75D - PH- MAIN PLACE TRANSFORMATION

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ER No. 2018-72, AA Transformation Project June 4, 2019 Page 7 No. 2018-04, DA No. 2018-02, & TPM No. 2018-01, — MainPlace Density The Specific Plan is consistent with the densities prescribed by the existing District Center (DC) General Plan Land Use designation. • The existing DC designation permits a floor -area ratio (FAR) of up to 2.1 for the MainPlace project site; MainPlace proposes an FAR of 2.08, which is below the 2.1 maximum. The General Plan Land Use Element provides for a density of up to 90 dwelling units per acre in most DC areas, while the Specific Plan proposes a residential density of 39 dwelling units per acre, which is below the typical 90 dwelling units per acre maximum. The General Plan Land Use Element already references existing entitlements at MainPlace, and the equivalencies used to analyze impacts from transitioning already -entitled office square footages at the site to residential land uses will ensure that the densities do not exceed impact analyses in the General Plan. A minimum of 200 square feet of residential open space and amenity space will be required for each residential unit within the Specific Plan The Specific Plan proposes a parking requirement that exceeds these observed demands and takes into account the mixed -use nature of the project site. • The parking standards require 3.5 spaces per 1,000 square feet for commercial uses (retail, restaurant, service, health club, cinema, etc.); 1.65 spaces per residential unit, inclusive of guest parking; 1.1 spaces per hotel room; and 3 spaces per 1,000 square feet for office uses. • The Specific Plan's parking requirements ensure that sufficient parking will be provided for each land use without resulting in parking intrusion into surrounding developments. • The Specific Plan allows for shared and alternative approaches to parking as technology evolves and parking demand is reduced through innovations such as parking lifts, enhanced transit and ridesharing, and conversion of existing parking structures to commercial and/or residential spaces. The entire MainPlace Mall site currently contains 4,882 parking spaces in the form of surface parking lots and multi -level parking structures. As part of the review of the proposed Specific Plan, a parking study was prepared to survey existing onsite parking usage and peak periods. The study finds that existing parking demands are 2.19 parking spaces per 1,000 square feet of gross floor area for the existing mall. This number would increase to 2.59 if the entire mall were occupied with no vacancies, and 2.91 when adjusted for seasonal peaks megionai mousing i ne housing tiement Hnnuai rrogress rteport inauoes a summary or cianta Needs Allocation Ana's progress in meeting its share of the RHNA. There were a total of 1,372 (RHNA) building permits issued for new housing units in 2018, of which 42 percent or 577 housing units are affordable. With these new units, the City substantially exceeds the overall target for Santa Ana's RHNA 204-unit allocation, by over nine times. 75D-7