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4.11 Land Use and Planning <br />Issues (and supporting Information <br />Sources) <br />Any Substantial <br />Changes Involving <br />New Significant <br />Impact Impacts or <br />Determination Substantially More <br />in EIR Severe Impacts? <br />Any Substantially <br />Changed <br />Circumstances <br />Involving New <br />Significant Impact <br />or Substantially <br />More Severe <br />Impacts? <br />Any New <br />Information of <br />Substantial <br />Importance? <br />Project <br />Incorporates <br />Mitigation <br />Measure(s)? <br />LAND USE AND PLANNING: Would the <br />project: <br />(a) Physically divide an established <br />Less Than No No No No <br />community? <br />Significant <br />(b) Cause a significant environmental <br />impact due to a conflict with any <br />land use plan, policy or <br />Less Than No No No No <br />regulation adopted for the <br />Significant <br />purpose of avoiding or mitigating <br />an environmental effect? <br />4.11.1 Impact Determination in the EIR <br />Land Use Conflicts <br />The Certified EIR stated that the Overlay Zone would allow for introduction of residential, <br />commercial, and entertainment uses in a largely office -oriented district. The transition of the area <br />from a predominantly office -oriented area to a mixed -use center would occur over time as <br />individual properties are developed under the Overlay Zone standards and guidelines. <br />Land use incompatibility can occur where differences exist among uses that are near each other. <br />These incompatibilities may result from differences in the physical scale of development, noise <br />levels, traffic levels, hours of operation, and other factors. The potential for conflicts exists in <br />particular where mixed -use development occurs. The Overlay Zone adds new mixed -use <br />designations to an area that is designated primarily as Professional and Commercial uses. Mixed - <br />use development would be permissible within the Neighborhood Transitional, Village Center, and <br />Active Urban districts, such that residential uses could be placed in proximity to commercial, <br />office, and entertainment uses, including those in a highly urbanized environment. <br />Development standards contained in the Overlay Zone provide guidance that would minimize <br />conflicts among uses in mixed -use facilities. Principles to minimize conflicts include: <br />1.2 Objectives <br />• Achieve the harmonious integration of new mixed -use development within the existing <br />fabric of the mid -rise and high-rise environment <br />Cabrillo Town Center City of Santa Ana <br />Technical Memorandum August 2023 <br />City Council 18 — 589 10/3/2023 <br />