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Density Bonus Agreement No. 2025-01 – MLC Holdings, Inc./Meritage Homes at 2020 East First Street April 15, 2025 Page 3 4 9 3 0 DISCUSSION Table 1: Project and Location Information Item Information Project Address and Council Ward 2020 East First Street – Ward 3 Nearest Intersection East First Street and Golden Circle Drive General Plan Designation District Center – Medium High (DC – 3) Zoning Designation General Commercial (C2); Active Urban (AU) within the Metro East Use Overly Zone (MEMU) North Eating Establishment/Commercial East Multifamily Residences South School (in the City of Tustin)Surrounding Land Uses West Medical Office and Recreation Field Gross Area: 3.72 acres (161,956 square feet)Property Size Net Area: 3.68 acres (160,130 square feet) Existing Site Development 118,192-square-foot office building (Currently Vacant) Use Permissions Multi-Family Residential Zoning Code Sections Affected Uses Article XVI.I (Density Bonus); Active Urban within the Metro East Mixed Use Overlay Zone (MEMU); and Chapter 34 (Subdivisions) Project Description The development will consist of 12 residential buildings with eighty (80) three-story townhouse units, and three residential buildings with six (6) four-story duplexes, with a proposed project density of 23.37 du/ac. The townhomes will include twelve (12) two- bedroom units, thirty-four (34) three-bedroom units, and thirty-four (34) four-bedroom units, and are designed as a tuck-under building type featuring a front porch/stoop frontage design. The six duplexes are designed as three-bedroom units, and are designed as a tuck-under building type featuring a shopfront frontage design and rooftop decks. The unit sizes will vary between 1,215 and 2,488 square feet, and each unit will be fully equipped with a kitchen, bedrooms, bathrooms, common living areas, and will include a minimum of 90 square feet of private open space, provided in the form of a deck or balcony. They will also include a two-car garage at ground level (tuck-under building design) and in- unit laundry facilities. The duplexes will feature ground floor, 210-square-foot flex spaces that may be used as home offices. These spaces would differ from traditional live-work units due to constraints related to the building construction type and building setbacks. While these offices may serve as commercial uses, they would not accommodate or serve as a traditional commercial storefront. However, the provided flex spaces would support the MEMU overall vision and goals by activating the public realm and enhancing connectivity with publicly accessible open space. City Council 24 – 3 4/15/2025