HomeMy WebLinkAbout2019-048 - Approving General Plan Amendment No. 2019-01LS 6.4.19
RESOLUTION NO, 2019-048
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING GENERAL PLAN AMENDMENT
NO. 2019-01 FOR THE PROPERTY LOCATED AT 651
WEST SUNFLOWER AVENUE
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. Article 5 of Chapter 3 of Division 1 of Title 7 (commencing with Section 65300)
of the Government Code requires the City to prepare and adopt a
comprehensive, long-term general plan for the physical development of the City.
B. On February 2, 1998, the City of Santa Ana adopted the Land Use Element of
the General Plan, which has since been amended from time to time.
C. Legacy Partners (Applicant) is requesting approval of General Plan Amendment
No. 2019-01 to amend the General Plan land use designation of the property
located at 651 West Sunflower Avenue from Low -Density Residential (LR) to
Urban Neighborhood (UN) and to update text portions of the City's Land Use
Element to reflect this change in order to facilitate the construction of a 226-unit
multiple -family residential community on the 3.59-acre property.
D. On January 2, 2019, pursuant to Senate Bill 18, the City mailed consultation
letters to all tribes listed on the Native American Heritage Commission (NAHC)
Tribal Consultation List. The consultation period has since concluded.
E. On April 22, 2019, the Planning Commission of the City of Santa Ana held a
duly noticed public hearing. The public hearing was opened, public testimony
was taken, and the public hearing was continued to May 13, 2019.
F. On May 13, 2019, 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 approving General Plan Amendment No. 2019-01.
G. On June 4, 2019, 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. 2019-01, 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.
Resolution No. 2019-048
Page 1 of 7
H. General Plan Amendment No. 2019-01 has been filed to amend the General
Plan to change the land use designation of the property at 651 West Sunflower
Avenue from Low -Density Residential (LR) to Urban Neighborhood (UN).
Section 2. The City Council has independently reviewed and analyzed the
information contained in the Initial Study and the Mitigated Negative Declaration (MND),
Environmental Review No. 2018-75 and Mitigation Monitoring and Reporting Program,
prepared with respect to this project. The City Council has, as a result of its
consideration of the record as a whole 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, Environmental Review No. 2018-
75 meets all the requirements of CEQA.
Section 3. The City Council hereby finds that the proposed General Plan
Amendment is compatible with the objectives, policies, and land use programs specified
in the General Plan for the City of Santa Ana in that:
A. The City of Santa Ana has adopted a General Plan.
B. The land uses authorized by the General Plan Amendment, and the General
Plan Amendment itself, are compatible with the objectives, policies, general land
uses, and programs specified in the General Plan, for the following reasons.
1. The existing General Plan land use designations for the project site at
651 West Sunflower Avenue is Low -Density Residential (LR), which
allows single-family homes at a density up to seven (7) units per acre.
In order to facilitate the construction of a 226-unit multiple -family
residential community with a floor area ratio of 1.81, the land use
designation needs to be changed to Urban Neighborhood (UN),
which allows for a mix of residential uses and housing types, such as
low- to mid -rise multiple family, townhouses, single family dwellings;
with some opportunities for live -work, neighborhood serving retail and
service, public space and use, and other amenities with a floor area
ratio (FAR) of 0.5 to 3.0.
2. The proposed community at 651 West Sunflower Avenue supports
several goals and policies of the General Plan. The project is
consistent with:
i. Housing Element Goal 2, to create diversity of quality housing,
affordability levels, and living experiences that accommodate
Santa Ana's residents and workforce of all household types,
income levels, and age groups to foster an inclusive
community. The project will pay approximately $2,813,475 in
in -lieu fees pursuant to Santa Ana Municipal Code Section 41-
1904 to provide additional funds for future affordable housing
projects, which supports Housing Element Goal 3: Increased
opportunities for low and moderate income individuals and
families to find quality housing opportunities and afford a
Resolution No. 2019-048
Page 2 of 7
greater choice of rental or homeownership opportunities.
Further, the project is consistent with several Housing Element
policies; Policy HE-2.3 to encourage construction of rental
housing for the city's residents and workforce; and Policy HE-
3.4 to support the provision of employment training, childcare
services, rental assistance, youth services, and other
community services that enable households to attain the
greatest level of self-sufficiency and independence.
ii. Land Use (LU) Element Goal 1, to promote a balance of land
uses to address basic community needs. The project is
consistent with LU policies 1.2, to maintain and foster a variety
of residential land uses in the City; LU policies 4.3 and 4.4, to
support land uses which provide community and regional
economic and service benefits and that promote the City's
image as a regional activity center; and LU policies 5.5 and
5.7, to encourage development that is compatible with and
supportive of surrounding land uses and that does not exceed
available infrastructure capacity.
iii. Land Use (LU) Element Goal 6, to reduce residential
overcrowding. The project is in close proximity to major transit
corridors on Sunflower Avenue and Main and Bristol streets,
as well as the San Diego (1-405) and Costa Mesa (SR-55)
freeways. The project site is located in an area with high
development intensities near the Bristol Street commercial and
office corridor in Santa Ana and near a large employment
center across Sunflower Avenue in the City of Costa Mesa.
The multiple -family residential development will complement
the mid -rise residential communities and high-rise office
towers nearby and supports an already -thriving mixed use
portion of the City of Santa Ana.
iv. Urban Design (UD) Element, Goal 1, to improve the physical
appearance of the City through development of districts that
project a sense of place, positive community image, and
quality environment. The project is consistent with UD policies
1.1 and 1.11, having been designed with high -quality design,
materials, finishes, and construction, and integration with
visual and physical links among districts, nodes, significant
sites, landmarks, and other points of interest. The project will
maintain and enhance an existing plaza to the southwest of
the project site and will retain a public art installation already in
place. The project has been designed with an enduring,
contemporary architectural style that complements the existing
developments in the vicinity while reducing aesthetic and
physical impacts to surrounding land uses. The project site is
located on a major arterial roadway and is adjacent to
gateways into the City at Main Street/Sunflower Avenue and
Bristol Street/Sunflower Avenue, adjacent to the cities of Costa
Resolution No. 2019-048
Page 3 of 7
Mesa and Irvine.
The City Council has weighed and balanced the General Plan's policies,
both new and old, and has determined that based upon this balancing that
General Plan Amendment No. 2019-01 is consistent with the purpose of
the General Plan. The proposed General Plan Amendment will not
adversely affect the public health, safety, and welfare in that the General
Plan Amendment will not result in incompatible land uses on adjacent
properties, inconsistencies with any General Plan goals or policies, or
adverse impacts to the environment.
Section 4. The City Council of the City of Santa Ana after conducting the
public hearing hereby approves General Plan Amendment No. 2019-01. The
amendments to the Land Use Element are attached hereto as Exhibit A and
incorporated herein by this reference as though fully set forth herein, subject to the
Mitigation Monitoring and Reporting Program (MMRP), and upon satisfaction of the
conditions set forth in Section 5 below. 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 June 4, 2019, and exhibits attached hereto; and the public
testimony, written and oral, all of which are incorporated herein by this reference.
Section 5. This Resolution shall not be effective unless and until Ordinance No.
NS-2968 (AA No. 2019-01) to rezone the property from Single -Family Residential (R-1) to
Specific Development (SD) No. 94 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.
Section 6. The Applicant shall indemnify, protect, defend and hold the City
and/or any of its officials, officers, employees, agents, departments, agencies,
authorized volunteers, and instrumentalities thereof, harmless from any and all
claims, demands, lawsuits, writs of mandamus, and other and proceedings (whether
legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative
dispute resolution procedures (including, but not limited to arbitrations, mediations,
and such other procedures), judgments, orders, and decisions (collectively "Actions"),
brought against the City and/or any of its officials, officers, employees, agents,
departments, agencies, and instrumentalities thereof, that challenge, attack, or seek
to modify, set aside, void, or annul, any action of, or any permit or approval issued by
the City and/or any of its officials, officers, employees, agents, departments,
agencies, and instrumentalities thereof (including actions approved by the voters of
the City) for or concerning the project, whether such Actions are brought under the
Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning
Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or
any other federal, state or local constitution, statute, law, ordinance, charter, rule,
regulation, or any decision of a court of competent jurisdiction. It is expressly agreed
that the City shall have the right to approve, which approval will not be unreasonably
withheld, the legal counsel providing the City's defense, and that Applicant shall
reimburse the City for any costs and expenses directly and necessarily incurred by
Resolution No. 2019-048
Page 4 of 7
the City in the course of the defense. City shall promptly notify the Applicant of any
Action brought and City shall cooperate with Applicant in the defense of the Action.
Section 7. This decision rendered by the City Council of the City of Santa Ana
is final and is subject to judicial review pursuant to California Code of Civil Procedure
section 1094.6. The Planning and Building Agency shall give direct notice to the
Applicant of the City Council's decisions and these findings.
ADOPTED this 4th day of June, 2019.
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:
Lisa Storck
Assistant City Attorney
AYES: Councilmembers
NOES:
ABSTAIN:
NOT PRESENT:
Councilmembers
Councilmembers
Councilmembers
r1r
•
Mayor
Iglesias, Penaloza, Pulido, Sarmiento, Solorio,
Villegas(6)
None (0)
Resolution No. 2019-048
Page 5 of 7
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, NORMA MITRE, Acting Clerk of the Council, do hereby attest to and certify that the
attached Resolution No. 2019-048 to be the original resolution adopted by the City Council
of the City of Santa Ana on June 4, 2019.
Date: Z? ,�dl
Resolution No. 2019-048
Page 6 of 7
OQ��
Norma Mitre
Acting Clerk of the Council
City of Santa Ana
EXHIBIT A
Refer to Laserfiche for "Land Use Element Changes"
Resolution No. 2019-048
Page 7 of 7
City of Santa Ana General Plan
Land Use Element
1998
City of Santa Ana
Planning Division
Adopted
February 2, 1998
(Reformatled 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 Febn ary 2, 1998 (GPA 1997-
05):
GPA 2014-02(Oclober
21.2014)
GPA 2006-01(October2,2006)
GPA 2001-03(February
19,
GPA 201401(Joe
d 2014)
GPA 2005-01(December S. 2005)
GPA 2001-02(Jaouoy
7,r
GPA2011-03(March
19, 2012)
GPA 2ODS-02(OcIDber 17,2005)
GPA 2DOO-09(May
7, 2001)
GPA 2011-02(Joe
6, 2011)
GPA20MI(Aol 5. 2005, es passed by
GPA 200D408(February
5,2
GPA 201MI(June
7,2010)
the valms of Santa Ana)
GPA 200"3
(December 4,
GPA 200842(Juh
20, 2009)
GPA 200404(July 19, 2004)
GPA 20DO02(Noveraber
2f
GPA 2007-03
(May 16, 2009)
GPA 2004-06 (July 6, 2004)
GPA 199902
(October 18,1
GPA 200801(Mal
5, 2008)
GPA 2003-02 (June 16, 2003)
GPA 19MI
(August 16, 1!
GPA2004-03
(February 2, 2009)
GPA 2003-01(February 18, 2003)
GPA 19WU
(October 5,15
GPA20D7-02(Joe
18, 2007)
GPA 2002-01(September 3, 2002)
GPA 19M5(Septembar2
GPA20D7.01(March
1% 2007)
GPA 2002-03(August 19,2002)
CPA 19mi(May
4,1998)
LAND USE ELEMENT
areas. To encourage a dynamic mixture of residential, office and commercial uses,
within these areas both building intensity and residential density is based on floor
area ratio and zoning development standards. In calculating either the allowable
floor area or the allowable residential density, it is the City's policy to not allow
upward rounding. The Land Use Plan is illustrated in Exhibit 2. Additional
information concerning the Land Use Plan and the land use designations is
provided in Table 1 (Land Use Development Intensity Standards), and in the
Appendix.
Table 1
Development Intensity Standards
Land Use Designation
Low Density Residential (LR-7)
Low -Medium Density Residential (LMR-11)
Medium Density Residential (MR-15)
District Centel lDCl
etc.)
Heritage District Center
Downtown District Center
Metro East District Center
Transit Village District Center _
Harbor Corridor District Center
Urban Neighborhood
Transit Zoning Code Area/ Senerstrom, First Afth 61P Conidt
Harbor Corridor
Metro East
Professional and Administrative Office (PAO)
General Commercial (GC)
One Broadway Plaza District Center (OBPDC) f
Industrial (IND)
i
Institutional (INS)
Open Space (0)
Density/Intensity
Standards
(dulacre - FAR)'
1.0-2.0
FAR 1.7
FAR 3.0
FAR 3.0
FAR 0.75.1.5
FAR 0.5.1.0
FAR 0.5-1.0
FAR 2.9
FAR 0.45
FAR 0.5
FAR 0.2
Notes:
' The intensity standards shown refer to the theoretical maximum amount of development permitted for each
land use designation (du -dwelling units: FAR -floor area ratio). Development must also adhere to zoning
regulations, and/or specific plan requirements.
The District Center and Urban Neighborhood land use designations permit both residential and non-residential
development.
] Commercial intensities may vary. Baseline FAR is 0.5, Speck areas allowing greater intensities are Indicated
in Exhibit A-3.
' One Broadway Plaza District Center land use designation permits office, restaurant and ancillary retail for a
master planned development.
*Refer to Appendix for description of Land Use designations.
CITY OF SANTA ANA GENERAL PLAN
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LAND USE ELEMENT
LAND USE PLAN IMPLEMENTATION
To effectively achieve the broad range of goals outlined for the City's future
growth and development, a variety of plans, programs, and regulations must be
relied upon. This section of the Element discusses these tools, and how they
correlate with implementation of the City's land use goals.
DEVELOPMENT INTENSITY STANDARDS
Table A- t summarizes the development intensity standard for each of the General
Plan designations, and provides land use distribution by acreage for the land use.
The intensity standards for the categories permitting residential development are
expressed in density, measured in "units per acre,' or Floor area ratio and zoning
development standards in the case of certain Mixed Use land use designations.
The intensity standards for non-residential development are expressed as "floor
area ratio' or FAR. The FAR concept is illustrated in Exhibit A-3. The intensity
standards in concert with the zoning and development standards regulate the
massing, form and building size.
Table A-1
Development IntensRv Standards
Lead Use
DesignationsResidential Land Use
Low Density
7 du/acre
-Medium Deraft
11 dtdacm
_low
Medium Densitlj
15 dulacre
DesignationsMiked Use Land Use
District Center
Other District Centers (Midtown, etc.)
90 du/acre and FAR
1.0.2.0
Heritage District Center_
__ Di
FAR 1.7
FAR 3.0
Downtown District Center
Metro East District Center
FAR 3.0
_
Transit Yee District Center
FAR 5.0
_ _
Harbor Corridor District Center
FAR 5.0
Urban Neighborhood
Transit ZoningCode Area/ ,y Se e� rst�om First, Filth d 1r Skeet -Corridor
FAR 0.5- -,80
Harbor Cwn*
FAR 3.0
Metro East
I FAR 0.75.1.5
DesignationsCommercial Land Use
ProbselonallAdmin. Office
FAR 0.5-1.0
General Commercial
FAR 0.5-1.0
One B Plm Disaiet Center-
FAR 2.9
Designationsjindustrial Land Use
Industrial
FAR 0.45
Designationsfier.Land Use
IltstWtlon�
FAR 0.5
Open Space
FAR 0.2
NOW
du - dwWg unit FAR • floor art rate
• Residential develowert is riot a penrnted use.
CITY OF SAWA ANA GENERAL PLAN A-11
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LAND USE ELEMENT
Residenfiol
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:
A-20
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 (645+6- 6.451.0 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 I 1 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 362.3 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
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 of313.1 317.0 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 800.6 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 1,010.9 acres are included in this land use
designation. Of this total, 358 acres of public park land is included in this land use
designation.
CITY OF SANTA ANA GENERAL PLAN
A-25
LAND USE ELEMENT
interagency Development Review Committee (DRC) to ensure consistent and
comprehensive application of City regulations and policies for all projects.
Redevelopment Plans. The City will apply redevelopment tools associated
with the implementation of the adopted redevelopment plans, as appropriate.
The City will encourage the further development of industrial, commercial,
and residential projects in suitable locations to strengthen the City's tax and
employment base.
Special Studies. In certain instances, a special study may be required to
address a particular issue. In these cases, a specific effort to identify staff
resources needed to conduct the appropriate investigation and analysis will be
identified.
Zoning Code Review. The zoning code serves as a primary tool used by the
City to regulate development. The City will develop a program to revise the
Zoning Ordinance to ensure that development regulations and standards are
consistent with community needs and high quality development. The City
will initiate appropriate changes to the ordinance to ensure, where
appropriate, conformity between the Land Use Element and Zoning Map.
LAND USE PLAN BUILDOUT
As indicated previously, the City of Santa Ana has been almost completely
developed for many years. As a result, any new development will necessarily
consist of redevelopment and infill development on the remaining vacant and
underutilized parcels. Many parcels with nonresidential land use designations
will never be developed to the maximum intensity permitted under the General
Plan.
Table A-4 indicates the development possible under the build -out of the Land
Use Plan. The build -out for residential land uses considered two scenarios.
Effective build -out for residential development is calculated by adding the 2l, 256
21.482 units possible in the areas designated as District Center and Urban
Neighborhood to the existing 74,588 units presently found in the City perCensus
2000. Theoretical build -out for residential development considered the
development possible if all ofthe areas designated as residential were developed
according to the permitted Land Use Plan intensities. Since the Land Use
Element does not contemplate the elimination ofexisting housing in the Cit y the
effective build -out figure represents a more realistic estimate of future residential
development.
As indicated in Table A-4, three of the non-residential land use designations have
a range in FAR intensities. For the non-residential land use designations, effective
build -out considered the development possible under the lower range of FAR
intensities while theoretical build -out considered the upper FAR range. Typically,
parking and landscaping requirements will result in significantly less Floor area
A-34
CITY OF SANTA ANA GENERAL PLAN
[n_219XIAi4lTli:iIt
for commercial and industrial developments than that which is permitted under
the General Plan.
As indicated in Table A-4, between 76-,499-76a699 to 95,54396 069 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 ofthe 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 32,257,051 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.
CITY OF SANTA ANA GENERAL PLAN
A35
Land Use
LAND USE ELEMENT
Table A-4
Use Plan Build -out Capacities
Intenalyl EdaOveBulldout' Theoretical
Gena1N I Bulldout
Low Density Residential LP-7 '6 7 dWao
Low Medium Density Residential LMR-11 4206.11 dahac
Medium Density Residential MR-15 1 362.3 150*
Subtotal
District Center
Other'
Heritage
Downtown
Metro East
Transit Village
Harbor Corridor
Urban Neighborhood
Subtotal
DO
309.5
90 du ho
FAR 1.0.2.0
DC
19.9
PAR 1.7
DC
62.5
FAR&0
DC
113.9
FAR 0.75.3.0
DC
51.4
FAR 5.0
DC
125.0
FAR5.0
U9
�
-98.1
flea c
Mill ,7.0
Professional 5 Admin. Office PAO
General Commercial OCR
One Broadway Plaza District Ctrs ITW-1 Subtotal j
4,627 du
5,435 du
1,955,50 if
&M7 du
23_,7-64,5-34 ed�—
—3,(17 du
54,090 a
1R21 dv
54,000 a
1,22f Al
2,057,924 C
I,N1de
2,057,821
1a 661 du
2.464,776 e1
9A97 dlf
2,41 e
. 5.W du
4 re,964 a
2,781 du
402,864 a'
Z761 du
1,935,155a
2X9du
1,936,tsser
2,1129du
1,656,955 a
it 111 a5 Ai
1,656,955 a:, ll Au
0,42 ?all IM491I 92iW.1Nall
FAR 0.5.1.0
13,011115,424 a''..
FAR 0.5.1.0
19,9 knit at
FAR2.9
5,113,111113111111
26,170,848 st
37,256,868 st
543,193 sf
63,970,909 at
Industrial
MID 2,152.8
fAR 0.45
42,199,991 sf
42.199,991 sf
Institutional
INS 800.6
FAR 0.2-0.5
6,974,740 sf
17,436,850 st
Open Space
OS 1,010.9
FAR 0.2
8,806,961 sf
8,806,961 st
Subtotal
1,811.5
15,781,701 of
25,243,111 it
FAR -floor area ratio, d.u.=dwelling unit , s.I =square feet (of door area). Acreage shown in table does not include roads in right-ol-way.
1 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 Distinct Center Hentage District Center, and Urban Neighborhood areas. The Harbor Comdor
District Center, Metro East District Center, Transit Village District Center, Downtown District Carder, and Urban Neighborhood areas allow a range of intensity lot
mcdure of residential and non-residental development based on the toning development standards. Residential effective capacity was calculated by adding the
21 481 411-;25-iunlls possible In the District Center and Urban Neighborhood with the existing 74,588 (Census 2000) lousing units.
land use designation permits both residential and non-residential development. Budd -out assumes 90%of land area will be dweloped as commercial and 10%
win 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 wish the GIS Land Use Map illustrated in Exhibit 2.
CITI' OISAIJLA �,rV, GLI IrPAL PIN'J
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