S P ECI F IC DE V E L O PME N T N O . 98
NS-_____
C I T Y C O U N C I L A C T I O N
November 17, 2026
A ME N DME N T AP P L ICA T I O N 2026-03
Exhibit 8: Proposed Specific Development No. 98 Text Regulations Specific Development Plan No. 98
First and Mountain View Residential Development
Section 1. Applicability of Ordinance
The specific development zoning district for the subject property, as authorized by Chapter 41, Division 26, Sec. 41-593 et. seq. of the Santa Ana Municipal Code (SAMC) or as may be amended from time to time, is specifically subject to the standards and regulations contained in this plan for the express purpose of establishing land use regulations and standards. All other applicable chapters, articles and sections of the SAMC shall apply unless expressly stated or superseded by this ordinance. This ordinance is applicable to the properties located at the southeast corner of West First Street and South Mountain View Street, as shown on Exhibit A.
Section 2. Purpose
The Specific Development Plan No. 98 (SD-98), consisting of standards and regulations, is hereby established for the express purpose of protecting the health, safety and general welfare of the people of the City of Santa Ana by promoting and enhancing the value of properties and encouraging the orderly development of the property.
Section 3. Objectives
The objectives of the First and Mountain View multi-family project specific development plan include provisions of the following:
1. Promote the City's image as providing high -quality residential projects for individuals and families of all income levels.
2. Create a clean and safe environment for the City's residents, workers, and visitors.
Section 4. Uses Permitted/Conditionally Permitted
1. The following uses are permitted in the SD-98 District:
a) Multi-family townhome units, including:
i. Units with ground-floor flex space to accommodate commercial, retail, or office uses, representing at least 20 percent of the total units and fronting on First Street;
ii. Live-work units, representing at least 6 percent of the total units, located at the corner of First Street and Mountain View Street, and collectively fronting both streets; and
iii. Conventional townhome units making up the remaining units.
Each flex-space, live-work, and conventional townhome unit shall include an attached two-car garage. The flex-space and live-work units shall be separate and non-overlapping categories. Each unit shall include an attached two-car garage. Units may front on First Street, Mountain View Streets, a private drive aisle, an open-space area, or pedestrian pathway.
b) Commercial, retail, service or office uses operating in conjunction with a live-work unit.
c) Professional, business or administrative offices.
d) Restaurants, cafes, and eating establishments, excluding drive-through and walkup window service and establishments operating between 12:00 a.m. and 5:00 a.m.
e) Tattoo and/or body art establishments, subject to SAMC development and operational standards.
f) Medical offices.
2. The following use is conditionally permitted in the SD-98 District:
a) Veterinary offices.
3. Any use not identified above is prohibited unless the Planning Manager, or designee, determines that the use is similar to an allowable use.
Section 5. Maximum Permitted Density
The maximum allowable density for the multi-family project is 20 dwellings unit per acre.
Section 6. Minimum Lot Size
The minimum lot size for the project shall be 2.55 acres.
Section 7. Minimum Street Frontage
The project shall have a minimum street frontage of 650 feet.
Section 8. Building Height
No residential structure shall exceed 45 feet or three (3) stories in height, as measured from the adjacent grade of the structure to the top of the parapet.
Section 9. Setback Standards
The minimum setbacks for the development shall be as follows:
a) North (First Street) - A maximum setback of eight (8) feet shall be provided. b) South - A minimum setback of 15 feet shall be provided. Mechanical equipment (a/c units, electrical rooms, etc.) may encroach a maximum of five (5)feet into the setback.
c) East - A minimum setback of five (5) feet shall be provided. d) West (Mountain View Street) - A maximum setback of 8-feet shall be provided.
Section 10. Parking Standards
The minimum off-street parking requirements for the project are as follows:
a) Parking shall be provided at a ratio of two garage spaces per unit, plus 0.22 guest parking spaces per unit.
b) Parking stalls shall be no less than eight (8) feet six (6) inches wide 18 feet long.
Where double-striping is required, the width of stalls shall be measured from lines midway between each pair of stripes. Structural, mechanical, utility or similar appurtenances are only permitted adjacent to required stall areas if the required width of the stall is increased at least six (6) inches and if the appurtenance is not located so as to interfere with safe and free parking movement, car door opening, or of visibility.
c) Aisles that serve parking stalls shall be no less than 23 feet wide for 90-degree parking.
d) Bicycle parking shall be provided at a rate of one (1) space per five (5) dwelling units, with a minimum requirement of 4 spaces.
e) Bicycle parking shall be provided within the garage of each residential and live/work unit.
f) Two (2) bicycle racks, with a total of 14 spaces, shall be provided adjacent to the project entry for guest use.
Section 11. Open Space Standards
The following Open Space standards are applicable to the development:
a) Common Open Space. The project shall provide a minimum of 9 percent of the total lot size as open space, inclusive of walkways, in the form of landscaped open space areas and courtyards. These areas shall be easily accessible to all residents within the project. One of the common open space areas shall face First Street. b) Private open space in the form of a patio or balcony with a minimum area of 90 square feet shall be provided for 90 percent of the Project's residential units. The remaining units shall have convenient access to the Project's common open space amenities and recreational areas.
Section 12. Wall/Fence Standards
a) The project perimeter shall be surrounded by a minimum eight (8)-foot-high decorative masonry block wall with pilasters every 25 feet and a cap element. Vines shall be planted on exposed walls every 15 feet on center to minimize graffiti. Any interior walls and/or fence between the units or within the development shall be six (6) feet in height and made of a solid material such as wood or masonry block. b) Any vehicular gates shall meet setback and height requirements and shall require Public Works Agency and Orange County Fire Authority approval.
Section 13. Landscaping Standards
The project shall comply with the following landscape standards. a) Perimeter/Non-Common Open Space:
i. All setback areas shall be landscaped unless part of an approved hardscape area.
ii. Landscaping shall be provided at a rate of one (1) 24-inch box tree per 35 feet of street frontage, and a minimum of one (1) 5-gallon shrubs spaced every five (5) feet. All trees shall be canopy (shade-producing) box trees. iii. Ground cover/mulch shall be provided for the project. iv. The project shall provide a six (6)-inch raised concrete curb around all landscape planters unless approved by the Planning Division. v. Turf or acceptable dry climate ground cover is acceptable, provided the Turf is a drought tolerant variety and planted as sod or hydroseed. Ground cover shall be well-rooted cuttings from flats and planted at appropriate spacing for that particular plant material.
vi. Irrigation system: All landscaped areas shall be irrigated using an automatic irrigation system. A pop-up sprinkler type irrigation system shall be provided for all yards for each residential unit. The use of “xerophytic” or dry climate type plant materials is encouraged. Irrigation systems may require special fittings to properly water dry climate plantings.
vii. Maintenance: All plant material shall be maintained per Santa Ana Municipal Code.