Loading...
HomeMy WebLinkAbout2007-027 - Land Use Element and the Urban Design Element KO- 3/13/07 RESOLUTION NO. 2007-027 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING THE GENERAL PLAN OF THE CITY OF SANTA ANA TO MODIFY THE LAND USE ELEMENT AND THE URBAN DESIGN ELEMENT (GPA NO. 2007-01) BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. The Applicant is requesting adoption and approval of the Final Environmental Impact Report No. 2006-01, Zoning Ordinance Amendment No. 2007-01, Amendment Application No. 2007-01, General Plan Amendment No. 2007-01, Development Agreement No. 2007-01, Site Plan Review No. 2007-01 and Tentative Tract Map No 2007-01 (County Map No. 17069) to allow construction of two residential high rise buildings with 374 condominium units and 8,800 square feet of retail space for the property located at 1901 East First Street. B. On February 26, 2007, the Planning Commission held a duly noticed public hearing and unanimously voted to recommend that the City Council: 1. Adopt a resolution certifying Final Environmental Impact Report No. 2006-01 and approve the mitigation monitoring program and statement of overriding considerations (Volume I) for the Metro East Mixed Use Overlay Zone. 2. Adopt an ordinance approving Zoning Ordinance Amendment No. 2007-01. 3. Adopt a resolution approving General Plan Amendment No. 2007- 01. C. On February 26, 2007, the Planning Commission continued the following actions to the March 12, 2007 meeting: 1. Adopt a resolution certifying Final Environmental Impact Report No. 2006-01 and approve the mitigation monitoring program and statement of overriding considerations (Volume II) for the First and Cabrillo development project. 2. Adopt and ordinance approving Development Agreement No. 2007- 01. Resolution No. 2007-027 Page 1 of 35 3. Adopt a resolution approving Site Plan Review No. 2007-01 as conditioned. 4. Adopt a resolution approving Tentative Tract Map No. 2007-01 (County Map No. 17069) as conditioned. D. On February 26 and March 12, 2007, the Planning Commission unanimously voted to recommend that the City Council adopt an ordinance approving Amendment Application No. 2007-01. E. On March 12, 2007, the Planning Commission unanimously voted to recommend that the City Council: 1. Adopt a resolution certifying Final Environmental Impact Report No. 2006-01 and approve the mitigation monitoring program and statement of overriding considerations (Volume II) for the First and Cabrillo development project. 2. Adopt and ordinance approving Development Agreement No. 2007- 01. 3. Adopt a resolution approving Site Plan Review No. 2007-01 as conditioned. 4. Adopt a resolution approving Tentative Tract Map No. 2007-01 (County Map No. 17069) as conditioned. F. On March 19, 2007, the City Council of the City of Santa Ana held a duly noticed public hearing and at that time considered all testimony, written and oral. G. General Plan Amendment No. 2007-01 has been filed with the City of Santa Ana to: 1. Modify the Land Use Element as follows: a. Creation of the Metro East Mixed Use Overlay. b. To increase the Floor Area Ratio (FAR) of the property located within the Metro East Project Area to 3.0. 2. Modify the Urban Design Element to incorporate Metro East District. H. The Council finds that General Plan Amendment No. 2004-01 is consistent with the General Plan, including but not limited to its policies and goals of: 1. Promote the balance of land uses to address basic community needs. Land Use Element Goal No. 1.0. 2. Promote land uses which enhance the City's economic and fiscal viability. Land Use Element Goal No. 2.0. 3. Support pedestrian access between commercial uses and residential neighborhoods which are in close proximity. Land Use Element Policy 24. Resolution No. 2007-027 Page 2 of 35 4. Promote rehabilitation of commercial properties, and encourage increased levels of capital investment. Land Use Element Policy No. 2.8. 5. Protect and enhance development sites and districts which are unique community assets that enhance the quality of life. Land Use Element Goal No. 4.0. 6. Support land uses with provide community and regional economic and service benefits Land Use Element Policy No. 4.3. 7. Encourage the development of projects that promote the City's image as a regional activity center. Land Use Element Policy No. 4.4. 8. Encourage development of employment centers and mixed use projects within targeted areas adjacent to major arterial roadways and freeway corridors. Land Use Element Policy No. 4.5. 9. Target area in the City for the creation of new housing units and opportunities for all segments of the community. Housing Element Policy 4.1 10. Encourage a balance of land uses that promote livable communities. Housing Element Policy 6.2 I. The Council finds that the City's general plan is designed, as it must be, to accommodate a wide range of competing interests - including those of developers, neighborhoods and homeowners, prospective homebuyers, environmentalists, current and prospective business owners, jobseekers, taxpayers, and providers and recipients of all types of city-provided services - and to present a clear and comprehensive set of principles to guide development decisions. The City's general plan sets forth these guiding principles. Once in place, it is the province of this Council to examine the specifics of a proposed project to determine whether it would be in harmony with the policies stated in the general plan. J. The City Council has weighed and balanced the general plan's policies, both new and old, and has determined that based upon this balancing that the Metro East Mixed Use Overlay is consistent with the purpose of the general plan. K. Final Environmental Impact Report No. 2006-01, the Mitigation Monitoring Program, and the Statement of Overriding Considerations which came before the City Council on March 19, 2007, and was approved and adopted by resolution at that hearing. At the March 19, 2007 meeting, the City Council also adopted; adopted an ordinance approving Zoning Ordinance Amendment No. 2007-01; adopted an ordinance approving Amendment Application No. 2007-01; and adopted an ordinance approving Development Agreement No. 2007-01; and a resolution approving Site Plan Review No. 2007-01 and Tentative Tract Map No. 2007-01 (County Map No. 17069). This resolution incorporates by Resolution No. 2007-027 Page 3 of 35 reference, as though fully set forth herein, the ordinances and resolution and said Final Environmental Impact Report, Mitigation Monitoring Program, and Statement of Overriding Considerations, and all of their respective facts, findings and conclusions in support of this resolution and the findings made herein. Section 2. The City Council hereby, approves General Plan Amendment No. 2007-01. The pages changed in the Land Use Element (Exhibit A), and the Urban Design Element (Exhibit B) are attached hereto and incorporated herein by this reference as though fully set forth. Section 3. This resolution shall not be effective unless and until Ordinance No. NS-2740 becomes effective. If said ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise do not go into effect for any reason, then this resolution shall be null and void and have no further force and effect. Section 4. The City Council expressly reserves the right to modify, amend or repeal this resolution at any time by adoption of a subsequent resolution. Section 5. The Clerk of the Council shall attest to and certify the vote adopting this Resolution. ADOPTED this 19th day of March. 2007. APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee 0 Otto Assista t City Attorney Resolution No. 2007-027 Page 4 of 35 AYES: Councilmembers Alvarez. Benavides. Bustamante. Martinez. Pulido. Sarmiento, Tinaiero (7) NOES: Councilmembers None (0) ABSTAIN: Councilmembers None (0) NOT PRESENT: Councilmembers None (0) CERTIFICATE OF ATTESTATION AND ORIGINALITY I. PATRICIA E. HEALY. Clerk of the Council. do hereby attest to and certify the attached Resolution No. 2007-027 to be the original resolution adopted by the City Council of the City of Santa Ana on March 19. 2007. Date: fJ~ 3/07 / .',-- Patricia E. Healy Clerk of the Council City of Santa Ana Resolution No. 2007-027 Page 5 of 35 LAND USE ELEMENT SANTA ANA GENERAL PLAN ('!I\ i lIS~\T~ ~\'~. (,i \Ul \1. :\, 1'1 \ \ ... ../,.1 City of Santa Ana Planning Division Adopted February 2, 1998 The following is a chronology of the approved general plan amendments that have been incorporated into this document since the comprehensive update of the General Plan Land Use Element adopted by Santa Ana City Council February 2, 1998 (GPA 1997-05): GPA 200U!1 (adoption date), GPA 2006-01 (October 2, 2006), GPA 2005-01 (December 5, 2005), GPA 2005-02 (October 17,2005), GPA 2004-01 (AprilS, 2005, as passed by the voters of Santa Ana), GPA 2004-04 (July 19, 2004), GPA 2004-06 (Ju/y 6, 2004), GPA 2003-02 (June 16, 2003), GPA 2003-01 (February 18, 2003), GPA 2002-01 (September 3, 2002), GPA 2002-03 (August 19, 2002), GPA 2001-03 (February 19, 2002), GPA 2001-02 (January 7, 2002), GPA 2000-09 (May 7, 2001), GPA 2000-08 (February 5, 2001), GPA 2000-03 (December 4, 2000), GPA 2000- 02 (November 20,2000), GPA 1999-02 (Oc/ober 18, 1999), GPA 1999-01 (August 16, 1999), GPA 1998-04 (October 5, 1998), GPA 1998-05 (September 21, 1998), GPA 1998-01 (May 4, 1998). Resolution No. 2007-027 Page 6 of 35 EXHIBIT A LAND USE ELEMENT Land Use Policies Goal 1.0 Promote a balance of land uses to address basic community needs. Policy 1 . 1 Policy 1.2 Policy 1.3 Policy 1 .4 Policy 1 .5 Policy 1 .6 Policy 1.7 Policy 1 .8 Policy 1.9 Policy 1 . 1 0 Policy 1.11 Revised (Apri/2007) Promote medium density housing in and around the downtown area. Support high density residential development within the City's District Centers as a part of a mixed use development. Encourage high intensity office development to attract major tenants that will contribute to cultural and business activities of the central city. Support development of single-family residential lots on a minimum area of at least 6,000 square feet. Maintain and foster a variety of residential land uses in the City. Support "live/work" opportunities within specifically defined areas. Support open space in under served areas. Encourage the development of commercial and nonprofit recreational facilities and services. Coordinate street and parkway designs that are attractive, functional, and compatible with adjacent on- site development. Encourage the location of commercial centers at arterial roadway intersections in commercial districts. Support the location of regional governmental facilities in the downtown and Civic Center areas. 12 Resolution No. 2007-027 Page 7 of 35 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 of development 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 law, 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. To encourage a dynamic mixture of residential, office and commercial uses, within the Metro East District Center area both building intensity and residential density is based on floor area ratio and overlay zone 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. Resolution No. 2007-027 Rev~l8;fdlOS5I 17 ~1' \IT., . \f,' i'.;d. II II i., """-,,,t,. A 1\'1'::";" I._ '.! ,.,..'.\..../2 ).;e,,,. r.1'l 111 '1 II Ii ~ ~ g ~ .~ ~ i ~ '" ~ ~ ~ I c .,~~ ~~ ~ ! I ~ i ~ ~ ~ ~ ~~llsi~!qp "'i>'~ul~~~~~ ~ ~ ~ ~ ~ ! · ~ R ~ l ~ ~ ..... ..... - .j - ::;;. ..... ..... 0 iI Q.l ... ::: '" ';:: - ;;- '" :B :::: : 0 ~~iji.jD..I. ...J c <tl ll. OJ (/) ::J "0 C <tl -' ~ :0 ~ . 0 2007-027 Resolullon Np~ge 9 of 35 LAND USE ELEMENT 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 of the City's land use goals. LAND USE PLAN IMPLEMENTATION 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 "units per acre," or floor area ratio and overlay zone in the case of Metro East District Center. The intensity standards for non-residential development are expressed as "floor area ratio" or FAR. The FAR concept is illustrated in Exhibit A-3. The intensity standards in concert with the zoning and development standards regulate the massing, form and building size. TableA-1 Development Intensity Standards Land Use Densitynntensity Standards Residential Land Use Designations Low Density Low-Medium Density Medium Density ResidenliaVlndustrial' District Center' Metro East District Center Commercial Land Use Designations ProfessionaVAdmin. Office General Commercial District Center Metro East District Center One Broadway Plaza District Center" Industrial Land Use Designations Industrial Residential/lnd ustrial Other Land Use Designations Institutional Open Space Note: d.u. - dwelling unit; FAA - floor area ratio "Residential development is aJso permitted in the Residential/Industrial and District Center land use designations. "Residential development is not a permitted use. 7 d. u .lacre 11 d.u.lacre 15 d.u.lacre 15 d.u.lacre/FAR 0.45 90 d.u.lacre FAR 3.0 FAR 0.5-1.0 FAR 0.5-1.0 FAR 1.0-2.0 FAR 1.0-3.0 FAR 2.9 FAR 0.45 FAR 0.45 FAR 0.5 FAR 0.2 'T~' NTA , '\ ". ,.~'l It \ \. v,t", '.,..\ .,. ',' ~, "'" ,...:\, i!-l ~ 1 '- Revisdil~)No, 2007-027 Page 10 of 35 A-II LAND USE ELEMENT The City established development intensity standards in 1988, for nonresidential land use designations. The standards measure intensity through the use of floor area ratios. The floor area ratios proposed for the City's major commercial corridors are expected to remain in place over the life of the Land Use Element. The basic character of these corridors is not expected to change significantly during that time. Those areas of the City proposed for the most intensive levels of development include district centers, professional and administrative office districts, and several other commercial centers with a unique character, or special development concerns. Some of these areas correspond to those for which Specific Plans have been prepared. The proposed floor area ratio(s) for most of the City's commercial corridors allows structures of two to three stories with surface parking. The major development areas-the District Centers and Professional/Administrative Office Districts along Tustin Avenue and East First Street-allow mid-rise and hi-rise buildings with structured parking. These areas are expected to generate the highest level of development activity in the City as centers of commerce. These areas are listed in Table A-2 and are shown in Exhibit A-4. The floor area ratios indicated in Table A-2 are the maximum building intensity allowed for development. All properties are subject to compliance with the development standards of the underlying zoning district or overlay zone, and are not guaranteed to achieve the designated intensity. The floor area ratio standard should therefore be interpreted as a maximum intensity standard, and not as a development right. When calculating the square footage allowed for a proposed development, no upward rounding is permitted in determining the final permitted intensity. Likewise, no upward rounding is permitted in calculating the allowable number of residential units. For example, a calculation yielding a permitted density of 12.7 units for a given development site, means that 12 units are permitted. Revised (Apri/2007) A-13 Resolution No. 2007-027 . Page 11 of 35 mor ANT A ANA' ,,'!tJ/i\ I I...," LAND USE ElEMENT Table A-2 Key Area - Floor Area Ratios Area 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 ProjecllArea MainPlace Main Street Concourse North Main Street North Broadway Museum District Hutton Development Civic Center Specific Dev Plan Midtown Spec~ic Plan Civic Center Downtown Orange County Register Xerox Center Dav First StreetfTustin Avenue BentaJl Center Dev 2720 Hotel Terrace Drive 1951 East Carnegie Avenue 4040 West Carriage Avenue Lake Center Dev South Coast Metro MacArthur Place Hutton Centre Pac Tel Office Metro East FAR 2.1 2.54 1.5 1.0 1.5 1.0 1.0 0.5-1.0 1.0 2.0 1.15 3.29 1.0 1.5 1.0 0.55 0.47 0.72 1.0 2.0 1.0 1.5 3.0 Source: City of Santa Ana, 2004 The use of floor area ratio as a development standard allows a high degree of flexibility in both the location and design of a structure. The benefit of this flexibility to the City is the possibility for the provision of more open space on a site without reducing the total square footage of development. The following guiding principals apply to the floor area ratio definitions: . Floor area ratio refer to the gross floor area of a building divided by the gross lot area upon which it is located. . Surface parking or parking structures are not included in the building area to calculate the floor area ratio. Rev/sad (A-t'{~Olion No. 2007-027 Page 12 of 35 A-14 II , 'I " o. ,. -. U ;: ~i " jl ,~ ii -, !l "' o '" '" '" ~ '!/- '" ~ ,g ~~""!~"'o~;;;;'<~~~"':2:::~~~~;;:~~~ <'4 "" 0 "" 0 0 (}. N"'_~~~~O~"'~ _ odcUi~ ;r c<D'2a> ..c OlEOl<(L... ~ [L 0--0 w CD..Q ffi rr: 000,).......<( ::JiijcnLL -oOe c .- j ~ ~ c 'VI i> . . ~ ~ .!!i :s ~ f ,~ ~ J~p in d~dq& g 8 ~ g ~ ~ ~ t:l IlulIllDI i , " , ! . ~ i J ] g ~ i 1 ~ .! ~ . ~ !. ~ ~ ~ i ! 0 j .6 ~!t j . ~~.f ~>J!~.o:~,;g'~ Oii~!,p. t~i~!fg~!~~_~ !. JOllh'8.!CJ'^J"P8] <'!; l :d ~~u ~3B" ii'j= iw;tu~<~,! (l !~ ~~~I~i~~Ej~j~~~~~ii~j ~ ~~~~~~~~~~~i~~~~~~~~~ []~I -~-- ./ <: .~:' Resolution No. 2007-027 Page 13 of 35 ^ -< LAND USE ELEMENT 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 410 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. . The Residential/Industrial designation permits either residential development up to 15 units per acre or industrial uses. The designation applies to the Logan neighborhood, which was established near the turn of the century. Since the 1930s, this 18.5-acre area has developed with a mixture of residential and industrial uses. . The District Center designation permits residential development up to 90 units per acre when it is a component of a mixed-use, master planned project. In the Metro East District Center residential density is based on a maximum 3.0 floor area ratio and the overlay development standards. This category includes approximately 427 acres and is described in greater detail later in this section. Professional and Administrative Office The Professional/Administrative office (PAO) designation applies to those areas where professional and/or administrative offices are predominant, or where such development is being encouraged. Land included in this designation is found primarily near the Civic Center, and along the First Street and Tustin Avenue Corridors in close proximity to freeways. There are other smaller PAO areas in the City such as along North Broadway and along portions of east and west Seventeenth Street. A total of 621.5 acres is included in this land use designation. The floor area ratio intensity standard applicable to this land use designation ranges from 0.5 to 1.0. The Professional and Administrative Office areas are intended to provide a unique environment for office development in those areas of the City where office uses are the predominant land use. The purpose for maintaining and supporting these areas exclusively for office and office-related uses is to encourage major employment centers at locations which significantly lessen the impact to the City's local street system. The First Street/Tustin Avenue R.vis.d(A~tion No. 2007-027 Page 14 of 35 A-18 LAND USE ELEMENT office corridor between the Santa Ana (1-5) and Costa Mesa (SR-55) Freeways serves this purpose. In addition, the orderly, well-maintained quality of existing development supports a continuation of these areas as functional office/employment centers. The Professional and Administrative Office designation includes a range of floor area ratios to differentiate development intensity and character in relation to adjacent land uses. The areas with a FAR of 0.5 are not major office centers, but rather have an established character of lower intensity garden office and professional service uses. These areas are typically adjacent to low density residential neighborhoods, or are converted residential office uses. Office development along East Fourth Street, between Grand Avenue and the Santa Ana Freeway, is typical of this low-rise office character. The PAD area located adjacent to the Civic Center contains a range of office development intensity which supports the City's functional role as the govemment center of the County. The types of uses typically located in the PAD district include the following: . 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, allorneys, doctors, engineers, and insurance brokers. General Commercial Districts The General Commercial district (GC) 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 of 0.5 -1.0, though most General Commercial districts have a FAR of 0.5. A total of 1,108 acres 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. Revised (Apri/2007) A-19 Resolution No. 20 Page 1 ~\' . .." ' ml..v: A~ , A~\j~\:~t~ LAND USE ELEMENT The General Commercial development standards are 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 of 0.5 with the exception of the Mid-town area which has an floor area ratio of 1.0. District Centers The District Center (DC) land use designation includes the major activity areas in the City. Five areas of the City, totaling 426.7 acres, are designated as District Center. The intensity standard for the District Center designation ranges from a floor ratio of 1.0 to 3.0. District Centers are designed to serve as anchors to the City's commercial corridors, and to accommodate major development activity. District Centers are to be developed with an urban character that includes a mixture of high- rise office, commercial, and residential uses which provide shopping, business, cultural, education, recreation, entertainment, and housing opportunities. Residential developments within most District Centers are allowed at a density of up to 90 units per acre when developed as an integral component of a master planned, mixed-use project with the exception of the One Broadway Plaza District Center. Metro East District Center is unique in that residential density is based on a combination of floor area ratio and zoning overlay standards. Some District Centers serve as major retail and employment centers locally and regionally, and should include development which promotes the City as a regional activity center while creating an environment conducive to business on a regional scale. District Centers in Santa Ana include the following: . The Main Place District Center includes a regional shopping center and office complex. Additional high intensity mixed-use development is programmed for this district. Resolution No. 2007-027 Revised ('\l'!Yge'''fe of 35 A-20 LAND USE ELEMENT . The Museum District located between the Downtown and Main Place District Centers is proposed as a major office/cultural center which will be developed over the next 15 to 20 years. The area will focus upon the expanded Bowers Museum, the Discovery Science Center and the construction of additional museums and cultural centers. . The Downtown Central Business district serves as one of the County's major employment and governmental operations centers. . The South Coast Metro area 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/hotei 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 selling. 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 Tustin 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 of this area with high intensity, high quality regional office projects. One Broadway Plaza District Center One Broadway Plaza District Center is a separate land use designation as it has an FAR. of 2.9, which exceeds the typical District Center intensity limit. Additionally, it does not include a residential component. One Broadway Plaza is envisioned as a landmark professional office complex that will be a focal point in the Downtown Redevelopment area serving the Civic Center complex, Downtown, and Midtown urban areas. The City's District Centers and major development areas are shown in Exhibit A-5. A-21 Resol utioniNo;s~PI1},f)Mo7) Page 17 of 35 LAND USE ELEMENT Zoning Code The City's Zoning Code outlines development standards for buildings, site size, height, setbacks, lot coverage, minimum unit sizes, landscaping, parking, signs, fences, and other features. Table A-3 compares the zoning categories with the land use designations in the Land Use Plan. Table A-3 Correlation of Land Use Designations and Zoning Districts General Plan land Use Corresponding Zoning Districts Designation Low Density Residential A 1 - General Agriculture RE - Residential Estate R1 - Single-Family Residential Low-Medium Density Residential Medium Density Residential Residential/Industrial Professional/Admin. Office General Commercial District District Center Industrial Institulional R1 - Single-Family Residential R1-4000 - Small Lot Single Family Residential R1-4000 - Small Lot Single Family Residential R2 - Limited Multiple Family Residential R2 - Limited Multiple Family Residential M1 - Lighllnduslrial M2 - Heavy Industrial P - Professional SO - Specific Development OZ - Overlay Zone P - Professional C1 - Community Commercial C 1-MD - Community Commercial/Museum Dist. C2 - General Commercial C4 - Planned Shopping Center C5 - Arterial Commercial CR - Commercial Residential SP - SO-Specific Development SP - Specific Plan OZ - Overtay Zone P - Professional C2 - General Commercial C3 - Central Business C3-A - Artists Village C4 ~ Planned Shopping Center C5 - Arterial Commercial CR - Commercial Residential SO - Specific Development OZ - Overtay Zone M1 - Light Industrial M2 - Heavy Industrial SO - Specific Development o - Open Space GC - Government Center Open Space 0 Open Space Source: Santa Ana zoning Ordinance, as amendec1_ Resolution No. 2007-027 Revised ~iMl'i!ob\l)of 35 A-26 LAND USE ELEMENT Other Implementing Tools and Plans As indicated previously, a number of adopted plans will continue to be implemented over the "life" of this Land Use Elemen!. These plans are summarized below, and described in further detail in this Appendix (Relationship to Other Plans and Elements). . Santa Ana Redevelopment Plan - This plan, consisting of 694 acres was adopted in 1973 to revitalize the downtown area, improve traffic, re-establish businesses, and stimulate private investment. . North Harbor Boulevard Redevelopment Plan - Adopted in 1982, the Plan covers 470 acres along Harbor Boulevard. A Specific Plan has been adopted for this area which outlines future development, as well as design standards for new development in the area and proposed infrastructure projects. . Inter-City Commuter Station Redevelopment Plan - This plan, also adopted in 1982, focuses on 525 acres designed to provide for the development of a commuter rail station, and to promote supporting uses. . South Main Street Redevelopment Plan - The plan covers 1,500 acres in one of the primary commercial districts of the City. . South Harbor Boulevard/Fairview Street Redevelopment Plan - This 1,085 acre plan covers a key industrial area in the vicinity of Harbor Boulevard and Fairview Street. . Bristol Corridor Redevelopment Plan - The plan, which encompasses 781 acres, promotes the redevelopment of the Bristol Street corridor of the City. . Enterprise Zone - A 7,000 acre portion of the City of Santa Ana was designated by the State as a California Enterprise Zone in 1993. This designation provides businesses with State tax incentive programs designed to promote new business development, and growth or expansion of existing businesses for revitalization of the economy of the zone. . Metro East Mixed Use Overlay Zone - This overlay zone stretches over 200 acres located just north of the confluence of the Santa Ana Freeway and Costa Mesa Freeway. The overlay zone allows the introduction of a high-intensity, mixed use urban village within a previously developed office environment. Revised (Aprl/2007) A-27 Resolution No. 20 Page 1 <'\N'T"'\ no;JL11 ; Iii ;IN1X' CE~~~ ar Lh\ , ! II . . LAND USE ELEMENT 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 adding the 8,783 units possible in the areas designated as District Center to the existing 74,588 units presently found in the City. Theoretical build-out for residential development considered the deveiopment possible if all of the areas designated as residential were developed 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 Table A-4, four of the non-residential land 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 FAR intensities while theoretical build-out considered the upper FAR range. Typically, parking and landscaping requirements will result in significantly less floor area for commercial and industrial developments than that which is permitted under the General Plan. As indicated in Tabie A-4, between 65,266 to 83,371 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 build- out scenario are a reflection of the higher density multiple-family developments constructed in the 1970's and 1980's. However, the purpose of lhe Land Use Plan as it applies to the residential areas is to preserve and maintain the stability of existing neighborhoods, regardless of the 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 55,542,101 square feet of commercial and office development, and 44,891,128 square feet of industrial development are possible under the effective capacity parameters of Land Use Plan. Revised (April 2007) Resolution No. 2007-027 Page 20 of 35 A-30 Land Use Mixed Use, Metro East Residential SubTotal Metro East Commercial SubTotal Amended Table A-4 Land Use Plan Build-out Capacities Intensity/Density Effective Theoretical Acres Standards BUild-out, Build-out DC 103.5 ac. FAR 1.0-3.0 5.551 d.u. 5.551 d.u. 5,551 d.u. 5,551 d.u. DC 3.245.185 s.f. 3.245.185 s. f. 3,245,185s.t. 3,245,185s.f. Residential Low Density Residential Low Medium Density Residential Medium Density Residential Residential/lnd ustrial, District Center, SubTotal Commercial Professional & Admin. Office General Commercial District Center, One Broadway Plaza District Ctr6 SubTotal LR-7 6,474.4 ac. LMR-11 443.1 ac. MR-15 410.0 ac. R/1-15 9.2 ac. DC 35.9 ac. 7,372.6 ac. PAO 621.5 ac. GC 1,108.3 ac. DC 323.2 ac. OBPDC 4.3 ac. 2,057.3 ac. 7 d.u./ac 11 d.u./ae 15 d.u.!ae 15 d.u.!ae 90 d.u.!ac FAR 0.5-1.0 FAR 0.5-1.0 FAR 1.0-2.0 FAR 2.9 77,820 d.u., 13,536.270s.f. 24,138,1215.1. 14,079.332 s.l. 543.193 s.l. 52,296,916 s.1. 45,321 d.u. 4.875 d.u. 6,150 d.u. 138 d.u. 3.232 d.u. 59,715 d.u. 27,072,5405.1. 48,276,241 s.l. 28,158,665 s.l. 543.193s.f. 104,050,639 s.t. Industrial Industrial Residential/lnd ustrial, SubTotal IND R1/1-15 2,280.9 ac. 18.5 ac. 2,290.1 ac. FAR 0.45 FAR 0.45 44,710,2025.1. 180.9265.1. 44,891,128 s.f. 44,710,202s.f. 180.9265.1. 44,891,128 5.1. Other Institutional, Open Space SubTotal INS OS 812.6 ae. 1.019.0 ae. 1,831.6 ae. FAR 0.2-0.5 FAR 0.2 7,079,023 s.f. 8.877.876 S.f. 15,956,899s.f. 17,697,557 s.l. 8.877.876s.t. 26.575,433 s.t. Notes: 1 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. Residential effective capacity was calculated by adding the 8,783 units possible in the District Center with the existing 74,588 (Census 2000) housing units. 2 The Metro East District Center allows a range of intensity for mixture of residenlial and commercial development based on the Metro East Mixed Use Overlay Zone development standards. 3Land use designation permits both residential and industrial development. Build-out assumed 50% of the land area will be developed as residential and 50% as industrial development. 4land use designation permits both residential and commercial development. Build-out assumes 90% of land area will be developed as commercial and 10% will be developed as residential. FAR - floor area ratio. d.u. - dwelling units, s.f. - square feet (of floor area). Acreage shown in table does not include roads in right-of-way. 5Effective capacity assumes FAR of 0.2 eland use designation permits high intensity office development wilh ancillary relail use. This table has been revised to correspond with the GIS Land Use Map illustrated in Exhibit 2. A-31 Resolution No. 2007-027 Page 21 of 35 URBAN DESIGN ELEMENT SANTA ANA GENERAL PLAN (1. \1\ (n \ III ~1 1,,,\ t\T1U\IR.\1 .. !'i\\ , , City of Santa Ana Planning Division Adopted July 6,1998 This document includes revisions to the Urban Design Element from GPA 2007...()1 (adopUon date TBD) and GPA 2004-01 (Apn! 5. 2005, as passed by the voters of Santa Ana). EXHIBIT B Resolution No. 2007-027 Page 22 of 35 LA't'ETAAY. ~ _J ~ a g w ~ o ~ % 405 1I II IIF ~A1~TA ~, ~rAI.F\ F R ,Il . PI\\ I [3IE] Landmark [ill Noda Ir--'-'-'-'JI District ~ Major Path E3 Minor Path Existing City Form Map Exhibit 3 Urban Design Element - ~.. I RevlstlciApriJ20QT 7 Page 23 of 35 URBAN DESIGN ELEMENT ... A pedestrian oriented community has an average 114 mile walking distance between transit stops and the core commercIal area Resolution No. 2007-027 Revised (~e0241 of 35 Districts tend to be smaller and bener defined near the city core. These characteristics tend to be less evident, the further away the district is from the city center The older residential districts, located near the downtown center, serve as the fundamental basis for Santa Ana's existing urban form. The exception to this however is Santa Ana's newer commercial and mixed use districts: Main Place, South Coast Metro, Metro East, and MacArthur Place. Neighborhood associations have been formed throughout Santa Ana, and their creation is based on characteristics such as geographic location and ease of association. Most organized neighborhoods have development panerns similar to those found in adjacent neighborhoods. For example, Bristol Manor has similar street lights, lot sizes, subdivision panerns and building scale as the adjacent Wilshire Square. Although neighborhoods generally tend to be cohesive in architecture form, they may also be socially and politically organized. These neighborhood associations create perceived districts even though they are not necessarily defined by physical boundaries that would set the neighborhood apart from nearby neighborhoods. Floral Park and West Floral Park are separate neighborhood associations. Even though they are technically separate, they are more visually located in the same urban design district. Park Santiago or Riverview West are examples of where design districts and neighborhoods are the same. Paths Paths are the means by which people travel throughout the City including freeways, streets, walkways, and bikeways. Another important function of paths is to create linkages between districts, nodes, and other destination points. These linkages maybe strengthened by view corridors associated with landmarks, natural features, and open spaces. Key urban design issues related to "paths" include the following: . Paths include freeways and main thoroughfares and serve as the framework for the City's urban form. Two of these streets, Main Street and First Street, also serve as the "axis" for the City's street numbering system. These roadways are the primary east-west, and north-south transportation routes, intersecting at the heart of downtown Santa Ana. 8 URBAN DESIGN ELEMENT . A very positive feature of many paths in Santa Ana is their ability to communicate, to travelers and pedestrians, the identity of the districts they traverse. These paths convey a better sense of place and facilitate the creation of a strong city form. This is due, in large measure, to the unique cultural diversity and historic heritage of the Santa Ana neighborhoods which are portrayed by the physical attributes and character of these paths. For example, Main Street, First Street, and Santa Ana Boulevard convey procession to the Downtown. . Vehicle circulation is given precedence over pedestrian movement in strip oriented commercial development. The only significant pedestrian path is Fourth Street as it passes through downtown. This pedestrian path has a very strong presence in the City and the community, providing a variety of amenities, such as retail shopping, office, services, and entertainment uses which complement each other and attract people. Other streets have the potential to accommodate both vehicle and pedestrian movement, especially Main Street and other downtown streets. Nodes Nodes are areas of compatible and intensive activities. Nodes typically have identifiable boundaries which, through unique design characteristics, provide a clear sense of place. A well-defined node, containing sharply defined boundaries, is very effective in promoting unity of design, purpose, and aesthetics. Key design issues related to nodes in the City include the following: . Some nodes in the City are intended to serve as district centers as indicated in the Land Use Element; One Broadway Plaza District Center is an example. The District Center concept was developed to promote the concentration of assorted activities in specific areas of the City. Each of the district centers has excellent automobile, bus, and pedestrian access since they are intended to be destination points. . Some examples of nodes include the Civic Center which accommodates numerous govemment agencies; Santa Ana College, which provides a mix of institutional uses; and a number of evolving recreational nodes such as the Santa Ana Zoo and Bowers Museum. Revised (April 2007) 10 Resolution No. 2007-027 Page 25 of 35 URBAN DESIGN ELEMENT . Some locations are considered as nodes because they are anticipated to be centers of activity in the future. In reality, many of these areas currently have a weak presence and lack the activity, intensity and visibility characteristics of a node. These areas may be designated as nodes or landmarks, but they presently do not function as a node. Examples of this are the Regional Transportation Center and Metro East. Focus Intersections Focus intersections are where two major paths intersect. There are numerous areas in the City where the level of traffic and other activities intensifies because they are located where two major roadways intersect. In a number of such instances, surrounding lands uses may appropriately be developed at lower densities, even with large volumes of traffic using the adjacent roadways. Some areas however, require special attention in that they need to standout from their surroundings because of high traffic and pedestrian concentrations. Key urban design issues related to the focus intersections include the following: . The focus intersection is designed to foster and enhance the nature and character of certain crossroads in the City such as on South Main Street. Enhancing certain intersections will improve the aesthetic presence of those crossroads by creating a stronger presence and recognition on otherwise routine paths. . The architecture and development intensity at key intersections serve to create a "rhythm" along a path, thereby enhancing the City's image. . A focus intersection is intended to eliminate the visual rigidity of channei-like streets and the monotony of the gridiron pattern. The focus intersection, if properly designed, reduces the tunnel effect of the approach while reducing excessive openness perceived within typical intersections. . The focus intersection concept will take advantage of the potential observed in some intersections of the City. The intent is to highlight and capitalize on those factors which will "strengthen" the corridors. Even though the intersections under consideration are not yet clearly defined focus intersections, they may become vibrant places with strong iocal identity and prominence as they mature. Main Street at the corners of Warner Avenue, Edinger Avenue, McFadden Avenue and First Street are examples of opportunities for implementing this concept. R.v;SedH~qMj.<;>n No. 2007-027 11 '~geVt6' of 35 ~ M ~ ;z.Mf7".7 ~ 4'~ People want the diversity choice, and Independence "'the city; and the hominess and IntImacy of the village. OF NT AN AG:~lwl t\ FW: URBAN DESIGN ELEMENT Santa Ana's development pattern portrays a predominant concentric ring pattern that radiates from the original core of settlement, extending outward towards the City boundaries. The "urban core" includes the downtown and adjacent neighborhoods as well as the older industrial areas located near early railroads and the former Pacific and Electric right-of-way. Subsequent urbanization then surrounds the core with the most recent development, located in the southwest and northeast corners of the City. The exception to this concentric pattern is found in the west side. Development in this area is characterized by an eclectic pattern of growth with a strong orientation toward Harbor Boulevard. Santa Ana's urban form, under this arrangement, has a strongly defined downtown center with other major urban components arranged around it. There is a subtle "balance" given to the City center by nodes and gateway-type spaces. For example, Main Place Mail and MacArthur Place, located at opposite ends of the City, are connected by a "spine" or "axis" created by Main Street. This arrangement provides an exceilent opportunity to enhance the City's future development pattern and has been targeted as an important goal in strengthening Santa Ana's urban form. BACKGROUND In architecture, the creation of spaces where people are present and can observe each other, is a form of mutual protection and promotes a sense of ownership of the street which Is essential for urban security. l\lf 'NI ,~ \.1 A 'J::13ll {II ~ (\ FLoN Revised (Apri/2007) A-1 Resolution No. pag URBAN DESIGN ELEMENT . The Housing Element provides the policy direction for future housing within Santa Ana. The Urban Design Element, together with the Housing Element, will strive to create livable and aesthetically appropriate projects. Specific Plans and Overlay Zones Certain areas of the City are unique and these areas lend themselves to the development of a specific plan. Currently, specific plans have been prepared for three areas of the City and include the Bristol Specific Plan, the North Harbor Specific Plan, and the Midtown Specific Plan. These Specific Plans advance General Plan policies to a higher level of detail not typically found in a general plan element. These Specific Plans, as well as the Metro East Mixed Use Overlay Zone, help to implement the Urban Design Element's objectives by applying urban design principles in future development these documents govern. Revis~~W((itl?,{'INo. 2007-027 Page 28 of 35 A-6 URBAN DESIGN ELEMENT The residential district west of Harbor Boulevard and south of First Street, is comprised of remnant agricultural parcels which were developed over various time periods. The development form in the area is characterized by a variety of lot sizes, suburban style homes, and a street pattern that less compact compared to that in the east side of the City. In the southwest area, residential development is characterized by large subdivisions containing small, one story, single family post-war tract homes, arranged along a grid street pattern. Further to the south, newer, large tract homes situated on wider and less deep lot sizes, are found along streets with few parkways. Office Districts The office districts in Santa Ana have a relatively strong identity. The older development within areas consist mostly of large residential homes which have been converted to offices. This development trend has maintained the scale of the remaining residences. These older districts, located along North Main, North Broadway, and East Fourth Streets, maintain similar building scale as well as other important urban form characteristics such as landscaped front yards, mature canopy trees over the sidewalks, ornamental street light poles, parking areas located to the rear of the properties, and rich architecture. The pedestrian orientation of these districts is enhanced by a comfortable human scale. A larger office district is located along North Tustin Avenue and the portion of east Fourth Street between the Santa Ana and Costa Mesa Freeways. This area is comprised of garden and mid-rise office complexes that maintain a strong business-like character, a sense of place, and good contextual relationships. The streets cape is uniform with wide building setbacks, mature street trees and landscaped medians. Building scale and orientation consists of two and three-story structures, located behind the front yard. Taller buildings and parking lots are typically located at the rear of the property. Newer commercial office projects have been developed without entrances oriented to the street which is detrimental to pedestrian orientation. These corridors will enhance their urban presence by improving pedestrian oriented features and activities at the street level. Mixed Use Districts Mixed use districts are becoming a growing part of Santa Ana's urban fabric. These districts include a combination of residential and non-residential uses and are generally located near activity nodes and transportation linkages. These mixed use districts provide a high-intensity, pedestrian-friendly environment with employment, housing and leisure opportunities within walking distance to each other. Examples of districts that are introducing residential and commercial uses into existing office settings are MacArthur Place and Metro East. Revised (April 2007) A-10 Resolution No. 2007-027 Page 29 of 35 URBAN DESIGN ELEMENT buildings have interesting architectural details dating from their periods of construction, including art deeo canopies, fascias, cornices and storefronts. The buildings along South Main Street from First Street to Warner Avenue, are mostly one and two story structures built to the property line. This development pattern is interrupted by a few recent developments which have their buildings located at the rear of the site with the parking lot directly adjacent to the street. Building design and site development characteristics begin to change north of First Street. The urban flair is very strong, peaking in the area considered to be the financial district of Midtown, between Tenth Street and Washington Avenue. North of Washington Avenue, the building- setbacks, located on both sides of the street, varies because of surface parking lots and a few landscape strips. The southern part has the charm of a small town main street and, as it continues to the north, development is characterized by a highly urban downtown financial appearance. As it progresses further to the north, it eases back to a small scale specialty commercial area until the next major crossroads where the urban form picks up again to continue north to the Museum District eventually reaching the Main Place Mall and City Place. First Street The First Street corridor's distinctiveness is influenced by the roadway's landscaped median that gives it a special appearance. First Street is associated with the proliferation of strip commercial development lacking strong retail anchors. Some segments of this corridor do not share common features such as the landscaped median, front yard landscaping, or architectural style. Buildings next to most of First Street's major intersections exhibits various setbacks which, along with the different architectural characteristics, present a confusing visual impression. Disjointed development has led to a poorly defined streetscape as illustrated by the corner of First Street and the Santa Ana Freeway. The development of a high rise office tower tends to clash with the area's generally low rise character. The First Street corridor, which is a major form to the City, needs visual statements to create a sense of arrival and a sense of place. Seventeenth Street The Seventeenth Street corridor has been incrementally developed over the years and includes strip development and outdoor malls scattered along the length of the roadway In fact, these uses are so prevalent that they create segments of inconsistency. The entire length of this heavily traveled corridor has a tremendous potential to convey strong community images. The mixture of new and old, adjacent to one another, may provide an opportunity Rev;sei1-~M!@~ No. 2007-027 Page 30 of 35 A-13 The chaJJenge is to provide the goods and services demanded by people and to do it in such a way that enhances their living environment. II URBAN DESIGN ELEMENT in this Element. This perception is so pronounced that it is often perceived by the community as the downtown. Nodes Neighborhood commercial nodes in Santa Ana are extremely vibrant with busy activities throughout the day; however their physical setting often lacks clearly defined form and context. These activity nodes, which are primarily strip malls, have been developed in isolation from their surroundings and they are rarely sensitive to the community's character. They often disregard positive qualities of the neighborhood they serve. The architectural characteristics that would cohesively provide a sense of unity is often weak, breaking apart from the district or the neighborhood. The lack of contextual relationships leads to poor cohesiveness between nodes and districts centers located in the City. MacArthur Place The MacArthur Place development is located in the southeast end of the City. The dynamic of this node continues to transform a predominately office setting to an urban environment where housing and services are integrated within the office campus. The southern portion of MacArthur Place. previously referred to as Hutton Center. surrounds a central lake that provides a scenic amenity with pedestrian linkages for all users. The collection of 10-story office buildings merit architectural interest, to create a strong sense of place. The perimeter of the area is characterized by landscaped setbacks and structures increasing in height as you move east from Main Street. A future mix of activities and good pedestrian and visual links will integrate the center as it develops. With the addition of the proposed high-rise residential towers and mid-rise residences framing Main Street and MacArthur Boulevard. this area will continue to be a prominent activity node within the community. A-16 Revised (April 2007) Resolution No. 2007-027 Page 31 of 35 1.mAAv. ---- 7AiiHA"VENAV, ~l z ~ F SANTA CLARA AV, ~) I I ~ I I' I -, II 61H ST, " ~'5f5f. Ii! " ~ -\ " L ~ tole FADDEN ^v. '-- ~ II ! J ..: Iii I \>11 ~II ~II ~ ~ " u iii p; ~ w z II II 5EG!.R.5~M) I -- -, /.~ /."/ /."/ /X // MAC ARTHUR 1St. -," Q ~--"f;/ ___ _ SUNFt.OWER AV. 7~ 405 ll1\()f~j~\1A A~);\ I,EmIL tll\ll PI.\\ le::."]1 District Neighborhoods E:3 Paths: Traveling Routes [IT] Nodes: Destination Points OCJ Focus Intersections: Locat Apex [3IE] Landmarks: Focal Points C2SJ Gateways: Arrival Points City Form Map Exhibit 4 WE5 MINSTER A . .... I-J , I , 1 7 I 6 I J- " " .. .. " ~ ~ ~ ~ ~ w "-I. i ~ ~ IIr\IIF~A~1A A \',\ 1;f\lHIL [L\l~ PL\\ LA VET.... AVo > _J FAIRH....It1:.N....V. < % ~ " 6AlifA CLARA AVo , 2 5 11TH ST. U 10 1 1 OL. r- " " .. .. .. ~ ~ 18 ~ 19 Me FADDEN AV. ~ ~ 0 ~ EDINGER J..v. " > 22 ~ < > .. < " 25 ~ 25 ~ Q ~ ~ % 24 .. z ~ il Q " ~ .. WJ..RNER AV. 23 .,. " " .. .. . 29 27 ~ z " > MAC ARfH~ 405 1. Trask Fairv/ew 2. Northw8st 3. North Main 4. Park Santiago 5. CabriJlo Park 6. West Side 7. Harbor Blvd. 8. Santa Ana 9. Artesia Pilar 10. WashlngtonlWil/ard 11. Flower Park 12. Downtown 13. Broadway 14. French Park 15. tntercitylRTC 16. 4th Sf. Prof9Ss/onal 17. Tustin Avo. 18. Midcity 19. Contral HIstoric 20. South Main 21. Easls/do 22. Southeast fndustrial 23. South Harbor Blvd. 24. Thorton Park 25. BrIstol ManorlSESldelDelhi 26. Freeway Window 27. Annstrong 28. South Coast 29. Sand Pointe 30. MacArthur PlacelHutton Centsr 31. Freeway Corporate 32. Metro East ___ C/lyUmits Districts Exhibit 5 Urban Design Element . :'l II I RellltMJd AprlI2007 19 Page 33 of 35 I;i lA.'t'nAAY. FAIKHAYEN AV. ::0: ~ J < z Iii ~ SANTA elMA AV. GROVE DL. WE5 MINSTER A. 11TH S1: J .... 10 HAZAR.D AVo 5fH ST. SANTA ANA 15f Sf. OL. I;i ~ ~ ~ ~ CHE5TNUT AV. I: :; ~ , ~ ~ t.4CFADDEN AY. Ilo4C fADDt:.N AV. L_ .F ~ ~ ~ EDINGER AV. o a " w Iii l< Ii ~ a ~ < ~ ~ ~ < o Z :; '" ~ . a WARNEIt AVo SEGEK5TROM .T. Iii ~ ~ ,~ MAC ARTHUIt OL " i 5UNfLOV.'EK AY. f if 405 " ~ . UTI ill ~A~lA AV:\I,mm ,'t V\ PL\~ 1. Main Place Mall 2. Main St. Concourse 3. MacArthur Place 4. Hutton Center 5. South Coast Bristol 6. Civic Center 7. Downtown/4th St./Arrfst Viilage 8. One Broadway Plaza 9. Bowers Museum 10. Tustin Ave., South of 17th St. 11. Santa Ana Zoo 12. Centennial Park. 73. WiUDWlck Golf Course 14. Bristol Marketplace 15. Rancho SantIago College 16. Regional Transportation Center 17. Metro East _ - _ City Limits Nodes Exhibit 7 Urban Design Element - - '"' .. .. .. "~35 24 ~ , ,; ;, ;f < ~ ~ ,- 'I lAVEfA"V. FAIli!.HAVEN AVo .J ~ Z o m " " CREEK SANfA CLARA AV. WE6 MINSTER ^. .... 17TH ST. 31- , ~ m m BL. ~ SANTA ANA ISf ST. 4TH ST. ~ m E ~ CHESTNUT "v. l. 405 m MCF^DDEN AVo MCFADDEN AVo ~ ~ o u " w , > ~ < > m c < ~ ~ . c ~ ~ Z Z ~ ;, ~ ~ ~ ~ m SEGERSntOM 'T. lii ~ ~ ~ z '" ~ MAC ARfHUFt EJl. 9 SUNFlONER 111\ !lF~fu~1A i\~ll\I,Fm\1 tU\;1 PI \\ 1. Bn'sloJ 5t. at North City LImit 2. Main sr. at North City Umit 3. 17th St., at Tustin Avenue 4. Edinger ava. at SR.55 5. East Dyer Rd. at SR.55 6. MacArthur Blvd. at SR--5S 7. South Main St. at Sunflower Ave. B. Bristol St. at Sunflower Ave. 9. MacArthur Blvd. at FaJtv;ew St. 10. Harbor Blvd. at MacArthur Blvd. 11. McFadden Ave. at Harbor Blvd. 12. First St. at Euclid AVe. 13. Harbor Blvd. at North City Limit 14. Main St. at /-5 Freeway 15. 1 nh St. at 1-5 Freeway 16. Santa Ana Blvd. at 1-5 Fr06way 17. Fourth St. at '-5 Freeway 18. First St. at 1-5 Freeway 19. Lossan Rail Corridor 20. Merro East _ - - City Limits Gateways Exhibit 1 0 Urban Design Element RtJvi$6d ApriI2007 28 Resolution No. 2007-027 Page 35 of 35