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ER No. 2018-72, AA <br />Transformation Project <br />May 13, 2019 <br />Page 6 <br />No. 2018-04, DA No. 2018-02, & TPM No. 2018-01, — MainPlace <br />parking, and height. Allowable uses are defined for different sub -districts within the Specific Plan. <br />Design Guidelines and Implementation sections within the Specific Plan will ensure that <br />implementing projects are high -quality and reviewed consistently, streamlining the process for new <br />developments in the Specific Plan area. Finally, implementing projects will be required to submit <br />development impact fees and meet any inclusionary housing requirements in the Housing <br />Opportunity Ordinance in place at the time of construction permits issuance. <br />Analysis of the Issues <br />The applicant Is requesting approval of a Specific Plan, Tentative Parcel Map, and Development <br />Agreement to facilitate construction of a master -planned, mixed -use village at MainPlace Mali. An <br />analysis of issues is presented in Table 4 on the following pages. <br />Table 4: Issues Analysis <br />Issue <br />Analysis f 1. <br />Scale <br />The Specific Plan is intended to produce a dynamic, mixed -use village that is <br />integrated into and respects the surrounding community. New buildings will be <br />limited to 10 stories in height on the western side of the specific plan area where <br />single-family residential neighborhoods exist across the 1-5 Freeway, while more <br />Intense development is allowed along the eastern portion of the Specific Plan <br />area adjacent to existing mixed -use and commercial developments. The <br />Specific Plan's design guidelines will ensure that new projects are built to <br />Incorporate step -backs and other features to reduce massing, while the street <br />plans for onsite roadways will ensure sufficient buffers between roadways, <br />sidewalks, plaza areas, and buildings. <br />Compatibility <br />MainPlace Mail is surrounded by commercial and mixed commercial/residential <br />uses to the south and east and by the 1-5 and SR-22 freeways to the north and <br />west. Beyond the 1-5 and SR-22 freeways are single-family residential <br />neighborhoods in the cities of Santa Ana and Orange, approximately 350 and <br />300 feet away, respectively. Development regulations in the Specific Plan limit <br />building height on the project site to 10 stories; 20-story buildings are only <br />permitted along Main Street, away from sensitive land uses such as single-family <br />residences. Moreover, the Specific Plan anticipates that more intense land uses <br />such as offices and mixed -use buildings will be located closer to Main Street, <br />away from existing single-family neighborhoods. Finally, the allowable uses in <br />the Specific Plan document are intended to support a dynamic, mixed -use <br />environment. Uses that may negatively Impact the site and/or surrounding <br />neighborhoods, such as industrial uses, are prohibited by the Specific Plan. <br />Density <br />The existing District Center (DC) General Plan land use designation permits a <br />floor -area ratio (FAR) of up to 2.1 for the MainPlace project site. The General <br />Plan Land Use Element provides for a density of up to 90 dwelling units per acre <br />In most DC areas. The MalnPlace Specific Plan proposes an FAR of 2.08, which <br />is less than the 2.1 maximum allowed per the General Plan, as well as a <br />75D-22 <br />