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Appeal Application No. 2020-02, ER No. 2018-13 & AA No. 2020-04 — 4th and Mortimer Mixed -Use Development December 1, 2020 Page 13 HL II ��IN F:=]--tac)�W\' L�IJ W E �sn r�ros) la.mm..n.v uo tnn-�� FR S rump r.merUIDl �so nax Eli Fi IL J !'� � �` —I - �� _ �I �\ fir,-� 11 - •� T �1 ;9 1 1 -- .I� III i y am. r— I ,fH FFF is Figure 1. Proposed Transit Zoning Code Map Although the TZC provides for a mixture of development types situated within walking distance of many modes of transit (e.g., public transit, pedestrian, cyclists and automobiles), it did not contemplate the precise route of the OC Streetcar at the time of its adoption in 2010. An eastbound segment of the streetcar runs along the project site along Fourth Street with a stop immediately adjacent to the project at Fourth and French streets. The Streetcar then proceeds northbound one block to Mortimer Street, bisecting the two project sites and advancing to Santa Ana Boulevard towards the Santa Ana Regional Transportation Center. As a gateway project along the streetcar line, the UC subzone facilitates a design that better reflects a sense of downtown and builds upon allowable planning and architectural intensities, affirmatively addressing the pedestrian orientation at all street frontages, specifically along Fourth and Mortimer streets. Furthermore, the zone change acknowledges the density and building envelope opportunities of the TZC to support the recent investment in the streetcar and maximizing development potential along the proposed routes. Lastly, the zone change to the UC subzone would provide for a more harmonious design on both sites as they are being developed and managed together as one project. The building types under the UN-2 subzone are limited to lower density and shorter building height developments such as the Hybrid Court, Courtyard Housing, Live -Work, or Tuck -Under building type. Each of the allowable building types under the UN-2 would have resulted in a design on Site B that looked arbitrarily carved down and which presented an incongruous design. The UC subzone allows Site B to be designed in the same building type as Site A while allowing each site to have a unique architectural vernacular that complement the neighborhood and are integrated within the existing development pattern in downtown. Though the proposed project would develop Site B at a slightly higher density use than the existing TZC density range for UN-2, this use would be consistent with adjacent property uses and the intent of the TZC by enhancing the pedestrian environment, creating opportunities for higher- 75C-13