ELIZABETH MOULE & STEFANOS POLYZOIDES 1

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Areas of disinvestment must capture new development in ways that will create a strong public realm and sense ofplace Immediately adjacent to the specific plan area, the French Park neighborhood provides authentic architecture and a strong sense of place Above and beyond all of the community -related and technical work that will occur, the tool that will help us all realize and give it meaning is design. Upon understand- ing the sites from programmatic and appropriateness perspectives, the desired out- comes must be the result of design solutions based on the Santa Ana's heritage and patterns. Careful study and application of relevant design -precedents is critical and extremely useful in educating one another about the possibilities that, in other cases, may have seemed unattainable. We bring a depth of design experience and commit- ment to the creation of tailored results that are based on a serious understanding of appropriate typological precedents for this area. The result will be desired outcomes for the range of subjects involved that are clearly identifiable and quantifiable for Santa Ana to call its own. To address this issue, we will keep the physical outcomes and opportunities on a parallel path constantly informed, shaped and refined by all of the supporting disciplines. Execution Upon identifying the desired outcomes in appropriate detail, it is then necessary to provide a clear and useful set of implementing measures and regulations to consist- netly achieve those outcomes. We see two components in this regard: a) measures and provisions that enable financing, phasing and implementation and, b) develop- ment regulations that enable and require the type of desired outcomes. Implementation Measures - We propose to provide an integrated and comprehen- sive implementation chapter (chapter 3) in the Specific Plan. This chapter will iden- tify the necessary infrastructure, the associated planning -level cost -estimates, fund- ing sources, timing needs and, interdependencies upon other infrastructure or proj- ects. Chapter 3 will identify public or private catalytic projects (in the same detail) that produce substantial momentum for the plan. Chapter 3 will provide the individ- ual details of catalytic projects and infrastructure In a clear and visually compelling manner to help bring life to this key element of the Plan. This chapter will transform the intent of the plan to be fiscally positive through the individual public and private initiatives that, over time, will produce the desired results: a thriving downtown that supports and is supported by reemerging and vital neighborhoods. Development Regulations - We propose a 'form -based' development code in its own chapter (q) of the Specific Plan. This type of code and regulations is a superior tool to the standard zoning tools and guidelines as it is far more sensitive and adjustable than conventional zoning. Most importantly, it is based on physical results as com- pared to standard zoning which is not. This tool addresses the legal requirements of zoning wh ile placing emphasis on achieving the range of desired outcomes. This will be done through an integrated set of regulatory components: a) Regulating Plan (a 3-dimensional zoning map that integrates public realm and private realm require- ments), b) Zones (based on intensity, form, and land use), c) Public Realm Types (requirements for all open spaces and streets in the plan), d) Building Types (config- urations that are allocated throughout the plan to comprise the assembled project area), e) Frontage Types (requirements for how buildings react to and shape the pub- lic realm depending upon their location in the plan) and, f) Architectural Style (care- fully documented precedents from the area that provide clear direction for continu- ing the traditions that people recognize as their own). Such a code rewards those for doing the desired result instead of having to reward them for pursuing it in the first place. MOULE & POLYZOIDEs, ARCHITECTS AND URBANISTS 13