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INTRODUCTION 1 1 fully implemented, in 2000, the City relied on the 1996 Addendum and the Final EIR, when it approved a site plan and vesting tentative parcel for the purpose of "vest[ing] development rights from a City perspective consistent with the rights conferred in the original Participation Agreement." The development authorized by the 2000 Approval included up to 1,500,000 sf of office uses and up to 400 hotel rooms. The Staff Report indicated, however, that there were "no current development plans for the newly created development parcels." Therefore, as late as the early 2000s, the City formally recognized that that original project analyzed in the Final EIR had yet to be fully implemented, and that it might be some time until the further contemplated development would occur. A final parcel map consistent with the 2000 Approval was approved by the City Engineer and recorded in October 2002. Much of the development analyzed in the Final EIR (including 1.5 million square feet of office space, 1200 hotel rooms, and additional retail) has never been constructed. 1.2 Authority and Requirements A "Specific Plan" is a planning and regulatory tool made available to local governments by the State of California. Specific plans implement an agency's General Plan through the development of policies, programs, and regulations that provide an intermediate level of detail between General Plans and individual development projects. State law stipulates that specific plans can only be adopted or amended if they are consistent with an adopted General Plan. The MainPlace Specific Plan implements the goals and policies of the General Plan, serves as an extension of the General Plan, and can be used as both a policy and a regulatory document. The purpose of this Specific Plan is to implement the vision laid out in the executive summary by providing goals, policies, programs, development TTT standards, and design guidelines to direct future development within the Specific Plan Area. The local authority to prepare and adopt a Specific Plan and the requirements for its contents are set forth in the City of Santa Ana Municipal Code (SAMC), Chapter 27, Article II, Section 27-11. Additionally, Specific Plans may be adopted by ordinance as an alternative to resolution as stated in SAMC Chapter 27, Article II, Section 27-16. The authority to prepare and adopt a Specific Plan and the requirements for its contents are set forth in California Government Code Sections 65450 through 65457. Section 65451 states: A Specific Plan shall include a text and a diagram or diagrams which specify all of the following in detail: The distribution, location, and intent of the uses, including open space, within the area covered by the plan. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential faculties proposed to be located within the area covered by the plan and needed to support the land uses described by the plan. Standards and criteria by which the development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. A program of implementation measures including programs, public works projects, and financing measures. The Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan. MAINPLACE SPECIFIC PLAN 1 1-8