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T R A N S I T Z O N I N G C 0 D E : Regulating Plan and Zones Establshed
<br />Division 2.
<br />Sec. 41-2006. Zones Established
<br />(A) Purpose. This section establshea the mnes applied to property within the pan
<br />area by the Regulating Plan. The Regulating Pan divides the plan area into
<br />Separate cones that are based on a transact of intensity within the plan area
<br />that ranges from the most urban types of development and and use to the
<br />least urban types, with most mnes providing for a significant mixture of and
<br />uses within them.
<br />This approach differs from conventional zoning maps that tyDically divide cities
<br />into zones that rigidly segregate residential, commercial, industrial. and intutw
<br />tlonal uses into separate areas, and thereby require residents to drive for nearly
<br />all daily activities. The use of zones based on development intensity (instead
<br />of and use zones) as the spatial basis for regulating development directly
<br />reflects the functions of, and interrelationships between, each part of the plan
<br />area. The zones also effectively Implement the City's urban design objectives
<br />for each part of Me plan area, to establish and maintain attractive distinctions
<br />be!N een each zone This Is why some parcels are coiled with more than Orle
<br />corm. In such cases, the zoning is divided along a clear boundary such as the
<br />middle of A block.
<br />The zones of this Regulating Plan allocate archltMuol types, frontage types,
<br />and land uses within the plan area, as well as providing detailed standards for
<br />building placement, height and profile. The diagram to the right identifies the
<br />9 zones applied within the plan area as they elate to existing rights ofv ay
<br />and parcels.
<br />(b) Zones established. The following zones are applicable to this specific plan, and
<br />applied to property within the boundary as shown on the Regulating Plan.
<br />(1) Transit Village (TV) Zone.
<br />The Transit Village zone is intended to provide standards for compact transit -
<br />Supportive mixed-use/residential development This zone is characterized by a
<br />wide range of Wilding' intensity, including mixed -use tower -on -podium Wild-
<br />ings, flex blacks, liners, stacked flats, and courtyard housing. The zone accom-
<br />modates retail, restaurant entertainment, and other pedestrian -oriented uses
<br />at street level with offices and flats above in the mixed -use building types, at
<br />high intensities and densities. The landscape palette is urban, with shading
<br />and accent street trees in parkway strips along Santa Me Boulevard, and In
<br />sidewalk tree wells where on -street parking is provided. Parking is accommo-
<br />dated on -street in structures with liner buildings and underground.
<br />(2) Government Center (GC) Zone.
<br />This area accommodates a wide variety of civic uses, including Federal, State,
<br />and local govemmeM offices and services, Nbraries, museums, community cen.
<br />ters, and other civic assembly facilities. Building types vary According to their
<br />public purpose, are programmed by the various government agencies for their
<br />specific sites, and therefore arc not coded by the Transit Zoning code RDaaA
<br />and SD $48), The landscape style is urban, emphasizing shading street trees in
<br />sidewalk tree wells, and in landscaped public plazas.
<br />(3) Downtown (OFT) Zone.
<br />This zone is applied to the historical shopping district or Santa Ana, A vrtak
<br />pedestrian -oriented area that is defined by multi -story, urban building types
<br />(flex blocks, live+vurk stacked dwellings, and courtyard housing In the
<br />Downtown edges) Accommodating a mixture of retail, office, light service,
<br />and residential uses. The standards of this zone are intended to reinforce the
<br />form and character represented by pre -World War II buildings and recognized
<br />as a National Historic Dlstrkb through restoration, rehabilitation, and context -
<br />sensitive infiB The standards also facilitate the replacement or improve-
<br />ment of postrar development that eliminated the pedestrian orientation of
<br />various downtown blocks (for exampa, parking structures with no features of
<br />pedestrian interest along their entire lengths). The landscape style is urban,
<br />emphasizing shading and Accent street trees in sidewalk tree wells. Parking
<br />is accommodated on -street and may also be in structures with liner buildings,
<br />underground, and within block centers in surface lots not visible from streets.
<br />N) Urban Cerstez (UC) Zane.
<br />This wine I applied to the area surrounding the Downtown, which serves
<br />as a transitional area for the surrounding lower intensity neighborhoods and
<br />to other areas when mixed -use and multi -unit residential buildings create a
<br />pedestrian -oriented urban fabric. The zone provides for a variety of non-res-
<br />idential uses and a mix of housing types at medium intensities and densities.
<br />Besides Accommodating community serving businesses, this zone may also
<br />serve the daily convenience shopping and service needs of nearby residents.
<br />Building types include mixed -use Flex Blocks, stacked flats, live work, row -
<br />houses, and courtyard housing. The landscape is urban, emphasizing shading
<br />street trees in sidewalk tree wells. Parking is accommodated on -street and may
<br />also be in structures with liner buildings and underground in areas adjacent to
<br />the DT zone, and in surface lots away from street frontages.
<br />Rpn Z.1 Regullating Plan with Exiting sBOW
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<br />250 500 1(100R O
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<br />(5) Candle (CDR) Zone.
<br />This zone is applied to properties fronting existing commercial corridors and
<br />provides standards to improve pedestrian -orientation in a transit -supportive,
<br />mixed use area. Mixe fuse flee block and live -work building types arc at or new
<br />the sidewalk and Accommodate street level retail, service, and office uses, with
<br />office and residential above. The landscape style is urban, emphasong shad-
<br />ing street trees in sidewalk tree wells. Parking is accommodated on -street, and
<br />in screened surface lots between buildings, or away from streets, with no more
<br />than half the site frontage occupied by parking.
<br />(6) Urban Neighborhood 2 (UN-2) Zone.
<br />This zone is applied to pnmanly residential areas intended to accommodate a
<br />varety of housing types, with some opportunities for live -work neighborhood -
<br />serving retail, and cafes. Appropriate building types include single dwellings,
<br />duplexes triplexes and guadplexes courtyard housing, cowl ouses. and hn,
<br />work. In some areas, the more Intense, hybrid court building type is allowed
<br />where additional intensity is warranted while maintaining compatibility with
<br />neighboring properties I. Regulating Plan). The landscape is appropriate
<br />to a neighborhood, with shading street trees In parkway strips, and shallow -
<br />depth landscaped front yards separating buildings from sidewalks. Parking is
<br />on -street and in garages located away fern street frontages.
<br />(7) Urban Neighborhood 1 (UN-1) Zone.
<br />This zone is applied to existing primanly residential areas and is intended to
<br />strengthen and stabilize the low Intensity nature of these neighborhoods.
<br />zU TRANSIT ZONING CODE
<br />SPECIFIC DEVELOPMENT 84
<br />City of SOMA Ana, California 7 5A-2 1
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