Item 18 - Appeal Application Nos. 2023-02 and 2023-03 for Cabrillo Town Center project

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Parking and Circulation Under the Overlay Zone, several improvements/modifications to the existing roadway network may occur. These improvements are designed to enhance the existing circulation of vehicular and pedestrian traffic in the area. The location of the Overlay Zone between Interstate 5 and State Route 55 necessitates the provision of an adequate street network to handle the increased traffic volumes that would occur under this project. Three additional street segments may potentially be constructed during the implementation of the Overlay Zone in conjunction with re -use of the properties under a private development scenario. The first would involve the connection of Sixth Street to Park Court Place from Parkcenter Drive westward to Cabrillo Park Drive. The second segment would extend Golden Circle Drive northward to connect with the proposed extension of Sixth Street. The third and final segment would extend Parkcenter Drive at Fourth Street southward to First Street. In addition, an alleyway with pedestrian improvements may be constructed from Cabrillo Park Drive to the proposed extension of Parkcenter Drive, between First and Fourth Streets. Additional Amenities In addition to the street network improvements, the City is proposing the installation of numerous additional street trees and pedestrian -scale streetlights. Additional streetlights would be restricted to the proposed street segments. Additional street trees would be provided along all roadway segments (proposed and existing) within the Overlay Zone to enhance the residential/aesthetic character of the area. Residential Development and City Population the Overlay Zone is dominated by office and commercial facilities. Under the Overlay Zone, residential uses would be introduced into an area that is devoid of any residential structures. In total, up to 5,551 residential units would be constructed should the overlay zone reach full buildout. A household size ratio in the range of 1.8 persons per household (pph) is consistent with the sales/rental experience of downtown -oriented mixed -use development in other similar cities (e.g., Pasadena, Burbank, Long Beach). Sales, rental, and marketing experience of downtown developers in other cities with higher density mixed -use development projects comparable to that expected in the Overlay Zone suggest that residents of these areas are predominantly singles, young couples, and empty -nesters, but rarely families with children. The experience of comparable developments suggests that the average medium -high density mixed -use residential unit is occupied by one or two individuals. As such, for the purposes of the analysis in this EIR, a conservative household size estimate of 2.0 pph is considered an appropriate and accurate prediction of the future demographics of the Overlay Zone. Buildout of the Overlay Zone would result in a potential population increase of 11,102 residents. Cabrillo Town Center City of Santa Ana TechQ" nno.,,,,r-Ji- nllpicr 2023 City Council 4 18 — 438 10/3/2023