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8~Thi~Ph~e The third phase is intended to follow the completion of Phase Two and includes the following discrete actions: · Construction of the southern loop road con- necting McFadden Avenue with Camille Street e~st of North Harbor Boulevard. This should be accomplished as part of any future development at the northwest intersection of McFadden Avenue and North Harbor · Landscaping and other street improve merits, as shown as third phase street improvements on Figure 8.1. 8.3 OTHER PLANNING DOCUMENTS 8.3.1 General Plan Amendment The City of Santa Ana General Plan shall be amended upon adoption of this specific plan to reflect fully all provisions of this specific plan. Minimally, the Land Use Element shall be amended based on the recom- mendation of the Specific Plan and shall refer users to the Specific Plan for precise polities. The Circulation Element shall reflect all appropriate circulation-related recommendations of this specific plan. 8.3.2 Zoning Ordinance Amendment Zoning throughout the Specific Plan area shall be changed to SP-2 upon adoption of this specific plan. The Santa Aha Municipal Code shall be used for all issues not addressed by the Specific Plan. 8A PLAN IMPROVEMENTS FINANCING 8A.1 Ci~ulation Improvements Financing District Traffic generated from future development within the North Harbor Specific Plan area, and traffic generated from other development throughout the general area surrounding North Harbor Boulevard will increase intersection congestion as identified in the traffic study prepared in conjunction with this specific plan.*** It is proposed that the City of Santa Ana create a financ- ing district or other similar-structured revenue-generat- ing source for the purposes of establishing a fund that will provide for area-wide circulation imp. mvemants as described in the traffic study. The finaficing district should be structured in such a way that each new development contributes money to the district in pro- portion to its sharo of total traffic at each intersection at total buildout of the General Plan. in this way, no development located adjacent to an intersection that requires major improvements will be required to ulti- mately bear the entire cost of improvements at the intersection; rather, these costs will be spread out over a larger area over time. The district either can be funded both thruugh one-time or on-going assessments on new development on indi- vidual property owners, or through a combination of both methods. These assessments can be used as rev- enue to fund improvement bonds. The boundaries of the traffic improvements benefit assessment district should be set to correspond at a minimum with the area covered by the traffic study. This area is defined by the Garden Grove Freeway on the north (SR-22), Edinger Avenue on the south, Newhope Street on the west and Fairview Street on the east. Because the boundaries for the proposed benefit assess- ment district lie within the cities of Santa Aha, Garden Grove and Fountain Valley, a joint powers authority to fund and coordinate the necessary circulation improve- ments called for in this specific plan and in the traffic study should be established. 8.5 PUBLIC IMPROVEMENTS HNANCING ~ The City of Santa Aha will follow its current plan to upgrade the public improvements of the planning area as described in the seven-year Capital Improvement Program and in the North Harbor Redevelopment Plan. Funding for these improvements will come from the City's general fund, tax increment from the Redevelopment Agency, and other County, State and Federal resources. The City of Santa Ana may explore the creation of improvement districts in and around the North Harbor Boulevard planning area. Improvement districts can be used to provide needed public right-of-way, the con- struction of other proposed improvements, including landscape improvements, entry features and other major area enhancements called for as part of the spe- cific plan. 58 q 0