LAND USE
Mixed-use Development
As this Element has discussed, mixed-use refers to
the mixing of compatible uses such as residential,
commercial, and office, which increases the diversity
of land uses within a given area. Mixed-use
developments create vital urban areas that
accommodate residents, employment, retail, and
amenities within walking distance. Mixed-use will
also activate neighborhoods throughout the day,
unlike single-use office districts, for instance, that
are often deserted at night. Mixed-use buildings are
often vertically mixed, with commercial space on the
first floor and residential or office space above. Horizontal mixed-use is also desirable at some locations, allowing commercial to be adjacent to an office or residential use.
The Land Use Policy Map identifies multiple types of mixed- use within the City. All of the mixed-use designations
encourage a creative blend of commercial retail, office, housing, civic, and entertainment uses that may vary in composition and intensity based upon location,
accessibility, and the surrounding development context.
Figure LU-7 identifies potential configurations of mixed- use, in both plan and elevation, which may be found in
Orange pursuant to the policies outlined in this Element.
As shown in the figure, the style and intensity of mixed- use in Orange varies by location. For example, in areas designated for Urban Mixed-use, vertical mixed-use is
horizontal or vertical mixed-use is encouraged. Buildings tend not to exceed three stories, and they are designed to blend in with their surroundings. The City encourages this diversity of mixed-use development as a way of establishing vibrant activity centers, providing diverse housing opportunities, and encouraging walkable districts with convenient access to goods and services.
Transfer of Development Rights for Residential Development or Open Space The City seeks to promote flexibility in future development of urban mixed-use environments, to encourage and support historic preservation within Old Towne, and to encourage expansion of open space opportunities in neighborhood scale mixed-use areas. Transfers of development rights are encouraged for these four future development conditions, which are summarized in Table LU-4 and discussed below.
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LAND USE
Table LU-4
Transfer of Development Rights Conditions
Site Characteristics Maximum
Purpose Transferable Other Requirements
Receiver Site Land Use Donor Site Land Unused FAR
Designations) Use Designation(s) (Receiver Site)
Provide for increased levels Urban Mixed-use Urban Mixed-use 0.25 FAR Development of residential use at Agreement
appropriate sites.
Encourage development of Urban Mixed-use Urban Mixed-use 1.0 FAR Development Agreement
20 percent of receiver
locations.
open space
Expand and preserve open Neighborhood Neighborhood Variable Development space in Neighborhood Mixed-use Mixed-use letermined b Agreement mixed-use environments evelopmer
Old Towne Mixed-use Agreement)
Encourage and support Old Towne Mixed-use Old Towne Mixed-use Development etermined te
historic preservation in Old Agreement
Towne mixed-use Neighborhood velopmen
environments. Mixed-use Agreement)
For properties within the Urban Mixed-use designation, (see Figure LU-8) allowable land uses include residential (at 30.0 to 60.0 du/ac) or commercial retail or office, or any combination of those uses that does not exceed a maximum FAR of 3.0. for properties with proposed commercial retail and/or office development that do not exceed the maximum FAR, any unused FAR on that donor site, up to a maximum 0.25 FAR of an identified receiver site, may be transferred to other Urban Mixed-use designated properties for the purpose of developing additional residential units on the property that receives the unused FAR. This approach to development is known as a transfer of development rights (TDR) and must be completed under a development agreement in accordance with City ordinances. This TDR technique is allowed in addition to density bonus provisions of State law (section 65915 of the California Government Code). Transfers of development rights from a donor site under this strategy may be limited to one receiver site, or may involve multiple receiver sites.
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VRANGE
TORNAL PLAN
Legend
Residential
ELEVATION 100
PLAN
Vertical Horizontal Horizontal
General Plan Very High Density High Density Medium Density Medium-Density Low-Density Land Use Designation
Cutes ole Towne Mind Use Spoke
bree Old Tone Nond Use 24
:
sus, Neghbahood Maed Use
Coottry Road
• NTS.
LU-51 Figure LU-7 Mixed-use Types
LAND USE
KATELLA AVE.
COLLINS AVE
CHAPMAN AV
LAWSON WAY
LA VETA AVE.
Urban Mixed Use Sites Eligible for High-Rise Development 1 Feet 1,500 3,000
Figure LU-8
Urban Mixed-use Sites Eligible for High Rise Development To determine the number of residential units that can be added to the receiver property, unused FAR is converted to building floor area square footage; for example, 0.25 FAR for a receiver property of 10 acres in size is 108,900 square feet. The resulting square feet of building floor area is then divided by 1,000 square feet (the average size of a residential unit) to determine the number of additional residential units that can be added to the receiver property above and beyond the allowed 30.0-60.0 du/ac already allowed on that property. In this example, dividing 108,900 by 1,000 equals a maximum of 109 dwelling units that can be added to the receiver property, above and beyond the 300-600 dwelling units already allowed.
For some properties within the Urban Mixed-use designation, the City desires well-designed high- rise development consisting of buildings 10 stories or higher. For any unused FAR, up to a maximum of 1.0 FAR of the receiving property may be transferred from other Urban Mixed-use designated properties, if proposed development on the receiving property results in the construction of a well designed high-rise building, and at least 20 percent of the property is developed as permanent improved, publicly accessible open space.
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For properties in the Neighborhood Mixed-use designation, transfers of unused FAR are permitted and encouraged for the purpose of creating open space. Similarly, in the Old Towne Mixed-use designation, transfers of unused FAR are permitted to support historic preservation within the Old Towne neighborhood.
Industrial and Office Uses
Providing options for industrial development and office uses within the City contributes to the economic and employment base of the community. A variety of industrial and warehouse facilities are located in the area north and south of the western end of Katella Avenue. Uses range from large beverage and grocery distributors, to masonry and foam manufacturers, down to small one- person printing operations. Office spaces that support industrial practices can also be found in this area.
Industrial development in Orange and throughout the region has undergone some transitions in recent years. Even though traditional manufacturing activities dominate these areas, in some cases warehousing uses and a few modern office parks are starting to replace manufacturing. In addition, Orange has experienced increased demand for larger, multi-story professional office complexes at locations such as South Main Street, Town and Country Road, La Veta Avenue, and The City Drive. Demand has also grown for medical office space surrounding local hospitals.
The Land Use Policy Map indicates a change in proposed land use designations directly west of the core of Old Towne, from Industrial to Old Towne Mixed-use. By changing the land use designation, the City is encouraging the adaptive reuse of several industrial sites to support walkability and transit presence in the area. The City continues to support industrial and office uses in areas currently characterized by these uses, and encourages a mixture of office, commercial, and residential uses in the area near the Old Towne core.
Contextual and Environmental Compatibility
The quality of the built and natural environments plays a large part in defining Orange's quality of life. Land use conflicts often occur when newer development is allowed to occur that is insensitive to the use, scale, or character of current development and the surrounding environment. In other cases, older, obsolete and nonconforming uses remain, interspersed among newer developments,
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