18.110.040   SITE AND DEVELOPMENT STANDARDS.
   .010   Purpose and Intent.  The purpose of these site and development standards is to act as the controlling mechanism for the implementation of development within the Specific Plan Area.  These site and development standards are intended to ensure that future development proceeds in a manner consistent with the goals and objectives of the Specific Plan, the Anaheim General Plan, and the Project Alpha Redevelopment Plan.
   .020   Parcel 4d –Mixed Uses Consisting Of Attached Multiple-Family Housing and Commercial/Retail Uses.  Except as otherwise specified herein, the standards of the RM-4 Multiple-Family Residential Zone in Chapter 18.06 (Multiple-Family Residential Zones) shall apply.
      (a)   Building Site Area Per Dwelling Unit.  The minimum building site area per dwelling unit shall be nine hundred seventy-four (974) square feet.
      (b)   Building Height.  The maximum building height shall be fifty-four (54) feet, as measured to the highest point of the structure exclusive of chimneys, vents and other mechanical or architectural appurtenances.
      (c)   Site Coverage.  The maximum site coverage by the parking deck shall be ninety percent (90%).
      (d)   Structural Setback and Yard Requirements.
         1.   Center Street.  The buildings adjacent to Center Street shall be located at or within one (1) foot of the street right-of-way.  Commercial awnings encroaching into the public right-of-way shall be approved in accordance with the provisions of Title 17 of this Code.
         2.   Lincoln Avenue.  The minimum structural setback to Lincoln Avenue shall be ten (10) feet; provided, however, that maximum five (5) foot encroachments are permitted for a distance no greater than fifteen percent (15%) of the lineal street frontage for usable private outdoor living areas, walkways and parking structures.
         3.   Olive Street.  The minimum structural setback to Olive Street shall be ten (10) feet.
         4.   Philadelphia Street.  The minimum structural setback to Philadelphia Street shall be fifteen (15) feet; provided, however, that maximum ten (10) foot encroachments are permitted for a distance no greater than fifteen percent (15%) of the lineal street frontage in order to accommodate building siting flexibility and elevator shafts, and that maximum five (5) foot encroachments for usable private outdoor living area are permitted for the remainder of the lineal street frontage.
      (e)   Required Recreational-Leisure Areas.  The minimum recreational-leisure area per dwelling unit shall be two hundred fifty (250) square feet of usable open space, of which at least one-third (0.33) shall be private space for the exclusive use of individual units, and at least one-half (0.5) shall be common space shared by residents of the housing complex.
         1.   Private Recreational-Leisure Areas.  All of the dwelling units on the deck level and one-half (0.5) of the dwelling units on the upper level shall be provided with private, usable recreational-leisure space.  Private recreational-leisure areas shall consist of patios, balconies, decks and other areas which are directly accessible from the living room, dining room or family room of an individual unit.  Such private areas shall be visually screened and protected from public view by grade separation, landscaping, fencing, walls and/or trellises.  To be considered usable, deck level open space shall be not less than eighty (80) square feet in area, with a minimum dimension of eight (8) feet; and upper level open space shall be not less than sixty (60) square feet in area, with a minimum dimension of six (6) feet.
         2.   Common Recreational-Leisure Areas.  Common recreational-leisure areas shall consist of courtyards, front yards, rear yards, decks and other open space used primarily for outdoor living and recreation.  To be considered usable, common recreational-leisure space shall have a minimum dimension of sixteen (16) feet, and shall be located close to major pedestrian circulation routes, but shall not be part of such circulation routes.  Common recreational-leisure areas shall be accessible to all residents of the housing complex.
      (f)   Minimum Number of Parking Spaces.  Based on the combination of uses proposed, the following minimum number of parking spaces shall be provided.  For the parking spaces to be located in the Center Street Parking Structure, a parking lease agreement between the applicant and the Agency which is satisfactory to the City Attorney and the City Engineer shall be in effect prior to issuance of a certificate of occupancy.
         1.   Residential Uses.  For each dwelling unit there shall be provided not less than two and one-half (2.5) parking spaces.  At least two and one-tenth (2.1) parking spaces per unit shall be covered and located on-site (for a total of not less than two hundred twelve (212) spaces).  The remaining parking spaces (not more than four-tenths (0.4) parking spaces per unit) shall be provided in the Center Street Parking Structure (for a total of not more than forty (40) spaces).
         2.   Commercial Uses.  A minimum of five and one-half (5.5) parking spaces per one thousand (1,000) square feet of gross floor area of commercial/retail uses shall be provided in the Center Street Parking Structure (for a total of not less than thirty-six (36) spaces).
      (g)   Sign Regulations.  Prior to issuance of a certificate of occupancy, a complete sign program shall be submitted for review and approval by the Planning Director and Executive Director of Community Development, in the manner set forth in subsection 18.110.040.070 of this Code.
      (h)   Dwelling Unit Storage.  There shall be one hundred (100) cubic feet of private storage space for each dwelling unit.  (Ord.  5934  1; August 24, 2004:  Ord. 5998 § 59; October 25, 2005.)
   .030   Parcel 14N – Attached Multiple-Family Housing.  Except as otherwise specified herein, the standards of the RM-4 Multiple-Family Residential Zone in Chapter 18.06 (Multiple-Family Residential Zones) shall apply.
      (a)   Building Height.  The maximum building height shall be forty-six (46) feet, as measured to the highest point of the structure exclusive of chimneys, vents and other mechanical or architectural appurtenances.
      (b)   Site Coverage.  The maximum site coverage by the parking deck shall be eighty-five percent (85%).
      (c)   Structural Setback and Yard Requirements.
         1.   Center Street.  The minimum structural setback to Center Street shall be ten (10) feet; provided, however, that maximum five (5) feet encroachments are permitted for a distance of no greater than fifteen percent (15%) of the lineal street frontage for usable private outdoor living areas, walkways and parking structures.
         2.   Lincoln Avenue.  The minimum structural setback to Lincoln Avenue shall be nine (9) feet; provided, however, that maximum five (5) foot encroachments are permitted for a distance no greater than fifteen percent (15%) of the lineal street frontage for usable private outdoor living areas, walkways and parking structures.
         3.   Olive Street.  The minimum structural setback to Olive Street shall be fifteen (15) feet; provided, however, that maximum ten (10) foot encroachments are permitted for a distance no greater than fifteen percent (15%) of the lineal street frontage, in order to accommodate building siting flexibility and elevator shafts, and that maximum five (5) foot encroachments for usable private outdoor living areas are permitted for the remainder of the lineal street frontage.
         4.   Side Yards.  The minimum side yard setbacks adjacent to parks, open space areas and/or train stations shall be five (5) feet.
         5.   Building Walls Containing a Main Entrance or Windows Opening Onto a Habitable Space.  For any building wall containing a main entrance or windows opening onto habitable space, the minimum building separation shall be fifteen (15) feet.
      (d)   Required Recreational-Leisure Areas.  The minimum recreational-leisure area per dwelling unit shall be two hundred fifty (250) square feet of usable open space, of which at least one-third (0.33) shall be private space for the exclusive use of individual units and at least one-half (0.5) shall be common space shared by residents of the housing complex.
         1.   Private Recreational-Leisure Areas.  All of the dwelling units on the ground level and one-half (0.5) of the dwelling units on the upper level shall be provided with private usable recreational-leisure space.  Private recreational-leisure areas shall consist of patios, balconies, decks and other areas which are directly accessible from the living room, dining room or family room of an individual unit.  Such private areas shall be visually screened and protected from public view by grade separation, landscaping, fencing, walls and/or trellises.  To be considered usable, ground level open space shall be not less than eighty (80) square feet in area, with a minimum dimension of eight (8) feet; and upper level open space shall be not less than sixty (60) square feet in area, with a minimum dimension of six (6) feet.
         2.   Common Recreational-Leisure Areas. Common recreational-leisure areas shall consist of courtyards, front yards, rear yards, decks and other open space used primarily for outdoor living and recreation.  To be considered usable, common recreational-leisure space shall have a minimum dimension of sixteen (16) feet and shall be located close to major pedestrian circulation routes, but shall not be part of such circulation routes.  Common recreational-leisure areas shall be accessible to all residents of the housing complex.
      (e)   Minimum Number of Parking Spaces.  For each dwelling unit there shall be provided not less than two and one-half (2.5) parking spaces.  At least two and one hundred twenty-five thousandths (2.125) spaces shall be covered and shall be provided on-site (for a total of not less than three hundred ninety-one (391) parking spaces).  The remainder may be provided in the Center Street Parking Structure.  For the parking spaces to be located in the Center Street Parking Structure, a parking lease agreement which is satisfactory to the City Attorney and the City Engineer between the applicant and the Agency shall be in effect prior to issuance of a certificate of occupancy.
      (f)   Sign Regulations.  Prior to issuance of the first certificate of occupancy, a complete sign program shall be submitted for review and approval by the Planning Director and the Executive Director of Community Development, in the manner set forth in subsection 18.110.040.070 of this Code.
      (g)   Dwelling Unit Storage.  There shall be one hundred (100) cubic feet of private storage area for each dwelling unit. (Ord. 5998 § 60; October 25, 2005.)
   .040   Parcel 14S – Attached Single-Family Housing (Condominiums).  Except as otherwise specified herein, the standards of the RM-3 Multiple-Family Residential Zone in Chapter 18.06 (Multiple-Family Residential Zones) shall apply.
      (a)   Building Height.  The maximum building height shall be thirty-five (35) feet or two (2) stories, whichever is less, as measured to the highest point of the structure, exclusive of chimneys, vents and other mechanical or architectural appurtenances.
      (b)   Site Coverage.  The maximum site coverage by all residential buildings, including enclosed garages, shall be fifty-five percent (55%).
      (c)   Structural Setback and Yard Requirements.
         1.   Atchison Street.  The structural setback to Atchison Street shall be a minimum of ten (10) feet and a maximum of twenty-two (22) feet; provided, however, that privacy fences enclosing private open spaces may encroach into said setback.
         2.   Center Street.  The minimum structural setback to Center Street shall be six (6) feet; provided, however, that maximum five (5) foot encroachments for architectural projections for entry porches and fences are permitted.
         3.   Kroeger Street.  The structural setback to Kroeger Street shall be a minimum of ten (10) feet and a maximum of twenty-two (22) feet; provided, however, that privacy fences enclosing private open spaces may encroach into said setbacks.
         4.   Melrose Street.  The structural setback to Melrose Street shall be a minimum of ten (10) feet and a maximum of twenty-two (22) feet; provided, however, that privacy fences enclosing private open spaces may encroach into said setbacks.
         5.   Olive Street.  The structural setback to Olive Street shall range from a minimum of ten (10) feet and a maximum of twenty-two (22) feet.  No encroachments shall be permitted.
         6.   Alleys.  The minimum structural setback to alleys shall be fourteen (14) feet, as measured from the centerline of the alley.  No encroachments shall be permitted.
      (d)   Permitted Encroachments Into Required Yards.
         1.   Side Yards.  Privacy fences are permitted to encroach into required side yards.
      (e)   Required Recreational-Leisure Areas.  The minimum recreational-leisure area per dwelling unit shall be three hundred fifty (350) square feet of usable open space.  The minimum recreational-leisure area requirement per dwelling unit may be fulfilled solely by private individual recreational/leisure areas.  Private recreational-leisure areas shall consist of patios, balconies, decks and other areas which are directly accessible from the living room, dining room or family room of an individual unit.  Such private areas shall be visually screened and protected from public view by grade separation, landscaping, fencing, walls and/or trellises.  To be considered usable, ground level open space shall be not less than eighty (80) square feet in area, with a minimum dimension of eight (8) feet; and upper level open space shall be not less than sixty (60) square feet in area, with a minimum dimension of six (6) feet.
      (f)   Fence Height.  The maximum fence height shall be six (6) feet; provided, however, that the maximum fence height in the required front yard setback shall not exceed four (4) feet.
      (g)   Minimum Number of Parking Spaces.  For each dwelling unit there shall be provided not less than two and thirty-two hundredths (2.32) parking spaces.  At least two (2) parking spaces per unit shall be covered, and the other thirty-two hundredths (0.32) parking spaces per unit shall be reserved for guest parking.
      (h)   Sign Regulations.  Prior to issuance of the first certificate of occupancy, a complete sign program shall be submitted for review and approval by the Planning Director and the Executive Director of Community Development, in the manner set forth in subsection 18.110.040.070 of this Code.
   .050   Parcel 22 – Detached Single-Family Housing.  Except as otherwise specified herein, the standards of the RS-3 Single-Family Residential Zone in Chapter 18.04 (Single-Family Residential Zones) shall apply.
      (a)   Building Height.  The maximum building height shall be thirty-five (35) feet or two (2) stories, whichever is less, as measured to the highest point of the structure exclusive of chimneys, vents and other mechanical or architectural appurtenances.
      (b)   Site Coverage.  The maximum site coverage by all residential buildings shall be forty percent (40%).
      (c)   Structural Setback and Yard Requirements.
         1.   Cypress Street.  The minimum structural setback to Cypress Street shall be twenty (20) feet.
         2.   Lincoln Avenue.  The minimum setback to the boundary wall along Lincoln Avenue, as required by paragraph 18.110.040.050(h) herein and pertaining to required site screening, shall be ten (10) feet.
         3.   Olive Street.  The minimum structural setback to Olive Street shall be fifteen (15) feet.
         4.   Sabina Street Extension.  The minimum structural setback to the southerly extension of Sabina Street, a private entry street, shall be ten (10) feet.
         5.   "Front-On" Garages.  The minimum setback to any "front-on" garage having an automatic garage door opener shall be twenty (20) feet.
         6.   Side Yards.  All side yards shall have setbacks of five (5) feet; provided, however, that on corner lots the minimum side yard setback to the street right-of-way shall be ten (10) feet.
         7.   Atchison, Topeka and Santa Fe Railroad Right-of-Way.  The minimum structural setback to the Atchison, Topeka and Santa Fe Railroad right-of-way shall be thirty (30) feet.
      (d)   Permitted Encroachments into Required Yards.
         1.   Front Yard.  Maximum five (5) foot encroachments permitted into required front yards adjacent to public streets, for a distance no greater than twenty percent (20%) of the lineal street frontage.
         2.   Side Yards.  Fireplaces are permitted to encroach a maximum of twenty-four (24) inches into any required side yard.
      (e)   Required Recreational-Leisure Areas.  The minimum recreational-leisure area per dwelling unit shall be four hundred (400) square feet of usable open space.  The minimum recreational-leisure area requirement per dwelling unit may be fulfilled solely by private individual recreational-leisure areas.  Private recreational-leisure areas shall consist of patios, balconies, decks and other areas which are directly accessible from the living room, dining room or family room of an individual unit.  Such private areas shall be visually screened and protected from public view by grade separation, landscaping, fencing, walls and/or trellises.  To be considered usable, ground level open space shall be not less than eighty (80) square feet in area, with a minimum dimension of eight (8) feet; and upper level open space shall be not less than sixty (60) square feet in area, with a minimum dimension of six (6) feet.
      (f)   Minimum Distance Between Buildings.  The minimum distance between any building walls separated by a side yard property line shall be ten (10) feet.
      (g)   Sign Regulations.  Prior to issuance of the first certificate of occupancy, a complete sign program shall be submitted for review and approval by the Planning Director and Executive Director of Community Development, in the manner set forth in subsection 18.110.040.070 of this Code.
      (h)   Required Site Screening.  A six (6) to-thirteen (13) foot-high, block wall shall be constructed for noise attenuation, as shown on Figure 22 of the Specific Plan (SP 90-2); provided, however, that the specific wall height shall be determined by a sound attenuation study, prepared by a qualified engineer licensed by the State of California, and approved by the Planning Director and the Executive Director of Community Development.
   .060   Parcel 22 – Attached Single-Family Housing (Paired Homes).  Except as otherwise specified herein, the standards of the RM-3 Multiple-Family Residential Zone in Chapter 18.06 (Multiple-Family Residential Zones) shall apply.
      (a)   Building Height.  The maximum building height shall be thirty-five (35) feet or two (2) stories, whichever is less, as measured to the highest point of the structure exclusive of chimneys, vents and other mechanical or architectural appurtenances.
      (b)   Site Coverage.  No maximum site coverage is specified.
      (c)   Structural Setback and Yard Requirements.
         1.   Lincoln Avenue.  The minimum setback to the boundary wall along Lincoln Avenue, as required by subsection 18.110.040.060(i) herein and pertaining to required site screening, shall be ten (10) feet.
         2.   Olive Street.  The minimum structural setback to Olive Street shall be fifteen (15) feet.
         3.   Abutting Any Street Other Than an Arterial Highway.  The minimum landscaped structural setback to any street other than an arterial highway shall be eighteen (18) feet.
         4.   Side Yards.  All side yards shall have setbacks of six (6) feet; provided, however, that on corner lots the minimum side yard setback to the street right-of-way shall be nine (9) feet and that no setback is required between common walls of paired homes.
         5.   Building Walls Containing a Main Entrance or Windows Opening Onto Habitable Space.  For any building wall containing a main entrance or windows opening onto habitable space, the minimum structural separation shall be twelve (12) feet.
         6.   “Front-On” Garages.  Along private streets, the minimum structural setback shall be eighteen (18) feet from the curb face to any “front-on” garage with an automatic garage door opener.
      (d)   Encroachments Into Required Yards.
         1.   Front Yard.  No encroachments are permitted.
         2.   Side Yards.  The second story is permitted to encroach a maximum of two (2) feet into required side yards.
      (e)   Required Recreational-Leisure Areas.  The minimum recreational-leisure area per dwelling unit shall be four hundred (400) square feet of usable open space.  The minimum recreational-leisure area requirement per dwelling unit may be fulfilled solely by private individual recreational-leisure areas.  Private recreational-leisure areas shall consist of patios, balconies, decks and other areas which are directly accessible from the living room, dining room or family room of an individual unit.  Such private areas shall be visually screened and protected from public view by grade separation, landscaping, fencing, walls and/or trellises.  To be considered usable, ground level open space shall be not less than eighty (80) square feet in area, with a minimum dimension of eight (8) feet; and upper level open space shall be not less than sixty (60) square feet in area, with a minimum dimension of six (6) feet.
      (f)   Minimum Distances Between Buildings.  The minimum distance between any building walls separated by a side yard property line shall be twelve (12) feet for grade level dwelling units and ten (10) feet for second story dwelling units.
      (g)   Minimum Dimensions of Parking Spaces.  The minimum dimensions of parking spaces shall comply with the provisions of Chapter 18.42 (Parking and Loading) and with the latest revision of the applicable City Standard(s) as adopted by the Public Works Engineering and Planning Department; provided, however, that a maximum of twenty-seven (27) paired homes may have minimum garage dimensions of seventeen (17) feet by twenty (20) feet.
      (h)   Sign Regulations.  Prior to issuance of the first certificate of occupancy, a complete sign program shall be submitted for review and approval by the Planning Director and Executive Director of Community Development, in the manner set forth in subsection 18.110.040.070 of this Code.
      (i)   Required Site Screening.  A six (6) to thirteen (13) foot-high block wall shall be constructed for noise attenuation as shown on Figure 22 of the Specific Plan; provided, however, that the specific wall height shall be determined by a sound attenuation study, prepared by a qualified engineer licensed by the State of California and approved by the Planning Director and the Executive Director of Community Development.
      (j)   Fence Height.  Fences having a maximum height of seven (7) feet may be constructed along any side or rear property lines abutting a public or private street; provided, however, that the maximum fence height shall not exceed four (4) feet in the required front yard setback.
      (k)   Private Street Widths.  Private streets other than main entries shall have minimum widths of twenty-five (25) feet.  Private entry streets shall comply with the latest revision of the applicable Engineering Standard Details on file in the Office of the Director of Public Works pertaining to private streets.  (Ord. 5998 § 61; October 25, 2005.)
   .070   Other Requirements.  The following requirements shall apply to all parcels within the Specific Plan Area, except as otherwise specified therein:
      (a)   Roof Pitch.  Roof pitches less than three in twelve (3 in 12) are not permitted.
      (b)   Projections and Equipment.  No fans, space conditioning equipment or duct work visible from outside the site shall be allowed on any roof surface, except as specifically approved by the Planning Director and the Executive Director of Community Development.  Plumbing shall be organized so as to minimize vents.  Plumbing vents shall be concealed from view, or grouped into an organized pattern where visible.  No galvanized metal or other contrasting finishes shall be visible from the public right-of-way or any other surrounding properties.
      (c)   Skylights.  Skylights shall be flat and placed on exposed, sloped roof surfaces.  Bubble or pyramidal skylights shall be concealed.
      (d)   Building Appurtenances.
         1.   Utility Meters.  Utility meters shall be located within architectural enclosures.
         2.   Trash Storage Enclosures.  All refuse containers shall be located within parking structures.
         3.   Air Conditioners.  Condenser units shall be sited so as to be screened from view.
         4.   Ground-Mounted Antennas.  Ground-mounted antennas, including dish-type antennas, shall be screened from view within a separate enclosure.
      (e)   Utilities and Site Appurtenances.  All utilities shall be installed underground.  Surface-mounted appurtenances, transformers, switches, meters, valve boxes, and other utility appurtenances shall be screened from view, and shall be grouped together into one area located away from streets, public view and activity.  Plant materials shall be used, when feasible, as a screening material.
      (f)   Chain Link Fences.  Chain link fencing may only be used as temporary fencing.
      (g)   Pools and Spas.  Any swimming pool, spa, jacuzzi or hot tub shall be set back a minimum of five (5) feet from the side or rear yard property lines, and may not be located within the front yard building setback area.  Pool enclosures and equipment may not be placed within any set-back area.  Pool equipment shall be screened from view.
      (h)   Room Additions and Garden or Patio Structures.  Room additions shall maintain the minimum setbacks provided elsewhere in this chapter.  Patio roofs or other unenclosed and unwalled spaces may be located within five (5) feet of the side or rear property lines, with approval of the Planning Director and the Executive Director of Community Development.
   .080   Approval of Signs.  A detailed sign program for each project within the Specific Plan Area shall be submitted to the Planning Director and the Executive Director of Community Development, for their review and approval prior to the issuance of a certificate of occupancy.  The sign program shall be in substantial conformance with the provisions of Chapter 18.44 (Signs) and that portion of Chapter 7 (Zoning and Development Standards) of the East Center Street Development Specific Plan entitled “Signs” (collectively the “sign guidelines”).  If the Planning Director and the Executive Director of Community  Development determine that the sign program is in substantial conformance with the sign guidelines, the sign program shall be approved by the Planning Director and the Executive Director of Community Development.  If either the Planning Director or the Executive Director of Community Development determines that the sign program is not in substantial compliance with the sign guidelines, the sign program shall be disapproved and such decision shall be final, unless appealed to the Planning Commission within ten (10) days from the date of such decision.  If such decision is appealed, the sign program shall be reviewed by the Planning Commission, at a duly noticed hearing, for substantial compliance with the sign guidelines.  Notice of such hearing shall be given at the same time and in the same manner as specified for hearings for variances and conditional use permits in this Code.  If the sign program is found to be in substantial compliance with the sign guidelines, the Planning Commission shall approve the sign program.  The decision of the Planning Commission shall be final, unless appealed to the City Council within ten (10) days from the date of such decision.  (Ord.  5161 § 1 (part); August 21, 1990:  Ord. 5920 § 1 (part); June 8, 2004:  Ord.  5944  32; September 28, 2004:  Ord. 6286 § 46; September 3, 2013.)