Land Use Designations
Introduction
The development, use, and distribution of land are critical to achieving our city’s vision and adhering to our core values. As stewards of the land, the City must plan for uses and development that create a sustainable, healthy, and livable city; ensure equitable outcomes and land use distributions; protect and enhance our cultural and community assets; and provide opportunities for growth and prosperity. Land is a finite and valuable resource, especially in Santa Ana; its use dictates the city’s economic and fiscal future.
Residential Land Uses
The Land Use Plan includes four residential land uses intended to preserve existing neighborhoods while also promoting new housing types in the City.
Low Density Residential (LR-7)
The Low Density Residential designation applies to areas with low-rise residential neighborhoods characterized by single-family detached homes. This designation is intended to preserve and protect existing single-family neighborhoods, while allowing for new housing through accessory dwelling units.
Single Family Residence in Floral Park | Neighborhood Low Density Residential, the largest land use designation in the city, includes most single-family neighborhoods.
Low-Medium Density Residential (LMR-11)
The Low-Medium Density Residential designation applies to residential areas suitable for multiple building types, including single-family detached homes, small-lot subdivisions, townhomes, duplexes, and mobile home parks.
Small-Lot Subdivision in Riverview West | The Low-Medium Density Residential designation allows for a variety of housing types and residential development patterns, like this small-lot subdivision along 5th Street, built in 2015.
Medium Density Residential (MR-15)
The Medium Density Residential designation applies to residential areas characterized by a mix of single-family and multifamily housing. Residential building types include apartments, townhomes, live-work units, and small-lot subdivisions, typically resulting in neighborhoods with a mix of low- and medium-rise buildings.
Low-Rise Townhomes | Medium Density Residential allows for a mix of housing types, like these 2- and 3-story townhomes built in 2009 across from Centennial Regional Park.
Corridor Residential (CR-30)
The Corridor Residential designation applies to residential areas suitable for medium-high density housing. Appropriate residential building types include attached townhomes and apartments. This designation is typically assigned to areas along corridors, within focus areas, or adjacent to areas designated as General Commercial, Urban Neighborhood, or District Center.
Urban Townhomes | The Corridor Residential designation offers opportunities to develop medium-high density urban housing types and can act as a transitional zone between established lower-density neighborhoods and commercial districts, Industrial/Flex areas, thoroughfares, or higher-intensity mixed-use areas. The East Village Lofts in Downtown Santa Ana reflect the type of development that is envisioned in this land use.
Notes
1. The typical maximum height identifies the upper limit of typical building height, but the actual maximum standard allowed on each site may be different than listed on this page. The allowable height of development on any parcel is also subject to the zoning standards ( Chapter 41 of the Santa Ana Municipal Code ), which may further specify allowable height. Some properties within a height district, per Section 41-602 of the Municipal Code , within an adopted or existing special planning area shown on Figure LU-2 , or subject to Specific Development (SD) standards allow heights in excess of the typical maximum height shown here. The general plan height standard shall equal the zoning height standards where the allowable height in the zoning standards differs from the typical maximum height shown on this page.
Institutional/Open Space
Institutional (INS)
The Institutional designation provides space for government facilities, public service facilities, and public institutions. The Institutional land use designation provides a wide variety of activities and services, such as administrative offices, post offices, police and fire stations, wastewater treatment plants, landfills, hospitals, libraries, schools, colleges and universities, military facilities, and public transit centers.
Ronald Reagan Federal Building and Courthouse | Government facilities, like the 11-story Ronald Reagan Federal Building and Courthouse on 4th Street, are included in the institutional designation.
Open Space (OS)
The Open Space designation provides for recreational and green spaces, including parks, commercial open space, and public facilities such as water channels and rail infrastructure.
Tree-Lined Trails in Santiago Park | Areas like Santiago Park provide natural relief and areas for recreation in an urban environment. The park includes an archery range, a lawn-bowling green, a dog training center, a “Back to Natives” native plant nursery open to the public, the Santiago Park Wildlife and Watershed Center and more traditional park amenities like tree-lined jogging and bike trails, sports fields, playground equipment, and tennis courts. Open spaces in the city are discussed in greater detail in Volume 2, Section 2, Open Space Element.
Notes
1. Many institutional uses in Santa Ana are outside of the City’s land use authority and not subject to City standards; 0.5 FAR is generally the baseline for institutional uses that are within the City’s land use authority. 2. There is no typical maximum height for institutional or open space uses. In the West Santa Ana Boulevard Focus Area, open space uses have a maximum height of 2 stories ( see Table LU-6 on page LU-48 ). 3. Open space allows for very limited development; 0.2 FAR is generally the baseline for structures developed in this land use category.
Office and Commercial Land Uses
Professional and Administrative Office (PAO)
The Professional and Administrative Office designation allows for a variety of office and office-related uses, including professional and administrative office parks and professional uses such as legal, engineering, health, and insurance services. Also allowed are office-related services that support adjacent offices, such as restaurants, copy centers, courier services, and travel agencies.
Tustin Center | The Professional and Administrative Office land use district allows for taller buildings and higher intensities, like the offices at the Tustin Center. Medical office and service businesses are often found in one- or two-story buildings near the city’s commercial corridors.
General Commercial (GC)
The General Commercial designation provides highly visible and accessible shopping opportunities along arterial corridors and supports the development and continued operation of recreational, cultural, entertainment, employment, and educational opportunities near established residential neighborhoods. This designation allows for retail and service establishments; recreational, cultural, and entertainment uses; business and professional offices; and vocational schools.
Existing Retail Center | El Yaqui started as a taco truck and later established a permanent location in this General Commercial shopping center along 17th Street.
Notes
1. The typical maximum height identifies the upper limit of typical building height, but the actual maximum standard allowed on each site may be different than listed on this page. The allowable height of development on any parcel is also subject to the zoning standards ( Chapter 41 of the Santa Ana Municipal Code ), which may further specify allowable height. Some properties within a height district, per Section 41-602 of the Municipal Code , within an adopted or existing special planning area shown on Figure LU-2 , or subject to Specific Development (SD) standards allow heights in excess of the typical maximum height shown here. . The general plan height standard shall equal the zoning height standards where the allowable height in the zoning standards differs from the typical maximum height shown on this page. 2. PAO-1, PAO-2, GC-1, and GC-1.5 designations inside of the 17th Street and Grand Avenue, West Santa Ana Boulevard, and 55 Freeway and Dyer Road Focus Areas may have a lower maximum height than shown here (see Table LU-5 on page LU-40 , Table LU-6 on page LU-48 , and Table LU-7 on page LU-56 ). Where the maximum height allowed in a focus area conflicts with the height shown on this page, the focus area maximum height shall prevail.
Industrial Land Uses
Industrial (IND)
The Industrial designation provides space for activities such as light and heavy manufacturing, warehousing, processing, and distribution as well as commercial uses ancillary to industrial activities. Industrial districts are significant sources of employment and municipal revenue, and they contribute to the economic health of the city and the region.
515 Dyer Road | New design approaches are making industrial buildings more attractive and more compatible with surrounding uses.
Industrial/Flex (FLEX)
The Industrial/Flex designation³ is intended to provide context-appropriate development in areas with existing industrial uses. When adjacent to existing residential neighborhoods, this designation can provide a buffer between homes and traditional industrial uses. When adjacent to urban-scale mixed-use development, this designation is more free to emphasize significant employment opportunities. Industrial/Flex allows for clean industrial uses that do not produce significant air pollutants, noise, or other nuisances typically associated with industrial uses, including office-industrial flex spaces, small-scale clean manufacturing, research and development and multilevel corporate offices, commercial retail, artist galleries, craft maker spaces, and live-work units. Adaptive reuse of buildings to accommodate live-work units is encouraged. Standalone residential is not permitted. Building form and height should reflect the existing context and, if inside a Focus Area, communicate the envisioned character for the area.
Open-Floor, Creative Office | Three-story flex space provides opportunities to use one or more floors for creative office space, storefront retail, and/or live-work.
Notes
1. The typical maximum height identifies the upper limit of typical building height, but the actual maximum standard allowed on each site may be different than listed on this page. The allowable height of development on any parcel is also subject to the zoning standards ( Chapter 41 of the Santa Ana Municipal Code ), which may further specify allowable height. The general plan height standard shall equal the zoning height standards where the allowable height in the zoning standards differs from the typical maximum height shown on this page. 2. See notes under Table LU-3 on page LU-17 for industrial intensity exception areas. 3. Descriptions for South Main Street, 17th Street and Grand Avenue, West Santa Ana Boulevard, and 55 Freeway and Dyer Road Focus Areas include more detail about the intent and allowed uses in Industrial/Flex designation specific to each area ( see Focus Areas starting on page LU-26 ). 4. Refer to page LU-14 for Mixed Use Intensity/Density clarification.
Mixed Use
Urban Neighborhood (UN)
The Urban Neighborhood designation allows for the development of semiurban villages that are well connected to schools, parks, and shopping centers. These areas are accessible by multiple modes of transportation, have lively and pedestrian-friendly streetscapes, and are designed to foster community interaction. This designation allows a mix of uses, including medium and medium-high density apartments, townhomes, garden- or motor-court homes, and neighborhood- serving commercial. Mixed-use projects are allowed in both horizontal configuration, with commercial and residential uses side by side, and vertical, with commercial uses on the ground floor and residential above.
Triada at the Station | Part of a public-private partnership to plan, redevelop, and revitalize vacant and underutilized properties owned by the City and the school district, Triada is a 138-unit mixed-income housing development in the Urban Neighborhood designation near the transit center.
One Broadway Plaza District Center (OBP)
One Broadway Plaza District Center is a unique land use designation that applies to one block along Broadway Avenue where a unique landmark project is planned. One Broadway Plaza is envisioned as a mixed-use tower with apartments and professional office that will be a focal point in the downtown area serving the Civic Center complex, Downtown, and Midtown urban areas.
One Broadway Plaza | Towering in at an impressive 493 feet, this iconic building would be the tallest superstructure in Orange County.
District Center (DC)
The District Center land use designation¹ provides for distinctly urban retail, residential mixed-use, and employment centers that are well connected to public transportation. It includes the city’s primary activity centers and opportunities for new urban-scale development. This designation allows a mix of uses, including medium, medium-high, and urban density condominiums, apartments, and townhomes; professional offices; multilevel corporate offices; retail and commercial services; and cultural, education, recreation, and entertainment uses. Mixed-use projects are allowed in both horizontal configurations, with commercial and residential uses side by side, and vertical, with commercial uses on the ground floor and residential above.
City Place | One of the most established mixed-use districts in the city, City Place sits adjacent to a large employment center and offers a variety of housing options, shops, bistros, and public spaces, all connected by landscaped walkways.
MacArthur Place | The Skyline residential towers soar 25 stories over the district center along MacArthur Boulevard and overlook the mixed-use district that includes a variety of housing options, high-rise corporate offices, commercial retail and dining options, hotels, and a 2.5-acre lake, all connected by a network of urban sidewalks and landscaped trails.
Notes
1. Descriptions for South Main Street, 17th Street and Grand Avenue, West Santa Ana Boulevard, and South Bristol Street Focus Areas include more detail about the intent and allowed uses in Urban Neighborhood designations specific to each area ( see Focus Areas starting on page LU-26 ). 2. The typical maximum height identifies the upper limit of typical building height, but the actual maximum standard allowed on each site may be different than listed on this page. The general plan height standard shall equal the zoning height standards where the allowable height in the zoning standards differs from the typical maximum height shown on this page. This includes, but is not limited to the following: Harbor Mixed Use Transit Corridor Specific Plan - UN-30 in subzone Neighborhood Transitional = 3 story max, UN-50 in subzone Corridor = 4 story max; Transit Zoning Code - UN-40 in subzone Corridor = 3 story max. 3. UN-30 designations in the South Bristol Street Focus Area have a maximum height of 3 stories ( see Table LU-8 on page LU-62 ). Where the maximum height allowed in a focus area conflicts with the height shown on this page, the focus area maximum height shall prevail. The 4th and Mortimer project designated UN-30 allows densities up to 50 du/ac. 4. Refer to page LU-14 for Mixed Use Intensity/Density clarification. 5. The typical maximum height identifies the upper limit of typical building height, but the actual maximum standard allowed on each site may be different than listed on this page. The allowable height of development on any parcel is also subject to the zoning standards ( Chapter 41 of the Santa Ana Municipal Code ), which may further specify allowable height. Some properties within a height district, per Section 41-602 of the Municipal Code , within an adopted or existing special planning area shown on Figure LU-2 , or subject to Specific Development (SD) standards allow heights in excess of the typical maximum height shown here. The general plan height standard shall equal the zoning height standards where the allowable height in the zoning standards differs from the typical maximum height shown. This includes, but is not limited to the following: Metro East Mixed-Use Overlay - DC-3 in subzone Village Center = 6 story max, DC-3 in subzone Active Urban = no limit; Harbor Mixed Use Transit Corridor Specific Plan - DC-5 in subzone Transit Node = 10 story max. 6. DC-2 designations in the 17th Street and Grand Avenue and 55 Freeway and Dyer Road Focus Areas have a maximum height of 6 stories (see Table LU-5 on page LU-40 and Table LU-7 on page LU-56 ). Where the maximum height allowed in a focus area conflicts with the height shown on this page, the focus area maximum height shall prevail. 7. The Harbor Corridor Specific Plan District Centers are limited to a max of 90 units per acre.
