HomeMy WebLinkAbout2018-035 - Approving the Addendum to Evironmental Impact Report No. 1988-01RESOLUTION NO. 2018-035
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SANTA ANA APPROVING THE ADDENDUM
TO ENVIRONMENTAL IMPACT REPORT NO. 1988-
01 (ENVIRONMENTAL REVIEW NO. 2016-75) AND
GENERAL PLAN AMENDMENT NO. 2015-01 FOR
THE BRISTOL STREET CORRIDOR SPECIFIC PLAN
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. The City of Santa Ana (Applicant) is requesting approval of General Plan
Amendment No. 2015-01 to amend the General Plan land use designation of
various properties located along the Bristol Street Corridor Specific Plan boundaries
to reflect the changes in zoning designations along the same corridor to facilitate
development on various parcels of land.
B. On April 9, 2018, the Planning Commission of the City of Santa Ana held a duly
noticed public hearing and voted to recommend that the City Council adopt a
resolution adopting the addendum to Environmental Impact Report No. 1988-01
(Environmental Review No. 2016-75) and approving General Plan Amendment No.
2015-01, a copy which is available at the Planning Division Public Counter and
Main Public Library, or viewed on the City's Bristol Street Specific Corridor
webpage.
C. On May 15, 2018, the City Council of the City of Santa Ana held a duly noticed
public hearing to consider all testimony, written and oral, related to General Plan
Amendment No. 2015-01, at which time all persons wishing to testify were heard,
the project was fully considered, and all other legal prerequisites to the adoption
of this Resolution occurred.
D. General Plan Amendment No. 2015-01 has been filed to amend the General
Plan to change the land use designation of various properties along the Bristol
Street Corridor Specific Plan boundaries as shown on Exhibit A to Low -Density
Residential (LR), General Commercial (GC) and Open Space (OS) designations.
E. The City Council has reviewed the General Plan's policies and has
determined that General Plan Amendment No. 2015-01 is consistent with the
purpose of the general plan.
Section 2. The City Council has reviewed and considered the information
contained in the Addendum to the Environmental Impact Report No. 1988-01
Resolution No. 2018-035
Page 1 of 8
(Environmental Review No. 2016-75), prepared with respect to this project. The City
Council has, as a result of its consideration and the evidence presented at the hearings
on this matter, determined that, as required pursuant to the California Environmental
Quality Act (CEQA) and the State CEQA Guidelines, an addendum adequately
addresses the expected environmental impacts of this project. On the basis of this
review, the City Council finds that there is no evidence from which it can be fairly argued
that the project will have a significant adverse effect on the environment. The City
Council hereby certifies and approves the addendum and directs that the Notice of
Determination be prepared and filed with the County Clerk of the County of Orange in
the manner required by law.
Pursuant to Title XIV, California Code of Regulations (CCR) § 735.5(c)(1), the
City Council has determined that, after considering the record as a whole, there is no
evidence that the proposed Project will have the potential for any significant adverse
effect on wildlife resources or the ecological habitat upon which wildlife resources
depend. The proposed Project exists in an urban environment characterized by paved
concrete, roadways, surrounding buildings and human activity. However, pursuant to
Fish and Game Code § 711.2 and Title XIV, CCR § 735.5, the payment of Fish and
Game Department filing fees in conjunction with this project is at the discretion of the
State of California Department of Fish and Wildlife.
Section 3. The City Council of the City of Santa Ana after conducting the
public hearing hereby approves General Plan Amendment No. 2015-01. The
amendments to the Land Use Element are attached hereto as Exhibit B and
incorporated herein by this reference as though fully set forth herein. This decision is
based upon the evidence submitted at the above said hearing, which includes, but is not
limited to: The Request for Council Action dated May 15, 2018, and exhibits attached
hereto; and the public testimony, written and oral, all of which are incorporated herein
by this reference.
Section 4. This Resolution shall not be effective unless and until Ordinance No.
NS -2949 (AA No. 2015-01 and ZOA No. 2015-01) becomes effective. If said ordinance is
for any reason held to be invalid or unconstitutional by the decision of any court of
competent jurisdiction, or otherwise do not go into effect for any reason, then this
resolution shall be null and void and have no further force and effect.
ADOPTED this 15th day of May, 2018.
Pulido
Mayor
APPROVED AS TO FORM:
Resolution No. 2018-035
Page 2 of 8
Sonia R. Carvalho, City Attorney
By:�
Lisa Storck
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
Benavides, Martinez, Pulido, Tinaiero,
Villegas (5)
None (0)
None (0)
NOT PRESENT: Councilmembers Sarmiento. Solorio (2
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the attached
Resolution No. 2018-035 to be the original resolution adopted by the City Council of the
City of Santa Ana on May 15, 2018.
Date: - ,2t .17�[�IPL
Maria D. Huizar
Clerk of the Council
City of Santa Ana
Resolution No. 2018-035
Page 3 of 8
TABLE OF PROPOSED GENERAL PLAN AMENDMENTS
Resolution No. 2018-035
Page 4 of 8
Bristol Street Corridor Proposed
Land Use and Zoning Changes
Existing
Proposed
Street
Specific
Plan
Widening
Parce
Existing
ProposedZoning
General Plan
General Plan
Project
Zoning
Phase
Block
Land Use
Land Use
General
Open Space(OS)
1
SP-1—Open Space
SP-1—Park with Commercial Option
Commercial
(GC)
General
Open Space(OS)
2
SP-1—Open Space (0)
SP-1—Park with Commercial Option
Commercial
(GC)
Low Density
Space
4
SP-1—Open Space (0)
Single -Family Residential (111)
Residential
(OS)
(05)
(LR 7)
Low Density
Open Space
S
SP-1—Open Space (0)
Single -Family Residential (R3)
Residential
Phase IV
(OS)
(LR -7)
Low Density
8
SP-1—Open Space (0)
Single -Family Residential (R3)
Open Space
Residential
(OS)
(LR -7)
Low Density
Space
9
SP-1—Open Space (0)
Single -Family Residential (111)
Residential
(OS)
(DSI
(LR -7)
Professional
Low Density
and
18
SP -1- Arterial Commercial (CS)
SP-1—Office
Residential
Administrative
(LR -7)
Office (PAO)
General
Low Density
22a
SP -1- Arterial Commercial (C5)
SP -1 -Single -Family Residential(Rl)
Commercial
Residential
(GC)
(LR -7)
Professional &
Low Density
Phasel
28
SP -1- Professional (P)
SP -1 -Single -Family Residential (RI)
Administrative
Residential
Office (PAO)
(LR -7)
General
34
SP-1—Residential/Open Space
SP-1—Commercial
Open Space(OS)
Commercial
(GC)
Resolution No. 2018-035
Page 4 of 8
Resolution No. 2018-035
Page 5 of 8
Bristol Street Corridor Proposed
Land Use and Zoning Changes
Street Specific
Pion
Existing
Proposed
Widening
Parcel
Existing
Proposed Zoning
General Plan
General Plan
Project
Block
Phase
Zoning
Land Use
Land Use
Professional
General
and
38
SP -1- Professional (P)
SP-1—Commercial
Commercial
Administrative
(GC)
Office (PAO)
Medium
Low Density
Density
40a
SP -1 -Open Space (0)
SP -1 -Single -Family Residential (111)
Residential
Residential
(LR -7)
MR -15)
Low Density
Open Space
40b
SP -1 - Open Space (0)
SP -1 -Single -Family Residential(Rl)
Residential
(OS)
Phase III
(LR -7)
General
Open Space(OS)
41
SP -1 -Open Space (0)
SP-1—Park with Commercial Option
Commercial
(GC)
General
Open Space(OS)
41a
SP -1 -Open Space (0)
SP-1—Park with Commercial Option
Commercial
(GC)
General
42
SP -1- Redevelopment District (RD)
SP -1- Commercial
Commercial
No Change
(GC)
Low Density
42a
SP -1- Redevelopment District (RD)
SP -1 -Single -Family Residential (111)
Residential
No Change
(LR -7)
General
Open Space(OS)
SP -1- Open S(0)
SP-1—Park with Commercial Option
Commercial
43
(GC)
General
Phase II
44
SP -1 - Redevelopment District (RD)
SP -1- Commercial
Commercial
No Change
(GC)
General
Open Space(OS)
45
SP -1 -Open Space (0)
SP-1—Park with Commercial Option
Commercial
(GC)
General
47
SP -1- Conditional Use (CU)
SP -1 -Commercial
Commercial
No Change
(GC)
Resolution No. 2018-035
Page 5 of 8
Resolution No. 2018-035
Page 6 of 8
Bristol Street Corridor Proposed
Land Use and Zoning Changes
Street
Specific
Plan
Existing
Proposed
Widening
Existing
Parcel
ProposedZoning
General Plan
General Plan
Project
Zoning
Phase
Block
Land Use
Land Use
Low Density
General
48 SP -1 -Single -Family Residential(Rl)
SP -1- Commercial
Residential
Commercial
(LR -7)
(GC)
General
Low Density
51
SP -1 - Park w/Commercial Option
SP -1 - Single -Family Residential (Rl)
Commercial
Residential
(GC)
(LR -7)
Low Density
General
Residential
51a
SP -1 -Park w/Commercial Option
SP -1 -Single -Family Residential (111)
Commercial
(1-11-7)
(GC)
General
Low Density
51b
SP -1 -Park w/Commercial Option
SP -1 -Single -Family Residential (111)
Commercial
Residential
(GC)
(LR 7)
General
S
Open pace(OS)
53
SP -1 -Open Space (0)
SP-1—Park with Commercial Option
Commercial
(GC)
Low Density
Open Space
55
SP -1 - Single -Family Residential (RS)
No Change
Residential
(05)
(LR -7)
Low Density
Open Space
55b
SP -1 -Open Space (0)
SP -1 -Single -Family Residential (R3)
Residential
(O5)
(LR -7)
Low Density
56
SP -1 - Open Space (0)
SP -1 -Single -Family Residential (R1)
Open Space
Residential
(OS)
(LR 7)
Phase III
Professional
General
and
58a
SP -1- Professional (P)
SP -1 -Commercial
Commercial
Administrative
(GC)
Office (PAO)
Low Density
Open Space
60b
SP -1 -Open Space (0)
SP -1 -Single -Family Residential (111)
Residential
1o5I
(LR -7)
Resolution No. 2018-035
Page 6 of 8
Resolution No. 2018-035
Page 7 of 8
Bristol Street Corridor Proposed Land Use and Zoning Changes
Street Specific
Plan
Existing
Proposed
Widening
Parcel
Existing
Proposed Zoning
General Plan
General Plan
Project
Zoning
Block
Phase
Land Use
Land Use
Low Density
Open Space
61
SP -1 -Open Space (0)
SP -1 - Single -Family Residential (RS)
Residential
(�5)
(LR 7)
Low Density
Open Space
62
SP -1 - Open Space (0)
Single -Family Residential (RS)
Residential
(OS)
(LR 7)
Phase V
Low Density
Open Space
64
SP -1 - Open Space (0)
Single -Family Residential (Rl)
Residential
(DS)
(LR 7)
Low Density
65
SP -1 - Open Space (0)
Single -Family Residential (R3)
Open Space
Residential
(OS)
(LR 7)
Resolution No. 2018-035
Page 7 of 8
View Laserfiche for Exhibit B
Resolution No. 2018-035
Page 8 of 8
I*A:11.1ki?
GENERAL PLAN LAND USE ELEMENT
CHANGES
City of Santa Ana General Plan
Land Use Element
1998
City of Santa Ana
Planning Division
Adopted
February 2, 1998
(Reformatted January 2010)
The following is a chronology of the approved general plan amendments that have been incorporated into this document since the
comprehensive update of the General Plan Land Use Element adopted by the Santa Ana City Council February 2, 1998 (GPA 1997-
05):
GPA 2015-01 (Pending)
GPA 2011-02 (June 6, 2011)
GPA 2005-02 (October 17, 2005)
GPA 2001-02 (January 7, 2002)
GPA 2017-02 (December 19,2017)
GPA 201G-01(June 7, 2010)
GPA 2004-01(Apol 5, 2005, as passed by
GPA 2000-09 (May 7, 2001)
GPA 2017-01(June20, 2017)
GPA 2008-02 (July 20, 2039)
the voters of Santa Ana)
GPA 2000-08 (February 5, 2001)
GPA 2016-03 (February 21, 2017)
GPA 2007-03 (May 18, 2009)
GPA 2004-04 (July 19, 2004)
GPA 2000-03 (December 4, 2000)
GPA 2016-02 (May 17, 2016)
GPA 2008-01 (May 5, 2008)
GPA 2004-06 (July 6, 2004)
GPA 2000-02 (November 20, 2000)
GPA 201691( April 19, 2016)
GPA 2004-03 (February 2, 2009)
GPA 2003-02 (June 16, 2003)
GPA 1999-02 (October 18,1999)
GPA 2015-03 (February 2, 2016)
GPA 2007-02 (June 18, 2007)
GPA 2003-01 (February 18, 2003)
GPA 1999-01 (August 16,1999)
GPA 2014-02 (October 21, 2014)
GPA 2007-01(Manch19, 2007)
GPA 2002-01(September3, 2002)
GPA 1998-04 (October 5,1998)
GPA 2014-01(June3, 2014)
GPA 2006-01 (October 2, 20061
GPA 2002-03 (August 19, 2002)
GPA 1998-05 (September 21, 1998)
GPA 2011-03 (March 19, 2012)
GPA 2005-01(December5, 2005)
GPA 2001-03 (February 19, 2002)
GPA 1998-01 (May 4,1998)
GPA 2011-02 (June 6, 2011)
LAND USE ELEMENT
Residential
The Land Use Plan provides for three distinct residential land use designations.
Residential development is also permitted in two other designations: District
Center and Urban Neighborhood. The Santa Ana Land Use Plan includes the
following residential land use designations:
The Low Density Residential (LR -7) designation applies to those areas of
the City which are developed with lower density residential land uses. The
allowable maximum development intensity is 7 units per acre. Development
in this category is characterized primarily by single-family homes. This
designation applies to a large proportion of the City (6; h5? 76,460.9 acres)
representing 47 percent of the City's total land area.
The Low -Medium Density Residential (LMR -11) designation applies to
those sections of the City which are developed with residential uses at
permitted densities of up to 11 units per acre. The land area included in this
designation is approximately 420.6 acres. The great majority of the land
designated as Low -Medium Density Residential is located in the westerly
portion of the City, north and south of First Street. Properties with this
designation are typically characterized by mobile home parks, a mixture of
duplexes and single family residences, or small lot subdivisions.
The Medium Density Residential (MR -15) designation applies to those
sections of the City which are developed with residential uses at densities of
up to 15 units per acre. Development in this designation is characterized by
duplexes, apartments, or a combination of both. A total of 370.1 acres is
designated as Medium Density Residential. The designation applies to areas
located in the vicinity of downtown, areas north and south of MacArthur
Boulevard, and in other areas where there are established multiple -family
development projects.
CITY OF SANTA ANA GENERAL PLAN A-19
LAND USE ELEMENT
Commercial
The Land Use Plan identifies three land use designations that encourage a variety
of office, retail and commercial enterprises to serve the community.
The Professional/Administrative Office (PAO) designation applies to those
areas where professional and/or administrative offices are predominant, or
where such development is being encouraged. Land included in this
designation is found primarily near the Civic Center, and along the First
Street and Tustin Avenue Corridors in close proximity to freeways. There are
other smaller PAO areas in the City such as along North Broadway and along
portions of east and west Seventeenth Street. A total of 611.2612.4 acres is
included in this land use designation. The floor area ratio intensity standard
applicable to this land use designation ranges from 0.5 to 1.0.
The Professional and Administrative Office areas are intended to provide a
unique environment for office development in those areas of the City where
office uses are the predominant land use. The purpose for maintaining and
supporting these areas exclusively for office and office -related uses is to
encourage major employment centers at locations which significantly lessen
the impact to the City's local street system. The First Street/Tustin Avenue
office corridor between the Santa Ana (I-5) and Costa Mesa (SR -55) Freeways
serves this purpose. In addition, the orderly, well-maintained quality of
existing development supports a continuation of these areas as functional
office/employment centers.
The Professional and Administrative Office designation includes a range of
floor area ratios to differentiate development intensity and character in
relation to adjacent land uses. The areas with a FAR of 0.5 are not major
office centers, but rather have an established character of lower intensity
garden office and professional service uses. These areas are typically adjacent
to low density residential neighborhoods, or are converted residential office
uses. Office development along East Fourth Street, between Grand Avenue
and the Santa Ana Freeway, is typical of this low-rise office character. The
PAO area located adjacent to the Civic Center contains a range of office
development intensity which supports the City's functional role as the
government center of the County.
The types of uses typically located in the PAO district include the following:
• Professional and administrative offices/office parks;
• Service activities such as copy centers, courier services, travel agencies,
and restaurants when such uses are an integral component of a planned
office development; and
• Professional uses such as accountants, attorneys, doctors, engineers, and
insurance brokers.
i
A-20 CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
The General Commercial (GC) district applies to commercial corridors in
Santa Ana including those located along Main Street, Seventeenth Street,
Harbor Boulevard, and other major arterial roadways in the City. The
intensity standard applicable to this designation is a floor area ratio of 0.5 -1.0,
though most General Commercial districts have a FAR of 0.5. A total of
882.3885.8 acres of land is included in this designation.
General Commercial districts are key components in the economic
development of the City. They provide highly visible and accessible
commercial development along the City's arterial transportation corridors. In
addition, General Commercial land uses provide important neighborhood
facilities and services, including shopping, recreation, cultural and
entertainment activities, employment, and education. The districts also
provide support facilities and services for industrial areas including office and
retail, restaurants and various other services.
The General Commercial development standards are based upon the
character and intensity of development, as well as the degree of access and
market demand for these properties. The relationships to adjacent land uses,
are also considered. Uses typically located in this district are:
• Business and professional offices;
• Retail and service establishments;
• Recreational, cultural, and entertainment uses; and
• Vocational schools.
General Commercial Districts have a floor area ratio of 0.5 with the exception
of the Mid -town area which has an floor area ratio of up to 1.0.
One Broadway Plaza District Center is a separate land use designation as it
has an F.A.R. of2.9, which exceeds the typical District Center intensity limit.
Additionally, it does not include a residential component. One Broadway
Plaza is envisioned as a landmark professional office complex that will be a
focal point in the Downtown Redevelopment area serving the Civic Center
complex, Downtown, and Midtown urban areas. The City's District Centers
and major development areas are shown in Exhibit A-5.
CITY OF SANTA ANA GENERAL PLAN A-21
LAND USE ELEMENT
The intensity standard for the Urban Neighborhood ranges from a
floor area ration of 0.5 to 3.0; with residential density based on a
combination of floor area ratio and zoning development standards.
A total of 279.1 acres of land in the City are designated Urban
Neighborhood.
Industrial
The Industrial designation applies to those areas developed with manufacturing
and industrial uses. The designation applies to areas which are predominantly
industrial in character, and includes those industrial districts in the southwestern,
south central and southeastern sections of the City. A total of 2,152.8 acres of land
in the City is designated as Industrial. The maximum floor area ratio for this
designation is 0.45.
The Industrial districts of the City are vital to its economic health. These areas
provide employment opportunities for local residents, and generate municipal
revenues for continued economic development. As one of the County's oldest
cities, Santa Ana has long been an industrial center for the region. The City's goal
is to maintain this strong industrial base by setting land use policies which
preclude the intrusion of less intensive commercial or residential uses. Typical
uses found in this district include the following:
Light and heavy product manufacturing and assembly.
Commercial uses which are ancillary to industrial uses in the district.
Institutional
The Institutional designation includes the Civic Center, other governmental
facilities, City facilities and public institutions such as schools, etc. Only public
properties of approximately five acres or more are designated as Institutional. The
maximum applicable floor area ratio standard for this designation is 0.5. The 0.5
FAR is used as a guideline since most development in this designation are State,
federal, and local governmental facilities that are not subject to local development
regulations. A total of 71 F 796.6 acres of land is included in this designation.
Open Space
The Open Space designation is applied to parks, water channels, cemeteries and
other open space uses. A total of+ 1-5.81010.9 acres are included in this land use
designation. Of this total, 358 acres of public park land is included in this land use
designation.
A-24
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
As indicated in Table A-4, between 7-6;73876,998 to 95,844 housing units are
allowed by the Land Use Plan. The additional units which presently exist in the
City beyond the maximum number permitted under the theoretical buildout
scenario are a reflection of the higher density multiple -family developments
constructed in the 1970's and 1980's. However, the purpose of the Land Use Plan
as it applies to the residential areas is to preserve and maintain the stability of
existing neighborhoods, regardless of the character of development. The intent of
the Plan is not to create any displacement, nor decrease existing development
densities. Rather, it is to ensure a safe, healthy, and livable environment for City
residents. Existing residential development entitlements are protected through
this Land Use Element, applicable Zoning regulations, and sections of the City
code pertaining to legal nonconforming uses.
The Land Use Element's implementation may result in an increase in the
amount of commercial, office, and industrial development in the City. As
indicated in Table A-4, up to 33� 36,71533,173,989 square feet of commercial and
office development, and 42,199,991 square feet of industrial development are
possible under the effective capacity parameters of Land Use Plan.
LAND USE ELEMENT
Table A-4
Land Use Plan Build -out Capacities
Land Use
Intensity/
Acres Density
Effective BuildouA
Theoretical
Buildout
Low Density Residential
LR -7
6,45747 du/ac
45.226
Low Medium Density Residential
LMR -11
420.6 11 du/ac
4,627 du
Medium Density Residential
MR -15
370.1 15 dulac
5,551du
Subtotal
Mixed Use
7, Z.a.6
Non Res.
95,844 du'
Res.
Non -Res.
55.382 ddu
Res.
District Center
Other'
DC
309.5 90 du /ac
FAR 1.0-2.0
11,955,583 sf
3,017 du
23,764,534 si
3,017 du
Heritage
DC
18.8 FAR 1.7
54,090 sf
1,221 du
54,090 si
1,221 du
Downtown
DC
62.5 FAR 3.0
2,057,824 at
1,661 du
2,057,824 sf
1,661 du
Metro East
DC
98.3 FAR 3.0
3,245,185 sf
5,551 du
3,245,185 sf
5,551 du
Transit Village
DC
51.4 FAR 5.0
402,864 at
2,761 du
402,864 at
2,761 du
Harbor Corridor
DC
125.0 FAR 5,0
1,836,155 sf
2,029 du
1,836,155 at
2,029 du
Urban Neighborhood
UN
276.9 FAR 0.5-3.0
876,546 sf
5,016 du
876,546sl
5,016 du
Subtotal
944.6
20,428,42 at
21,256 do
32,237,371 at
21,256 du
Professional & Admin. Office
PAO
� FAR 0.5-1.0
13.34-3-37 8,072 f
26.676,144 sf
AC ]C�m9llll nisi
General Commercial
GC
8@ 85.8 FAR 0.5-1.0
19292.724 sf
10 M91.1]nf
38.585.448 sf
39494,2 ni
One Broadway Plaza District CO
OBPDC
4.3 FAR 2.9
543,193 sf
543,193 sf
Subtotal
1 502.5
400:8
33.173.989 sf
65.804.785 sf
33;a36445sf
65,730;207-s
Industrial
r
IND
2,152.8 FAR 0.45
42,199,991 at
42,199,991 sf
Institutional
INS
796.66,939,979sf
396-4 FAR 0.2-0.5
< g ' --,
17.349.948 sf
47-1 „T�,,,, --,
Open Space
OS
1 010.9
44 F 6 FAR 0.2
8.806.961 sf
9,84"5M
8.806.961 sf
sf
Subtotal
1 807.5
11442-4
15.746.940 sf
26,156,909 sl
45;78 487-sf
2"4.9"
FAR=floor area ratio; d.u.=dwelling unit; s.f.=square feet (of floor area). Acreage shown in table does not include roads in dght-of-way.
t Effective capacity for non-residential development assumes development possible under the lower range of FAR intensity standards with the exception of the
Metro East District Center, Transit Village District Center, Downtown District Center, Heritage District Center, and Urban Neighborhood areas. The Harbor Corridor
District Center, Metro East District Center, Transit Village District Center, Downtown District Center, and Urban Neighborhood areas allow a range of intensity for
mixture of residential and non-residential development based an the zoning development standards. Residential effective capacity was calculated by adding the
21,256 units possible in the District Center and Urban Neighborhood with the existing 74,588 (Census 2000) housing units.
' Land use designation permits both residential and non-residential development Build -out assumes 90% of land area will be developed as commercial and 10%
will be developed as residential; with the exception of Town and Country Manor project intended for continuum of care and housing seniors.
' Land use designation permits high intensity office development with ancillary retail use.
This table has been revised to correspond with the GIS Land Use Mao illustra led in Exhibit 2.
CITY OF SANTA ANA GENERAL PLAN A-35
WFADDEN AVE
ARAAVE
These land use designations have a floor area ratio as noted
below unless otherwise indicated in the table below.
DC (District Center) 1.0
UN (Urban Neighborhood) 0.5- 1.5
PAO (Professional &Administration Office) 0.5
OBPDC (One Broadway Plaza District Ctr.) 2.9
GC (General Commercial) 0.5
IND (Industrial) 0.45
INS (Institutional) 0.5
O (Open Space) 0.2
Land Use Plan &
Development
Intensity Standards/
FAR Areas
eU.4a
ExhibitA-4
Revised - ADril 2018
Project/Area Floor Area Ratio
1-
Main Place ..................................................
2.1
2-
City Place ...................................................
2.54
3-
North Main St .............................................
1.5
4-
North Broadway ..........................................
1.0
5-
Museum District ..........................................
1.5
6-
Hutton Development ....................................
1.0
7-
Civic Center Specific Dev Plan .......................
1.0
8-
Midtown Specific Plan ..................................
0.5-1.0
9-
Civic Center ...............................................
1.0
10-
Downtown .................................................
3.0
11-
Orange County Register ...............................
1.15
12-
Xerox Center Dev........................................
3.29
13-
First St/Tustin Ave ......................................
1.0
14-
Bentall Center Dev......................................
1.5
15-
2720 Hotel Terrace Dr ..................................
1.0
16-
1951 E Carnegie Ave ...................................
0.55
17-
4040 W Carriage Ave ...................................
0.47
18-
Lake Center Dev.........................................
0.72
19-
South Coast Metro .......................................
1.0
20-
Mac Arthur Place .........................................
2.0
21-
Mac Arthur Place South ................................
1.0
22-
Pac Tel Office .............................................
1.5
23-
Metro East .................................................
3.0
24-
Transit Village ...........................................
5.0
25-
Town and Country Manor ............................
1.27
26-
Harbor Mixed Use Specific Plan .....................
0.5-5.0
27-
The Heritage ...............................................
1.7
LR -7 (Low Density Residential)
LMR -11 (Low -Medium Density Residential)
- MR -15 (Medium Density Residential)
Land Use Plan &
Development
Intensity Standards/
FAR Areas
eU.4a
ExhibitA-4
Revised - ADril 2018
HAZARD
WFADDEN AVE
SEGERSTROM
MACARTHUR BLVD
GARDEN GROVEERwv
LAVETAAVE
.1 =.
ano 0111j.
-
-
;4TH ST
'. r
u
1 ST ST
Land Use Designations
LR -7 (Low Density Residential)
LMR -11 (Low -Medium Density Residential)
MR -15 (Medium Density Residential)
UN (Urban Neighborhood)
GC (General Commercial)
IND (Industrial)
INS (Institutional)
O (Open Space)
DC (District Center)
PAO (Professional & Administration Office)
OBPDC (One Broadway Plaza District Ctr.)
Land Use Plan
eExhibit 2 Do, 1
Pending
Revised - April 2018