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

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Physically Divide an Established Community The Certified EIR stated the Overlay Zone does not include any features that would be considered divisive. Rather, the Development Standards of the Overlay Zone are intended to allow cohesive development. The required public realm improvements would enhance and unify the existing with the new development and create linkages to adjacent communities through pedestrian amenities and an integrated and interconnected open space and landscaping network. Existing uses would continue to be permitted within the Overlay Zone and be subject to the regulations and development standards of the underlying zoning districts, with the exception that certain standards contained in the Overlay Zone as to public realm improvements would be required. Because the Overlay Zone would encourage connectivity, impacts to established communities within and adjacent to the Overlay Zone would be less than significant. Plan Consistency The Certified EIR stated that the City's General Plan Land Use Element designates the entire Overlay Zone within the Professional and Administrative (PAO) land use category. The General Plan identifies the following uses as types of uses typically located in the PAO district: • 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. The Land Use Element also prescribes a floor area ratio (FAR) intensity standard from 0.5 to 1.0 FAR for the PAO land use category. Adoption of the Overlay Zone would conflict with the adopted General Plan by permitting additional uses including commercial, residential, and entertainment uses. The Santa Ana General Plan will be amended as part of the approval process of the Overlay Zone to include the Overlay Zone. Therefore, impacts of the Overlay Zone would be less than significant. Development within the Overlay Zone would consist of development ranging in intensity from AR, exceeding the General Plan recommended FAR threshold of 1.0; however, the proposed intensity standards by district generally reflect the intent of the General Plan. The General Plan prescribes an FAR of 0.5 for those areas adjacent to low -density residential neighborhoods. The Neighborhood Transitional District in the Overlay Zone contains an intensity standard ranging from 0.5 to 0.75. The General Plan also designates the area south of Fourth Street as a "major development area" with high -intensity and high -quality regional office projects. The Active Urban District and the Office District of the Overlay Zone are located within this area. The existing high- rise Xerox Center (SD 54) within the proposed Office District is an example of development appropriate for the "major development area". It has an FAR of over 3. While the FAR allowance in the Overlay Zone exceeds the range prescribed in the General Plan, the Santa Ana General Cabrillo Town Center City of Santa Ana Technical Memorandum August 2023 City Council 18 — 592 10/3/2023