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The City's major development areas for which specific <br />~lans will be prepared are indicated in Exhibit A. <br /> reliminary analysis for the ~useum District Speci£ic <br />Plan is currently underway, as is the planning for <br />the North Harbor Boulevard Specific Plan. The <br />specific plans remaining ~to~be completed are for <br />Downto~rn, MainPlace and South Coast Metro District <br />Centers, the Freeway Office C~nter, Bristol Street <br />Corridor and East Santa Aha Boulevard. Other areas <br />may be appropriate for Specific Plans based upon <br />special development concerns and will be prepared as <br />necessary. The timetable £or:co~Pletion of these <br />specific plans is subject to the direction of City <br />Council and the Planning Commission, as well as <br />available sta£fing and budget resources. It is <br />anticipated, however, that they be completed within <br />three years. <br /> <br />METHODOLOGY: Determining the Proposed Floor Area <br />Ratios <br /> <br />Staff conducted extensive field surveys to calculate <br />the existing development levels to use as a basis for <br />determining the proposed floor area ratio standards. <br />The non-residential portion of the City was divided <br />into 30 sub-areas having similar land. use development <br />character and building intensity. These areas are <br />generally defined by major arterial street locations <br />or existing development patterns. They are Bristol <br />Street, South Coast Metro, Downtown, etc., as listed <br />in Table I and shown in Exhibit B. <br /> <br />The survey was conducted by taking a representative <br />sample of the developed sites within each designated <br />area. Care was taken to sample various building <br />types in proportion to their representation in the <br />area to provide an accurate reflection of true <br />development intensity. The lot size and the bull.ding <br />size in total square feet was determined from various <br />sources including building records, site plans, case <br />£iles, fire department records, aerial photographs <br />and assessor's maps. The total building area for the <br />sites sampled was divided by the total lot area £or <br />the sites to determine the areawide floor area <br />ratio. The existing floor area ratios for these <br />areas are indicated in Table 1. <br /> <br />In establishing the proposed floor area ratios, the <br />existing development levels were used as a baseline <br />for determining current development intensity <br />levels. In addition, however, the following <br />considerations were taken into account: <br /> <br /> <br />