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<br />HarWi Mixed Use Transit Condor Pier
<br />3 LAND USE PLAN AND
<br />DEVELOPMENT STANDARDS
<br />Vision: A Place for People
<br />Harbor Boulevard is a place for people. Life is abundant and flourishing
<br />everywhere within the condor. Families, couples, and individuals live here.
<br />People work at service and professional businesses along the corridor. Many
<br />residents and visitors stop along Harbor Boulevard to shop for items they need
<br />and want, eat at great restaments, learn and enrich themselves in new cultural
<br />spaces, worship in religious buildings, and relax and exercise in new open
<br />spaces.
<br />Harbor Boulevard connects people to places. The boulevard is redesigned into
<br />• steel where people find it safe and enjoyable to walk, ride their bike, take
<br />• bus, or drive their car. New mod bus and streetcar services connect people
<br />with local and regional job centers, downtown Santa Ana, and other shopping
<br />and recreation destinations.
<br />Harbor Boulevard is a gateway to Santa Ana, with marquee uses, buildings,
<br />and street design that strengthen the community's sense of identity and the
<br />City's image as a center for arts and culture. Together, new designs, spaces,
<br />and improvements make the Harbor Corridor a healthier, more successful, and
<br />more livable place.
<br />Guiding Principles
<br />1. Expanded development opportunities that respond to transit investments
<br />2. A variety of safe and efficient travel choices
<br />3. Economic vitality and new opportunities for businesses and residents
<br />4. A sense of place
<br />S. Community health and wellness
<br />The overall purpose of this Specific Plan is to generate momentum, expand
<br />options, and provide comprehensive direction for the improvement and
<br />development of the Harbor Corridor, as directed by an overall vision, guiding
<br />principles, a land use plan, and development standards.
<br />Land Use Plan
<br />The land use plan regulates the Specific Plan area through the application of
<br />four land use districts: Transit Nate, Corridor, Neighborhood Transitional, and
<br />Open Space. Each district has its own development standards and preferred
<br />building and frontage types.
<br />Figure 3 -1 displays the land use plan and its relationship to the Bmvo! bus
<br />rapid transit (BRT) slops. Table 3 -1 identifies the acreage for each district
<br />alongside the maximum capacity for housing units and nonresidential building
<br />square footage.
<br />The maximum capacity reflects one possible scenario if the project builds out
<br />to it full potential based on allowable development standards. In and of itself,
<br />this plan is not a development project. It is expected that change would occur
<br />incrementally according to the desire and ability of individual property owners
<br />to develop their properties based on the new standards.
<br />Based on trends and existing conditions, residential development is more likely
<br />to build out at levels somewhere between current conditions and maximum
<br />capacity (see Table 3 -1). However, for the purposes of conducting the required
<br />environmental assessment, the City evalualed the maximum buildout capacity.
<br />Table 3 -1. Summary of Potential by Land Use Districts
<br />125 507 -2,029 1,836,000
<br />• 108 1,130 -2,416 132,000
<br />Neighbohcod 15 89 -178 -
<br />4
<br />53
<br />Total 305 1,726-4,623 1,968, 000
<br />Existing (2013) - 739 1,954,000
<br />Transit Node (TN)
<br />The Transit Node district is intended to provide standards for high intensity,
<br />transit- supportive mixed -use development with a focus on creating pedestrian
<br />activity at the street level. This district offers the most significant opportunities
<br />to respond to the regional and local transit investments, with direct access to
<br />three exist. ng BRT stations and proximity to one or more future fixed guideway
<br />am ons.
<br />TheTransit Node districts are further broken down into the North K and South
<br />(S) zones. The North Transit Node, comprised of the properties surrounding
<br />the BRT station at Harbor Boulevard and Westminster Avenue, will provide
<br />for the most intense development with minimum requirements of four -story
<br />buildings and the ability to reach 10 stories. The North Transit Node will
<br />have an emphasis on mixed -use development with ground -floor commercial,
<br />entertainment, and hotel uses.
<br />The South Transit Node, comprised of the properties surrounding the BRT
<br />stations at Harbor Boulevard and list Sheet, and Harbor Boulevard and
<br />McFadden Avenue, generally anticipates buildings between three and six
<br />stories with an emphasis on mixed -use residential development. If market
<br />demand warrants, however, the South Transit Node also allows the ability to
<br />develop buildings at a height of 10 stories.
<br />Corridor (CDR)
<br />The Corridor district is applied to properties along Harbor Boulevard between
<br />BRT stations and is Intended to provide housing options and neighborhood
<br />serving uses within walking distance of a transit node. Building types include
<br />lined block, stacked flats, courtyard housing, live -work, rowhouv_s, and
<br />tuck -under units. Mixed use and non - residential projects are centered on key
<br />intersections, and residential and public/quasi- public uses infill at mid-block
<br />locations.
<br />Neighborhood Transitional (Nn
<br />The Neighborhood Transitional disbict provides standards for development that
<br />am as a transition between the single - family neighborhoods to the north and
<br />south of 1st and 5th Streets and the Corridor and Transit Node districts.
<br />Designated for the lowest scale and the lowest intensity of uses in the Harbor
<br />Corridor Plan, development in this district is limited to residential, live -work, or
<br />neighborhood- serving commercial uses. These uses may combine commercial
<br />on the ground floor with residential above or in freestanding single -use buildings
<br />on the same site at between two and three stories in height.
<br />Open Space IDS)
<br />The Open Space district identifies areas reserved for community parks and
<br />other open spaces. Allowable structures in this district are limited to those
<br />necessary to support the specific open space and recreation purposes, such
<br />as sport -court enclosures, multipurpose buildings, and trails. Additional open
<br />space will be required as new development occurs and will be located within
<br />or close to the Specific Plan area.
<br />October 2014 3 -1
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