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T R A N S I T Z O N I N G C O D E
<br />2:1 TRANSIT ZONING CODE
<br />SPECIFIC DEVELOPMENT 84
<br />City of Santa Ana, California
<br />Division 2.
<br />Sec. 41-2006. Zones Established
<br />(a) Purpose. This section establishes the zones applied to property within the plan
<br />area by the Regulating Plan. The Regulating Plan divides the plan area into
<br />separate zones that are based on a transect of intensity within the plan area
<br />that ranges from the most urban types of development and land use to the
<br />least urban types, with most zones providing for a significant mixture of land
<br />uses within them.
<br />This approach differs from conventional zoning maps that typically divide cities
<br />into zones that rigidly segregate residential, commercial, industrial, and institu-
<br />tional uses into separate areas, and thereby require residents to drive for nearly
<br />all daily activities. The use of zones based on development intensity (instead
<br />of land use zones) as the spatial basis for regulating development, directly
<br />reflects the functions of, and interrelationships between, each part of the plan
<br />area. The zones also effectively implement the City’s urban design objectives
<br />for each part of the plan area, to establish and maintain attractive distinctions
<br />between each zone. This is why some parcels are zoned with more than one
<br />zone. In such cases, the zoning is divided along a clear boundary such as the
<br />middle of a block.
<br />The zones of this Regulating Plan allocate architectural types, frontage types,
<br />and land uses within the plan area, as well as providing detailed standards for
<br />building placement, height and profile. The diagram to the right identifies the
<br />9 zones applied within the plan area as they relate to existing rights-of-way and
<br />parcels.
<br />(b) Zones established. The following zones are applicable to this specific plan, and
<br />applied to property within the boundary as shown on the Regulating Plan.
<br />(1) Transit Village (TV) Zone.
<br /> The Transit Village zone is intended to provide standards for compact transit-
<br />supportive mixed-use/residential development. This zone is characterized
<br />by a wide range of building intensity, including mixed-use tower-on-podium
<br />buildings, flex blocks, liners, stacked flats, and courtyard housing. The zone
<br />accommodates retail, restaurant, entertainment, and other pedestrian-oriented
<br />uses at street level, with offices and flats above in the mixed-use building types,
<br />at high intensities and densities. The landscape palette is urban, with shading
<br />and accent street trees in parkway strips along Santa Ana Boulevard, and in
<br />sidewalk tree wells where on-street parking is provided. Parking is accommo-
<br />dated on-street, in structures with liner buildings, and underground.
<br />(2) Government Center (GC) Zone.
<br /> This area accommodates a wide variety of civic uses, including Federal, State,
<br />and local government offices and services, libraries, museums, community
<br />centers, and other civic assembly facilities. Building types vary according to
<br />their public purpose, are programmed by the various government agencies
<br />for their specific sites, and therefore are not coded by the Transit Zoning code
<br />(SD-84A and SD 84B). The landscape style is urban, emphasizing shading
<br />street trees in sidewalk tree wells, and in landscaped public plazas.
<br />(3) Downtown (DT) Zone.
<br /> This zone is applied to the historical shopping district of Santa Ana, a vital,
<br />pedestrian-oriented area that is defined by multi-story urban building types (flex
<br />blocks, live-work, stacked dwellings, and courtyard housing in the Downtown
<br />edges) accommodating a mixture of retail, office, light service, and residential
<br />uses. The standards of this zone are intended to reinforce the form and char-
<br />acter represented by pre-World War II buildings and recognized as a National
<br />Historic District, through restoration, rehabilitation, and context-sensitive infill.
<br />The standards also facilitate the replacement or improvement of post-war
<br />development that eliminated the pedestrian orientation of various downtown
<br />blocks (for example, parking structures with no features of pedestrian interest
<br />along their entire lengths). The landscape style is urban, emphasizing shad-
<br />ing and accent street trees in sidewalk tree wells. Parking is accommodated
<br />on-street and may also be in structures with liner buildings, underground, and
<br />within block centers in surface lots not visible from streets.
<br />(4) Urban Center (UC) Zone.
<br /> This zone is applied to the area surrounding the Downtown, which serves as a
<br />transitional area to the surrounding lower intensity neighborhoods and to other
<br />areas where mixed-use and multi-unit residential buildings create a pedestrian-
<br />oriented urban fabric. The zone provides for a variety of non-residential uses
<br />and a mix of housing types at medium intensities and densities. Besides
<br />accommodating community serving businesses, this zone may also serve the
<br />daily convenience shopping and service needs of nearby residents. Building
<br />types include mixed-use Flex Blocks, stacked flats, live-work, rowhouses, and
<br />courtyard housing. The landscape is urban, emphasizing shading street trees
<br />in sidewalk tree wells. Parking is accommodated on-street and may also be in
<br />structures with liner buildings and underground in areas adjacent to the DT
<br />zone, and in surface lots away from street frontages.
<br />(5) Corridor (CDR) Zone.
<br /> This zone is applied to properties fronting existing commercial corridors and
<br />provides standards to improve pedestrian-orientation in a transit-supportive,
<br />mixed use area. Mixed-use flex block and live-work building types are at or near
<br />the sidewalk, and accommodate street level retail, service, and office uses, with
<br />office and residential above. The landscape style is urban, emphasizing shad-
<br />ing street trees in sidewalk tree wells. Parking is accommodated on-street, and
<br />in screened surface lots between buildings, or away from streets, with no more
<br />than half the site frontage occupied by parking.
<br />(6) Urban Neighborhood 2 (UN-2) Zone.
<br /> This zone is applied to primarily residential areas intended to accommodate a
<br />variety of housing types, with some opportunities for live-work, neighborhood-
<br />serving retail, and cafes. Appropriate building types include single dwellings,
<br />duplexes, triplexes and quadplexes, courtyard housing, rowhouses, and live-
<br />work. In some areas, the more intense, hybrid court building type is allowed
<br />where additional intensity is warranted while maintaining compatibility with
<br />neighboring properties (see Regulating Plan). The landscape is appropriate to
<br />a neighborhood, with shading street trees in parkway strips, and shallow-depth
<br />landscaped front yards separating buildings from sidewalks. Parking is on-
<br />street, and in garages located away from street frontages.
<br />(7) Urban Neighborhood 1 (UN-1) Zone.
<br /> This zone is applied to existing primarily residential areas and is intended
<br />to strengthen and stabilize the low intensity nature of these neighborhoods.
<br />: Regulating Plan and Zones Established
<br />Figure 2.1 Regulating Plan with Existing R.O.W.
<br />0 250 500 1000 ft
<br />EXHIBIT 2
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