HomeMy WebLinkAbout2020-034 - Approving General Plan Amendment No. 2020-01 RESOLUTION NO. 2020-034
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING GENERAL PLAN AMENDMENT
NO. 2020-01 AMENDING THE ONE BROADWAY PLAZA
LAND USE ELEMENT FOR THE PROPERTY LOCATED
AT 1109 NORTH BROADWAY
WHEREAS, Article 5 of Chapter 3 of Division 1 of Title 7 (commencing with
Section 65300) of the Government Code requires the City to prepare and adopt a
comprehensive, long-term general plan for the physical development of the City; and
WHEREAS, on February 2, 1998, the City of Santa Ana adopted the Land Use
Element of the General Plan, which has since been amended from time to time; and
WHEREAS, Mike Harrah and Caribou Industries ("Applicant") seeks to develop
One Broadway Plaza as a mixed-use development Project ("proposed Project"),
originally proposed as a 37-story, 518,000 square foot office tower project on a 4.34-
acre site at 1109 North Broadway in Santa Ana, California ("Project Site"); and
WHEREAS, due to shifting economic conditions, the Applicant has proposed
modifications to the original proposal that was adopted by City Council in 2004 and
approved via a citywide referendum in April 2005; and
WHEREAS, the Project as currently proposed now entails the construction of a
(1) 37-story, 518,000 square foot tower that will include office, commercial and
residential uses; and (2) a nine-story (one underground), 2,463 space parking structure
for the project, and; (3) redevelopment of the remaining structures on the site for office
and commercial uses. (4) approval of General Plan Amendment No. 2020-01, which
would maintain the Project Site's existing land use designation of One Broadway Plaza
District Center (OBPDC) but allow residential uses on the site; and (5) approval of
Zoning Ordinance Amendment No. 2020-02, which would modify the Specific
Development No. 75 (SD-75) zoning of the Project Site to allow residential uses; and
WHEREAS, the requested General Plan Amendment would update text portions
of the City's Land Use Element to reflect this change in order to allow for development of
the mixed-use Project; and
WHEREAS, Addendum to Environmental Impact Report No. 1999-01 ("2020
Addendum to EIR") analyzed the impacts related to the proposed
amendment to the General Plan Land Use Element; and
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Page 1 of 16
WHEREAS, on March 10, 2020, the City invited recognized Native American
tribes to engage in consultation regarding the proposed General Plan Amendment
pursuant to Government Code Section 65352.3; and
WHEREAS, on March 30, 2020, the Planning Commission held a public hearing
for consideration of General Plan Amendment No. 2020-01, at which time all persons
wishing to testify were heard and the Project was fully considered; said meeting was
adjourned to April 2, 2020, at which time the Planning Commission recommended that
the City Council approve the proposed general plan amendment; and,
WHEREAS, all other legal prerequisites to the adoption of this Resolution have
occurred.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA ANA
DOES RESOLVE, DETERMINE, FIND, AND ORDER AS FOLLOWS:
SECTION 1. CALIFORNIA ENVIRONMENTAL QUALITY ACT: In accordance
with the California Environmental Quality Act ("CEQA") and the CEQA Guidelines, the
following environmental documents have been prepared and made available to the
public: Final Environmental Impact Report No. 1999-01 for the One Broadway Plaza
Project, the Mitigation Monitoring and Reporting Program (MMRP) and the 2020
Addendum to the EIR. The City Council has reviewed and considered the information
contained in these documents and the administrative record for the Project, including all
oral and written comments received. Based on the foregoing, the City Council finds that
the 2020 Addendum to the EIR contains a complete and accurate reporting of the
environmental impacts associated with the Project, has been completed in compliance
with CEQA, and reflects the independent judgment of the City. The City Council further
recommends that no evidence of new significant impacts or any new information of
"substantial importance", as defined by State CEQA Guidelines has been received by
the City that would require re-circulation of the EIR. Therefore, the City Council adopts
the 2020 Addendum to the EIR and re-adopts the MMRP.
SECTION 2. GENERAL PLAN AMENDMENT: The General Plan Amendment
consists of amendments to the Land Use Element and text updates, as shown in Exhibit
A, attached hereto and incorporated herein by reference.
SECTION 3. LOCATION OF DOCUMENTS: The General Plan Amendment,
2020 Addendum to the Environmental Impact Report and all supporting documents are
on file and available for public review online and at Santa Ana City Hall, 20 Civic
Center Plaza, Santa Ana, California 92702.
SECTION 4. GENERAL PLAN CONSISTENCY: The City Council hereby finds
that the proposed General Plan Amendment is compatible with the objectives, policies,
and general plan land use programs specified in the General Plan for the City of Santa
Ana in that:
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A. The City of Santa Ana has officially adopted a General Plan.
B. The land uses authorized by the General Plan Amendment, and the
General Plan Amendment itself, are compatible with the goals/objectives,
policies, general land uses, and programs specified in the General Plan,
for the following reasons:
The existing General Plan land use designation for the project is One
Broadway Plaza District Center (OBPDC), which allows business and
professional offices as well as commercial uses with a floor area ratio
of 2.9. In order to facilitate the construction of a mixed-use project, the
proposed amendment maintains the OPBDC designation but is
amended to also allow residential uses.
ii. The proposed Project will support several goals/objectives and
policies of the General Plan.
Housing Element (HE) Goal 2: to create diversity of quality housing,
affordability levels, and living experiences that accommodate Santa
Ana's residents and workforce of all household types, income levels,
and age groups to foster an inclusive community.
HE Policy 2.2 District Centers. Create high intensity, mixed-use urban
villages and pedestrian-oriented experiences that support the mid- to
high-rise office centers, commercial activity, and cultural activities in
the varied District Centers.
HE Policy 2.4 to facilitate diverse types, prices and sizes of housing.
Housing Element (HE) Goal 4: to provide adequate rental and ownership
housing opportunities and supportive services.
The Project will provide up to 415 rental housing units. The amendment will
provide a residential development that will support a mixed-use
environment.
Land Use (LU) Element Goal 1: to promote a balance of land uses to
address basic community needs.
LU Policy 1.2 Maintain and foster a variety of residential land uses in the
City.
LU Policy 4.3 Support land uses which provide community and regional
economic and service benefits.
LU Policy 4.4 Encourage the development of projects which promote the
City's image as a regional activity center.
LU Policy 5.5 Encourage development which is compatible with, and
supportive of surrounding land uses.
LU Policy 5.7 Anticipate that the intensity of new development will not
exceed available infrastructure capacity.
Land Use (LU) Element Goal 6: to reduce residential overcrowding to
promote public health and safety.
The Project is within % mile of existing transportation infrastructure such as
the Santa Ana (1-5) freeway and State Route 22 (SR 22) highway
which provide vehicular access to the region; the Orange County
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Transportation Agency bus routes along Main Street which connects
to the Santa Ana Regional Transportation Center and the Anaheim
Regional Intermodal Center which provides rail service throughout
California; and the project is in close proximity to the Santiago Creek
Bike Trail which connects to regional bike trails.
Broadway and Main Street are within a major urban corridor that has
cultural, educational, employment and retail destinations (Bowers
Museum, Discovery Science Center, Main Place Mall, and in the
City of Orange the Children's Hospital of Orange County and St.
Joseph's Hospital of Orange County). Therefore, the residential
development would be within close proximity to major employment
centers and retail establishments. The Project will also provide an
additional housing option for those seeking housing within the jobs
rich central area of the City. The development will complement the
nearby mid-rise office buildings located along Broadway and Main
Street to the east of the site. The residential use is consistent with
the residential uses in the surrounding areas.
Urban Design (UD) Element, Goal 1: to improve the physical appearance of
the City through development of districts that project a sense of
place, positive community image, and quality environment.
UD Policy 1.1. New development and redevelopment must have the highest
quality design, materials, finishes and construction.
UD Policy 1.11 Visual and physical links between districts, nodes, and
significant sites, landmarks and other points of interest, are to be
provided in all public and private projects.
The building will be of high quality design and include high quality materials
such as decorative glass and metal panels/accents. The building is
designed with a major courtyard at the ground level to enhance the
experience of the building. The Project is adjacent to Main Street,
which is identified as a major path in the General Plan and is an
opportunity to establishment a cohesive, height intensity, mixed
activity center with a strong presence in the region. The new
development will include public art, convey a sense of place, and
contribute to the urban image for the City. Finally, the Project
promotes elements of a Gateway into Downtown by developing the
site with a building with attractive architectural features, projecting a
positive image for the City of Santa Ana.
C. The proposed General Plan Amendment will not adversely affect the
public health, safety, and welfare in that the General Plan Amendment
will not result in incompatible land uses on adjacent properties,
inconsistencies with any General Plan goals or policies, or adverse
impacts to the environment.
SECTION 5. INDEMNIFICATION. The Applicant shall indemnify, protect,
defend and hold the City and/or any of its officials, officers, employees, agents,
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•
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
By: ` • -4(,<.a--c.L._
Lisa Storck
Assistant City Attorney
AYES: Councilmembers Bacerra, Penaloza, Pulido, Sarmiento, Solorio,
Villegas (6)
NOES: Councilmembers Iglesias (1)
ABSTAIN: Councilmembers None (0)
NOT PRESENT: Councilmembers None (0)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Daisy Gomez, Clerk of the Council, do hereby attest to and certify the attached
Resolution No. 2020-034 to be the original resolution adopted by the City Council of the
City of Santa Ana on April 21 , 2020.
Date: �J (�'�/ g
Daisy Gomez
Clerk of the Council
City of Santa Ana
Resolution No. 2020-034
Page 6 of 16
departments, agencies, authorized volunteers, and instrumentalities thereof, harmless
from any and all claims, demands, lawsuits, writs of mandamus, and other and
proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in
nature), and alternative dispute resolution procedures (including, but not limited to
arbitrations, mediations, and such other procedures), judgments, orders, and decisions
(collectively "Actions"), brought against the City and/or any of its officials, officers,
employees, agents, departments, agencies, and instrumentalities thereof, that
challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any
permit or approval issued by the City and/or any of its officials, officers, employees,
agents, departments, agencies, and instrumentalities thereof (including actions
approved by the voters of the City) for or concerning the Project, whether such Actions
are brought under the Ralph M. Brown Act, California Environmental Quality Act, the
Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections
1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance,
charter, rule, regulation, or any decision of a court of competent jurisdiction. It is
expressly agreed that the City shall have the right to approve, which approval will not
be unreasonably withheld, the legal counsel providing the City's defense, and that
Applicant shall reimburse the City for any costs and expenses directly and necessarily
incurred by the City in the course of the defense. City shall promptly notify the
Applicant of any Action brought and City shall cooperate with Applicant in the defense
of the Action.
SECTION 6 . CITY COUNCIL ACTION: The City Council hereby takes
the following action:
1 . The City Council approves General Plan Amendment No. 2020-01 as set
forth in Exhibit A, attached hereto and incorporated herein by reference,
subject to compliance with the adopted Mitigation Monitoring and
Reporting Program, and upon satisfaction of the conditions set forth
below:
A. Subject to compliance with the Mitigation Monitoring and
Reporting Program, the Land Use Element map and text shall be
amended to read as set forth in Exhibit A, attached hereto and
incorporated herein by reference.
B. The General Plan Amendment shall not take effect unless and until
Zoning Ordinance Amendment No. 2020-02 is approved by the City
Council.
SECTION 7. EXECUTION OF RESOLUTION. The Mayor shall sign this
Resolution and the City Clerk attest and certify to the adoption thereof.
ADOPTED this 21st day of April , 2020.
Resolution No. 2020-034
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EXHIBIT A
GENERAL PLAN AMENDMENT
Resolution No. 2020-034
Page 7 of 16
City of Santa Ana General Plan
Land Use Element
1998
City of Santa Ana
Planning Division
APF
tiltrA
1ilnExcd
February 2, 1998
(Reformatted January 2010)
"1•he following is a chronology of the approved general plan amendments that have been incorporated intn this document since the
comprehcneive update of the Genera I Plan Lend I.Ise Element adopted by the Santa.Ana City(:auncil February 2,I'100 I(;I'A 1907-
(15):
CPA 2017-02(December 19,2017i GPA 2004.03(February 2.2009) GPA 2002-01}September 3.2002}
GPA 2017-01(June 20.2017} GPA 2008.01 IMay 5.20081 GPA 2002-03!August 19.20021
GPA 2016.03I February 21,20171 GPA 2037002(June 18.2007) GPA 2001.031February 19.2002)
$iPA 2020.01(Pen8n 1 GPA 2016-02(May 17.2016) GPA 2007.01(March 19.2007) GPA 2001.02(January 7.2002)
GPA 2018.04(December 31,2019) GPA 2016-01(Ayn1 19,2016) GPA 2038-01(October 2 20061 GPA 2000-091May 7 2101)
GPA 201806(November 19,2010) GPA 2016-03(February 2.2016) GPA 2005-01(December 5.20051 GPA 2000-08 IFebmary 5,2001)
GPA 2019.02(October 1.2019) GPA 2014.02(October 21.2014) GPA 200502(October 17.2005) GPA 2000.03[December 4.2003)
GPA 201901(June J.2019) CPA 2014.01!June 3,20141 GPA 2004.01(April 5.2065,as passed by GPA 2000-02(November 20,20001
GPA 2017.03(June 4.2019) GPA 2011.03(March 19.2012/ the voters of Santa Arm) GPA 1999.02(October 18.1999)
GPA 2018.05(December 4.20181 GPA 2011-02(June 6.20111 GPA 2004-04(July 19.2004i GPA 1999-01{August 16.19991
GPA 2018.03(September 18.2018; CPA 2010.01 iJune 7.2010) GPA 2004.061July 6.2004) GPA 1998-04(October 5.19981
GPA 2018-02(May 15.2018) GPA 2008-02 tJuly 20.2009) GPA 2003.02(Juno 16.2003) GPA t998-05(September 21.19981
GPA 2016.01(May 15.2018) GPA 2(07-03(May 18.2009) GPA 2003-01(February 18.2003) GPA 1998-01 May 4.19981
Resolution No. 2020-034
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LAND USE ELEMENT
LAND USE PLAN
The Land Use Plan is comprised of three components that direct and regulate
land use in Santa Ana.These include a 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
indicates the location,types,and extent ofdevelopment and land uses throughout
Santa Ana.It consists of a map which designates land use categories and their
relative location,as well as development intensity standards for each category.The
Land Use Plan is further supported by Specific Plans which correlate to the Land
Use Plan.
DEVELOPMENT INTENSITY STANDARDS
As required by State lass the Land Use Element also establishes standards for
development intensity These standards ensure that the types of development
permitted under each land use designation are well understood by the property
owner,decision-makers,developer,and the general public.Development intensity
refers to the size or degree of development possible within a particular land use
category.
The development intensity standard used for nonresidential development is floor
area ratio,which is the ratio of the building's floor area to the total area of the lot
on which the building is located. The development intensity standard for
residential developments is"units per acre"which is a measure of the number of
units allowed for each acre of land-with the exception of Metro East District
Center, Transit Village District Center, Downtown District Center, Harbor
Corridor District Center, Heritage District Center,2525 Nonh Main District
Center,One Broadway Plaza District Center and Urban Neighborhood areas.To
encourage a dynamic mixture of residential,office and commercial uses,within
these areas both building intensity and residential density is based on floor area
ratio and zoning development standards.In calculating either the allowable floor
area or the allowable residential density,it is the City's policy to not allow upward
rounding.The Land Use Plan is illustrated in Exhibit 2.Additional information
concerning the Land Use Plan and the land use designations is provided in Table
1 (Land Use Development Intensity Standards),and in the Appendix.
S`rt1 F.
'-
CITY OF SANTA ANA GENERAL PLAN I 5
Resolution No. 2020-034
Page 9 of 16
LAND USE ELEMENT
Table 1
Development Intensity Standards
Density/Intensity Standards
Land Use Designation (du/acre-FAR)'
Residential Land Use Designations
Low Density Residential(LR-7) 7 du/acre
Low-Medium Density Residential(LMR-11) 11 du/acre
Medium Density Residential(MR-15 15 du/acre
Mixed Use Land Use Designations
District Center=(DC)
Other District Center(Midtown,MacArthur Place,etc.) 90 duracre and FAR 1.0-2.0
2525 North Main District Center FAR 1.43
Heritage District Center FAR 1.7
Downtown District Center FAR 3.0
Metro East District Center FAR 3.0
Transit Village District Center FAR 5.0
Harbor Corridor District Center FAR 5.0
I One Broadway Plaza District Center(OBPDC)a FAR 2.9
Urban Neighborhood
Transit Zoning Code Area/Segerstrom,First.Fifth&1701 FAR 0.5-1.80
Corridor_
Harbor Corridor FAR 3.0
Metro East FAR 0.75-1.5
Commercial Land Use Designations
Professional and Administrative Office(PAO) FAR 0.5-1.0
General Commercial(GC) FAR 0.5-1.0
+ FAR-28
Industrial Land Use Designations
Industrial(IND) FAR 0.45
Other Land use Designations
Institutional(INS) FAR 0.5
Open Space(0) FAR 0.2
Notes:
''Ore 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.
P The District Center and Urban Neighborhood land use designations permit both residential and non-residential
development.
3 One Broadway Plaza District Center land use desinnation permits residential,office.restaurant and ancillary
retail for a master Planned development.
Eahibi1-A-3.
Commercial Intensities may vary.Baseline FAR Is 0.5.Specific areas allowing
greater intensifies are indicated in Exhibit A-3.
'Refer to Appendix for description of Land Use designations.
16 CITY OF SANTA ANA GENERAL PLAN
Resolution No. 2020-034
Page 10 of 16
LAND USE ELEMENT
LAND USE PLAN IMPLEMENTATION
To effectively achieve the broad range of goals outlined for the City's future
growth and development,a variety of plans,programs,and regulations must be
relied upon.This section of the Element discusses these tools,and how they
correlate with implementation oldie City's land use goals.
DEVELOPMENT INTENSITY STANDARDS
Table A-1 summarizes the development intensity standard for each of the General
Plan designations,and provides land use distribution by acreage for the land use.
The intensity standards for the categories permitting residential development are
expressed in density,measured in"units per acre,"or floor area ratio and zoning
development standards in the case of certain Mixed Use land use designations.
The intensity standards for non-residential development are expressed as"floor
area ratio"or FAR.The FAR concept is illustrated in ExhibitA-3.The intensity
standards in concert with the zoning and development standards regulate the
massing,form and building size.
Table A-1
Development Intensity Standards
Land Use Dens! /Intent Standards
Residential Land Use Designations
Low Density 7 du/acre
Low-Medium Density 11 du/acre
Medium Densi 15 du/acre
Mixed Use Land Use Designations
District Center
Other District Centers(Midtown.etc.f 90 du/acre and FAR 1.0-2.0
2525 North Main District Center FAR 1.43
Heritage District Center FAR 1,7
Downtown District Center FAR 3.0
Metro East District Center FAR 3.0
Transit Village District Center FAR 5.0
Harbor Corridor District Center FAR 5.0
One Broadway Plaza District Center FAR 2.9
Urban Neighborhood
Transit Zoning Code Area/Segershom.First.Fifth&17"Corridor FAR 0.5-1.80
Harbor Corridor FAR 3.0
Metro East FAR 0.75-1.5
Commercial Land Use Designations
Professional/Admin.Office FAR 0.5-1.0
General Commercial FAR 0.5.1.0
FAR-2,
Industrial Land Use Designations
Industrial FAR 0.45
Other Land Use Designations
Institutional FAR 0.5
Open Space FAR 0.2
Notes:
du•dwelling unit,FAR•floor area rano
41euniesnial•doventonusgovnikuilesnided•siser (1—•—•\V
CITY OF SANTA ANA GENERAL PLAN A-11
Resolution No. 2020-034
Page 11 of 16
LAND USE ELEMENT
Residential
The Land Use Plan provides for three distinct residential land use designations.
Residential development is also permitted in threetwo other designations:District
Center,One Broadway Plaza District Centre,and Urban Neighborhood.The
Santa Ana Land Use Plan includes the following 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
allowable maximum development intensity is 7 units per acre.Development
in this category is characterized primarily by single-family homes. This
designation applies to a large proportion of the City (6,468.1 acres)
representing 47 percent of the City's total land area.
■ The Low-Medium Density Residential (LMR-11) designation applies to
those sections of the Ciry which are developed with residential uses at
permitted densities of up to 11 units per acre.The land area included in this
designation is approximately 421.6 acres. The great majority of'the land
designated as Low-Medium Density Residential is located in the westerly
portion of the City, north and south of First Street. Properties with this
designation are typically characterized by mobile home parks,a mixture of
duplexes and single family residences,or small lot subdivisions.
• The Medium Density Residential (MR-15) designation applies to those
sections of the City which are developed with residential uses at densities of
up to 15 units per acre.Development in this designation is characterized by
duplexes, apartments,or a combination of both.A total of 364.7 acres is
designated as Medium Density Residential.The designation applies to areas
located in the vicinity of downtown,areas north and south of MacArthur
Boulevard,and in other areas where there are established multiple-family
development projects.
CITY OF SANTA ANA GENERAL PLAN A-19
Resolution No. 2020-034
Page 12 of 16
LAND USE ELEMENT
• The General Commercial(GC)district applies to commercial corridors in
Santa Ana including those located along Main Street,Seventeenth Street.
Harbor Boulevard, and other major arterial roadways in the City. The
intensity standard applicable to this designation is a floor area ratio of0.5-1.0,
though most General Commercial districts have a FAR of 0.5.A total of
859.6acres of land is included in this designation.
General Commercial districts are key components in the economic
development of the City. They provide highly visible and accessible
commercial development along the City's arterial transportation corridors.In
addition,General Commercial land uses provide important neighborhood
facilities and services, including shopping, recreation, cultural and
entertainment activities, employment, and education. The districts also
provide support facilities and services for industrial areas including office and
retail,restaurants and various other services.
The General Commercial development standards arc based upon the
character and intensity of development,as well as the degree of access and
market demand for these properties.The relationships to adjacent land uses,
are also considered.Uses typically located in this district are:
• Business and professional offices;
• Retail and service establishments;
• Recreational,cultural,and entertainment uses;and
• Vocational schools.
General Commercial Districts have a floor area ratio of0.5 with the exception
of the Mid-town area which has an floor area ratio of up to 1.0.
• Onc broadway Plaza District Cciitcr is„.eparatc laud designation as it
has an F.A.R.o12.9,which exceeds the typical District Ccrttee-iirtettsitriiittsih
Additionally. it does nut include a resicL.,tial compo i.nt. 011C 1Broads a}
i'laz,;s-eitrisioncd a5.1 laneltt,.rk l,rul asiotrtl olfic,complex that yt rlHx.r
{oral Fa: D0,...tt„t,1 Rc 1ciclttlt„t mt...e . -
u,Laa alas."Thy C:cy's Dist.:ct
�;
CITY OF SANTA ANA GENERAL PLAN A.21
Resolution No. 2020-034
Page 13 of 16
LAND USE ELEMENT
• The South Coast Metro District serves as a regional retail shopping
area which includes a range of commercial services and office
projects.
• The MacArthur Place District Center contains an existing
office/hotel complex and a proposed major mixed use project which
will include professional offices,supporting commercial,and mid
and high-rise residential components.
• The Metro East District is envisioned as a vibrant urban village with
a balance of office, residential, and service uses. Pedestrian and
transportation linkages are key in this urban setting.
• The Transit Village District is envisioned as a vibrant intense urban
village with a balance of employment centers,residential and service
uses. Pedestrian and transit linkages to the Santa Ana Regional
Transportation Center is key in this district.
• The Harbor Corridor Mixed Use Transit Corridor creates a vision
for a more livable, sustainable setting through higher intensity
housing and mixed use development,convenient access to transit,
complete streets,and amenities that promotes active lifestyles.
• The Heritage District allows for mixed use development with higher
density residential and supportive commercial and office uses within
proximity to surrounding employment centers.
• The 2525 North Main District allows for higher density residential
development along the North Main Street corridor,in proximity to
employment centers,the MainPlace Mall,and cultural destinations.
District Centers are considered to be the City's"major development areas."The
most intense development in the City is targeted to these areas.The Tbstin
Avenue corridor is a major development area even though it is not a designated
District Center.This area has developed over the years as a prime office corridor
and employment area. The PAO designation facilitates the continued
development ofthis area with high intensity,high quality regional office projects.
• The One Broadway Plaza District Center(OBPDC)is a distinct land use
that is envisioned as a major activity center with a landmark mixed-use tower,
which will include residential.professional office,and commercial uses.The
district will be a focal point in the downtown area serving the Civic Center
complex.Downtown,and Midtown urban areas.
• The Urban Neighborhood(UN)land use designation applies to primarily
residential areas with pedestrian oriented commercial uses,schools and small
parks. The Urban Neighborhood allows for a mix of residential uses and
housing types,such as mid to low rise multiple family,townhouses and single
family dwellings; with some opportunities for live-work, neighborhood
CITY OF SANTA ANA GENERAL PLAN A•23
Resolution No. 2020-034
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LAND USE ELEMENT
As indicated in Table A-4,between 77,122 to 96,406 housing units are allowed by
the Land Use Plan.The additional units which presently exist in the City beyond
the maximum number permitted under the theoretical buildout scenario are a
reflection of the higher density multiple-family developments constructed in the
1970's and 1980's.However,the purpose of the Land Use Plan as it applies to the
residential areas is to preserve and maintain the stability of existing
neighborhoods,regardless(Write character of development.The intent of the Plan
is not to create any displacement,nor decrease existing development densities.
Rather,it is to ensure a safe,healthy,and livable environment for City residents.
Existing residential development entitlements are protected through this Land
Use Element, applicable Zoning regulations, and sections of the City code
pertaining to legal nonconforming uses.
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 Table A-4,up to 37,1 I5,%731,679,905 square feet of commercial;
25,370,651 square feet of and office,and 42,199,991 square feet of industrial
development are possible under the effective capacity parameters of Land Use
Plan.
mac_
— S
A-34 CITY OF SANTA ANA GENERAL PLAN
Resolution No. 2020-034
Page 15 of 16
•
LAND USE ELEMENT
Table A-4
Land Use Plan Build-out Capacities
Intensity/ Effective Banded Theoretical
Land Use i Acres Denst Bulidout
Low Density Residential LR-7 6,468.11 7 duiac 45.276 du
Low Medium Density Residential LMR-11 421.81 11 du/ac 4.638 du
Medium Density Residential MR-15 364.7 15 du/ac 5,471 du
Subtotal 7,254A r11,4� 55.385 du
District Center
0thet2 DC 309.5 90 du Mc 11,955,563 sf 3,017 du 23,764.534 sr 3,017 du
FAR 1.0-2.0
2525 North Main DC 5.9, FAR 1.43 256 du 256 du
Heritage 1 DC 18.81 FAR 1.7 54,090 sf 1,221 du 54,090 sf 1,221 du
Downtown DC 62.5 FAR 3.0 2,057,824 sl 1,661du 2,057,824 sf 1,661 du
Metro East I DC 113.91 FAR 0.75-3.0 2.464,776 sl 5,037 du 2.464,776 st 5,037 du
Transit Vlgage DC 51.41 FAR 5,0 402.864 sl 2,761 du 402.664 sf 2.761 du
Harbor Corridor DC 125.0I FAR 5.0 1,836,155 Sf 2,029 du 1.836,155 sl 2,029 du
One Broadway Plaza District Ctr` Q ,, FAR 2.9 310.000 sl 415 du 310.000 sf 415 du
Urban Neighborhood UN 317.0 FAR 0.5-3.0 1.656,955 sl 5,755 du 1,656,955 sf 5,755 du
Subtotal 1,008.3 20,738,247 sl, 22.152 did 32547.195 s1 22.152 du
14644, 292,428,247in 24437-du 32,2214196st 2.1,737-du
Professional&Admin.Office }� PAO 594.9 FAR 0.5-1.0 12,958,922 sf 25,913,844 sf
General Commercial j GC 859.6 FAR 0.5-1.0 18,722,983 sl 37.445.967 St
--- —44 FAR-2.9 643103 51 --643,103 ei
1A64,5 31.679.905 st 63.359.611 if
Subtotal I 4,450,11 32:223:696-of 63,003,0044
Industrial IND ! 2,152.81 FAR 0.45 42,199,991 st 42,199,991 S:
Other
Institutional I INS 800.6 FAR 0.2-0.5 6,974.740 st 17,436,850 s
Open Space OS 1,010.9 FAR 0.2 8,806.961 sl 8,806.961
Subtotal 1,811.5 15,781,701 51 25,243,811 s�
FAR-Ioor area ratio:d.u,'dwelling unit:s.1.=square feet(of floor area).Acreage shown in table does not Include roads in light-ot-way.
'Effective capacity for non-residential development assumes development possible under the lower range of FAR Intensity standards with the exception
of the Metro East District Center,Transit Village District Center,Downtown District Center,Heritage District Center,and Urban Neighborhood areas.The
Harbor Corridor District Center.Metro East District Center,Transit Village District Center.Downtown District Center,and Urban Neighborhood areas allow
a range of intensity for mixture of residential anti non-residential development based on the zoning development standards. Residential effectrve capacity
was calculated by adding the 2,M21.737 r},its possible in the District Center and Urban Neighborhood with the existing 74,669(Census 2000)
housing units.
'Land use designation permits both residential and non-residential development Build-out assumes 90%of land area will be developed as commercial
and 10%will be developed as residential:with the exception of Town and Country Manor project intended for conbnunnt of care and housing seniors.
1 Land use designation permits high Intensity office development with ancillary retail use.
This table has been revised to correspond with the GIS Land Use Map illustrated in Exhibit 2,
A-36 CITY OF SANTA ANA GENERAL PLAN
Resolution No. 2020-034
Page 16 of 16