DATE  March 11, 2014  

TO  Steve Harris, Community Development DirectorShawnika Johnson, Associate Planner   

 

FROM  Karen Gulley, Director, DesignAmanda Tropiano, Senior Associate   

 

SUBJECT  Existing Land Use Capacity Analysis (Task 1.4)  

 

 

This memo summarizes the results of the existing land use capacity analysis conducted for the SAVI Ranch Vision Plan and should be read in tandem with the attached Existing Land Use Capacity Analysis Summary Spreadsheet.  

1. Purpose. In order to evaluate the site, the project team must be working from an accurate existing land use database which reflects the development capacity of the site as it currently exists. The team will use existing building square footage data and current zoning regulations to identify the difference between what’s currently built on the site and what is permitted. This data will be used to inform future buildout analysis, economic development strategies, and mobility improvements. 

2. Current Zoning. The project area  is currently zoned “Planned Development”  (PD). An addendum  to the City of Yorba Linda’s Municipal Code (Code) summarizes the regulations for each approved Planned De‐velopment, including SAVI Ranch (PD #17). Five land use categories constitute SAVI Ranch’s PD designa‐tion:  office  and  commercial,  support  commercial,  industrial/research  and  development,  open  space preserve, and commercial retail. Each land use designation within the SAVI Ranch PD zone carries its own permitted and conditionally permitted uses and development standards, including parking requirements.  

The project area’s existing development standards dictate the type and intensity of development allowed in SAVI Ranch. While the lot area and dimension requirements and development setbacks are important in understanding specific development patterns,  the  requirements  related  to maximum  lot coverage, building height, and minimum parking requirements most significantly impact development potential. A summary of these requirements, by land use category, is provided for reference below. Please see Section 17 of the Municipal Code Addenda for further details on the project area’s current zoning.  

   

Memo To: Steve Harris, Community Development Director Existing Land Use Capacity Analysis  March 3, 2014 • Page 2 

Table 1. Existing Development Standards  

General  Requirements 

Office and  Commercial 

Support  Commercial 

Industrial/Research and Development 

Commercial Retail 

Lot area *, minimum  ½ acre  ½ acre  ½ acre  10,000 sf 

Lot width, in feet, minimum 

150  100  100  60 

Lot depth, in feet, minimum 

150  100  150  100 

Front yard, in feet, minimum 

20  20  15  5 

Side yard, in feet, minimum 

10  10  10  N/A 

Side yard, street side, minimum 

20  20  15  5 

Rear yard, in feet, minimum 

10  10  0  N/A 

Lot coverage, maxi‐mum 

60%  35%  50%  35% (assumption)  

Building height, in feet, maximum 

55, or 12 stories with CUP 

35   55  45 

 

3. Establishing Existing Conditions. Using  information  from  the Orange County Assessor, CB Richard Ellis, RBF Consulting, and aerial research, PlaceWorks established a baseline of existing conditions for the pro‐ject area,  including existing  lot area, existing building footprint, existing gross floor area (GFA), available space  for  lease, and existing  lot coverage. The project area  is approximately 175 gross acres, and after removing area dedicated to right‐of‐way and other infrastructure, SAVI Ranch has approximately 6.75M square  feet  of  developable  lot  area.  The  team  found  that  the  project  area  has  approximately  1.5M square feet of existing ground‐floor building space (building footprint), 1.9M square feet of total building space (all floors), and 200K of that space is for lease (2013). While all projects in SAVI are permitted to be at least 2 stories tall, only 10 out of approximately 80 buildings in the project area are two stories or taller (opportunity).  

On average, the lot coverage in SAVI Ranch is approximately 23%, well below the maximum lot coverage range—35% to 60%—established in the City’s Zoning Code. These figures indicate that there could be un‐tapped development potential in SAVI Ranch under the City’s existing development standards.  

4. Feasible Development Projections. In order to establish the development potential for SAVI Ranch under the City’s existing development standards,  the  team calculated  feasible building  footprints and  feasible GFA (footprint times maximum stories) based on a parcel (or group of parcels) existing lot area, maximum building floors, maximum permitted lot coverage, and parking requirements.  

a. Parking Constraints. Each land use has different parking requirements that impact the develop‐ment potential of a parcel. Section 18.22 of the City’s Municipal Code dictates off‐street parking 

Memo To: Steve Harris, Community Development Director Existing Land Use Capacity Analysis  March 3, 2014 • Page 3 

requirements by use (Table 18.22‐1). This existing land use capacity analysis is based on the as‐sumption that all development in the project area will adhere to the City’s off‐street parking re‐quirements and that all parking  is ground‐level (no garages). PlaceWorks made assumptions on stall size based upon common parking stall standards and drive isle widths necessary for vehicu‐lar access.  In addition,  the anticipated size  for each parking stall  takes  into account  the City of Yorba Linda’s Municipal Code Requirements  for parking  lot  landscape  requirement, pedestrian access and landscape buffers. For this analysis, parking stalls were estimated to be approximately 370 sf.  

b. Feasible Building Footprints. Taking  into account the City’s existing development standards re‐lated  to  setbacks and  lot  coverage and  the amount of  land  required  to meet parking  require‐ments, PlaceWorks identified, on a parcel‐by‐parcel basis, a feasible building footprint (and sub‐sequent  feasible total gross  floor area) for all parcels  in SAVI Ranch. Based on this analysis, we estimate  that  approximately 1.9M  sf of  ground‐floor  (building  footprint)  space  could be  ac‐commodated  in SAVI Ranch. This  is approximately 400K more ground‐floor  space  than  is  cur‐rently built.  

c. Feasible Gross Floor Area and Additional Development. The  feasible gross  floor area  for each parcel is based on the feasible building footprint times the maximum number of building stories permitted. As identified in Point #3 above, the majority of SAVI Ranch’s existing buildings are sin‐gle‐story; significant development opportunity exists for multi‐level projects. As a result, the to‐tal  gross  floor  area  for  the project  area  is  approximately 3.3M  square  feet, 1.4M  square  feet more than existing conditions (400K square feet of ground‐level development, and an additional 1M square feet on the second story or above).  

d. Feasible Lot Coverage. Even with the significant additional development potential, the  feasible lot coverage only bumps up to 28% (from 25% in existing conditions).  

 

5. Conclusion. Within the City’s existing development standards there is untapped development potential in SAVI Ranch. However, this potential exists above the ground‐floor. On the ground‐floor, a building’s foot‐print is restricted based on the ability to provide the required surface‐level off‐street parking. Despite the City’s generous maximum  lot coverage standards,  it  is very difficult, given the City’s existing off‐street parking requirements, for projects to maximize their potential coverage and/or building height.  If  it  is the City’s  intent  to allow  for existing buildings  to expand and/or  facilitate new, more  intense develop‐ment  in the project area, the SAVI Ranch Land Use and Mobility Vision Plan should consider changes to the City’s development standards, particularly in regards to parking requirements. Additionally, the Vi‐sion Plan should consider other strategies to reduce the restrictions on development that on‐site parking creates, such as shared parking programs, parking garages, or overall reduction  in parking stall require‐ments in response to improved multimodal transportation option. In Phases 3 and 4 of the scope of work for the SAVI Ranch Land Use and Mobility Vision Plan, PlaceWorks and LSA will work together to identify analogous projects these strategies have been successfully implemented and relevant best‐practices from leading sources on parking generation and parking strategies, such as the Institute of Traffic Engineers and the Urban Land  Institute. The  findings of this analysis, coupled with  these examples and best‐practices, will lead to the recommendations ultimately included in the Vision Master Plan and Document.  

 

Existing Land Use Capacity Analysis Summary Spreadsheet

11‐Mar‐14

APN AddressPD

Subarea

Multi Use

Code

Const Year

Design Type (Assessor)Max Bldg

FloorsMax Lot

CoverageExisting Lot

Area (SF)Existing Bldg Footprint (SF)

Existing Gross Floor Area (SF)

Lease Available (SF)

Existing Lot Coverage

Additional Lot Coverage Available

Feasible Bldg Footprint (SF)

Feasible Gross Floor Area (SF)

Feasible Lot Coverage

Feasible Additional Development (SF)

352-111-47 22633 Savi Ranch Pky A IN 1991 Modern Warehouse (Costco) 2 60% 509,173 140,639 140,639 - 28% 32% 186,315 372,630 37% 231,991352-111-60 22885 Savi Ranch Pky C IN 1987 Modern Warehouse 2 50% 175,134 49,680 49,680 6,706 28% 22% 51,948 103,897 30% 54,217352-111-61 22755 Savi Ranch Pky C IN 1987 Modern Warehouse 2 50% 527,802 167,044 167,044 27,334 32% 18% 164,392 328,784 31% 161,740352-111-62 22745 Savi Ranch Pky C IN 1985 Modern Warehouse 2 50% 850,840 252,958 383,555 47,198 30% 20% 361,211 722,422 42% 338,867352-116-97 22951 Eastpark Dr C IN 1990 Modern Warehouse 2 50% 220,743 82,226 82,226 - 37% 13% 76,990 153,980 35% 71,754352-112-03 5511 Mirage St A IN 1994 Modern Warehouse 2 60% 85,507 16,995 16,995 - 20% 40% 11,084 22,167 13% 5,172352-112-04 5521 Mirage St A IN 1994 Modern Warehouse 2 60% 126,251 25,925 25,925 - 21% 39% 17,191 34,382 14% 8,457352-113-01 and 02 22401 Old Canal Road A CM 2000 Lrg Com Store 2 60% 147,642 25,000 25,000 - 17% 43% 19,537 39,073 13% 14,073352-114-06 22720 Savi Ranch Pwy C IN 1985 Modern Warehouse 2 50% 53,172 17,445 17,445 - 33% 17% 14,144 28,288 27% 10,843352-114-07 22745 Old Canal Road C IN 1999 Modern Warehouse 2 50% 39,686 20,182 20,182 24,725 51% -1% 10,359 20,718 26% 536352-114-08 22725 Old Canal Rd C IN 1985 Modern Warehouse 2 50% 54,789 16,485 16,485 - 30% 20% 14,786 29,571 27% 13,086352-114-09 22601 Old Canal Rd C IN 1987 Modern Warehouse 2 50% 313,413 103,654 103,654 1,200 33% 17% 94,132 188,264 30% 84,610352-114-11 22600 Savi Ranch Pky C IN 1984 Modern Warehouse 2 50% 203,052 42,198 84,396 31,926 21% 29% 60,188 120,376 30% 35,980352-114-12 22700 Savi Ranch Pky C IN 1984 Modern Warehouse 2 50% 106,585 20,000 40,000 40,000 19% 31% 30,546 61,091 29% 21,091352-114-13 22550 Savi Ranch Pky C CM 1998 Medical Bld. 2 50% 241,057 24,929 49,857 - 10% 40% 46,941 93,883 19% 44,026352-115-01 and 02 22800 Savi Ranch Pky C CM 1986 General Office 2 50% 120,558 24,397 48,794 8,365 20% 30% 26,457 52,915 22% 4,121352-115-07 22895 Eastpark Drive C IN 1986 Modern Warehouse 2 50% 102,229 34,972 34,972 9,200 34% 16% 27,936 55,871 27% 20,899352-115-08 22722 Old Canal Road C CM 1991 Automobile Agency 2 50% 121,898 22,883 34,000 - 19% 31% 41,756 83,512 34% 49,512352-115-11 and 12 22820 Savi Ranch Pky C IN 1986 Modern Warehouse 2 50% 55,854 16,704 16,704 - 30% 20% 14,333 28,667 26% 11,963352-115-13 and 14 22840 Savi Ranch Pky C IN 1986 Modern Warehouse 2 50% 52,561 10,219 20,437 - 19% 31% 10,515 21,031 20% 594352-115-15 22880 Savi Ranch Pky C IN 1986 Modern Warehouse 2 50% 37,620 14,698 14,698 - 39% 11% 9,996 19,993 27% 5,295352-115-16 22860 Savi Ranch Pky C IN 1986 Modern Warehouse 2 50% 35,640 11,272 22,544 11,520 32% 18% 9,399 18,799 26% (3,745)352-116-14 23000 Savi Ranch Pky E CM 1997 Discount Store 1 35% 178,373 46,676 46,676 - 26% 9% 62,431 62,431 35% 15,755352-116-15 and 17 23001 Savi Ranch Pky E CM 2004 Department Store (Kohls) 1 35% 444,204 106,032 106,032 - 24% 11% 124,043 124,043 28% 18,011352-117-01 22300 Old Canal Road A CM 1987 Restaurant 2 60% 8,975 2,290 2,290 - 26% 34% 3,168 6,335 35% 4,045352-117-03 22300 Old Canal Road A CM 1987 Restaurant 2 60% 17,120 2,290 2,290 - 13% 47% 6,335 12,671 37% 10,381352-117-04 22450 Old Canal Road A CM 2009 Restaurant 2 60% 51,900 4,850 4,850 - 9% 51% 7,017 14,034 14% 9,184352-117-05 22322 Oakcrest Circle A CM 1990 Restaurant 2 60% 67,000 5,018 5,018 - 7% 53% 10,468 20,936 16% 15,918352-117-06 22611 Oakcrest Circle B CM N/A Restaurant (Denny's) 1 35% 125,721 5,500 5,500 - 4% 31% 21,808 21,808 17% 16,308352-117-07 22633 Oakcrest Circle B CM 1991 Restaurant (Olive Garden) 1 35% 192,873 4,620 9,240 9,240 2% 33% 34,610 34,610 18% 25,370352-117-08 22677 Oakcrest Cir B CM 1989 Hotel (Ayres) 1 35% 126,013 16,924 67,696 - 13% 22% 44,105 44,105 35% (23,591)352-117-09 22699 Old Canal Road B CM 1988 Restaurant (TGIF) 1 35% 133,505 9,600 9,600 - 7% 28% 23,778 23,778 18% 14,178352-117-11 22744 Eastpark Drive A N/A N/A Vacant (National CORE site) 2 60% 126,568 - - - - - - - - -352-117-12 22711 Oakcrest Circle A CM 2002 Motel (Extended Stay) 2 60% 177,592 13,035 52,140 - 7% 53% 57,102 114,203 32% 62,063352-117-13 22722 Old Canal Road A N/A N/A Vacant (National CORE site) 2 60% 132,715 - - - - - - - - -352-231-01 23030 Eastpark Drive E CM 1999 Restaurant 1 35% 32,090 3,600 3,600 - 11% 24% 9,694 9,694 30% 6,094352-231-02 23040 Eastpark Drive E CM 1999 Restaurant 1 35% 58,264 6,500 6,500 - 11% 24% 11,271 11,271 19% 4,771352-231-03, 04, 05, and 06 23041-23081 Savi Ranch Pky E CM 2000 Lrg Com Store 1 35% 525,881 129,212 129,212 - 25% 10% 147,148 147,148 28% 17,936352-231-07 23060 Eastpark Drive E CM 2000 Lrg Com Store 1 35% 78,641 17,461 17,461 - 22% 13% 27,524 27,524 35% 10,063352-231-10 and 11 23029 Eastpark Drive E CM 2001 Strip Store 1 35% 94,942 18,630 18,630 - 20% 15% 33,230 33,230 35% 14,600

Total - - 6,753,583 1,532,742 1,901,967 217,414 23% - 1,923,890 3,308,137 28% 1,406,170

Note: 42 parcels analyzed

Multi Use Code Legend: CM (Commercial), IN (Industrial) 

PD Subarea Reference: See attached exhibit for delineation of subarea boundaries

Existing Conditions Feasible Development with Current Zoning and Parking StandardsAllowable Coverage

PlaceWorks 03/04/14

Office andCommercial

SupportCommercial

IndustrialR&D

RetailCommercial

RIVERSIDE FWY

CA-91

LAPALM

AAVE

PULLMAN

ST

WEIR

CAN

YON

RD

WEIR CANYONBLVD

HIDDEN

HILLS RD

LAPA

LMAAVE

CRYSTAL

DR

ESPERANZA RD

NB

RIA

R D

R

MIL

LSTO

EASTPARK DR

CIMARRONPL

SANTA ANA CANYON RD

NEW

WO

OLD CANAL RD

MIRAGEST

SAVI RANCH PKWY

EAST

SID

E C

I

RIVERVIEWDR

OAKCREST CIR

WA

TER D

R

CA

MIN

OV

ERD

ED

R

SAVI RANCHVision Plan for

Ensuring success for the next 30 years and beyond.

EXISTING LAND USE ANALYSIS 7

76 5

4

3

2

1 6

5

4321

Subarea Legend

Offi ce and Commercial (A) Support Commercial (B) Industrial and R&D (C) Retail Commercial (E) Note: Open Space (D) is not included

FUTURE RESIDENTIALFUTURE RESIDENTIAL

FUTURE RESIDENTIALFUTURE RESIDENTIAL