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HARBOR BLVD. MIXED USE TRANSIT CORRIDOR PLAN FINAL FIR <br />CITY OF SANTA ANA <br />3. Project Description <br />A variety of funding sources beyond City General Fund resources can be used to implement the Harbor <br />Corridor Plan. District based and contractual assessment tools are options that would allow areas in this plan <br />to benefit from the funding they collect. Developer contributions, impact fees, and standard agreements can <br />all be used by the City to initiate public right- of-way improvements. Regional, state, and federal grants as well <br />as City funds such as the capital improvement program are also potential funding sources. <br />Flexibility in project implementation is also required to respond to changing economic conditions and trends, <br />which may require that the City revisit and reprioritize the specific plan's implementation steps. For purposes <br />of evaluating environmental impacts, buildout of the specific plan is anticipated to occur by 2035. <br />Conventional Zoning Area <br />The remaining 120 acres of land within the existing NHSP is proposed to be extracted from the NHSP and <br />converted to conventional zoning. This area would not be included in the proposed Harbor Corridor Plan. <br />Land uses in the area consist of the Willowick Golf Course and Cesar Chavez /Campestno Park, residential <br />properties along Jackson Street, and commercial properties along 5th Street. Zoning designations for the <br />parcels in question were determined based on existing conditions and would be adopted upon repeal of the <br />NHSP. Willowick Golf Course, Cesar Chavez /Campestno Park, and the properties in between would be <br />zoned Open Space Area (0), and residential properties along Jackson Street would be zoned Two Family <br />Residential (R2). <br />Conventional Zoning Area Buildout <br />Conventional zoning designations were chosen to be consistent with the existing land uses. No new <br />development is intended for this area. The R2 designation was chosen for existing residential uses because it <br />is consistent with the established character of the neighborhood. There is one exception of two parcels along <br />5th Street (2.5 acres total). Based on the City's OS zone, these parcels could be developed for commercial <br />recreation /entertainment and public /quasi -public facilities. However, the existing intensity of development is <br />not expected to change. Therefore, buildout projections for NHSP areas proposed for conversion to <br />conventional zoning assume no change in numbers of dwelling units or population. Buildout projections for <br />the parcels proposed for conversion to conventional zoning are shown in Table 3 -2. <br />Table 3 -2 Buildout Projections for Parcels Proposed to Be Converted to Conventional Zoning <br />Page 3 -14 PlaceWorkr <br />Existing Land Uses <br />Buildout of Proposed Project <br />I Difference <br />Nulling Units <br />92 <br />92� <br />- <br />Po ulaton <br />405 <br />405 <br />- <br />Commercial Building, Square Feet <br />3,700 <br />3,7001 <br />Employees <br />3 <br />3 <br />- <br />Page 3 -14 PlaceWorkr <br />