75D - PH- MAIN PLACE TRANSFORMATION

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ER No. 2018-72, AA No. 2018-04, DA No. 2018-02, & TPM No. 2018-01, — MainPlace Transformation Project June 4, 2019 Page 6 Planning Commission and/or City Council. Development regulations within the Specific Plan will ensure that projects are constructed pursuant to standards establishing setbacks and pedestrian zones, parking, and height. Allowable uses are defined for different sub -districts within the Specific Plan. Design Guidelines and Implementation sections within the Specific Plan will ensure that implementing projects are high -quality and reviewed consistently, streamlining the process for new developments in the Specific Plan area. Finally, implementing projects will be required to submit development impact fees and meet any inclusionary housing requirements in the Housing Opportunity Ordinance in place at the time of construction permits issuance. Analysis of the Issues The applicant is requesting approval of a Specific Plan, Tentative Parcel Map, and Development Agreement to facilitate construction of a master -planned, mixed -use village at MainPlace Mall. An analysis of issues is presented in Table 4 on the following pages. Table 4: Issues Analysis Issue Analysis _� Scale The Specific Plan is intended to produce a dynamic, mixed -use village that is integrated into and respects the surrounding community. Important components addressing scale include: • New buildings will be limited to 10 stories in height on the western side of the specific plan area where single-family residential neighborhoods exist across the 1-5 Freeway, while more intense development is allowed along the eastern portion of the Specific Plan area adjacent to existing mixed - use and commercial developments. • The Specific Plan's design guidelines will ensure that new projects are built to incorporate step -backs and other features to reduce massing. • Street plans for onsite roadways will ensure sufficient buffers between roadways, sidewalks, plaza areas, and buildings. Compatibility The Specific Plan is compatible with surrounding land uses in that: • The project site is surrounded by commercial and mixed commercial/residential uses to the south and east and by the 1-5 and SR- 22 freeways to the north and west. Beyond the 1-5 and SR-22 freeways are single-family residential neighborhoods in the cities of Santa Ana and Orange, approximately 350 and 300 feet away, respectively. • Development regulations in the Specific Plan limit building height on the project site to 10 stories; 20-story buildings are only permitted along Main Street, away from sensitive land uses such as single-family residences. • The Specific Plan anticipates that more intense land uses such as offices and mixed -use buildings will be located closer to Main Street, away from existing single-family neighborhoods. • Allowable uses in the Specific Plan document are intended to support a dynamic, mixed -use environment. Uses that may negatively impact the site and/or surrounding neighborhoods, such as industrial uses, are prohibited by the Specific Plan. 75D-6