Item 18 - Appeal Application Nos. 2023-02 and 2023-03 for Cabrillo Town Center project

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4.2 Development Intensity (FAR) • The overall scale and massing of development within the Overlay Zone should transition from 2 story scale of the Neighborhood Transitional district to mid -rise development in the Village Center district and high-rises in the Active Urban district adjacent to the Santa Ana Freeway. o New development in the Neighborhood Transitional district shall be of a low scale and should serve as a visual transition between the Village Center and adjacent residential areas to the north. o New develop shall be compatible in height, scale, and mass with adjacent residential development to the north, with heights ranging between two and three stories. o New development in the Village Center district is more intensive in scale than the Neighborhood Transitional district and shall serve as a visual transition from the low -intensity development of the Neighborhood Transitional district to the high - intensive development in the Active Urban district. o New development shall relate in similarity of scale, height, and configuration with adjacent buildings. o New development shall be designed and oriented to promote intensive public activity at the ground level that integrates and establishes a cohesive transition with adjacent districts. Project -specific features would depend on the types of uses proposed and the specific design of individual projects. Examples of design elements to reduce conflicts include screening of mechanical equipment, and locating these uses away from residential components; specific locations and hours of operation for service deliveries; and separate vehicular entrances for residential and commercial uses. Implementation of Development Standards therefore ensure that design of mixed use development does not result in significant land use incompatibilities. In many locations, the addition of uses similar to existing uses would occur. For instance, in the Office District, uses would continue as currently permitted, and additional offices could be built in the Neighborhood Transitional district. Where additional development that is the same as or similar to existing development could occur, these uses would be compatible. Neighborhood Transitional: Existing land uses in the Neighborhood Transitional district consist of one- and two-story office buildings. Land uses that would be permitted within this district under Cabrillo Town Center City of Santa Ana Technical Memorandum August 2023 City Council 18 — 590 10/3/2023