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LAND USE ELEMENT <br />Center and Urban Neighborhood to the existing 74,669 units presently <br />found in the City per Census z000. Theoretical build -out for residential <br />development considered the development possible if all of the areas <br />designated as residential were developed according to the permitted Land <br />Use Plan intensities. Since the Land Use Element does not contemplate <br />the elimination of existing housing in the City, the effective build -out <br />figure represents a more realistic estimate of future residential <br />development. <br />As indicated in Table A-4, three of the non-residential land use <br />designations have a range in FAR intensities. For the non-residential land <br />use designations, effective build -out considered the development possible <br />under the lower range of FAR intensities while theoretical build -out <br />considered the upper FAR range. Typically, parking and landscaping <br />requirements will result in significantly less floor area for commercial and <br />industrial developments than that which is permitted under the General <br />Plan. <br />As indicated in Table A-4, between 78��8rTn to 9766594i565 housing <br />units are allowed by the Land Use Plan. The additional units which <br />presently exist in the City beyond the maximum number permitted under <br />the theoretical buildout scenario are a reflection of the higher density <br />multiple -family developments constructed in the ig7o's and r98o's. <br />However, the purpose of the Land Use Plan as it applies to the residential <br />areas is to preserve and maintain the stability of existing neighborhoods, <br />regardless of the character of development. The intent of the Plan is not <br />to create any displacement, nor decrease existing development densities. <br />Rather, it is to ensure a safe, healthy, and livable environment for City <br />residents. Existing residential development entitlements are protected <br />through this Land Use Element, applicable Zoning regulations, and <br />sections of the City code pertaining to legal nonconforming uses. <br />The Land Use Element's implementation may result in an increase in the <br />amount of commercial, office, and industrial development in the City. As <br />indicated in Table A-4, up to 31,495,42931,909,40 square feet of <br />commercial and office, and 42,199,991 square feet of industrial <br />development are possible under the effective capacity parameters of Land <br />Use Plan. <br />A-38 CITY OF SANTA ANA GENERAL PLAN <br />