2007-027 - Land Use Element and the Urban Design Element

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LAND USE ELEMENT The City established development intensity standards in 1988, for nonresidential land use designations. The standards measure intensity through the use of floor area ratios. The floor area ratios proposed for the City's major commercial corridors are expected to remain in place over the life of the Land Use Element. The basic character of these corridors is not expected to change significantly during that time. Those areas of the City proposed for the most intensive levels of development include district centers, professional and administrative office districts, and several other commercial centers with a unique character, or special development concerns. Some of these areas correspond to those for which Specific Plans have been prepared. The proposed floor area ratio(s) for most of the City's commercial corridors allows structures of two to three stories with surface parking. The major development areas-the District Centers and Professional/Administrative Office Districts along Tustin Avenue and East First Street-allow mid-rise and hi-rise buildings with structured parking. These areas are expected to generate the highest level of development activity in the City as centers of commerce. These areas are listed in Table A-2 and are shown in Exhibit A-4. The floor area ratios indicated in Table A-2 are the maximum building intensity allowed for development. All properties are subject to compliance with the development standards of the underlying zoning district or overlay zone, and are not guaranteed to achieve the designated intensity. The floor area ratio standard should therefore be interpreted as a maximum intensity standard, and not as a development right. When calculating the square footage allowed for a proposed development, no upward rounding is permitted in determining the final permitted intensity. Likewise, no upward rounding is permitted in calculating the allowable number of residential units. For example, a calculation yielding a permitted density of 12.7 units for a given development site, means that 12 units are permitted. Revised (Apri/2007) A-13 Resolution No. 2007-027 . Page 11 of 35 mor ANT A ANA' ,,'!tJ/i\ I I...,"