any one building site. Any lot or
• parcel of land under one ownership and of record at the time of
annexation may be used as a building site even when said lot contains
less area or width than that required by the provision of this sec-
tion.
20.64.035 BUSINESS PARK, BP DISTRICT. It is the intent of
this section to provide for the development and maintenance of profes-
sional and administrative offices and office - serving commercial uses.
Attention shall be given to the protection of the adjacent residential
uses through regulation of building mass and height, landscape buf-
fers, and architectural design features.
A. PERMITTED USES. The following uses are permitted:
1. Professional and administrative offices.
2. Financial institutions.
3. Civic and government uses.
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4. Office - serving commercial uses.
5. Medical centers, physical, medical and diagnostic labo-
ratories.
•
6. Pharmacies for dispensing of drugs and medical supplies only
when accessory to a medical building.
7. Any other similar use which the Planning Commission finds
consistent with the purpose and intent of this district.
B. USES REQUIRING USE PERMIT. The following uses shall be permitted
subject to the securing of a use permit in each case:
1. Public /private utility buildings and structures.
2. Accessory sit down or take -out restaurants which shall be
incidental to the permitted use on a site.
3. Parking other than at or below grade.
4. Recreational establishment.
5. Any other similar use which the Planning Commission finds
consistent with the purpose and intent of this district.
C. TEMPORARY STRUCTURES AND USES. Temporary structure and use
regulations are as specified in Section 20.30.015 of General Controls
- Commercial Districts.
D. ACCESSORY USES PERMITTED. Accessory uses normally incidental to
• commercial developments, where such uses do not alter the character of
the premises in respect to their use for purposes permitted in the
district. Such accessory buildings shall be allowed only when con-
structed concurrent with or subsequent to the main building.
E. PROHIBITED USES. The following uses are specifically prohibited:
1. Retail sales other than office - serving.
2. Outdoor storage of any equipment, materials, apparatus or
vehicles rated for use greater than one (1) ton.
3. Educational institutions.
4. Hospitals, convalescent hospitals, and nursing homes.
5. Residential uses.
6. Manufacturing uses.
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7. Commercial day care facilities.
8. Hotels and motels.
• 9. Heliports and helistops.
10. Art studios.
11. Social halls, lodges, and clubs.
12. Photography studios.
13. Dance studios.
14. Churches, temples, and other places of worship.
15. Outdoor or drive -in restaurants.
16. Sit down and take -out restaurants that are not accessory to
the permitted use on a site.
F. SITE DEVELOPMENT STANDARDS.
1. Building site area and lot width. Nineteen thousand and
eight hundred (19,800) square feet required minimum lot area
and a minimum lot width of 66 feet. Any lot or parcel of
land under one ownership and of record at the time of
annexation may be used as a building site even when said lot
contains less area or width than that required by the
provisions of this section.
• 2. Intensity of development. The total gross floor area
contained in all buildings on a buildable site exclusive of
areas devoted to parking shall not exceed 0.5 times the site
area.
3. Building site coverage. Thirty -five (35) percent maximum.
4. Building height. Permissible building heights shall vary
based on the distance between a structure and any property
line abutting a residential district. Building height shall
be limited as follows:
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Building Setback from
Residential District Height Permitted
• 45 feet 30 feet, including rooftop
equipment and screening
75 feet 35 feet including rooftop
equipment and screening
In no case shall the height of any building, including
rooftop equipment and screening, exceed 35 feet.
5. Mechanical Screening. All mechanical equipment shall be
screened from view from all adjacent properties and streets.
When provided on the roof, said screening shall be provided
by containment within a roof well or by a roof structure.
6. Building setbacks.
a. Front setback. Ten (10) feet minimum.
b. Side or rear setback. Ten (10) feet minimum, except
where the property line abuts a residential district,
in which case a forty -five (45) foot setback shall be
maintained. A ten (10) feet wide landscape buffer
shall be provided adjacent to any property line abut-
ting a residential district.
7. Off- street parking. As specified in Section 20.30.035,
except only one (1) level of parking is permitted below any
floor with office /commercial space. Parking shall be
prohibited in the 10 -foot front yard setback and any
required 10 -foot wide landscape buffer adjacent to any
residential district.
8. Trash and storage areas. All storage of cartons, contain-
ers, and trash shall be enclosed by a building or by a wall
not less than six (6) feet in height. No such area shall be
located within ten (10) feet of any property line abutting
any residential district. If unroofed, no such area shall
be located within forth (40) feet of any property line
abutting any residential district.
9. Landscaping. A minimum landscaped area of fifteen (15)
percent of the gross acreage of the building site shall be
provided, to include the following:
a. Boundary landscaping with a minimum depth of ten (10)
feet along all property lines abutting a public street,
except for the area required for street openings.
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The ten -foot landscaped front setback shall be bermed
at a 3:1 slope and planted with the designated street
tree, in one row, thirty feet on center. All street
• trees shall be a minimum 24 -inch box size when in-
stalled. Later phases of development must provide
trees in sizes comparable to existing trees, or the
largest commercially available.
To screen parking areas, the remainder of the land-
scaped setback area shall be planted with a continual
massing of shrubs and groundcover from the list of
plants for use in the Santa Ana Heights Specific Plan
area. All shrubs shall be a minimum size of five
gallons.
b. Boundary landscaping with a minimum depth of three (3)
feet along all property lines not abutting a public
street, except property lines abutting any residential
district where a minimum depth of ten (10) feet is
required.
C. Buffer. Along all property lines where business park
uses abut residential uses, a ten -foot wide landscape
buffer shall be required in order to screen and soften
views from existing residential uses to business park
uses. The landscaping for the buffer areas shall be a
dense planting of trees and shrubs incorporating both
low and high vertical elements to screen views. In
order to achieve the desired effect, these elements
shall be combined with an eight -foot high opaque wall
at the property line, except within the front setback
• area where the wall height shall be no greater than
three (3) feet (Exhibit 3). The planting shall consist
of evergreen trees, shrubs and groundcover from the
list of plants for use in the Santa Ana Heights Specif-
ic Plan area. All trees shall be a minimum size of
fifteen gallons and shrubs shall be a minimum size of
five gallons.
d. Parking area landscaping. Within parking areas, trees
shall be provided at a minimum ratio of one tree per
four parking stalls. Planting islands shall be located
not less than every eight parking stalls and on each
side of entry drives. The planting area in the islands
shall be a minimum of three feet wide and one foot less
in length than the parking space it abuts (Exhibit 4).
The planting islands adjacent to entry drives shall
extend a minimum of 25' behind the street right -of -way
line. Landscaping in parking areas is to be protected
by a curb at least six inches in height.
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e. An approved permanent watering system shall be provided
for all landscaped areas.
• f. Required landscaping shall be maintained in a neat,
clean, and healthy condition. This shall include
proper pruning, mowing of lawns, weeding, removal of
litter, fertilizing, replacement of plants when neces-
sary, and the regular watering of all plantings.
g. Landscaping shall be designed, installed, and main-
tained to conform to City sight distance standards, so
as to provide safe stopping site distance for driveway
ingress and egress.
10. Building design. All development shall be in conformance
with the following design standards:
a. On building facades abutting any residential district,
no second and third story wall areas, balconies,
stairways, stairway landings or other architectural
features shall be permitted to have openings or windows
less than six feet above the floor level on which they
are located.
b. All glass facades, reflective or mirrored glass exteri-
ors, and glass curtain walls are prohibited on all
external exterior building facades.
11. Lighting. All lighting, exterior and interior, shall be
designed and located so that direct rays are confined to the
premises and must be certified accordingly by an electrical
• engineer.
12. Signs. The following signs shall be permitted subject to
the noted restrictions:
a. Ground sign: One (1) double -faced ground sign per
building site within the required front setback area,
containing only the address of the property. Ground
signs shall not exceed six (6) feet in height including
any earth berm, pedestal, base or similar structure
upon which the sign may be mounted. Height to top of
sign shall be measured from the top of curb for the
adjacent public street. Each sign shall not exceed six
(6) square feet in area per face and shall not have
internal lighting. External lighting fixtures used to
illuminate ground signs shall be concealed within plant
materials or attached to and designed as an integral
part of the sign. The sign location and sign structure
shall be subject to the approval of the Traffic Engi-
neer.
11
u
•
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Chapter 20.64
b. Wall sign:
1) one (1) identification sign placed on each wall
facing a public street, relating only to the name
and use of the building and comprising no more
than ten (1) percent of the area of the wall (up
to a maximum of forth (4)) square feet), including
windows and door areas, upon which the sign is
located. Such signs shall not have internal
lighting.
2) Additionally, in multiple tenancy office build-
ings, each individual tenant may have a wall sign
over it entrance to identify only the name of the
business. Each sign shall not exceed six (6)
square feet in area. Such signs shall not have
internal lighting and shall be made of a material
compatible with the materials of the building.
C. Building directory: One (1) building directory at each
main entrance to the building. Such directory shall
have letters not exceeding two (2) inches in height,
containing only the name of the tenant, the suite or
office number, and the nature of the use or service
rendered.
d. Real estate sign: One (1) unlighted sign not to exceed
twelve (12) square feet in area, pertaining only to the
sale, lease or hire of the particular building, proper-
ty or premises upon which displayed.
e. All signs located within structures where such signs
are not visible from any point on the boundary of the
building site.
13. A drainage plan shall be submitted to and approved by the
Grading Engineer.
20.64.040 PROFESSIONAL AND ADMINISTRATIVE OFFICE, PA DIS-
TRICT. It is the intent of this section to provide for the develop-
ment and maintenance of an optimal environment for moderate intensity
professional and administrative office uses and related uses on sites
with large landscaped open spaces and off - street parking facilities.
This district is intended to be located on heavily traveled streets or
adjacent to commercial or industrial districts, and may be used to
buffer residential areas.
A. PERMITTED USES. The following uses are permitted:
1. Professional and administrative offices.
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Chapter 20.64
2. Financial institutions.
3. Civic and government uses.
• 4. Medical centers, physical, medical, and diagnostic labo-
ratories.
5. Pharmacies for dispensing of drugs and medical supplies only
when accessory to a medical building.
6. Any other similar use which the Planning Commission finds
consistent with the purpose and intent of this district.
B. USES REQUIRING USE PERMIT. The following uses shall be permitted
subject to the securing of a use permit in each case:
1. Churches, temples, and other places of worship.
2. Public /private utility buildings and structures.
3. Parking other than at or below grade.
4. Recreational establishments.
5. Accessory sit down or take -out restaurants which shall be
incidental to the permitted uses on a site.
6. Any other similar use which the Planning Commission finds
consistent with the purpose and intent of this district.
C. TEMPORARY STRUCTURES AND USES. Temporary structure and use
• regulations are specified in Section 20.30.015 of General Controls -
Commercial Districts.
D. ACCESSORY USES. Accessory uses normally incidental to the
permitted uses, where such uses do not alter the character of the
premises in respect to their use for purposes permitted in the dis-
trict. Such accessory buildings shall be allowed only when construct-
ed concurrent with or subsequent to the main building.
E. PROHIBITED USES. The following uses are specifically prohibited:
1. Hotels and motels.
2. Convalescent hospitals and nursing homes.
3. Heliports and helistops.
4. Art studios and galleries.
5. Social halls, lodges, and clubs.
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Chapter 20.64
6. Photography studios.
7. Retail sales other than office - serving.
•
B. Dance studios.
9. Outdoor or drive -in restaurants.
10. Sit down and take -out restaurants that are not accessory to
permitted use on a site.
F. SITE DEVELOPMENT STANDARDS.
1. Building site area and lot width. Ten thousand (10,000)
square foot minimum lot area and a minimum lot width of 75
feet. Any lot or parcel of land under one ownership and of
record at the time of annexation may be used as a. building
site even when said lot contains less area or width than
that required by the provisions of this section.
2. Intensity of development. The total gross floor area
contained in all buildings on a buildable site exclusive of
areas devoted to parking shall not exceed 0.5 times the site
area.
3. Building height. Thirty -five (35) feet maximum.
4. Building site coverage. Thirty -five (35) percent maximum.
5. Mechanical Screening. All mechanical equipment shall be
screened from view from all adjacent properties and streets.
• When provided on the roof, said screening shall be provided
by containment with a roof well or by a roof structure.
6. Building setbacks.
a. From the original center line of Bristol Street, 75
feet.
b. From the ultimate street right -of -way line of all other
streets, 10 feet front, side, and rear.
C. From an alley, 10 feet front, rear or side.
d. From a property line abutting a residential district,
10 feet and used as a buffer area.
e. From a property line abutting all other districts, 10
feet on one side and rear.
7. Off - street parking.
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Chapter 20.64
a. Parking shall be provided as required by Section
20.30.035.
is b. Parking is prohibited in the required setback adjacent
to a street or any required buffer area adjacent to a
residential district.
8. Signs as specified in Chapter 20.06 - Sign Ordinance, except
no tenant signs in multi- tenant buildings, roof signs, or
projecting signs shall be permitted.
9. Lighting. All lighting, exterior and interior, shall be
designed and located so as to confine direct rays to the
premises and must be certified accordingly by an electrical
engineer.
10. Loading and unloading. All loading and unloading operations
shall be performed on the site.
11. Trash and storage area. All storage of cartons, containers,
and trash shall be enclosed by a building or by a wall not
less than six (6) feet in height. If unroofed, no such area
shall be located within forty (40) feet of any residential
district.
12. Screening. An opaque screen consisting of walls, solid
fences and berms or a combination thereof shall be installed
and maintained along all PA district boundaries abutting any
residential district. Screening shall be a minimum of 6
feet in height, except where sight distances are of concern
screening shall be no more than 3 feet, and masonry type
• walls shall be a minimum of four inches in thickness. No
signs or sign supports except those required for parking
information shall be permitted on any required screening.
13. Landscaping. Landscaping, consisting of trees, shrubs,
vines, ground cover or any combination thereof, shall be
installed and maintained subject to the following standards:
a. Boundary landscaping is required for a minimum depth
equal to the required setback distance or ten (10) feet
(whichever is less) along all property lines abutting
any residential district or streets except for the area
required for street openings.
b. Any landscaped area shall be separated from an adjacent
parking or vehicular area by a wall or curb at least
six (6) inches higher than the adjacent parking or
vehicular area.
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Chapter 20.64
C. An approved permanent watering system shall be provided
for all landscaped areas.
• d. Required landscaping shall be maintained in a neat,
clean and healthy condition. This shall include proper
pruning, mowing of lawns, weeding, removal of litter,
fertilizing, replacement of plants when necessary, and
the regular watering of all plantings.
20.64.045 GENERAL COMMERCIAL, GC DISTRICT. It is the intent
of this section to provide regulations for the commercial areas along
South Bristol Street to ensure the continuation of commercial uses
which offer a wide range of goods and services to both the surrounding
residential and business community. It is intended to promote the
upgraded aesthetic image of the community and to reduce conflicts
between commercial and residential uses.
A. PERMITTED USES. The following uses shall be permitted:
1. Retail businesses and personal service establishments.
2. Professional and administrative offices.
3. Financial institutions.
4. wholesale business offices with samples on the premises but
not to include general storage.
5. Civic and governmental uses.
6. Any other similar use which the Planning Commission finds
• consistent with the purpose and intent of this district.
B. USES REQUIRING USE PERMIT. The following uses shall be permitted
subject to the securing of a use permit in each case:
1. Automobile sales and leasing facilities.
2. Automobile service stations as specified in Chapter 20.70.
3. Mini - storage facilities.
4. Convalescent homes.
5. Outdoor sales or outdoor storage of building materials for
retail sales.
6. Animal clinics, animal hospitals, and commercial kennels.
7. Parking other than at or below grade.
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Chapter 20.64
8. Hospitals.
9. Automobile repair, washing, and detailing facilities.
• 10. Mortuaries.
11. Sanitariums, mental and health.
12. Churches, temples, and other places of worship.
13. Recreation establishment.
14. Hotels and motels.
15. Public and private utility buildings and structures.
16. Restaurants, outdoor restaurants, and drive -in and take -out
restaurants.
17. Dry cleaning establishments.
18. Theaters.
19. Any other similar use which the Planning Commission finds
consistent with the purpose and intent of this district.
C. TEMPORARY STRUCTURES AND USES. Temporary structure and use
regulations are specified in Section 20.30.015 of General Controls -
Commercial Districts.
D. ACCESSORY USES. Accessory uses normally incidental to commercial
. developments, where such uses do not alter the character of the
premises in respect to their use for purposes permitted in the dis-
trict. Such accessory buildings shall be allowed only when construct-
ed concurrent with or subsequent to the main building.
E. PROHIBITED USES. The following uses are specifically prohibited;
1. Heliports and helistops.
2. Tire retreading, fender and body repair and paint shops.
3. Automobile wrecking, junk and salvage yards.
4. Rental and sales agencies for agricultural, industrial and
construction equipment.
5. Warehouses, contractors storage and equipment yards, work
and fabricating areas.
6. Welding shops.
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Chapter 20.64
F. SITE DEVELOPMENT STANDARDS.
2. Intensity of development. The total gross floor area
contained in all buildings on a buildable site exclusive of
areas devoted to parking shall not exceed 0.5 times the site
area.
3. Building height. Thirty -five (35) feet maximum.
4. Building setbacks.
a. Front setback. From the original center line of
Bristol Street, 75 feet.
b. Side setback. No minimum required, except where a side
property line abuts a residential district, in which
case a minimum setback of ten (10) feet is required.
C. Rear setback. No minimum required, except where a rear
property line abuts a residential district, in which
case a minimum setback of ten (10) feet is required.
d. The ten (10) foot setback along property lines abutting
• any residential district shall be a buffer area. No
parking is permitted in this 10 foot buffer area.
e. A minimum setback of ten (10) feet is required adjacent
to an alley.
5. Mechanical Screening. All mechanical equipment shall be
screened from view from all adjacent properties and streets.
When provided on the roof, said screening shall be provided
by containment with a roof well or by a roof structure.
6. Vehicular access regulations. Street openings shall be a
minimum of twenty -two (22) feet apart and twenty -two (22)
feet from any existing street openings, measured at the
ultimate street right -of -way line.
7. Off - street parking. As specified in section 20.30.035.
B. Signs. Signs as specified in Chapter 20.06.
1. Site area and lot width. The required building
site area
.
shall be a minimum of
building site frontage
10,000 square feet of lot
shall be a minimum of 75
area. The
feet. Any
lot or parcel of land
under one ownership and of
record at
the time of annexation
may be used as a building
site even
when said lot contains
less area or width than that required
by the provisions of this section.
2. Intensity of development. The total gross floor area
contained in all buildings on a buildable site exclusive of
areas devoted to parking shall not exceed 0.5 times the site
area.
3. Building height. Thirty -five (35) feet maximum.
4. Building setbacks.
a. Front setback. From the original center line of
Bristol Street, 75 feet.
b. Side setback. No minimum required, except where a side
property line abuts a residential district, in which
case a minimum setback of ten (10) feet is required.
C. Rear setback. No minimum required, except where a rear
property line abuts a residential district, in which
case a minimum setback of ten (10) feet is required.
d. The ten (10) foot setback along property lines abutting
• any residential district shall be a buffer area. No
parking is permitted in this 10 foot buffer area.
e. A minimum setback of ten (10) feet is required adjacent
to an alley.
5. Mechanical Screening. All mechanical equipment shall be
screened from view from all adjacent properties and streets.
When provided on the roof, said screening shall be provided
by containment with a roof well or by a roof structure.
6. Vehicular access regulations. Street openings shall be a
minimum of twenty -two (22) feet apart and twenty -two (22)
feet from any existing street openings, measured at the
ultimate street right -of -way line.
7. Off - street parking. As specified in section 20.30.035.
B. Signs. Signs as specified in Chapter 20.06.
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9. Lighting. All lighting, exterior and interior, shall be
designed and located so that direct rays are confined to the
premises and must be certified accordingly by an electrical
• 10. engineer.
Loading and unloading. All loading and unloading operations
shall be performed on the site, and loading areas shall be
screened by a landscape or architectural feature. Loading
shall be permitted in the rear alley setback.
11. Screening. An opaque screen consisting of walls, solid
fences and berms or a combination thereof shall be installed
and maintained along all PA district boundaries abutting any
residential district. Screening shall be a minimum of 6
feet in height, except where sight distances are of concern
screening shall be no more than 3 feet, and masonry type
walls shall be a minimum of four inches in thickness. No
signs or sigh supports except those required for parking
information shall be permitted on any required screening.
12. Landscaping. Landscaping, consisting of trees, shrubs,
vines, ground cover or any combination thereof, shall be
installed and maintained subject to the following standards:
a. Boundary landscaping is required for a minimum depth
equal to the required setback distance or ten (10) feet
(whichever is less) along all property lines abutting
any residential district or streets except for the area
required for street openings.
b. Any landscaped area shall be separated from an adjacent
• parking or vehicular area by a wall or curb at least
six (6) inches higher than the adjacent parking or
vehicular area.
C. An approved permanent watering system shall be provided
for all landscaped areas.
d. Required landscaping shall be maintained in a neat,
clean and healthy condition. This shall include proper
pruning, mowing of lawns, weeding, removal of litter,
fertilizing, replacement of plants when necessary, and
the regular watering of all plantings.
20.64.050 OPEN SPACE, OS DISTRICT. It is the intent of this
district to provide for open space uses as specified in Chapter 20.52
- Open Space District.
20.64.055 EQUESTRIAN OVERLAY, EQ DISTRICT. It is the intent
of this section to provide for the limited keeping of specific animals
for the recreational enjoyment of persons residing on the same
•
•
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Chapter 20.64
building site. Within the EQ District, most lots are relatively small
(less than one -half acre) , and narrow (66 feet wide) for the keeping
of large animals. They are adjacent to existing tract housing,
existing retail commercial uses and future business park development.
Due to the unique size and configuration of these lots and their close
proximity to more urban types of uses, protection of adjacent uses
shall be provided through the use of a Recreation Horse Permit for the
noncommercial keeping of horses and ponies in order to ensure com-
patibility with surrounding land uses. It is the intention of the
City to provide for annual inspections of such equestrian facilities
by the Chief of Police or his designee and others, as necessary, to
ensure that the regulations set forth below are being properly imple-
mented. All regulations associated with Recreational Horse Permits,
except provisions pertaining to Title 20 of the Municipal Code, shall
be enforced by the Chief of Police or his designee.
Application of this district shall be made only to single - family areas
in Santa Ana Heights which have been for the most part subdivided into
lots larger than 15,000 square feet.
A. PERMITTED ANIMALS. The keeping of animals is permitted as
follows:
1. Any animal not protected or prohibited by law if kept
exclusively within the residence.
2. Horses and- ponies, limited to the following (offspring
exempt up to the age of eight (8) months):
Size of Building Site
Sa.Ft.
Less than 10,000
10,000 to 15,000
Greater than 15,000
Maximum Number
Permitted
1
2
2; 3 to 6 with
Recreational Horse Permit
Recreational Horse Permits'shall be processed as follows:
Within 90 days of the effective date of these regulations
(annexation), any property owner or tenant keeping more than
two (2) horses and /or ponies, over the age of eight (8)
months, on a single building site within the EQ District
shall obtain a Recreational Horse Permit. After the effec-
tive date of these regulations (annexation) , any property
owner or tenant introducing or adding horses and /or ponies
onto properties within the EQ District shall, within one (1)
month, obtain a Recreational Horse Permit if the total
number of such animals, over the age of eight (8) months,
exceeds two (2). The Chief of Police or his designee shall
issue a permit for the keeping of such animals upon receipt
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Chapter 20.64
of the fee, if any, established by the City Council, and
when in the Code Enforcement Officer's and the Chief of
Police's opinion, 1) such animals are being kept or main-
is tained without endangering the safety and comfort of the
inhabitants of the neighborhood, and 2) the property owner
or tenant has complied with the regulations below and the EQ
District regulations. Failure to comply with these regu-
lations shall constitute cause for denial or revocation of
such permit. Any person whose application for a Recreation-
al Horse Permit is denied or revoked under the terms of this
specific plan.may appeal the decision to the City Council in
accordance with the procedures set forth in the Municipal
Code. Recreational Horse Permits shall be non - transferable
and must be renewed annually.
3. Goats, sheep, pigs and cows only on building sites greater
than 15,000 square feet in size and limited to:
a. no more than two (2) adult animals of any one species
per building site; and
b. no more than a total of six (6) adult animals, includ-
ing horses and ponies, per building site. Offspring
are exempt until such time as they are weaned.
4. Rabbits, chickens and ducks, limited to no more than a total
of six (6) such animals per building site.
5. Up to three (3) dogs and three (3) cats. Offspring are
exempt up to the age of three (3) months. The keeping of
• four (4) or more dogs or four (4) or more cats over the age
of three (3) months is also permitted subject to the regu-
lations contained in Section 7.04.090 of the Municipal Code.
B. TEMPORARY STRUCTURES AND USES. Temporary structures and uses
normally incidental to the keeping of permitted animals where such
structures and uses do not alter the character of the premises in
respect to their use for purposes permitted in this district. The
Planning Director may approve such temporary structures and uses for a
period of 90 days. Extension of the time period may be authorized for
no more than 3 additional 90 day time periods. Temporary structures
include but are not limited to the following:
1. Detached buildings or sheds.
2. Fences, walls, corrals, stalls, pens, and cages.
3. Any other structure or use which the Planning Director finds
consistent with the purpose and intent of this district.
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C. ACCESSORY USES AND STRUCTURES PERMITTED. Accessory uses and
structures normally incidental to the keeping of permitted animals
where such uses do not alter the character of the premises in respect
• to their use for purposes permitted in the district. One or more
accessory structures shall be permitted only when constructed concur-
rent with or subsequent to the main building, may be located on the
front half of the lot, and include the following:
1. All structures housing animals including but not limited to:
a. corrals
b. stalls, box stalls and animal barns
C. pens
d. cages
e. dog houses
2. All structures for the exercise of animals including but not
limited to:
a. lunging areas
b. arenas
C. walkers and /or hot walkers
d. dog runs
3. Other structures incidental to the keeping of permitted
animals including but not limited to:
a. storage sheds or storage barns
b. tack rooms
C. wash racks
D. PROHIBITED USES. The following uses are specifically prohibited:
1. All uses not permitted by B and C.
2. The storage of vehicles, equipment, or products related to
commercial activities.
3. The keeping of animals for any commercial purpose, except as
permitted by the Commercial Stable Overlay (S) District,
where applied.
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Chapter 20.64
4. Commercial kennels.
5. Apiaries.
• 6. Aviaries.
E. SITE DEVELOPMENT STANDARDS.
1. Setbacks: Minimum setbacks for the keeping of animals shall
be as follows:
From Property Line
Abutting and EQ or S From Property
From Ultimate Street Overlay District or Lines Abutting
Right -of -Way Line an Alley All Other Districts
Front Side Side Rear Side Rear
All structures
housing animals:
50 20 5* 5* 25 25
Exercise areas:
25 10 0 0 0 0
All other structures
per C.3:
50 10 5 5 5 5
• *Required for covered portions of structures only.
Within 90 days of the effective date of these regulations
(annexation) , the type and number of animals shall be
brought into strict conformity with the above regulations.
Also, within 90 days of the effective date of these
regulations (annexation), all structures housing animals
shall be in locations specified by the setback requirements
above, except that structures housing animals built with
valid building permits issued prior to the effective date of
the ordinance adopting these regulations may remain where
located as legal nonconforming uses.
2. Landscaping. See Section 20.64.070 for possible landscape
requirements.
20.64.060 COMMERCIAL STABLE OVERLAY, S DISTRICT. It is the
intent of this section to provide for the development of Commercial
stables, housing horses and ponies only, in areas designated with an
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(Santa Ana Heights)
Chapter 20.64
(S) overlay, subject to approval of a use permit by the Planning
Commission, a business license, and an animal facility license as
specified by the Municipal Code, enforced by the Newport Beach Chief
• of Police or his designee. No residential uses shall be permitted on
the same building site as a commercial stable.
The following site development standards shall apply:
A. SITE DEVELOPMENT STANDARDS.
1. Building Height. Twenty (20) feet maximum, except for
structures used for the storage of hay. However, in no case
may any structure exceed thirty -five (35) feet in height.
2. Setbacks. The following setbacks shall be required:
a. Minimum setbacks for all structures housing animals
shall be as follows:
1) Front setback. Fifty (50) feet minimum. Exercise
areas, such as arenas, shall be set back a minimum
of twenty -five (25) feet.
2) Side setback.
a) Abutting all districts except BP District:
Five (5) feet minimum. Exercise areas shall
also be set back a minimum of five (5) feet.
b) Abutting BP District: Twenty -five (25) feet
• minimum. Exercise areas shall be set back a
minimum of five (5) feet.
3) Rear setback. Five (5) feet minimum. Exercise
areas shall also be set back a minimum of five (5)
feet.
b. Setbacks. Minimum setbacks for all structures other
than those housing animals shall be as follows:
1) Front: 50 feet from the ultimate street
right -of -way line
2) Side: 5 feet
3) Rear: 5 feet
3. Number of animals. Maximum of twenty -five (25) animals per
gross acre.
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Chapter 20.64
a. Boundary landscaping with a minimum depth of twenty
(20) feet along all property lines abutting a public
street, except for the area required for street open-
ings.
b. Boundary landscaping with a minimum depth of five (5)
feet along all property lines not abutting a public
street.
C. An approved permanent watering system shall be provided
for all landscaped areas.
d. See Section 20.64.070 of possible additional landscap-
ing requirements.
e. Required landscaping shall be maintained in a neat,
clean and healthy condition. This shall include proper
pruning, mowing of lawns, weeding, removal of litter,
fertilizing, replacement of plants when necessary and
the regular watering of all plantings.
5. Building design. All buildings shall maintain a consistent
design theme (e.g., use of similar exterior materials). Use
• of earthtone colors and non - reflective roof materials shall
be required.
6. Lighting. All lighting shall be designed and located so
that direct rays are confined to the premises and must be
certified accordingly by an electrical engineer.
20.64.065 CONSOLIDATION OVERLAY, C DISTRICT. It is the
intent of this section to provide for the development and maintenance
of professional and administrative office uses and related uses on
lots located between South Bristol Street and zenith Avenue in a
manner which will ensure lot consolidation and vehicular access to and
from South Bristol Street.
A. USES PERMITTED. The following uses are permitted:
1. All uses permitted within Section 20.64.040, subject to the
following site development standards:
4. Landscaping.
Boundary landscaping shall consist of trees,
shrubs,
vines, grasses, ground cover or any combination
thereof.
Such
areas shall not include
open soil, buildings,
paving,
gravel
or any other assemblage
of building materials
•
upon or
over
the land. Landscaping
shall be provided as
follows:
a. Boundary landscaping with a minimum depth of twenty
(20) feet along all property lines abutting a public
street, except for the area required for street open-
ings.
b. Boundary landscaping with a minimum depth of five (5)
feet along all property lines not abutting a public
street.
C. An approved permanent watering system shall be provided
for all landscaped areas.
d. See Section 20.64.070 of possible additional landscap-
ing requirements.
e. Required landscaping shall be maintained in a neat,
clean and healthy condition. This shall include proper
pruning, mowing of lawns, weeding, removal of litter,
fertilizing, replacement of plants when necessary and
the regular watering of all plantings.
5. Building design. All buildings shall maintain a consistent
design theme (e.g., use of similar exterior materials). Use
• of earthtone colors and non - reflective roof materials shall
be required.
6. Lighting. All lighting shall be designed and located so
that direct rays are confined to the premises and must be
certified accordingly by an electrical engineer.
20.64.065 CONSOLIDATION OVERLAY, C DISTRICT. It is the
intent of this section to provide for the development and maintenance
of professional and administrative office uses and related uses on
lots located between South Bristol Street and zenith Avenue in a
manner which will ensure lot consolidation and vehicular access to and
from South Bristol Street.
A. USES PERMITTED. The following uses are permitted:
1. All uses permitted within Section 20.64.040, subject to the
following site development standards:
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Chapter 20.64
a. Building site area. All lots within this district
shall be consolidated into one building site to achieve
a minimum area of forty -four thousand (44,000) square
• feet.
b. vehicular access. vehicular access shall be provided
to and from South Bristol Street.
C. All other site development standards and requirements
of Section 20.64.040 except as provided in Section
20.64.065.A1.
2. Single family detached dwelling units which lawfully existed
at the effective date of these regulations (annexation) may,
if destroyed by fire, flood, explosion, act of God, or act
of the public enemy, be rebuilt in conformance with the
zoning regulations in effect prior to the adoption of this
Specific Plan. However, such reconstruction must comply
with current building and related codes.
20.64.070 PUBLIC IMPROVEMENTS. Improvements within the
public right -of -way such as curbs, gutters, sidewalks, stormdrains and
roadway paving in many areas within Santa Ana Heights have not been
completed to City Standards. In addition to up- grading these improve-
ments, the following are public improvements needed within the Santa
Ana Heights Specific Plan area. As redevelopment occurs or as the
desire for these improvements arises, they are to be constructed or
installed. Funding possibilities for these improvements include the
Orange County Development Agency, an assessment district and /or
developer and resident contributions.
• A. CIRCULATION PLAN. The Circulation Plan is designed to provide
for safe vehicular, equestrian and pedestrian movement within and
adjacent to the Specific Plan area. The established sidewalk stan-
dards are also intended to encourage pedestrian use. Street sections
to provide sufficient capacity for the added business park traffic and
traffic from the residential areas are as follows:
1. Street Sections and Streetscape:
a. Business Park:
1) Birch Street and Mesa Drive from Birch Street
westerly to Irvine Avenue.
The Birch Street and the Mesa Drive westerly con-
nections to Irvine Avenue are each designed to be
secondary industrial collectors with two elev-
en -foot and two sixteen -foot travel lanes, and a
ten -foot two -way left turn lane, and a eight -foot
walkway on either side. Adjacent to the walkways,
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(Santa Ana Heights)
Chapter 20.64
outside the right -of -way, a ten -foot landscaped
setback is required. (Exhibit 5) The streetscape
for the business park area is a requirement of
• development and shall be installed by individual
property owners concurrent with development of
approved projects. Ongoing maintenance shall be
the responsibility of individual property owners.
2) Acacia Street and Orchard Drive within Business
Park.
The Acacia Street and Orchard Drive roadways
within the Business Park shall be constructed with
two twelve -foot and two seventeen -foot travel
lanes and a six -foot walkway on either side.
Adjacent to the walkways, outside the
right -of -way, a ten -foot landscaped setback is
required. (Exhibit 6) The Streetscape for the
business park area is a requirement of development
and shall be installed by individual property
owners concurrent with development of approved
projects. Ongoing maintenance will be the respon-
sibility of individual property owners.
3) Business Park entry treatment.
The primary purpose of entry treatment is the
announcement of entry into the specific plan area.
For the business park area, special entry treat-
ment will be located at the intersection of Irvine
Avenue and Orchard Drive and on Birch Street just
is south of the South Bristol Street intersection.
(Exhibit 2) The two entry statements shall be
identical in design in order to reinforce project
continuity and identification. (Exhibit 7) These
entries will include the following:
a) Landscape elements, including accent trees,
shrubs, and groundcover.
b) Entry monumentation.
c) Pedestrian crossings and signalization, if
appropriate.
Building materials used for the entry
monumentation shall be harmonious with the overall
Business Park design. Care is to be taken in the
design of the the entry statement to provide
adequate vehicular sight distance in accordance
with City standards. The entry treatment will be
Page 200
SPECIFIC PLAN
(Santa Ana Heights)
Chapter 20.64
setback sufficiently to provide for sidewalks and
handicap access ramps. Funding for implementation
of the entry treatment may be through an assess-
is ment district, Orange County Development Agency,
or some other funding source. The entry treatment
shall be maintained by the local business asso-
ciation or adjacent property owner.
b. Residential Areas:
1) Cypress Street.
The Cypress Street roadway is designed with two
twelve -foot travel lanes, eight -foot on- street
parking areas on each side of the street and, on
the east side of the street, a five -foot wide
sidewalk. On the west side of the street, a
three -foot planted parkway will be located adja-
cent to the curb along with a twelve- foot -wide
equestrian trail. (Exhibit 8) The four foot wide
landscaped area located adjacent to the sidewalk
within the front yard setback area on the east
side of Cypress Street shall be planted with the
designated street tree, thirty feet on center.
All street trees shall be a minimum 24 -inch box
size when installed. Funding for implementation
of the streetscape along Cypress Street may be
through an assessment district, the Orange County
Development Agency, some other future funding
source or as redevelopment occurs.
• The surface of the equestrian trail shall be one
of the following:
a) Compacted decomposed granite.
b) Existing soil, graded and compacted.
A three and one - half -foot high split rail fence
shall be installed on either side of the
equestrian trail. The fence is to be maintained
by the local equestrian groups and shall be
removed if not properly maintained.
2) Mesa Drive easterly of Birch Street.
The Mesa Drive roadway is planned with the same
design features as Cypress Street, with an
equestrian trail on the south side of the street
and a pedestrian sidewalk on the north side. Mesa
Drive shall not extend beyond the Specific Plan
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SPECIFIC PLAN
(Santa Ana Heights)
Chapter 20.64
area except as needed to cul -de -sac the easterly
end of Mesa Drive. The four foot wide landscaped
area located adjacent to the sidewalk within the
• front yard setback area on the north side of Mesa
Drive shall be planted with the designated street
tree thirty feet on center. All street trees
shall be a minimum 24 -inch box size when
installed. Exhibit 8 illustrates the typical
section for Mesa Drive. Funding for implemen-
tation of the streetscape may be through an
assessment district, the Orange County Development
Agency,some other future funding source or as
redevelopment occurs.
3) Orchard Drive easterly of the Business Park.
For the residential areas, entry treatments will
be located on Orchard Drive between Birch and
Cypress streets and along Mesa Drive as determined
by the Birch Street /Mesa Drive realignment study.
(Exhibit 2) These entries should be identical in
design and reflect a more residential character in
landscaping and signage, clearly delineating to
business park users the entrance to a residential
neighborhood. (Exhibit 9) These entries will
incorporate the following:
a) Landscape elements, including accent trees,
shrubs, and groundcover.
b) Entry monumentation.
The Orchard Drive roadway is designed with two
twelve -foot travel lanes and eight -foot on- street
parking areas on each side of the street. A
ten -foot planted parkway will be located on the
north side of the street. On the south side of
the street, a ten -foot planted parkway will be
provided with a meandering four -foot sidewalk.
The sidewalk shall be 5-feet wide when adjacent to
the curb. The ten -foot landscaped parkways shall
be planted with the designated street tree thirty
feet on center. All street trees shall be a
minimum 24 -inch box size when installed. Funding
for implementation of the streetscape within the
residential area of Orchard Drive may be through
an assessment district, the Orange County Develop-
•
ment Agency, some other future funding source or
as redevelopment occurs.
4) Residential entry treatment.
For the residential areas, entry treatments will
be located on Orchard Drive between Birch and
Cypress streets and along Mesa Drive as determined
by the Birch Street /Mesa Drive realignment study.
(Exhibit 2) These entries should be identical in
design and reflect a more residential character in
landscaping and signage, clearly delineating to
business park users the entrance to a residential
neighborhood. (Exhibit 9) These entries will
incorporate the following:
a) Landscape elements, including accent trees,
shrubs, and groundcover.
b) Entry monumentation.
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(Santa Ana Heights)
Chapter 20.64
c) Pedestrian crossings and signalization, if
appropriate.
• Care is to be taken in the design of the entry
statement to provide adequate vehicular sight
distance in accordance with City standards. The
entry treatment will be setback sufficiently to
provide for sidewalks and handicap access ramps.
Funding for implementation of the entry treatment
may be through an assessment district, Orange
County Development Agency or some other funding
source. The entry treatment shall be maintained
by the local community association or adjacent
owner.
2. Circulation Improvements.
The area has been heavily impacted by nonresidential traffic
attempting to avoid congested conditions on surrounding
arterials. Thus, a primary consideration in the development
of the plan was reduction of through traffic within residen-
tial areas. The planned development of business park uses
adjacent to residential uses, requires a circulation plan
that separates business park and residential traffic.
Street improvements and modifications are intended to
achieve these objectives are illustrated in Exhibit 10 and
described as follows:
Improvement Feature 1: Installation of a traffic signal at
the intersection of Irvine Avenue and Orchard Drive.
• Improvement Feature 2: Construction of a cul -de -sac on
Cypress Street south of South Bristol Street. Implementa-
tion of the cul -de -sac will include a design study to
determine configuration of Cypress Street north of the
cul -de -sac. The cul -de -sac will be designed to allow for
access to South Bristol Street from the northernmost proper-
ty on the west side of Cypress Street within the Residential
Equestrian District.
Improvement Feature 3: Implementation of a circulation
improvement test program to study and develop a method to
control any potential through traffic in the Bayview tract.
The program's objective shall be development of an optimal
solution, one that minimizes through traffic along Mesa
Drive and in the Bayview tract without significantly incon-
veniencing a large number of residents. The test program
methodology will include extensive monitoring of traffic
before any improvements are installed and then systematic
monitoring of a variety of test alternatives. Each alterna-
tive would involve installation of temporary improvements
I
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SPECIFIC PLAN
(Santa Ana Heights)
Chapter 20.64
Improvement Feature 4: Realignment of the intersection at
Mesa Drive and Birch Street, Mesa Drive and Acacia Street,
and other possible alignments to provide a through traffic
connection. Mesa Drive easterly of Birch Street or Acacia
Street shall be realigned at the intersection to discourage
through traffic and provide a residential community
entrance. A precise alignment study and EIR shall be
completed prior to annexation.
These circulation improvements are to be implemented in a phased
manner to best achieve the plan's objectives. Implementation of
Improvement Features 1 through 3 would be given priority because they
are designed to provide an early reduction or elimination of through
and business park traffic in residential neighborhoods. Improvement
Feature 4 would be implemented once warranted by business park devel-
opment on Birch Street. Funding possibilities for these improvements
is include the Orange County Development Agency, an assessment district
and /or developer contribution.
B. PUBLIC SERVICES /UTILITIES PLAN. The Public Services /Utilities
Plan addresses the adequacy of existing water, sewer and drainage
facilities to meet existing and ultimate demand and identifies those
public works facility improvements needed to implement the Land Use
Plan.
The public works improvements recommended are based on studies pre-
pared by the county which took into account ultimate buildout of the
specific plan area, Orange County fire flow requirements and other
design criteria. City design criteria may differ in some areas which
may require modifications before implementation occurs. The proposed
upgrading of facilities is required to eliminate deficiencies which
will be created once the Specific Plan is implemented. Some relo-
cation of facilities is necessary due to proposed realignments of
street right -of -way. Specific proposals for the improvement and
modification of facilities and services are described below.
for a period of possibly thirty days. The alternatives to
be tested could include: 1) a cul -de -sac at the north end
of Orchid Street, 2) the closure of Spruce Avenue, 3)
•
closure of Spruce Avenue only to traffic exiting the tract,
4) cul -de -sacs at both the north end of Orchid Street and
the south end of Bayview Avenue and 5) the closure of both
Spruce and Bayview Avenues just north of Azure Street to
northbound traffic in tandem with the Orchid Street
cul -de -sac. Other alternatives might be tested in addition
to or in lieu of those mentioned above. The community shall
be consulted both before and after the program is implement-
ed. Both traffic engineering criteria and community input
shall be considered in evaluating the results of the pro-
gram.
Improvement Feature 4: Realignment of the intersection at
Mesa Drive and Birch Street, Mesa Drive and Acacia Street,
and other possible alignments to provide a through traffic
connection. Mesa Drive easterly of Birch Street or Acacia
Street shall be realigned at the intersection to discourage
through traffic and provide a residential community
entrance. A precise alignment study and EIR shall be
completed prior to annexation.
These circulation improvements are to be implemented in a phased
manner to best achieve the plan's objectives. Implementation of
Improvement Features 1 through 3 would be given priority because they
are designed to provide an early reduction or elimination of through
and business park traffic in residential neighborhoods. Improvement
Feature 4 would be implemented once warranted by business park devel-
opment on Birch Street. Funding possibilities for these improvements
is include the Orange County Development Agency, an assessment district
and /or developer contribution.
B. PUBLIC SERVICES /UTILITIES PLAN. The Public Services /Utilities
Plan addresses the adequacy of existing water, sewer and drainage
facilities to meet existing and ultimate demand and identifies those
public works facility improvements needed to implement the Land Use
Plan.
The public works improvements recommended are based on studies pre-
pared by the county which took into account ultimate buildout of the
specific plan area, Orange County fire flow requirements and other
design criteria. City design criteria may differ in some areas which
may require modifications before implementation occurs. The proposed
upgrading of facilities is required to eliminate deficiencies which
will be created once the Specific Plan is implemented. Some relo-
cation of facilities is necessary due to proposed realignments of
street right -of -way. Specific proposals for the improvement and
modification of facilities and services are described below.
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(Santa Ana Heights)
Chapter 20.64
1. Water Distribution System Improvements.
The Santa Ana Heights Water Company presently provides
• adequate water service to the specific plan area to serve
existing land uses. Ultimate development of the area,
however, will require the installation of six -inch and
eight -inch water mains and additional fire hydrants for fire
protection. Planned improvements are shown in Exhibit 11
and are described as follows:
Improvement Feature 1: Replacement of 6 -inch line with
8 -inch line on Irvine Avenue and Acacia Street from South
Bristol Street to Mesa Drive.
Improvement Feature 2: Replacement of 6 -inch line with
8 -inch line on Mesa Drive from Acacia Street to Cypress
Street.
Improvement Feature 3: Replacement of 6 -inch line with
8 -inch line on Mesa Drive from the intersection with Acacia
Street west 500 feet.
Improvement Feature 4: Relocation and new installation of
four fire hydrants.
The water system improvements described provide an estimate
of new facilities needed. A comprehensive water system plan
and implementation program must be developed for the area
prior to any business park development.
• Funding possibilities for these improvements include the
Orange County Development Agency, an assessment district
and /or developer contributions.
2. Sewer System Improvements.
The Costa Mesa Sanitation District (CMSD) presently provides
sewer service to the specific plan area. Various sewer
mains in the area are currently flowing at or near capacity.
In order to adequately serve ultimate buildout, installation
of 10 -inch through 18 -inch sewer mains and upgrading of two
pump stations in the general area will be required. The
following improvements (shown in Exhibit 12) have been
identified for construction and /or upgrading.
Improvement Feature B: Line B, located along South Bristol
Street, conveys flows from the specific plan area westerly
to the 12 -inch sewer lines which flow south along the Santa
Ana -Delhi channel. This main serves as a major sewer
trunkline serving the specific plan area. Line B is pres-
ently an 8 -inch diameter line; a 15 -inch parallel line is
proposed to be installed.
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SPECIFIC PLAN
(Santa Ana Heights)
Chapter 20.64
Improvement Feature C: Line C, located along the Santa
Ana -Delhi .channel, conveys sewer flows from the western
portion of Santa Ana Heights and the commercial center on
is Santa Ana Avenue. An 18 -inch parallel line is proposed to
be installed.
Improvement Feature D: Pump Station 11 collects sewer flows
from various areas of Santa Ana Heights and pumps to Sewer
Pump Station 10 (Improvement Feature E). Pump Station 11 is
proposed for upgrading, to include installation of new pumps
and controls, electrical service and remodeling of the
existing wet well.
Improvement Feature E: Pump Station 10 pumps sewer flows
from various areas of Santa Ana Heights to the 24 -inch sewer
trunkline along Fair Drive (Improvement Feature F) which
flows into the CMSD treatment facility. Pump Station 10 is
proposed for upgrading, to include installation of new pumps
and controls, electrical service and remodeling of the
existing wet well.
Improvement Feature F: Line F is a 24 -inch trunkline
located along Fair Drive which transports flows from Pump
Station 10 to the CMSD treatment facility. A 15 -inch
parallel line is proposed to be installed.
The sewer system improvements described provide an estimate
of new facilities needed. A comprehensive sewer system plan
and implementation program must be developed for the area
prior to any business park development.
• Funding possibilities for these improvements include the
Orange County Development Agency, an assessment district
and /or developer contributions.
3. Drainage System Improvements
In general, the existing storm runoff collection system
within the specific plan area is adequate with the exception
of areas where proposed circulation realignments and modi-
fications will alter street drainage patterns. The ultimate
land use changes and circulation improvements will require
the construction of storm drains and a system of catch
basins. Backbone improvements to the existing system are
shown in Exhibit 13 and are described as follows:
Improvement Area 1:
Catch basins at Orchard Drive and Birch Street
Storm drains along Birch Street from Orchard Drive to
Page 206
SPECIFIC PLAN
(Santa Ana Heights)
Chapter 20.64
Mesa Drive
Catch basin along Birch Street
• Catch basins at Mesa Drive to drain southerly
Storm drain from Mesa Drive to Santa Ana -Delhi channel
Improvement Area 2:
Storm drain on Cypress Street from Cypress Street
cul -de -sac to South Bristol Street
Catch basins at Cypress Street cul -de -sac
A localized drainage problem exists along Birch and Cypress
streets south of Orchard Drive. In this area, surface
runoff flows from parcels fronting on Cypress Street onto
parcels along Birch Street. Ponding of water also occurs on
at least one parcel along Birch Street. This drainage
situation is a particular concern where business park
development is planned to occur along Birch Street. Such
development must provide for the transport of runoff from
adjacent residential parcels to the drainage facilities
planned along Birch Street. The area affected by this
drainage problem is highlighted in Exhibit 13, the boundary
of which is based on existing topography.
In order to adequately provide for surface runoff in his
area, a comprehensive drainage plan and implementation
program must be developed for the area prior to any business
is park development within the affected area. Possible drain-
age solutions which are being considered include the follow-
ing:
An underground storm drain collection system
A pumping station which collects storm runoff and pumps
to an acceptable public storm drain system.
Funding possibilities for these improvements include the
Orange County Development Agency, an assessment district
and /or developer contribution.
4. Electric, Telephone and Cable Television Improvements
If it is the desire of the community to have utilities
undergrounded, this would be accomplished through the Orange
County Development. Agency, an assessment district, and /or
developer contribution. Although not anticipated, the
planned improvements /modifications to the circulation system
• 5.
SAHSP
3 -13 -87
0
Page 207
SPECIFIC PLAN
(Santa Ana Heights)
Chapter 20.64
may require utility relocations, realignments or
abandonments.
Street Lights
A street light system in conformance with City standards
will be included with street improvement projects in the
business park area and if requested in the residential area.
Funding possibilities for the street light system include
the Orange County Development Agency, an assessment district
and /or developer contribution.
W �
2 �
W �
BUSINESS PARK ENTRY �/!
MONUMENT ATION .s�
RESIDENTIAL ENTRY MC
LOCATION SUBJECT TO
REALIGNMENT STUDY
FWmM SPECIFIC PLAN BOUNDARY
BUSINESS PARK LANDSCAPING
cry RESIDENTIAL LANDSCAPING
10' BUFFER LANDSCAPING
SANTA ANA HEIGHTS
BUFFER /LANDSCAPING DIAGRAM
EXHIBIT 2
PL.
RESIDENTIAL ENTRY
MONUMENTATION
CITY OF NEWPORT BEACH
ADVANCE PLANNING DIVISION
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SANTA ANA
HEIGHTS
CITY OF NEWPORT BEACH
CIRCULATION
PLAN
ADVANCE PLANNING DIVISION
EXHIBIT 10
6" R, 1116"
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0
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1
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8"
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10°E EXISTING WATER MAIN 81 FIRE HYDRANT
8°b WATER MAIN 8 HYDRANT IMPROVEMENT
®2 IMPROVEMENT FEATURE
(See Text)
SANTA ANA HEIGHTS CITY OF NEWPORT BEACH
WATER SYSTEM PLAN ADVANCE PLANNING DIVISION
EXHIBIT II
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10°E EXISTING WATER MAIN 81 FIRE HYDRANT
8°b WATER MAIN 8 HYDRANT IMPROVEMENT
®2 IMPROVEMENT FEATURE
(See Text)
SANTA ANA HEIGHTS CITY OF NEWPORT BEACH
WATER SYSTEM PLAN ADVANCE PLANNING DIVISION
EXHIBIT II
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SPECIFIC PLAN BOUNDARY
SEWER MAIN
SANTA ANA HEIGHTS
SEWER SYSTEM PLAN
EXHIBIT 12
CITY OF NEWPORT BEACH
ADVANCE PLANNING DIVISION
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F==0 SPECIFIC PLAN BOUNDARY
® EXISTING STORM DRAIN
FUTURE STORM DRAIN IMPROVEMENT
2® IMPROVEMENT AREA
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SANTA ANA HEIGHTS
DRAINAGE SYSTEM PLAN
EXHIBIT 13
CITY OF NEWPORT BEACH
ADVANCE PLANNING DIVISION