From Mall to Metropolis: Santa Ana's MainPlace Forges a New Urban Era

SANTA ANA, CA – March 25, 2026 – Shovels in the ground marked more than just the start of a new building project at MainPlace this week; they signaled the next definitive phase in a multi-million-dollar gamble to transform a traditional suburban shopping mall into a bustling urban village. Community and business leaders, including Santa Ana Mayor Valerie Amezcua, gathered to celebrate the groundbreaking of The Carina, a 408-unit residential community, and the adjacent MainPlace Culinary District, key components in the ongoing, ambitious redevelopment of the property.

The project, a joint effort by developer Lowe, property owner Affinius, and operator Centennial, represents a $500 million vision to pivot away from a retail-only model that has struggled in recent decades. The plan is to create an integrated mixed-use destination where people can live, dine, shop, and gather, reflecting a nationwide trend of repurposing vast, underutilized retail centers.

A New Urban Blueprint

The transformation of MainPlace is a direct response to the decline of the traditional American mall. Prior to the redevelopment push, the shopping center had seen its fortunes wane, highlighted by the departure of anchor tenant Nordstrom in 2017 and a reported $54 million drop in gross sales between 2016 and 2018. The new strategy is not merely to update the existing structure but to fundamentally reimagine its purpose.

This vision aligns perfectly with Santa Ana's long-term urban planning goals, which champion high-density, mixed-use projects to revitalize the city's core. The city's support was evident at the groundbreaking ceremony.

“Santa Ana welcomes the continued transformation of MainPlace, bringing forward modern residences such as The Carina and Paloma, along with welcoming places to gather like the new Culinary District and the evolving shopping center,” said Mayor Amezcua. “Thoughtful redevelopment like this strengthens our city and delivers lasting benefits for the community.”

The development partners are betting that this integration is the key to sustainable success.

“Affinius, Lowe and Centennial are committed to reimagining MainPlace as a vibrant, welcoming destination that brings together residents of the new apartment properties with the neighboring community to gather, linger and spend meaningful time with family and friends,” stated Lowe Senior Vice President Rob Reitenour. He emphasized that the goal is to create a new economic engine for the city by increasing visitors and supporting local businesses.

Addressing a Housing Crunch

At the heart of the redevelopment is a significant addition of housing stock to a region grappling with a severe shortage. The Carina, an eight-story building featuring 408 studio, one-, and two-bedroom apartments, is the second residential complex to rise on the property. It follows the 2023 completion of the 309-unit Paloma apartments, which was the first step in converting the mall's sprawling parking lots into living spaces.

Slated for completion in the fourth quarter of 2028, The Carina is designed for modern urban living. Residences will feature high-end finishes like quartz countertops and luxury vinyl flooring, along with in-unit laundry and private terraces. The community promises an amenity-rich lifestyle, with over 84,000 square feet of shared spaces. These include a fourth-floor resort-style pool deck, a large indoor lounge with a game room, a state-of-the-art fitness center with yoga rooms, co-working spaces, and even a dog spa. This focus on luxury living aims to attract professionals and other residents seeking a convenient, amenity-driven lifestyle in the heart of Orange County.

The Culinary Heart of the Community

Designed to serve as the social epicenter of the new MainPlace, the Culinary District is a 1.25-acre open-air plaza that will replace a traditional mall entrance with a vibrant new gateway. The district will feature more than 20,000 square feet of space dedicated to locally curated, chef-driven food concepts from the Santa Ana area, moving beyond the typical food court model to create a destination for food enthusiasts.

“The Culinary District will introduce a new front door for MainPlace while showcasing the creativity of Santa Ana’s local culinary scene,” said Michael Platt, executive vice president of mixed-use development at Centennial. “Positioned at the heart of the center, it will serve as a natural connection between the new residential communities and the shopping center, creating a welcoming place for people to gather, dine and experience the energy of MainPlace.”

With thoughtfully designed outdoor seating, landscaping, and a programmed event space for live entertainment and community gatherings, the district is intended to be a constant source of activity, drawing in both the new on-site residents and visitors from the surrounding areas. Like The Carina, the Culinary District is expected to be completed by the fourth quarter of 2028.

Economic Engine or Community Challenge?

While the project is lauded by city officials and developers as an economic boon, its large scale has not been without local concerns. The addition of over 700 new residential units and a major entertainment district has prompted questions from some residents about the impact on Santa Ana's already congested traffic infrastructure.

Furthermore, the focus on high-end apartments has sparked debate about housing affordability and gentrification in a city with a diverse economic population. Some community members worry that the redevelopment may cater primarily to higher-income households, potentially altering the character of the surrounding neighborhoods. Labor groups have also voiced concerns, citing a lack of contracts for their members on the massive project.

Proponents counter that the economic benefits—including millions in projected annual tax revenue, significant job creation, and the revitalization of a declining commercial property—outweigh the challenges. They argue that creating a dense, walkable, and transit-adjacent community is a more sustainable model for growth than continued suburban sprawl. The project's success or failure in balancing these economic goals with community needs will be closely watched as it progresses. With a completion date set for late 2028, the project stands as a bold, multi-faceted experiment in redefining the suburban landscape for the 21st century.