HomeMy WebLinkAbout2014-070 - Amending the Land Use Element and Urban Design Element of the General PlanROH — 10/21/14
RESOLUTION NO. 2014 -070
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA AMENDING THE LAND USE ELEMENT AND
URBAN DESIGN ELEMENT OF THE GENERAL PLAN OF
THE CITY OF SANTA ANA TO CHANGE THE LAND USE
DESIGNATIONS IN THE HARBOR MIXED USE TRANSIT
CORRIDOR SPECIFIC PLAN (SP -2) TO DISTRICT
CENTER (DC) OR URBAN NEIGHBORHOOD (UN) (GPA
NO. 2014 -02)
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. On August 25, 2014, the Planning Commission held a duly noticed public
hearing and voted to recommend that the City Council:
1. Adopt a resolution certifying the Final Environmental Impact Report
No. 2014 -01, to approve the mitigation monitoring program, findings
of fact, and statement of overriding considerations for the Harbor
Mixed Use Transit Corridor Specific Plan.
2. Adopt a resolution approving General Plan Amendment No. 2014-
02.
3. Adopt an ordinance approving Zoning Ordinance Amendment No.
2014 -01.
4. Adopt an ordinance approving Amendment Application No. 2014-
01.
B. The City Council of the City of Santa Ana held a duly noticed public hearing
on the above said actions for the Harbor Mixed Use Transit Corridor Specific
Plan (SP -2) on September 16, 2014. At that meeting, the City Council
continued the matter to October 7, 2014, so that the plan could be revised to
reflect the City Council's new policy decisions. The October 7, 2014 City
Council meeting was postponed, and all matters were continued to the next
meeting. On October 21, 2014, the City Council resumed the public hearing,
and at that time considered all testimony, written and oral.
C. General Plan Amendment No. 2014 -02 has been filed with the City of
Santa Ana to change the land use designations in the Harbor Corridor
Plan project area to District Center (DC) or Urban Neighborhood (UN).
Each of these two land use designations allow and encourage mixed use
development to create a vibrant, active living environment. The District
Center land use designation is proposed to align with the transit nodes,
Resolution No. 2014 -070
Page 1 of 5
where higher intensity and density is encouraged in close proximity to
transit stations. The Urban Neighborhood land use designation will apply
to primarily to residential and mixed use areas, with pedestrian oriented
commercial uses, schools and small parks. In addition, General Plan land
use designations are proposed in conjunction with the areas reverting
back to convention zoning, creating additional Medium Density Residential
(MR -15) in keeping with the existing land uses and lot characteristics.
D. Approval of General Plan Amendment No. 2014 -02 supports the City's
efforts to meet Goal #3 Economic Development, Objective #2 Create new
opportunities for business /job growth and encourage private development
through new General Plan and Zoning Ordinance policies), Goal #5
Community Health, Livability, Engagement and Sustainability, Objective #3
(Facilitate diverse housing opportunities and support efforts to preserve and
improve the livability of Santa Ana neighborhoods) and Objective #4
(Support neighborhood vitality and livability).
E. The City Council also adopts as findings all facts presented in the Request
for Council Action dated September 16, 2014, and the Request for Council
Action dated October 7, 2014, accompanying this matter.
F. For these reasons, and each of them, General Plan Amendment No. 2014-
02 is hereby found and determined to be consistent with the General Plan of
the City of Santa Ana and otherwise justified by the public necessity,
convenience, and general welfare.
G. At the duly noticed public hearing held on October 21, 2014, the City
Council, by resolution, certified that Final Environmental Impact Report No.
2014 -01, prepared for the proposed Harbor Mixed Use Transit Corridor
Specific Plan (SP -2), was completed in compliance with the California
Environmental Quality Act (CEQA) (Public Resources Code § 21000 et
seq.), was presented to the City Council for review and consideration, and
reflects the City of Santa Ana's independent judgment and analysis; and,
approved the Mitigation Monitoring Program, CEQA Findings of Fact and
Statement of Overriding Considerations. At the October 21, 2014, meeting,
the City Council also adopted an ordinance approving amendments to
various zoning designations (AA No. 2014 -01), and adopted an ordinance
approving amendments to various zoning provisions of Santa Ana Municipal
Code Chapter 41 (ZOA No. 2014 -01). This resolution incorporates by
reference, as though fully set forth herein, the ordinances, resolution and the
Final Environmental Impact Report, Mitigation Monitoring Program, CEQA
Findings of Fact and Statement of Overriding Considerations, and all of their
respective findings and conclusions in support of this resolution.
Section 2. The City Council hereby approves General Plan Amendment No.
2014 -02. In addition to the amendment to the General Plan Land Use Plan maps, various
text and maps in the General Plan Land Use Element and Urban Design Element are
updated to reflect the buildout and urban form detailed in the Harbor Corridor Mixed Use
Specific Plan, and maintain consistency with the City's General Plan vision. The General
Resolution No. 2014 -070
Page 2 of 5
Plan Land Use Designations and General Plan Land Use and Urban Design Element
Amendments are hereby approved and attached hereto as Exhibit "A" and incorporated by
this reference as though fully set forth herein. (GPA No. 2014 -02).
Section 3. This Resolution shall not be effective unless and until Resolution
No. 2014 -069, Ordinance No. NS -2871, and Ordinance No. NS -2872 become effective.
If said Resolutions and Ordinance are 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, this Ordinance shall be null and void and have no
further force and effect.
Section 4. If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this ordinance. The City Council of the City of Santa Ana hereby declares that
it would have adopted this ordinance and each section, subsection, sentence, clause,
phrase or portion thereof irrespective of the fact that any one or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
Section 5. This Resolution shall take effect immediately after its adoption by the
City Council, and the Clerk of the Council shall attest to and certify the vote adopting
this Resolution.
ADOPTED this 215' day of October, 2014
APPROVED AS TO FORM:
Soniaarvalho, City Attorney
By:_
Ryan
Resolution No. 2014 -070
Page 3 of 5
AYES: Councilmembers: Amezcua Benavides, Martinez, Pulido, Reyna,
Sarmiento, Tinajero (7)
NOES: Councilmembers: None (0)
ABSTAIN:
Councilmembers:
None 0
NOT PRESENT:
Councilmembers:
None (0
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify that the
attached Resolution No. 2014 -070 to be the original resolution adopted by the City
Council of the City of Santa Ana on October 21, 2014.
Date: /� ryv� ,JD - 1-tth 64Z
Clerk o the Council
City of Santa Ana (�
Resolution No. 2014 -070
Page 4 of 5
Exhibit "A"
SEE LASERFICHE
RESOLUTION NO. 2014 -070 FOR EXHIBIT
Resolution No. 2014 -070
Page 5 of 5
City of Santa Ana General Plan
Land Use Element
1998
City d Santa Ana
Planning Division
rl
February a, 1996
(Peformatted January 2010)
T hefolloaing isa chronology of the approved galaal plan arnendmaltsthat haie been incorporated intothisdocumait sncethe
corprehalsve update of the Galaal Plan Land U ge Elar>ent adopted by the S3rltaAna City Council Fd7ruary 2,1998 (GPA 1997 -05):
CPA201402 ((ktds21, 2014)
CPA211401(June 3, 2014)
CPA 201}03 (Nadi 1$ 20127
CPA 2011-02 (June 6, 2011)
CPA 211001(Jim 7, 2110)
CPA 200602 (Jdy21, 2009)
CPA2107 - -03 May 18, 2009)
CPA 210403 (Fdniary 2, 2109)
CPA 200601 May 5, 2106)
CPA2007-02 (Jive 18, 2007)
CPA2107 -01 (March 1$ 2107)
CPA 210601(@taberZ 2106)
CPA210501(Deoerrba 5 2105)
CPA210502 (Odaba 17, 2)05)
CPA210401(April 5, 2005, aspassal b7
the voters af Sarta Anna)
CPA 210404 (Jdy 19, 2104)
CPA 210406 (Jdy6, 2004)
CPA 200302 (Jive 16, 2103)
CPA200301(Fdxuary 18, 2003)
CPAZ002 -0l (Septaria 3, 2002)
CPA21024D3 (A UA 19t 2002)
CPA2101-03 (Fdxuary 19t 2002)
CPA21014M (Jaivary 7,2X2)
CPA210009(May 7, 2101)
EXHIBIT A
CPA 200008 (Fdxuary 5, 2)01)
CPA2 OD3(Deoerrirr4200(4
CPA210002 (Nwaiba2), 2100)
CPA 19902 (Odaba 18, 1999)
CPA 199901(Augud 16, 199)
CPA 19804(Odaba 5,1998)
CPA 199805(Septaria21, 1998)
CPA 199B01(May4, 1998)
LAN D U SE E_EA EN T
and employment center are likely to result in continued development
pressure.
The City is the fifth largest Orange County city in terms of land area,
consisting of 27.3 square miles Of this total, 58 percent is devoted to
residential development, 15 percent to commercial uses, 14 percent to
industrial, 11 percent to public and institutional uses, and two percent to
publicparkland and open space. TheCity'soverall distribution of land use
and development reflects its maturity as a commercial, employment, and
governmental center.
• H istori Cal Iy, over 6,000 acres of land in Santa Ana was i Ind uded in one
Merged Redevelopment Project Area. Further, an 11,790 -acre area has been
designated as Catifornia E nterpri se Z one and that designation expired on
December 13, 2013. The Enterprise Zone provided businesses with tax
i ncentivesi ntended to promote bus nessdevelopment and growth, i in addition
to creating jobs The City has been permitted to continue to process
Enterprise Zone vouchers for edsting oompaniesuntil December 31, 2014.
• The City of Santa Ana hasadopted a number of specific plansto provide
greater direction, and consistently high quality development standardsfor
projectsi n theseareas These sped fi c planswereestabl ished for thoseareasof
the Citywhi ch would benefit from a oomprehensivedevelopment scheme not
otherwise possible under existing land us; regulations
Santa Ana is served by five freeways the Santa Ana Freeway (1 -5), the
Garden Grove Freeway (SR-22), the Costa Mesa Freeway (SR-55), the San
Diego Freeway (1 -405), and the Orange Freeway (SR-57). Planned freeway
enhancernentsand other regional transit i mprovementswi I I further enhance
accessi bi I ity to theCi ty. T he Ci ty'soentral Iocati on i in relation to the regi onal
transportation network contributes to its continued growth and economic
vitality.
DEMOGRAPHIC CHAMCT gSnCS
SantaAnaisthelargel City in TofulIy understand the City' slanduseandde velopmenttrends�thedemographic
Orange County intemsof and sod oeconomiccharacteristicsof the community must be considered. Key
population and ranks52 nd in the demographic trends Iikelyto affect future land use and developmenti Ind udethe
U nited States
Census2000 following:
• TheCityexperienoedadramatici increase inpopulation growth from 1970to
1990 i in spite of its "bui It -out" character. D uri ng thi sti me peri od, the City's
populati on nearl y doubled whi Iethe County's popul ati on i increased by only
25 percent.
• TheCity' spopuIationasof Jan uary1 ,2009isesti mated by the Cad ifornia
Department of R nance to be 355,662 persons A000rdi ng to 2006 Orange
County Projections, it is anti dpated to grow to 371,203 persons by the year
{� A 8 2015, based on growth trends
6 CITY OF SANTA ANA GEN EZAL PLAN
JAA
LAN D U SE E_EM EN T
Reduce residential overcrowding to pramote publ is health and safety.
Policy 6.1 Support legislative and regulatory changes to laws and codes
concerning safe occupancy standards
Policy6.2 Support reducing the number of units in multiple - family
developments by allowing the property owner to combine two or
more units into a larger unit.
Policy 6.3 Prohibit new dev elopment and buiIdingalterationswhich can read iIy
be converted to improper occupancy.
Policy 6.4 Target educational programs concerning overcrowding to tenants,
owners, and property managers
Policy 6.5 Promote heal th and safety programs wh i ch add ressthe occupancy of
housing unitsand overcrowding.
LAND USE PLAN
The Land Use Plan iscomprised of three componentsthat direct and regulate
land use in Santa Ana. Theseindudea Land Use Map, development intensity
standards, and adopted Specific Plans These key components establish a
framework for land use and development in the City. The Land Use Plan
i ndi catesthelocation, types, and extent of de/dopmentand land usesthroughout
Santa Ana. It conslstsof a map which desgnatesland use categoriesand their
relative location, aswel I asdevelopment intensity standardsfor each category. The
Land Use PI an isfurther supported by Specific Planswhi ch correlateto the Land
Use Plan.
DEVELOPMENT INTENSITY STANDAIUS
As required by State law, the Land Use Element also establishes standards for
development intensity. These standards ensure that the types of development
permitted under each land usedesgnation arewell understood by the property
owner, decison- makers, developer, and thegeneral public. Development intensity
refersto the size or degree of development possl ble withi n a particular land use
category.
T hedevel opment i ntenslty standard used for nonres dential development isfloor
area ratio, which i sthe rati o of the bui I di ng'sfl oor area to the total area of the I of
on which the building is located. The development intensity standard for
residential de velopmentsis "unitsperacre"which isameasireofthenumberof
unitsallowed for each acreof land - with theexception of Metro East District
Center, Transit Village District Center, Downtown District Center, Harbor
Corridor District Center, and Urban Neighborhood areas To encourage a
14
CITY 0 F SANTA ANA GEN ETAL RAN
LAND USE ELEM BIT
dynamic mixture of residential, office and commercial uses, within these areas
both building intensity and residential density isbased on floor area ratio and
zoning development standards In calculati ng either the ad owable floor area or
the allowable residential density, it is the City's policy to not a low upward
rounding. The Land Use Plan isi Ilustrated in Exhibit 2. Additional information
conoerni ng the Land Use Plan and thel and usedesignationsis provided i n Table
1 (Land Use Development Intensity Standards), and in theAppendix.
Table 1
Developrtent Intensity Standards
Dermlylit termly Sfachrds
Land LLse Desgration (Wage - FAR)'
Low Density Residential (LR 7)
7 du7acre
Lev- Medium Density Residential (LMR 11)
11 du ✓acre
Medium Density Residential (MR -15)
DIStrICt Cente2(131C)
15 du ✓acre
90 du ✓acre and FAR 1.0
Ctha District Center (Midtown, MacArthur Race, etc.)
FAR 1.0 -2.0
Dc%m town District Center
FAR 3.0
Mho last District Canter
FAR 3.0
Transit Village District Canter
FAR 5.0
Harbor Corridor District Canter
FAR 5.0
urban Neighborhood
Transit Zoning Code Arm
FAR 0.5 -1.5
Harbor Corridor
Conriercial Land Use Designations.
Professional and Pdrrinisbative Office (PAD)
FAR 3.0
FAR 0.5 -1.0
General Cormracial (CC)
FAR 0.5 -1.0
One eroadway RaZ@ District Center (OBpDC) 4
FAR 2.9
1 nclustrial Land Use Designations.
Industrial (IND)
FPF20.45
Institutional (INS) FAR 0.5
Open Space (Ofj 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 permt both residential and
non-residential development.
' Comrrercial intensities may vary. Baseline FAR is 0.5. Specific areas allowing greater intensities
are indicated in ExhibitAc3.
One Broadway Raza Dstrict Center land use designation permits office, restaurant and ancillary
retail for a master planned development.
* Refer to Appendix for description of Lard use designations.
CITY OF SANTA ANA G EJ EAL RAN
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LAND USE E_EM BIT
SPECIFIC PLANS
The City of Santa Ana has also adopted three specific plan areas, shown in
Exhibit 3, to provide greater direction in the development of these areas As
required by State law, thesespecific pl ans, indicated below, areconsstent with the
Land Use Plan.
•
Harbor M bed Use Transit Corridor Specific Plan which promotes quad ity
mixed use/residential development, and land usecompati bi I ity along Harbor
Boulevard within a 305 acre pl anni ng area.
• Bristol Corridor SpecificPlan which appl iesto a 3.9-milesection of Bristol
Street in the central portion of the City.
• Midtown Specific Plan which regulatesdevelopment in the areas north of
downtown and east of the Civic Center in order to create a thriving and
integrated district for civic, cultural, and commercial activities.
I'
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Harbor Mixed Use Transit Corridor
Specific
Bristol Street Corridor
1 .
CITY OF SANTA ANA G BJ BAL RAN
LAND USE E_EM BIT
Exhibit 2l Specific Plans
Harbor Mixed -Use Corridor Specific Plan
® Bristol Street Corridor Specific Plan
® Midtown Specific Plan
CITY OF SANTA ANA G BJ BBL RAN
0 0.6 1.2 Miles
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LAN D U SE E_EM EN T
guidance for the purpose of ensuring navigable ai rspace i s not impacted by
future development in the City.
:c�� alb �� iii :► r � ►
Prior to the elimination of Redeveloping Agencies in California in 2011, an
estimated 5,185 acres(8.1 square mi I es) of land in SantaAnawasi nd uded i n one
Merged Project Area. Prior to August 2004, thisProjectAreawasdividedintosx
separate redevelopment project areasasdescri bed below. Of thistotal, 9peraent
(464 acres) isin residential use, 32 percent (1,678 acres) oommercial, 40 percent
(2,075 acres) i ndustri ad, with other usesacoounti ng for the remai ni ng 19 percent
(963 acres). T he fol Iowi ng s x redevelopment pl ans have been adopted:
• Santa Ana Redevelopment Plan. This plan which encompassed 694 acres,
was adopted in 1973 to revitalize the downtown area, improve traffic
circulation, reestablish businesses and stimulate private investment;
•
North H arbor Boulevard Redevelopment Plan. Adopted in 1982, the Plan
covered 470 acres along Harbor Boulevard. The Plan for this area was
adopted to define future de/el opment, and create desi gn standards for new
development in the area.
•
I nter-C ityCommuter Station Redevelopment Plan. Thispl an, alsoadopted
in 1982, focused on approximately 525 acres desi gned to provide for the
development of acommuter rail station and to promote sapporting uses.
• South Main Street Redevelopment Plan. Adopted in 1982, the plan applied
to 1,500 acresi n oneof thepri mary commercial and industrial di strictsof the
City;
• South H arbor BoulevardtFaiNewStreet Redevelopment Plan. Adopted in
1982, this 1,085 acre plan covered a key industrial area in the vicinity of
Harbor Boulevard and Fairview Street; and
• Bristol Corridor Redevelopment Plan. Adopted in 1989, the plan promoted
the redevelopment of a 781 acresarea along the Bristol Street corridor of the
City.
The location of the previ ous y exi sting redevelopment project areasareshown in
Exhibit A -1.
JAUI-
CITY OF SANTA ANA GENERAL PLAN
LAND USE E-EM BIT
LAND USE PLAN I M PLEM EV TATI O N
To effectively achieve the broad range of goals outlined for the City's future
growth and development, avariety of plans, programs, and regulations must be
relied upon. This section of the Element discusses these tools, and how they
correl ate wi th i mplementati on of the City's land use goals
DEVELOPMENT INTENSITY STAN DAFIDS
TableA -1 sammarizesthedevelopment i ntenaty standard for each of the General
PI an des gnat ions, and provi des Iand usedi stri bution by acreage for the land use.
T he ntensty standardsfor the categori es perm i tti ng red denti al devel opment are
expressed in densi ty, mired i n °unitsper acre," or fl oor area ratio and zoning
devel opment standards in the case of certain Mixed Use land use designations
T he i ntena ty standards for non- red denti al devel opment are expressed as "fl oor
area ratio" or FAR. The FARooncept isill ustrated in Exhibit A-3. Theintensty
standardsin ooncertwith thezoning and development standards regulate the
massing, form and building size.
Tat ie A -1
Development Intensity Stanclards
Land t&
Low Density
Denwity/trRensW Stardarcls
7 cUacre
Low - Medium Density
11 dLYacre
Medium Darsi
15 du'acre
DIStrICt Ceuta
Char District Caters Midtown, etc.
90 duracre ad FAR 1.0 -2.0
Dmmtown District Center
FAR 3.0
Metro East District Center
FAR 3.0
Transit Mllage District Center
FAR 5.0
Harbor Corridor District Center
FAR 5.0
urban NeigHDorhood
Transit Zoning Code Area
FAR 0.5 -1.5
Harbor Corridor
ProFessional/Acirrin. Cfice
FAR 3.0
FAR0.5 -1.0
General Cxmiarcial
FAR 0.5 -1.0
Qie g Ram District Cnta*
1 ndustnal Land Use Designations
I rdustrial
1 nstitutional
FPR 2.9
FAR 0.45
FAR 0.5
Cpan axe
FAR 0.2
Notes:
du - dwelling unit FAR- floor area ratio
* Residential devdcprnent is not a parritted use
CITY 0 F SANTA ANA G EN EAL RAN A -11
LAN D U SE E-EM EN T
The City establ idled de/elopmentintensity standards i in 1988, for nonresidential
land use designations T hestandards measure intensity through the use of floor
area ratios The floor area ratios proposed for the City's major commercial
corridorsare expected to remai n i n place over the I ife of the Land Use Element.
Those areas of the City proposed for the most intensi ve level s of devel opment
i net udedistrict centers, profesional and admi ni strati veofficedistricts, and sale-a1
other commercial oenters with a unique character, or special devdopment
concerns Some of these areas correspond to those for which Specific Planshave
been prepared.
The proposed floor area ratio(s) for most of the City's commercial corridors
allows structures of two to three stories with surface parking. The major
devdopment areas -the District Centersand Professional /Administrative Office
Districtsalong Tustin Avenueand East First Street-allow mid- riseand high -rise
buildings with structured parking. These areas are expected to generate the
highest Ievd of devdopment activity in the City ascentersof commerce. These
areasare I i sted i n TableA -2 and are shown in Exhi bi t A -4. T he fl oor area ratios
indicated in TableA -2 are the maximum building intensity allowed for
devdopment.
Table A-2 Frey Prey Floor Area Ratios
Area
Fn jectlArea FAR
1
MainRace
2.1
2
x3ly Race
2.54
3
North Man Street
1.5
4
North
1.0
5
Miseum District
1.5
6
Fifon Datelopmert
1.0
7
Civic Center Specific Developrnad Rai
1.0
S
Mdtawvn Specific Rai
0.5 -1.0
9
Civic Canter
1.0
10
DwItanm
3.0
11
Qange Carty Register
1.15
12
)raox Canter DafeloWent
3.29
13
First StreetAiustlnfwaue
1.0
14
Bertall Crier Da dopmant
1.5
15
2720 Mel Terrace Drive
1.0
16
1951 East xanegieAvanue
0.55
17
4040 Mst QYnageAvaue
0.47
18
take Canter DafeloWent
0.72
19
South Coast Metro
1.0
20
MacPrllxr Race North
2.0
21
MaaArthrr Race Sodh
1.0
22
Pac Tel (]rice
1.5
23
Metro last
3.0
24
Transit Village
5.0
25
TM n & Canby Manor
1.27
26
Flan" Mixed use Transit Corridor
5.0
A -12
CITY OF SANTA ANA GEN BTAL RAN
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LAND USE ELENI EN T
Identlal
The Land Use Plan providesfor threedi sti nct residential land use designati one,
Residential de✓dopment is also permitted in two other designations District
Center and Urban Neighborhood. The Santa Ana Land Use Plan indudesthe
fol I owi ng 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
ad owabl emaxi mum de/dopment intensity is7 unitsper acre. Development
in this category is characterized primarily by single - family homes. This
designation applies to a large proportion of the City (6,459.4 acres)
representing 47 percent of the City'stotal land area.
• The Low-Medium Density Residential (LMR -11) designation applies to
those sections of the City which are de/doped with residential uses at
permitted densi tiesof up to 11 units per acre. The land area included i n this
designation is approximately 420.6 acres The great majority of the land
designated asLow- Medium Density Residential islocated in thewesterly
portion of the City, north and south of First Street. Properties with this
designation are typically characterized by mobile home parks, a mi xture of
duplexesand singlefamily residences, or small lot subdivisions
• The Medium Density Residential (MR -15) designation applies to those
sectionsof the City which are de✓doped with residential usasat densi tiesof
up to 15 unitsper acre. De✓dopment in thisdesignation ischaracterized by
duplexesi apartments, or a combination of both. A total of 370.8 acres is
designated asMedi um Density Residential. T he desi gnation appl i esto areas
located in the vicinity of downtown, areas north and south of MacArthur
Boule✓ard, and in other areas where there are establ i died multiple - family
de✓dopment projects
M B.-
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CITY OF SANTA ANA G EN EFAL RAN A -19
LAND USE E_EM BIT
The General Commercial (GC) district appliestocommercial corridors in
Santa Ana including those located a1 Ong Main Street, Seventeenth Street,
Harbor Boulevard, and other major arterial roadways in the City. The
intensity standard applicable to thisdesignation isa floor area ratio of 0.5-
1.0, though most General Commercial districts have a FAR of 0.5. A total of
888.3acresof land isi Ind uded in this designati on.
General Commercial districts are key components in the economic
devdopment of the City. They provide highly visible and able
commercial duel opment along the City'sarterial transportation corridors I n
addition, General Commerci al land uses provi de i mportant neighborhood
facilities and services, including shopping, recreation, cultural and
entertainment activities, employment, and education. The districts also
providesupport faci I i tiesand servicesfor i ndustrial areasi ncl udi ng officeand
retail, restaurants and variousother services
The General Commercial development standards are based upon the
character and intensi ty of development, as well as the degree of access and
market demand for these properties. T herelati onshi psto adjaoent land uses
arealso considered. Usestypically located in thisdistrict are:
• Businessand professional Offices;
• Retail and serviceestablishments,
• Recreational, cultural, and entertainment uses, and
• Vocational schools
General Commercial Districtshaveafloor area ratio of0 .5 with theexception
of the Mid -town areawhich hasan floor area ratio of up to 1.0.
One Broadway Plaza District Center isa separate land use designation as it
hasan F.A.R. of 2.9, which exceedsthetypical District Center intensity limit.
Additionally, it does not include a residential component. One Broadway
Plaza isenvisioned asa 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 devdopment areasare shown in Exhibit A -5.
CITY OF SANTA ANA G BJ BBL RAN
A -21
LAN D U SE E-EM EN T
Mixed Use
The Land Usa Plan providesfor two distinct mixed use land use
designations These designationsallow for both vertical and horizontal
mixed use dedelopments� with an emphasison linkagesto a range of
transportation options
The District Center (DC) land usedesgnationindudesthemajoractivity
areasi n the City. Seven areasof the City, totaling 646.7 acres, are designated
as District Center. The intensity standard for the District Center designati on
ranges from a floor ratio of 1.0 to 5.0.
District Centers are designed to serve as anchors to the City's commercial
corridors, and to accommodate major de✓d opment activity District Centers
areto bede✓el oped with an urban character that i nd udesa mi xtureof high-
rise office, commercial, and residential uses which provide shopping,
business, cultural, education, recreation, entertainment, and housing
opportunities Residential de✓elopmentswithin some District Centersare
allowed at a density of up to 90 unitsper acrewhen developed asan integral
component of a master planned mixed useproject. In H arbor Corridor, Metro
East, Downtown, and Transit Village District Centers residential
de/dopment intensity is based on a combination of floor area ratio and
zoning overlay and /or de/dopment standards Some D istrict Centersserveas
major retail and employment centers locally and regionally, and should
i nd ude dc/elopment which promotes the Ci ty as a regi onal activity center
while creating an environment conducive to businesson a regional scale.
District Centers in Santa Ana i Ind ude the folIowing:
The Main Plaoe/City Plaoe District Center indudes a regional
shopping center and officeoomplex, aswel I ashigh intensity hour ng
and mixed- usede✓elopment.
• The Museum District located between the Downtown and
MainPlace/City Place District Centers is proposed as a major
office /cultural center whi ch wi l l be de /doped over the next 15 to 20
years The area will focus upon the expanded Bowers Museum, the
Discovery Science Center and the construction of additional
museumsand cultural centers
• The Downtown District serves as one of the County's major
employment and governmental operations centers complemented
with a mix of residential, commercial, and servi oes uses to enhance
itsurban vi brancy. Emphassonstreetsthatacoommodateallmodes
of transportation, induding masstransit, pedestrian and bicyclist is
key in thisurban setting.
JAUI-
A -22 CITY OF SANTA ANA GEN ERAL PLAN
LAND USE ELENI EN T
•
TheSouth Coast Metro District servesasaregional retail shopping
area which includes a range of commercial services and office
projects
• The Maokthur Plaoe District Center contains an existing
office/hotel complex and a proposed major mixed us; project which
will include professions offioes, supporting commercial, and mid
and high- rise resdential components
• TheMetro East District isenvisonedasavibrant urban villagewith
a balance of office, residential, and service uses Pedestrian and
transportation linkagesarekey in thisurban setting.
• The Transit Village Districtisenvisonedasavibrantintenseurban
vi l Iagewi th a balance of employment centers, residential and service
uses Pedest rian and transit linkages to the Santa Ana Regional
Transportation Center iskey in thisdistrict.
• The Harbor Corridor M bed Use Transit Corridor creates a vi s on
for a more livable, sustainable setting through higher intensity
housing and mixed use development, convenient aocessto transit,
complete streets, and amenities that promotes active I i festyl es,
District Centers are considered to be the City's "major development areas"
The most intensede✓elopment in the City is targeted to these areas The
Tusti in Avenue corridor i s a major development area even though it is not a
des gnated D i stri ct Center. T hisarea hasdeveloped over the years asa pri me
off cecorridor and employment area. The P,AO designation fad Iitatesthe
Conti nued development of thisareawith hi gh i ntensty, hi gh qual ity regional
office projects
• The Uroan Neighborhood (UN) land use designation applies to
primarily residential areaswith pedestrian oriented commercial uses,
school sand snal I parks The U rban N eighborhood al Iowsfor a mix
of residential uses and housing types, such as mid to low rise
mul ti plefami ly, townhousesand s ngl efami ly dwellings, with some
opportunitiesfor I ive -work, neighborhood servi ng retai I and service,
public spaces and use, and other amenities Either vertical or
horizontal integration of uses is permitted based on zoning
standards, with an emphasis on tying together the uses with
pedestrian linkages and street frontages Street connectivity is
desirable, allowing for a high degree of walkablity, transit options,
and other formsof transportation including pedestrian and bicycle
travel.
The intensity standard for the Urban Neighborhood rangesfrom 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
CITY OF SANTA ANA G EN EFAL RAN
LAN D U SE E-EM EN T
A total of 271.1 acres of land in the City are designated Urban
Neighborhood.
Industrial
T he I ndustri aI dedgnati on appl iesto those areasdeveloped with manufacturing
and industrial uses. Thedesignation appliestoareaswhich are predominantly
industrial in character, and i nd udesthose i ndustrial districtsi n thesouthwestern,
south central and southeastern secti onsof the City. A total of 2,152.8 acresof land
in the City isdesignated as Industrial. The maximum floor area ratio for this
designation is0.45.
The Industrial di stricts of the City are vi tal to its economic health. These areas
provide employment opportunities for local residents, and generate municipal
revenuesfor continued economic development. Asone of the County's oldest
cities, SantaAna haslong been an industrial center for theregion. T he City'sgoal
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 distri ct i nd ude the fol I owi ng:
• Light and heavy product manufacturing and assembly.
• Commercial useswhich areancillary to industrial usesinthedistrict.
Institutional
The Institutional designation includes the Civic Center, other governmental
facilities, City facilitiesand public institutions such asschools, etc. Only public
propertiesof approxi matd y fiveacresor morearedesignated asl nstitutional. The
maximum appl icabl efloor area ratio standard for thi sdesignation i s0.5. T he0.5
FAR i sused asa gui deli ne s nce most development in thi sdesignati on are State,
federal, and local governmental fad I iti esthat arenot subject to local development
regulations A total of 796.3 acres of land is i nd uded in thisdesi gnation.
The Open Spaoe designation i sappl ied to parks, water channels, oemeteriesand
other open space uses. A total of 1,014.7 acres are included in this land use
designation. Of thi stotal, 358 acresof public park land isi nd uded in thisland use
designation.
JAUI-
A -24 CITY OF SANTA ANA GEN ERAL PLAN
LAND USE E_EM BIT
Bidi bl4 P-5 Major Derelopiroen4 Areas
1 - MainPlace
2 - Museum District
3 - Downtown
4 - One Broadyway Plaza
5 - Southcoast Metro
6 - MacArthur Place
7 - Tustin Avenue Corridor
8 - Metro East
9 - Transit Village
10 - Harbor Mixed -Use Corridor
— • — City Limits
0 0.6 1.2 Mil.
f
M 0.
ly� T
USS
CITY 0 F SAN TA ANA G EN BBL RAN A -25
LAND USE E_EM BIT
Exhibit A -6 Specific Plans
Harbor Mixed -Use Corridor Specific Plan
® Bristol Street Corridor Specific Plan
® Midtown Specific Plan
CITY OF SANTA ANA G BJ BBL RAN
0 0.6 1.2 Miles
A -27
l 'm
v� v
MUNI
LAND USE ELENI EN T
SPECIFIC PLANS
The City of Santa Ana has established Specific Plan areas to provide greater
flexibility in the development standards contained in the City's General Plan and
Zoning Ordinance. T heSpecific PI answere establ ished for planni ng areaswhich
would benefit from a comprehensive development scheme otherwise not be
possible under existing land use regulations T here specifi c plans i nd ude.
Harbor Mied Use Transit Corridor Specific Plan applies to an
approximately 305-acrearea. First adopted in 1992 and updated in 2014, the
Specific Plan outl inesthe planned land usesand development standardsfor
this area, aswelI as publ i c improvements needed to support the antid pated
uses. The Plan promotes vibrant residential and mixed use development
along Harbor Boulevard, and connections between activity areasand local
transit opportunities, while striving to minimize incompatibility with
adjacent residential uses.
Bristol Corridor SpecificPlan appl iesto the 3.9-mi Iesection of Bristol Street
in the central portion of the City. Thiscorridor indudesa portion of the
project areafor the Bristol Street Corridor Redevelopment Plan. T heSpecific
Plan uti I izesthe potenti al redevelopment of thecorri dor man opportunity to
upgrade thedevelopment character of thearea, and to enhance thevi abi I ityof
commercial busi nesses. T heprocessisbd ng undertaken in oDordi nation with
the widening of Bristol Street.
• MidtownSpecificPlanregulatesdev elopmentwithin the northern sectionof
Santa Ana's downtown area in order to create a thriving and integrated
district for civic, business, cultural and retail activities The Specific Plan
emphasizes the area's role as the urban Center of the City through Standards
for development and urban design that promote pedestrian activity.
T hel ocati on of thethreespeci fic plan areasare noted in Exhi bit A -6 i n the Pd icy
PI an.
W M.-
MWES
CITY OF SANTA ANA G EN EFAL RAN A -29
Lli , :� .S=
ZONING CODE
CODE
The City'sZoni ng Code outl i nesdevelopment standardsfor buildings, etesize,
height, setbacks, lot coverage, minimum unit ezes, landscaping, parking, egnsj
fences, and other features. TableA -3 compares the zoning categorieswith the
land use designati ons i n the Land U se PI an.
Tatie Ak3
Gorretation of Land Use Designations and Zoning Districts
GffwW Ran LandUseDesignation
CweWcncFirgZon1ngD1s07c(s
A1-
General Agncufture
Law Density Residential
RE-
Residential Estate
R1-
Single - Family Reside tial
R1-
Single - Family %sidedid
Low - Medium Density Residertid
R 1-
4000 - STell Lot S nge Family Residetid
SD-
Specific Developmet
R1-
4000 - &Tell Lot Sngle Family Residetiel
Medium Density Residedid
R2-
Limited Multiple Fanily Residential
SD-
P-
Speck Development
Professional
Professional/Pdrrin. Cffice
SD-
Specific Development
CQ-
Overby Zone
P-
Professional
C1
- Cormunity Corrrnercial
C1
- ND- Conmunity Corm ercial /Museun Dist.
C2
- General Corm ercid
General Comr ercial Dstrict
CA
- Planned Shopping Cede
C5-
Prteial Commercial
CR-
Cormiecid Residedid
SD-
Specific Development
SP-
Specific Ran
CQ-
Overlay Zane
P-
Professional
C2
- General Cormereid
CA
- Planned Shopping Cede
Dstrict Center
C5
- %vteal Conm ercid
CR-
Cormercid Residential
SD-
9)ecffic Development
CQ-
Overby Zone
SP
-- Specific Ran
SD-
Specific Developmet
Uban NeighI)arhood
CQ-
Cuela( Zone
SP-
Specific Ran
M1
- Light I ndustriei
I ndustriei
M2
- Heary Industrial
SD-
Specific Developmet
Irstdutiorel
C
q)En Space
GC-
Gave mend Cede
Open SPE108
0-4)en
Space
Sarce. Santa Ana Zoning Cfdin ence, as arrended.
A -30
CITY OF SANTA ANA GQJ B3AL FLAN
LAND USE EEvI EN T
interagency Development Review Committee (D RC) to ensureoonsistent and
comprehensive appl i cation of City regulationsand policiesfor all projects
• Redevelopment Plans The City will apply redevelopment toolsamociaded
with the i mpl ementation of theadopted redevelopment plans asappropriate.
T he Ci ty wi I I encourage the further development of industrial, commercial,
and residential projects i n sui table locationsto strengthen the City'stax and
employment base.
• Special Studies In certain instances, a special study may be required to
address a particular issue. I n these casss, a specific effort to identify staff
resouroesneeded to conduct theappropriate i nvestigation and analysiswi I I be
identified.
• Zoning Code Reviem Thezoning codeservesasa primary tool used by the
City to regulate development. The City wi I I develop a program to revise the
Zoning Ordi nance to ensure that de/dopment regul ati onsand standardsare
consistent with community needsand 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 parcelswith nonresidential land usedesignations
will never be developed to the maxi mum intensity permitted under the General
PI an.
Table A -4 i Ind icates the de/el opment possi bl a under the bui Id -out of the Land
Use Plan. The build -out for residential land uses considered two scenarios
Effective bui I d -out for red denti ad devel opment i scalcuIated by addi ng the 16,893
units possi ble in the areas desi gmted as District Center to the existing 74,588
units presently found in the City per Census 2000. Theoretical build -out for
residential devel opment consi dered the development possi ble if all of the areas
designated as red dential were devel oped according to the permitted Land Use
Plan intensities Since the Land Use Element does not contemplate the
elimination of existing housing in the City, the effective build -out figure
represents more real isti c estimate of future residential development.
Asi ndicated in Tabl eA -4, threeof the non - residential land usedesignationshave
a range i n FAR i ntensi ties, For the non-resi denti al land usedesignations� effective
build -out considered the development possible under the lower range of FAR
i ntensitieswhi letheoretical bui Id -out considered the upper FARrange. Typically,
parking and landscaping requirementswill result insignificantly Iessfloor area
for commercial and industrial developmentsthan thatwhich ispermitted under
the General Plan.
CITY OF SANTA ANA G EJ EFAL RAN
A -33
_V4kA_
LAN D U SE E-EM EN T
Asi ndicated in TableA -4, between 72,255to 91,481 hour ng uni tsareallowed by
the Land Use Plan. Theadditional unitswhich pres;ntlyexist in theCity beyond
the maximum number permitted under the theoretical buildout soenario area
reflection of the higher density multi ple -fami I y de✓el opmentsoonstructed in the
1970'sand 1980's However, the purposeof the Land Use Plan asit appl iesto the
residential areas is to preserve and maintain the stability of existing
neighborhoods, regardl essof thecharacter of development. T hei ntent of the Plan
is not to create any displacement, nor decrease existing development densities.
Rather, it isto ensure asafe, healthy, and I ivable envi ronment for City residents
Existing residential development entitlements are protected through this Land
Use Element, applicable Zoning regulations, and sections of the City code
pertainingtoIegal nonoonforminguses
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 TableA -4, up to 33,678,013 square feet of commercial and office
development, and 42,199,991 square feet of industrial development are possi ble
under the effective capacity parametersof Land Use Plan.
A -34
CITY OF SANTA ANA G BI EFAL RAN
LAND USE E_EM BIT
Table A,4
Land Use Ran titil[dadt Capacities
FAi floor area rho; d.u. dwelling unit; s.f.= square feet (of floor area). Acme shown in table does not include roads in right-of-way.
t EfectKe capacity far non-residential development assumes development possible under the loner range of FAR intensity standards with the eccqption of the
Metro East District Center, Trost Village Dstnct Caller, D wntown [)strict Center , and Urban Neighborhood areas. The Habor Candor Ustrict Center, Metro East
District Center, Transit Village [)strict Center, Dxmtom Distinct Center, and Urban Neighborhood areas alloy a range of intensity far mbfure of residential and non-
residential development based on the zoning development standards. P�esidentiai effective capacity was calculated by adding the 15,168 0 units possible in ft
District Canter and Urban Neighborhood with the existing 74,588 (Census 2000) housing units.
2 Land use daignatim pennts both residential and non- residential development. Build-out assumes 9D% of lad aaa will be developed as cane vial and 10%
will be developed as residential; with the lion of Town and Country Manor project intended for continuum of care and housing seniors.
3 Lad use designation pemits high intensity office development with ancillay retail use
This table has beery r sad to arreTodwith the GISLad Lye Mar illusr in Ehbit 2.
IF """"
MO W*" Off
CITY 0 F SAN TA ANA G EN H�AL RAN A -35
Intensity/
Bfecaw fbicklue
7heoreliral
Landldse
Acres DffmW
9nh*xit
Low Density Residential
6,460.1 7 dv /ac
45,221 du
Law Medium Density Residential
420.6
11 dv /ac
4,627 du
Medium Density Residential
367.6
15 dv /ac
5,514 du
Subtotal
;DC
7,248.3
91,481 du'
55'� du
District Center
DOwntavn
62.5
FAR3.0
2,057,824 sf
1,661 du
2,057,824 sf
1,661 du
Mho East
98.3
FAR3.0
3,245,185 sf
5,551 du
3,245,185 sf
5,551 du
Transit Village
51.4
FAR5.0
402,864 sf
2,761 du
402,864
2,761 du
Harbor Corridor
125.0
FAR5.0
1,836,155 sf
2,029 du
1,836,155
2,029 du
Cthei
309.5
90 du 1w
11,955,583 sf
3,017 du
23,764,534 sl
3,017 du
FAR 1.0 -2.0
Urban Neighborhood
UN
271.1
FARO.5 -1.5
856,076 sf
4,771 du
856,076
4,771 du
Subtotal
917,8
18,710,393 sf
19,790 du
32,162,63W
19,790 du
Professional &Adrnin.Office
PAD
633.0
FARO.5 -1.0
13,787,219 sf
27,574,438 sf
General Corrrnacial
888.3
FARO.5 -1.0
19,347,607 sf
38,695,202 sf
One BroadAW Reza District Ctr3
�C
4.3
FAR2.9
543,193 sf
543,193 sf
Subtotal
1,525.6
33,678,013 sf
67,356,026 elf
Industrial
IhD
2,152.8
FAR 0.45
42,199,991 sf
42,199,991 sf
rr -
Irstitutionep
Its
796.3
FARO.2 -0.5
17,344,394 sf
Cpeng3we
CS
1,017.8
FAR 0.2
a
8,867,509 sf
S1f7tOtal
1,814.2
26,211,903 sf
FAi floor area rho; d.u. dwelling unit; s.f.= square feet (of floor area). Acme shown in table does not include roads in right-of-way.
t EfectKe capacity far non-residential development assumes development possible under the loner range of FAR intensity standards with the eccqption of the
Metro East District Center, Trost Village Dstnct Caller, D wntown [)strict Center , and Urban Neighborhood areas. The Habor Candor Ustrict Center, Metro East
District Center, Transit Village [)strict Center, Dxmtom Distinct Center, and Urban Neighborhood areas alloy a range of intensity far mbfure of residential and non-
residential development based on the zoning development standards. P�esidentiai effective capacity was calculated by adding the 15,168 0 units possible in ft
District Canter and Urban Neighborhood with the existing 74,588 (Census 2000) housing units.
2 Land use daignatim pennts both residential and non- residential development. Build-out assumes 9D% of lad aaa will be developed as cane vial and 10%
will be developed as residential; with the lion of Town and Country Manor project intended for continuum of care and housing seniors.
3 Lad use designation pemits high intensity office development with ancillay retail use
This table has beery r sad to arreTodwith the GISLad Lye Mar illusr in Ehbit 2.
IF """"
MO W*" Off
CITY 0 F SAN TA ANA G EN H�AL RAN A -35
City of Santa Ana General Plan
Urban D esi gn E I ement
1998
City d Santa Ana
Planning Division
rl
►� ... _.
.goy 6, 1 998
(Peformatted January 2010)
T hisdocument indudesrevisionstothe Urban D ®gn Element adopted by City Council October 21, 2014(GPA 2014 -02), Mach 19,
2007 (GPA 2007 -01) and aspassed by thevo[asof manta AnaApril 5, 2005 (GPA 2004 -01).
URBAN DESIGN ELEMENT
URBAN DESIGN ELEMENT
Exhibit 4 City Form Map
L.J District Neighborhoods
Paths: Traveling Routes
® Nodes: Destination Points
Focus Intersections: Local Apex
® landmarks: Focal Points
® Gateways: Arrival Points
City Limits
0 0.6 1.2 Miles
f
CITY OF SANTA ANA G EJ EFAL RAN 21
URBAN DESIGN ELEMENT
Exhibit 7 Nodes
1. Main Place Mall
2. Main St. Concourse
3. MacArthur Place
4. Hutton Center
5. South Coast Bristol
6. Civic Center
7. Downtown /4th St. /Artist Village
B. One Broadway Plaza
I Bowers Museum
10. Tustin Ave., South of 17th St.
11. Santa Ana Zoo
12. Centennial Park
13. Willowick Golf Course
14. Bristol Marketplace
15, Rancho Santiago College
16. Regional Transportation Center
17. Metro East
1 S. Hallow Corridor Plan
CITY OF SANTA ANA GEN BAIL RAN 29
— • — City Limits
0 0.6 1,2N'.il.
URBAN DESIGN ELEMENT
Exhibit 8 Focus Intersections
1. Main St. and 17th St.
2. Main St. and First St.
3. Main St. and Edinger Ave.
G. Main St. and Wamer Ave.
5. Grand Ave. and 17th St.
5. Grand Ave. and First St.
7. First St. and Fairview St.
B. Bristol St. and Edinger Ave.
9. Bristol St. and First St.
10. Fairview St. and Edinger Ave.
11. Fairview St. and 17th St.
12. First St. and Euclid Ave.
13. First St. and Harbor Blvd.
14. Harbor Blvd. and McFadden Ave.
15. Harbor Blvd. and 17th St.
— - — City Limits
0 0.6 1.2 Miles
CITY OF SANTA ANA G EN EFAL RAN 31
URBAN DESIGN ELEMENT
SPECIFIC PLANS AND OVEI&AY ZONES
Certain areas of the City are unique and these areas lend themselves to the
deAopment of aspecific plan. Currently, specific plans have been prepared for
three areas of the City and include the Bristol Specific Plan, the Harbor Mixed
Use Transit Corridor Specific Plan, and the Midtown Specific Plan. These
Specific Plans advance General Plan policies to a higher level of detail not
typically found in a general plan element. These Specific Plans, aswell asthe
Metro East Mixed Use Overlay Zone, help to implement the Urban Design
Element'sobjectivesbyapplying urban design principlesin future deA opment
these documents govern.
A -4
CITY OF SANTA ANA GENERAL RAN
UFEAN DESIGN ELEMENT
Seventeenth Street
The Seventeenth Street corridor hasbeen i incremental I y developed over theyears
and indudesstrip devel opment and outdoor mal I s scattered along the length of
the roadway I in fact, these uses are so pre/al ent that they create segments of
i noonsi stency. T heenti re length of thisheavi I traveled corridor hasa tremendous
potential to convey strong community images. The mixture of new and old,
adjacent to one another, may provide an opportunity to define the public
streetscape for the enjoyment of pedestriansand people travel i ng vehidesalong
the roadway.
Thesegmentof Seventeenth Street, between Grand Avenue and the Costa Mesa
The challenge istoprooidethe
Freeway providesa strong sense of place. T he streetscape isstrengthened by the
goodsandsamcesdemandedby
consistency ofoneand two story structuresflankedbyawidelandscapedsetback.
people and to do it in such away
Thevislalappearanoeofthishasbeen sari ouslycompromi sad, bytheremovalof
that enhancestheirlioing
street trees along the roadway. This corridor offers opportunities for several
eMronnient.
gateway elements intended to distinctly define and project the community's
i mage at the regi onal level .
Harbor Boulevard
Harbor Boulevard, like Main Street, is a linear path composed of both
commercial and industrial segments along its length. The commercial
de/dopmentislocated between Seventeenth Street and Edinger Avenue and is
characterized by an eclectic mix development, building styles and public
improvements There are no public spaces located along the corridor to create a
posi ti vevi sual impression. T he i ndustri al component, on theother hand, projects
a better visual experience. The consistent building massing and streetscape
features together create a park -like environment with good potential for an
attractive path image. The vision created by the Harbor Mixed Use Transit
Corridor Specific plan will promote a mix of land uses and streetscape
improvement to transform thismajor path.
Bristol Street i salso a I i near roadway and itscharacter i ssi mi lar to Seventeenth
Street except for a narrower right -of -way. Bristol Street lackssites with well -
defined character and buildingswith interesting design features Thevariety of
building sizes, setbacks, and construction typesalong thiscorridor has been a
chal lengeto creating adefi nitivecharacter. The poor affi nity between thevarious
activities along this path also hinders opportunities to develop supporting
pedestrian Iinkages because these activitiesdo not complement each other. The
Bristol Street Widening Project and Specific Plan promote the creation of
continuous linkages between individual developments The proposed
characteristics of the new Bristol Street are such that it wi I I become part of the
adjacent distri ctsrather than a di stri ct in itself. The rationale for thi swi deni ng is
CITY OF SANTA ANA GEJ ERAL PLAN A -11