75A - PH - EIR THE HERITAGE 2001 E DYER

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LAND USE ELEMENt interagency Development Review Committee (ITC) to ensure consistent and comprehensive application ofCity regulations and policies for all projects. Redevelopment Plans. The City will apply redevelopment tools associated with the implementation ofthe adopted redevelopment plans, as appropriate. The City will encourage the further development of industrial, commercial, and residential projects in suitable locutions to strengthen the City's tax and employment base. • Special Studies. In certain instances, it special study may be rcgLtired to address it particular issue. fn these cases, a specific eff-brt to identify staff resources needed to conduct the appropriate investigation and analysis will be identified. • Zoning Code Review. The zoning code serves as it primary tool used by the City to regulate development. The City will develop it 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 it resuh, 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 addingthe 21,011 units possible in the areas designated as District Center and Urban Neihborhood to the existing 74,588 units presently Pound in the City per Census 2000. Theoretical build -oat for residential development considered the development possible ifall ofthe areas designated as residential were developer) 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 a more realistic estimate of future residential development. As indicated in T.ableA -4, three ofthe non - residential laud 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 FAI intensities while theoretical build -out considered the upper FARrange.'1'ypically, parking and landscaping requirements will result in significantly Tess floor arelu for commercial and industrial developments than thatwhich is permitted under the General plan. Crrr OF SANTA At 1A GENEVAt PLAN b, 3?. 75A -55