75D - PH- MAIN PLACE TRANSFORMATION

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ER No. 2018-72, AA Transformation Project June 4, 2019 Page 8 No. 2018-04, DA No. 2018-02, & TPM No. 2018-01, — MainPlace - ,Isspe xPinel sis - . The MainPlace Specific Plan will create capacity for development of up to an additional 1,900 housing units in the City. Residential unit development in the Specific Plan area will be subject to the Housing Opportunity Ordinance as applicable. Amendment Application The subject site is currently in the General Commercial (C-2) zoning district. The C-2 zoning district permits a wide variety of commercial uses and includes all uses that are permitted in the Community Commercial (C-1) zoning district. In addition to those uses, the C-2 zoning district permits limited wholesale, research and development, equipment sales, car washes, trailer parks and camps, thrift shops, food distribution centers, indoor swap meets, warehouse stores, and superstores. These uses are permitted by -right or are subject to approval of a conditional use permit. The existing C-2 zoning designation does not meet the goals and objectives of the project to produce a dynamic mixed -use village with residential, hotel, office, and commercial land uses. SP-4 will ensure high -quality development at MainPlace and maintains the General Plan's vision for District Centers. According to the General Plan, District Centers are designed to serve as anchors to the City's commercial corridors, and to accommodate major development activity. District Centers are to be developed with an urban character that includes a mixture of high-rise office, commercial, and residential uses which provide shopping, business, cultural, education, recreation, entertainment, and housing opportunities. The Main Place/City Place District Center includes a regional shopping center and office complex, as well as high intensity housing and mixed -use development. The proposed Amendment Application (zone change) to establish a Specific Plan (SP-4) zoning designation is consistent with the goals and objectives of the project and is consistent with the goals and policies of the site's existing District Center (DC) General Plan land use designation. The proposed Specific Plan will establish permitted uses that will be permitted by right, subject to a conditional use permit, or subject to a land use certificate. The uses are intended to create a dynamic, mixed -use environment anchored by a central commercial mall and surrounded by complementary land uses. These uses differ from those allowed by the existing C-2 zoning at the site, which permit a broader range of commercial activities, many of which do not support the stated goals and vision for the project site. Additional details on the core components of the Specific Plan are provided in Table 5: Project - Specific Development Standards. 75D-8