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West Santa Ana Boulevard
Purpose, Intent, and Objectives
Purpose and Intent
The West Santa Ana Boulevard Focus Area connects the Harbor Mixed Use Transit Corridor and Downtown Santa Ana, with the OC Streetcar Project improvements creating the physical transit link in 2022. The intent is to transition a group of auto-oriented neighborhoods, businesses, and institutions into a series of transit-oriented neighborhoods that support and benefit from future streetcar stops.
Objectives
- Develop multistory housing and mixed-use opportunities near streetcar stations
- Promote infill development while respecting established neighborhoods
- Buffer industrial land uses and residential neighborhoods
- Create opportunities for clean industrial/maker-type spaces
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Land Use and Urban Form
The Urban Neighborhood land use designation will allow for more mixed-use and transit-oriented development near future streetcar stops. Near the Raitt streetcar stop, the Corridor Residential land use designation will facilitate additional opportunities for higher density residential development. Similarly, the existing industrial portion of the focus area will be designated for Industrial/Flex to promote small-scale manufacturing, live-work, and retail opportunities.
Both the Urban Neighborhood and Corridor Residential designations will serve as a transition between the low density residential neighborhoods and the areas planned for industrial uses or streetcar stops. Much of the focus area will remain planned for low density residential, general commercial, open space, and key institutional uses. New buildings and spaces must be sensitive to the surrounding low density neighborhoods while still incorporating building and street designs consistent with transit-oriented urban form and active and attractive urban spaces.
Residential
Low Density Residential (LR-7)
Low-rise single-family neighborhoods
Low-Medium Density Residential (LMR-11)
Single-family homes, duplexes, small-lot subdivisions, and mobile-home parks
Medium Density Residential (MR-15)
A mix of low- and medium-rise neighborhoods with single and multifamily housing, including small lot subdivisions, townhomes, live/work units
Corridor Residential (CR-30)
Medium and medium-high density residential uses, clustered around the planned street car station at Raitt Street, will provide a transition between the existing neighborhoods and the more intense development planned around the station
Commercial and Office
General Commercial (GC)
Shopping, restaurants, entertainment, and service commercial
General Commercial - Medium (GC-1)
Shopping, restaurants, entertainment, and service commercial
Professional & Administrative Office - High
Professional and administrative office and supporting service commercial and restaurants
Institutional and Open Space
Institutional
Government facilities, public service facilities, and public institutions
Open Space
Recreational and green space, commercial open space, public infrastructure, and rail facilities
Industrial
In addition to clean industrial and maker-type spaces, the Industrial/Flex land use district allows for a wider range of uses, including retail and dining options, in existing industrial areas.
Industrial Flex (FLEX-1.5)
Office/industrial flex spaces, small-scale R&D, clean manufacturing, live-work
Mixed Use
Urban Neighborhood districts that allow a mix of medium and medium-high density residential, commercial, public, and cultural uses are located around each streetcar station.
Urban Neighborhood - Low (UN-20)
Medium density urban neighborhoods with a mix of attached single- and multifamily housing; mixed-use residential with ground-floor retail, services, and restaurants; cultural uses; and public and open spaces
Urban Neighborhood - Medium Low (UN-30)
Medium density urban neighborhoods with a mix of attached single- and multifamily housing; mixed-use residential with ground-floor retail, services, and restaurants; cultural uses; and public and open spaces
Photo Simulations
The following are artistic interpretations of how new development could support the purpose, intent and objectives of the Focus Area. These illustrations do not reflect any proposed projects.
West Santa Ana Boulevard Industrial/Flex (Adaptive Reuse)
① Mix of Uses
Commercial uses on the ground floor with residential or office uses above.
② Adaptive Reuse
Existing industrial buildings may be renovated to include a mix of new uses, including restaurants, coworking spaces, and other programming that activates urban areas.
③ Reclaiming Public Spaces
Nontraditional public spaces may provide permanent and/or temporary open spaces that improve the experience of living and visiting the focus area.
West Santa Ana Boulevard Industrial Flex (New Development) and Urban Neighborhood
- Industrial Flex Low-rise office buildings, limited R&D, and light manufacturing are encouraged uses in the Industrial/Flex districts in the focus area.
- OC Streetcar This focus area allows for more mixed-use and transit-oriented development near future streetcar stops.
- Medium Density Urban Housing A range of medium and medium-high density urban housing opportunities serve as a transition between the low density residential neighborhoods and the areas planned for industrial uses or streetcar stops.