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ER No. 2018-72, AA No. 2018-04, DA No <br />Transformation Project <br />May 13, 2019 <br />Page 7 <br />2018-02, & TPM No. 2018-01, — MainPlace <br />Issue <br />Analysis <br />residential density of 39 dwelling units per acre, which is below the typical 90 <br />dwelling units per acre maximum. The General Plan Land Use Element already <br />references existing entitlements at MainPlace, and the equivalencies used to <br />analyze impacts from transitioning already -entitled office square footages at the <br />site to residential land uses will ensure that the densities do not exceed impact <br />analyses in the General Plan. Finally, a minimum of 200 square feet of <br />residential open space and amenity space will be required for each residential <br />unit within the Specific Plan area, ensuring a livable environment for residents. <br />Onsite Parking <br />The entire MainPlace Mall site currently contains 4,882 parking spaces in the <br />form of surface parking lots and multi -level parking structures. As part of the <br />review of the proposed Specific Plan, a parking study was prepared to survey <br />existing onsite parking usage and peak periods. The study finds that existing <br />parking demands are 2.19 parking spaces per 1,000 square feet of gross floor <br />area for the existing mall. This number would increase to 2.59 if the entire mall <br />were occupied with no vacancies, and 2.91 when adjusted for seasonal peaks <br />(December holiday period). Additional details are provided in Attachment 15. <br />The Specific Plan proposes a parking requirement that exceeds these observed <br />demands and takes into account the mixed -use nature of the project site. The <br />parking standards require 3.5 spaces per 1,000 square feet for commercial uses <br />(retail, restaurant, service, health club, cinema, etc.);1.65 spaces per residential <br />unit, inclusive of guest parking; 1 : 1 spaces per hotel room; and 3 spaces per <br />1,000 square feet for office uses. These parking requirements ensure that <br />sufficient parking will be provided for each land use without resulting in parking <br />intrusion into surrounding developments. Finally, the Specific Plan allows for <br />shared and alternative approaches to parking as technology evolves and <br />parking demand is reduced through innovations such as parking lifts, enhanced <br />transit and ridesharing, and conversion of existing parking structures to <br />commercial and/or residential spaces. <br />Regional Housing <br />The Housing Element Annual Progress Report includes a summary of Santa <br />Needs Allocation <br />Ana's progress in meeting its share of the RHNA. There were a total of 1,372 <br />(RHNA) <br />building permits issued for new housing units in 2018, of which 42 percent or 577 <br />housing units are affordable. With these new units, the City substantially exceeds <br />the overall target for Santa Ana's RHNA 204-unit allocation, by over nine times. <br />The MainPlace Specific Plan will create capacity for development of up to an <br />additional 1,900 housing units in the City. Residential unit development in the <br />Specific Plan area will be subject to the Housing Opportunity Ordinance as <br />applicable. <br />Amendment Application <br />The subject site is currently in the General Commercial (C-2) zoning district. The C-2 zoning district <br />permits a wide variety of commercial uses and includes all uses that are permitted in the <br />75D-23 <br />