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HomeMy WebLinkAboutItem 28 - GPA No. 2020-07, AA No. 2020-05 - Westview HousingPlanning and Building Agency www.santa-ana.org/pb Item # 28 or City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Staff Report January 19, 2021 TOPIC: GPA No. 2020-07, AA No. 2020-05 - Westview Housing AGENDA TITLE: Public Hearing — Environmental Review No. 2020-48, General Plan Amendment No. 2020-07 and Amendment Application No. 2020-05 for the Westview Housing Residential Community at 2530 and 2534 Westminster Avenue (Property Owner: Westminster & Fairview, LLC and Applicant: Community Development Partners) RECOMMENDED ACTION 1. Approve and adopt Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Environmental Review No. 2020-48. 2. Adopt a resolution approving General Plan Amendment No. 2020-07. 3. Adopt an ordinance approving Amendment Application No. 2020-05 to establish Specific Development No. 97. EXECUTIVE SUMMARY PLANNING COMMISSION ACTION & BACKGROUND At its regular meeting on December 14, 2020, and after receiving public testimony on the item, the Planning Commission voted unanimously (5:0 with Contreas-Leo absent) to recommend that the City Council approve and adopt Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Environmental Review No. 2020-48, General Plan Amendment No. 2020-07, and Amendment Application No. 2020-05 to establish Specific Development No. 97. At the meeting, the Planning Commission added conditions to the Specific Development to conduct a warrant analysis for traffic control measures at 16th Street and Huron Drive and 16th Street and Fairview Street and to refine the elevation along Westminster Avenue (Exhibit 4). EXECUTIVE SUMMARY Brian Hendricks, representing Community Development Partners, is requesting approval of two entitlements for Westview Housing, an 85-unit multi -family affordable housing development proposed at 2530 and 2534 Westminster Avenue. Specifically, the applicant is requesting approval of a General Plan Amendment (GPA) to change the property's General Plan land use designation from General Commercial (GC) to Urban GPA No. 2020-07, AA No. 2020-05 - Westview Housing January 19, 2021 Page 2 Neighborhood (UN) and approval of an Amendment Application (AA) to change the property's zoning district from General Commercial (C2) to Specific Development No. 97 (SD-97). Staff is recommending approval of the applicant's request as the project provides quality affordable housing along a major transit corridor as well as high -quality site planning and architecture that will bring new investment to the area. DISCUSSION Project Background and Chronology — On July 2, 2019, the Community Development Agency issued a Request for Proposals (RFP) soliciting applications to develop affordable housing projects in the City with funds available from the HOME Investments Partnership Program, Community Development Block Grant Program, Rental Rehabilitation Program and Inclusionary Housing Fund. Four proposals were submitted in response to the RFP and a panel consisting of City staff and a consultant reviewed the proposals and interviewed the developer and service provider teams. Community Development Partners, in partnership with Mercy House Living Centers, was the top rated proposal. As such, on April 7, 2020 the City Council approved a pre -commitment of $3,904,341 of affordable housing funds to Community Development Partners and Mercy House for the proposed development. In June of 2020, the applicant submitted an application to the City's development review committee. As required by the Sunshine Ordinance, on July 20, 2020 the applicant held a virtual Sunshine Meeting. At the meeting, community members raised concerns about parking and traffic. The Public Works Agency conducted a follow-up meeting on November 12, 2020, to overview the traffic impacts related to the project and future capital improvement projects. A total of five residents participated in the meeting. Community Development Partners has a portfolio of 22 projects, including three projects in Santa Ana (Tiny Tim/La Placita Cinco, The Aqua, and The Orchard), comprising over 1,600 units. Table 1: Project and Location Information Item Information Project Address 2530 and 2534 Westminster Avenue Nearest Intersection Fairview Street and Westminster Avenue General Plan Designation Existing Proposed General Commercial (GC) Urban Neighborhood (UN) Zoning Designation General Commercial (C2) Specific Development No. 97 SD-97 Surrounding Land Uses North Commercial East Commercial South Single-family residential West Single-family residential and Commercial Site Size (combined) 89,559 square feet (2.056 net acres) Existing Site Development Vacant GPA No. 2020-07, AA No. 2020-05 - Westview Housing January 19, 2021 Page 3 Project Analysis The applicant is requesting approval of the subject entitlements in order to construct an 85-unit affordable housing project. The site is located along Westminster Avenue just west of Fairview Street and has access to Orange County Transportation Authority bus service via Route 560 along Westminster Avenue and Route 47 along Fairview Street. Table 2 provides a detailed summary of the proposed development. Table 2: Project Summary Building A Units 85 units Total Building SF 98,169 SF Unit Mix/Room 23 one -bedrooms (27%) 4 two -bedrooms (5%) 34 three -bedrooms (40%) 24 four -bedrooms 28% Unit SF 489 to 523 SF one -bedrooms 756 SF two -bedrooms 933 to 1,101 SF three -bedrooms 1,178 to 1,187 SF four -bedrooms Height & Stories 3-stories, 35 feet 4-stories, 47 feet Parking 136 spaces 1.60 spaces per unit Open Space/ 10,655 SF (12%) Common Open Space Amenities 4,725 SF Private Open Space (balconies/patios) The project includes 85 units, office space for service providers, a community room, a meeting room, and laundry rooms. Of the units, 58 will be set aside for extremely low- income households at 30 percent of the Area Median Income, 26 units will be for permanent supportive housing for persons experiencing chronic homelessness, and one unit will be used as a manager's unit. In particular, 10 of the 26 permanent supportive housing units will be for transitional aged youth (i.e. emancipated foster youth). The three - and four -bedroom units will be designated for large families, while the one and two bedroom units designated for permanent supportive housing. Common open space includes a 5,000-square foot playground and picnic area, two residential rooftop patios, internal courtyards, and community rooms. The playground, lawn and picnic area along Huron Drive will be accessible to the public, but maintained by the property owner and managed by the on -site property manager. The development consists of two buildings that vary from three to four stories in height. The portions of the buildings that are closest to the single-family residential homes will tier -down to three - stories in height. In addition, the playground and parking lot will serve as a buffer between GPA No. 2020-07, AA No. 2020-05 - Westview Housing January 19, 2021 Page 4 the multi -family buildings and the single-family homes. The closest home on Huron Drive will have a setback of 50 feet and the properties along 16t" Street will be 185 feet from the nearest building. The perimeter of the property will be planted with trees to screen the project. The project has contemporary architecture with a variety of materials including glass tile arches, wood veneer, batten board siding, art graphics, plaster, and a mix of warm and cool colors. On -site vehicular circulation is designed to provide access from Westminster Avenue (with right -turn in and right -turn out access) to the parking lot that is located behind the buildings. There is no access or egress along Huron, a local residential street. Additionally, the Public Works Agency obtained input from the neighborhood to the south regarding future street improvements. This included construction of a median on northbound Fairview Street which would remove the ability for a left-hand turn movement onto 16t" Street. The neighborhood opted to have the median at Fairview and 16t" Streets constructed in the future at a date uncertain and after the completion of Phase I of the Fairview Widening project. Parking Table 3: Parking Data Standard Rate Demand Project Difference Spaces Provided State Law 0.5/unit 44 spaces 136 spaces +92 spaces The Orchard 0.4/bedroom 91 spaces 136 spaces +45 space LADOT Parking 0.85/family unit 57 spaces 136 spaces +79 spaces Study 0.29/permanent supportive housing The project provides 136 off-street parking spaces (1.6 parking spaces per unit) with 42 of the spaces in a tandem configuration. The State's Housing Laws requires cities to approve reduced parking ratios at a rate of 0.5 spaces per unit for 100 percent affordable developments within one-half mile of a major transit stop. The project will be 100 percent affordable with major transit stops located at the intersection of Westminster Avenue and Fairview Street. Therefore, per State law, the project requires only 44 parking spaces, but an excess of 92 parking spaces is provided. In addition, the applicant's traffic and parking consultant Fehr & Peers prepared a parking study which documents that 136 parking spaces are adequate for the project. Fehr & Peers collected parking counts at The Orchard, another affordable housing project in Santa Ana managed by Mercy House and redeveloped by Community Development Partners. A parking rate of 0.40 spaces per bedroom was factored. When applying the GPA No. 2020-07, AA No. 2020-05 - Westview Housing January 19, 2021 Page 5 parking demand of 0.40 spaces per bedroom to this project the analysis concluded that 91 parking spaces would be adequate for the project. The study also notes the Los Angeles Department of Transportation's (LADOT) conducted an affordable housing parking study. LADOT collected parking data from affordable housing projects across Los Angeles County and developed rates of 0.85 parking spaces per family unit and 0.29 parking spaces per permanent supportive housing unit. When applying the LADOT rates to the project, the parking demand would result in a higher parking demand of only 57 spaces, which is still less than the 136 spaces provided for the project. In addition, the project will be managed by an on -site property manager and includes a parking management plan to allocate parking per unit, implement use of stickers/placard identification system and will allocate and manage the tandem stalls which are intended for use by the three and four -bedroom units. In addition, Huron Drive immediately adjacent to the project site is permit -only parking (1510 to 1606 N. Huron Drive and 1605 N. Huron Drive to 2605 W. 16th Street), which will minimize parking intrusion in the neighborhood. General Plan Amendment The applicant is requesting approval of a General Plan Amendment to change the General Plan land use designation from General Commercial (GC) to Urban Neighborhood (UN) with a floor area ratio of 1.09 and 42 dwelling units per acre (Exhibit 2). The UN land use designation applies primarily to residential areas with pedestrian oriented commercial uses, schools and small parks. The UN allows for a mix of residential uses and housing types, such as mid to low-rise multiple -family, townhouses and single- family dwellings; with some opportunities for live -work, neighborhood serving retail and service, public spaces and other similar uses. Street connectivity is desirable, allowing for a high degree of walkability, transit options, and other forms of transportation including pedestrian and bicycle travel. The intensity standard for the UN land use ranges from a floor area ratio of 0.5 to 3.0 with the residential density based on a combination of floor area ratio and zoning development standards. The project is consistent with the intent, character and intensity standards of the UN land use designation. The Westminster Avenue/Seventeenth Street corridor has a variety of existing land use designations which includes Urban Neighborhood, Medium Density Residential, General Commercial, Professional and Administrative Office, District Center and Institutional. Moreover, the project supports and furthers several goals and policies of the General Plan. Specifically, the project supports Land Use Element Goal 1 to promote a balance of land uses to address basic community needs; Housing Element Goal 2 to provide a diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels, and age groups to foster an inclusive community; and Housing Element Goal 3 to increase opportunities for low and moderate income individuals and families to find quality housing opportunities and afford a greater choice of rental or homeownership opportunities. GPA No. 2020-07, AA No. 2020-05 - Westview Housing January 19, 2021 Page 6 Amendment Application The subject site is zoned General Commercial (C2). The development standards pertaining to the commercial zoning district would render the project unfeasible. Approval of an amendment application to change the zoning district is required for the project (Exhibit 3). The Specific Development (SD) designation allows flexibility of the uses and development standards that are tailored to a unique and specific project. There are two nearby Specific Developments along Westminster Avenue/17t" Street: SD No. 36 (Solare Apartment Homes) and, SD No. 41 (San Tropez Apartment Homes). In addition, the proposed project is similar in scale and density with several existing multi -family apartment projects including Solare Apartment Homes, San Tropez Apartment Homes and Villa Portofino which are three -stories and range from 29 to 38 dwelling units per acre. Additionally, the density is similar to the density permitted within the Harbor Mixed - Use Transit Corridor Specific Plan - Transit Node North, which is west of the project site and permits a range of 30 to 50 dwelling units per acre and permits heights between four and ten stories. If the zone change is approved, site -specific objectives, policies and development standards will be used to guide the development of the proposed project such as setbacks, parking and height to allow the exclusive entitlement of the affordable housing project. The SD document has been drafted to be consistent with the project and prohibits future modifications to enlarge or reduce the size of the project. The zone change needs to be approved in conjunction with the proposed General Plan Amendment in order for the project to be consistent with the General Plan. California Environmental Quality Act (CEQA) A Mitigated Negative Declaration (MND) including several technical studies (Air Quality, Green House Gas, and Energy modeling, Cultural Resource Assessment, Preliminary Geotechnical and Infiltration study, Phase I Environmental Site Assessment, Traffic Impact Analysis, Preliminary WQMP, Noise and Vibration) was prepared for the project. No areas of significance or unavoidable impacts were determined to occur from the construction or operation of the proposed project with the implementation of mitigation measures (Exhibit 1). The MND was available for public review and comment for 20-days as required by CEQA. A total of two comments were received: one from the Orange County Fire Authority and the second from a resident. Written responses to the comments were prepared and incorporated into the environmental document. As part of the MND and in response to comments received at the Sunshine meeting, a Traffic Impact Analysis prepared by Fehr & Peers and reviewed by the Public Works Agency. The study concludes that the project would generate 462 daily trips (31 a.m. peak trips and 37 p.m. peak trips). The study also analyzed if the project would substantially increase traffic on the adjacent residential streets (16t" Street and Huron Drive). Although there is no direct vehicular access or egress to Huron Drive, the project GPA No. 2020-07, AA No. 2020-05 - Westview Housing January 19, 2021 Page 7 is anticipated to increase the number of average daily trips on 1611 Street and Huron Drive by 83 trips per day. These additional trips would not substantially increase the total number of average daily trips on the neighborhood streets. Therefore, the project is not anticipated to result in a substantial increase to the neighborhood traffic conditions. The project will be required to pay its fair share contribution to improvements at the intersections of Westminster Avenue and Fairview Street, Mar Les Drive and Westminster Avenue, and 161" Street and Fairview Street. In addition, a Noise and Vibration study was prepared to analyze the potential noise and vibration impacts of the construction and operation of the project including traffic. Construction noise from the project would not exceed 90 dBA Leq during daytime activities and would comply with the SAMC construction hours of 7:00 a.m. to 8:00 p.m. Per the SAMC, the maximum exterior noise standard is 50 dBA and interior is 45 dBA for residential properties. The project would generate noise from rooftop heating, ventilation, and air conditioning equipment, delivery- and trash -hauling trucks, on -site vehicle circulation and parking, and light outdoor recreation. To mitigate these impacts a 6-foot high block wall will be around the project perimeter with an 8-foot high CMU wall constructed between the playground area and adjacent single-family residence. Mitigation Measures N-1 and N-2 require that the project incorporates exterior building materials (windows, walls, and doors) with sufficient Sound Transmission Class ratings to reduce interior noise levels below 45 dBA and sound attenuation features (i.e. double - paned or laminated glass, plexiglass, or wood) to reduce exterior noise levels for all private balconies/patios fronting Westminster Avenue and Fairview Street. Regarding traffic noise, a fifty percent increase is required for an audible 3 dBA increase in traffic noise levels. However, the increase in traffic generated by the proposed project would only be approximately 1.5 percent, which would increase traffic noise by less than 0.5 CNEL (less than 3 dBA). Therefore, operational noise generated by the project would not exceed the SAMC noise standards and impacts would be less than significant with implementation of the mitigation measures. The project requires adoption of a Mitigation Monitoring and Reporting Program (MMRP), which contains mitigation measures to address biological resources, cultural resources, geology and soils, noise, and tribal cultural resources. Community Outreach The applicant held two outreach meetings prior to the Planning Commission hearing. In addition, the applicant knocked on the doors of the properties that immediately abut the site to overview the project, listen to concerns and provided their contact information as an open line of communication. At the Sunshine meeting comments/concerns were raised related to cut -through traffic on 16t" Street and Huron Drive, parking intrusion, building heights/setback, the location of trash enclosures and overall management of the project. The site has been designed so that there are no vehicular driveways along Huron Drive therefore, reducing the number of vehicles that may travel through the local residential streets to the project. An excess of 92 parking spaces (per State Housing law) are GPA No. 2020-07, AA No. 2020-05 - Westview Housing January 19, 2021 Page 8 provided on site and parking counts at another affordable housing development were obtained and substantiate that the project provides adequate parking. The site has been designed to place the buildings along the northwest portion of the site away from the existing single-family dwellings and the buildings tier down to three -stories as the buildings get closer to the adjacent single-family dwellings. As shown on the landscape plan the south and west lot lines will be planted with a minimum of a 36-inch box tree every 25 feet to screen the project. These site specific designs and standards are codified within the Specific Development No. 97 plan. In addition, a detailed Traffic Impact Analysis was prepared, with the Public Works Agency and Planning staff conducting an outreach meeting to overview the results of the study. Table 4: CEQA and Public Notification & Community Outreach CEQA and Public Notification & Community Outreach CEQA CEQA Type Mitigated Negative Declaration (MND) Environmental Review No. 2020-48, with technical studies was prepared for the project. No areas of significance or unavoidable impacts were determined to occur from the construction or operation of the proposed project with the implementation of mitigation measures (Exhibit 1). The project requires adoption of a Mitigation Monitoring and Reporting Program (MMRP), which contains mitigation measures to address biological resources, cultural resources, geology and soils, noise, and tribal cultural resources. Public A notice of intent and MND was circulated to interested parties and Notification published in the Orange County Register on November 6, 2020. The draft MND was available for a 20-day public review at City Hall and on the project webpa e on the Cit 's website. Public Notification & Community Outreach Required A virtual community meeting was held on July 20, 2020 at 6:00 Measures p.m. in accordance with the provisions of the City's Sunshine Ordinance and in light of the COVID-19 pandemic. Invitations/notices were mailed to property owners and occupants/tenants in a 500-foot radius from the project site. There were approximately 19 Zoom participants. The applicant provided all the required information to the City after the meeting. Details from the community meeting were posted to the project's webpage at https://www.santa-ana.org/pb/planning-division/major-planning- projects-and-monthly-development-project-reports/Westview- Housin Notification by mail was mailed to all property owners and occupants within 500 feet of the project site on January 8, 2021. Newspaper posting was published in the Orange County Register on January 8, 2021. GPA No. 2020-07, AA No. 2020-05 - Westview Housing January 19, 2021 Page 9 CEQA and Public Notification & Community Outreach Additional On November 12, 2020 the Public Works Agency and Planning Measures Division staff held a neighborhood meeting to discuss the Traffic Impact Analysis for the project and future capital improvements. Five residents participated. On December 3, 2020, the applicant held a virtual meeting with the neighborhood to provide a status update on the project. On December 12, 2020, the applicant hand -delivered notices to the properties that share a property line with project inviting them to meet personally with the development team and providing their contact information. CONCLUSION Based on the analysis provided within this report, staff recommends that the City Council adopt Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Environmental Review No. 2020-48, adopt a resolution approving General Plan Amendment No. 2020-07 and adopt an ordinance approving Amendment Application No. 2020-05. FISCAL IMPACT There is no fiscal impact associated with approval of this action. EXHIBIT(S) 1. Resolution Adopting the MND and MMRP 2. Resolution Approving GPA No. 2020-07 3. Ordinance Approving AA No. 2020-05 4. Planning Commission Staff Report Dated December 14, 2020 5. Full Set of Plans Submitted By: Minh Thai, Executive Director of Planning and Building Agency Approved By: Kristine Ridge, City Manager EXHIBIT 1 LS 12A4.2D RESOLUTION NO. 2021-xx A RESOLUTION OF CITY COUNCIL OF THE CITY OF SANTA ANA ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM, ENVIRONMENTAL REVIEW NO. 2020-48, RELATIVE TO GENERAL PLAN AMENDMENT NO. 2020-07 AND AMENDMENT APPLICATION NO. 2020-05 FOR THE PROJECT LOCATED AT 2530 AND 2534 WESTMINSTER AVENUE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Brian Hendricks, representing Community Development Partners ("Applicant"), is requesting approval of General Plan Amendment (GPA) No. 2020-07 to amend the General Plan land use designation of the project site from General Commercial (GC) to Urban Neighborhood (UN) and Amendment Application (AA) No. 2020-05 to change the zoning designation of the project site from General Commercial (C2) to Specific Development No. 97 (SD-97) in order to facilitate the construction of an 85-unit affordable housing development at 2530 and 2534 Westminster Avenue. B. The provisions of the California Environmental Quality Act of 1970 (CEQA), Public Resources Code Sections 21000 et. seq., as amended, and the CEQA Guidelines require the evaluation of environmental impacts in connection with proposals for discretionary projects. C. Pursuant to the Guidelines for the Implementation of the CEQA, an Initial Study relative to the proposed project concluded that implementation of the project could result in potentially significant effects on the environment and identified mitigation measures for the development site (2530 and 2534 Westminster Avenue) that would reduce the significant effects to a less - than -significant level. D. The City of Santa Ana prepared a Mitigated Negative Declaration (MND), Environmental Review (ER) No. 2020-48 for the proposed project, attached hereto as Exhibit A and incorporated herein by reference. The MND reflects the City's independent judgement and analysis as lead agency for the Resolution No. 2021-xx Page 1 of 14 project. The MND concluded that the project site would have a less than significant environmental impact with implementation of mitigation measures. Mitigation measures are included to address biological resources, cultural resources, geology and soils, noise, and tribal cultural resources. E. On November 6, 2020, a Notice of Intent (NOI) to adopt the Initial Study and MND, ER No. 2020-48, was published in the Orange County Register, a newspaper of general circulation, and was circulated to interested parties. F. The documents related to the MND were made available for a 20-day public review and comment period at the Santa Ana City Hall and on the project's webpage on the City's website. At the completion of the comment period, comments from Orange County Fire Authority (OCFA) and one resident were incorporated into the Final MND. G. The mitigation measures set forth in the MND are fully enforceable and will be implemented using the Mitigation Monitoring and Reporting Program (MMRP), attached hereto as Exhibit B and incorporated herein by reference. H. On December 14, 2020, the Planning Commission of the City of Santa Ana held a duly noticed public hearing and recommended that the City Council adopt MND, ER No. 2020-48, and the related MMRP for the project. I. On January 19, 2021, the City Council of the City of Santa Ana held a duly noticed public hearing and voted to approve a resolution to adopt MND, ER No. 2020-48, and the related MMRP for the project. Section 2. The City Council has independently reviewed and analyzed the information contained in the Initial Study and the MND, ER No. 2020-48, prepared with respect to this project. The City Council has, as a result of its consideration and the evidence presented at the hearings on this matter, determined that, as required pursuant to the CEQA and the State CEQA Guidelines, the MND adequately addresses the expected environmental impacts of this project. On the basis of this review, the City Council finds that there is no substantial evidence from which it can be fairly argued that the project will have a significant adverse effect on the environment. Section 3. The City Council hereby adopts the MND, attached hereto as Exhibit A, and the MMRP, attached hereto as Exhibit B, and directs that a Notice of Determination be prepared and filed with the County Clerk of the County of Orange in the manner required by law. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for City Council Action dated January 19, 2021 and exhibits attached hereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Resolution No. 2021-xx Page 2 of 14 Section 4. Pursuant to Title XIV, California Code of Regulations (CCR) § 735.5(c)(1), the City Council has determined that, after considering the record as a whole, there is no evidence that the proposed project will have the potential for any significant adverse effect on wildlife resources or the ecological habitat upon which wildlife resources depend. The proposed project exists in an urban environment characterized by paved concrete, roadways, surrounding buildings and human activity. However, pursuant to Fish and Game Code § 711.2 and Title XIV, CCR § 735.5, the payment of Fish and Game Department filing fees in conjunction with this project is at the discretion of the State of California Department of Fish and Wildlife. Section 5. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively "Actions"), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 6. This decision rendered by the City Council of the City of Santa Ana is final and is subject to judicial review pursuant to California Code of Civil Procedure Section 1094.6. The Planning and Building Agency shall give direct notice to the Applicant of the City Council's decisions and these findings. ADOPTED this day of 2021. Vicente Sarmiento Mayor Resolution No. 2021-xx Page 3 of 14 APPROVED AS TO FORM: Sonia R. Carvalho City Attorney Lisa Storck Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2021-xx to be the original resolution adopted by the City Council of the City of Santa Ana on Date: Clerk of the Council City of Santa Ana Resolution No. 2021-xx Page 4 of 14 EXHIBIT A MITIGATED NEGATIVE DECLARATION The Mitigated Negative Declaration for the Project and Technical Studies are available online at: https://www.santa-ana.org/pb/planning-division/major-planning-projects-and-monthly- develop ment-p roject-reports/Westview-H ousi n g Or by visiting: Planning and Building Agency — Planning Division Public Counter 20 Civic Center Plaza Santa Ana, CA 92701 Resolution No. 2021-xx Page 5 of 14 EXHIBIT B MITIGATION MONITORING AND REPORTING PROGRAM The California Environmental Quality Act (CEQA) requires that a reporting or monitoring program be adopted for the conditions of project approval that are necessary to mitigate or avoid significant effects on the environment (Public Resources Code [PRC] 21081.6). PRC Section 21081.6 provides general guidelines for implementing mitigation monitoring programs and indicates that specific reporting and/or monitoring requirements, to be enforced during project implementation, shall be defined prior to final certification of the Final Initial Study -Mitigated Negative Declaration (IS-MND). This Mitigation Monitoring and Reporting Program (MMRP) is intended to track and ensure compliance with adopted mitigation measures during the project implementation phase. For each mitigation measure recommended in the Final IS-MND, specifications are made herein that identify the action required, the monitoring that must occur, and the agency or department responsible for oversight. The table below, lists mitigation measures that reduce the potentially significant effects of the proposed project. These measures correspond to those discussed in in the IS- MND. To ensure that the mitigation measures are properly implemented, a monitoring program has been devised that identifies the timing and entity/agency responsible for monitoring each measure. The City of Santa Ana will have the responsibility for implementing the measures, and various public agencies will have the primary responsibility for enforcing, monitoring, and reporting the implementation of the mitigation measures. Resolution No. 2021-xx Page 6 of 14 To awild disturbance of nest ng birds, including Paptorla l Verify completion of survey verification prior Once for bird City of Santa species protected by the VISTA and CFGC actlyltresI pre -construction to Issuance ofgmding survey Ana Planning related to the project, Including, but not limited to, nesting bird survey (if permits and Building vegetation removal, ground disturbance, and construction begins Field Agency construction and demolition shall occur outside of the during the breeding as canonically Fielded bird nesting season (February lthrough August 31,but season) prior to needed during periodically during variable based on seasonal and annual climatic Initiation of construction activities throughout conditions). If construction must begin during the construction activities construction breeding season, then a pre -construction nesting bird surveyshall be conducted no more than seven des prior y Verify Implementation .Survey report to Initiation of r activities The nesting bird of avoidance buffer, if verification following Once for Lion survey h pre -construction survey shall be wind ucted on foot inside nest are found complla nce with survey report the project site, including a 100-foot buffer, and in measure Inaccessible areas le.g„ private lands) from afar using binoculars to the extent practical. The survey shall be Verify completion of conducted by a qualified biologist familiar with the survey report Identification of avian species known to occur in southern documenting California. compliance If nests a re found, an avoidance buffer shall be demarcated by a qualified biologist with bright orange - construction fencing, flagging, construction lathe, or other mea ns to mark the boundary. All construction activities shall occur within this buffer until the blologlst has confirmed that breeding/nesting Is completed, and the young have fledged the nest. Encroachment Into the buffer shall only occur at the discretion of the qualified biologist. A survey report by the qualified biologist documenting and verlfyi ng compliance with this measure and with applicable state and federal regulations protecting nesting birds shall be submitted to the City The qualified biologistshall serve as a construction monitor during those periods when construction activities occur near active nests to ensure that no Inadvertent impacts true nests occur. Resolution No. 2021-x Page 7 of 14 Prior to the issuance of a grading permit, the property Verify project has Prior to Issuance of any Oncefor City of Santa owner/developer shall retain a qualified archeologist retained q ualifad grading permits archaeologist Ana Planning meetingthe Secretary ofthe Interiors Professional archeologist to be retention and Building Qualification Standards for archaeology(National Park present during all initial At the commencement Agency Service 1983) to be presamduring all Initial subsurface subsurface ground- of ground-dlsturbing Continuous ground -disturbing constructlon activities. At the disturbing construction activltles, thereafter, throughout commencement of construction activities, an orientation activities - every eight weeks unless grading and meeting shall be conducted by the qualified archeologist, t tI I b there are no new ground cons ruc on manager, genera contractor, in contractor, and construction workers associated with ground- Verify completion of construction personnel disturbing disturbing activities. The orientation meeting shall orientation meeting at activities describe the potential ofeaposing archeological commencement of resources, the types of resources that may be construction activities encountered, and directions on the steps that shall be and review taken if such a find is encountered. documentation demonstrating worker attendance CR 2 Unanticipated Discovery of Archeological Resources If archeological resources are encountered during Field verify ground- On an as -needed basis if Once for City of Santa ground -disturbing activities, the construction manager disturbing construction archaeological resources ceased Ana Planning shall Immediately halt all work activities within 100 feet activities have ceased, arefound construction and Building of the discovery and a qualified archeologist meetingthe if ammeologlcal activities Agency Secrete ry of the l marlors Professional Qualification resources are fou no Standards for archeology (National Park Service 19831 As needed far shall immediately evaluate the find. After cessation of Cwith qualified consultation coologist ground -disturbing activities, the construction manager archaeologist for efforts shall immediately contact the Cltys Planning and Building appropriate treatment - Agency. Work shall not resume until authorized by the of find Director/Manager (or his/her designee(, and the qualified archeologist. If the qualified archeologist determines that the Consult with Native discovery constitutes a significant resource under CECA, American preservation In place Is the preferred manner of representatives for mitigatIon, In the event preservation in place is appropriate treatment demonstrated infeasible, and data recovery is of find, as needed determined to be the only feasible mitigation option, a detailed Cultural Resources Treatment Plan shall be prepared and Implemented by a qualified archeologist in Resolution No. 2021-xx Page 8 of 14 cons dilation with the City. The City shall consult with. appropriate Native American representatives in determining appropriate treatment for unearthed cultural resources if the resources are prehistoric or Native American in origin. Archeological materials recovered during any investigation shall be out Into - curation at an accredited facility. The following mitigation measures shall only be implemented during ground construction activities (I.e., grading, trenching, foundation work, excavations( where ground disturbance exceeds nine feet below ground surface within project areas underlain by quaternary young alluvial fan deposlts. 1. Mitigation and Monitoring Program. The Paleontological Mitigation and Monitoring Program shall be supervised by a qualified paleontologist. A qualified paleontologist is an Individual who meets the education and professional experience standards as set forth by the SVP (2010), which recommends the paleontologist shall have at least a Master's Degree or equivalent work experience in paleontology, shall have knowledge of California geology and local paleontology, shall be he yeller with pa leontological procedures and techniques, and who has worked as a paleontological mitigation project supervisor for at least one year. Monitoring shall be conducted by a qualified paleontological monitor, who Is defined as an Individual who has experience with collection and salvage of paleontological resources. 2. Paleontological Worker Environmental Awareness Program (W EAP). Prior to the start of construction, the Qualified Paleontologist or his or her designee, shall conduct training for construction personnel regarding the appearance of fossils a nd the procedures for notifying paleontological staff should If ground disturbance on an as -needed basis if exceeds nine feet described ground - below ground surface disturbing activitles within project areas occur underlain by Quaternary young Training verification alluvial fan deposits, prior to the start of construction Verify retention of qualified paleontological monitor Verify completion of training at commencement of construction activities field verify ground - disturbing construction activities have ceased, If paleontological resources are found Consult with quallfled archaeologist and verify completion offmal mitigation and monitoring report Mitigation and monitoring report verification following compliance with measure once each for paleontologist retention, training, ceased constrrlctlon activities, and monitoring report City of Santa Ana Planning and Building Agency Resolution No. 2021-xx Page 9 of 14 fossils be discovered by construction staff. The WEAP shall be fulfilled at the time of a preconetruction meeting. In the event a fossil Is discovered by construction personnel anywhere In the project area, all work In the Immedlate Ndnity of the find shall cease and a qualified paleontologist shall be contacted to evaluate the find before restarting work In the area. If it Is determined that the fossils) Is (are) scientifically significant, the qualified paleontologist shall complete the mitigation outlined below to mitigate impacts to significant fossil resources. Resource Recovery and Management Plan. Ground - disturbing activity that does not exceed nine feet In depth in areas of low paleontological sensitivity shall not req ulre paleontological monitoring. Any excavations within undisturbed bedrock In areas of high paleontological sensitivity (i.e., Pleistocene - aged deposits), and excavations that exceed nine feet in depth in those areas pate rdlalN and erlaln by Ple.lstocene-aged deposits (i.e., Holocene -aged alluvial sediments) shall be monitored on a full-time basis by a qualified paleontological monitor. If no fossils are observed during the first 50 percent of excavations In Holocene -aged sediments exceeding nine feet In depth, or if the qualified paleontologist can determine that excavations below nine feet are not disturbing Pleistocene -aged (or other potentially fossil<ontalning) sediments, then paleontological monitoring can be discontinued or reduced to spot- checking under the discretion of the qualified paleontologist, subject to approval from Orange County. If fossils are discovered, the qualified paleontologist (or paleontological monitor) shall recoverthem. Typically, fossils can be safely salvaged quickly by a single paleontologist and not disrupt construction activity. In some cases, larger fossils (such as complete skeletons or large mammal fossils) require more extensive excavation and longer salvage Resolution No. 2021-xx Page 10 of 14 perlods. Should larger fossils be discovered, the qualified paleontologist shall have the authority to temporarily direct, divert or halt construction activity to ensure that the fossils) can be removed In a safe and timely manner. Once salvaged, fossils shall be identified to the lowest possible taxonomic level, prepared to a curation-ready condition and curated in a scientific Institution with a permanent paleontological collection (such as the University of California Museum of Paleontology or other institution determined by the City of Santa Ana or Ors nge County), along with all pertinent field notes, photos, data, and maps. Upon completion of ground -disturbing activities (and curation of fossils if necessary), the qualified paleontologist shall prepare a final mitigation and monitoring report outlining the results of the mitigation and monitoring program. The report shall include discussion of the location, duration and methods of the monitoring, stratigraphic sections, any recovered fossils, and the scientific significance of those fossils, and where fossils were curated. ry 1Interior Noise Reduction To comply with Title 24, Part 2, Section 1206.4(Allowable Review and ve rify fl naI Interior Noise Levels) of the California Code of construction plans for Regulations, the applicant shall Install exterior building Implementation of materials with sufficient Sound Transmission Class(STC) Interior noise reduction ratings to reduce Interior noise levels In habitable moms measures to below 45 CNEL. To reduce potential noise Impacts to future project residents, residential units with Ilneof- Review and verify sight to Westminster Avenue shall incorporate design completion of measures for windows, walls, and doors that achieve a acoustical analysis composite STC rating of at least 30 and all exterior doors and windows shall be Installed such that there are no air gaps or perforations. This requirement shall be incorporated Into the plans to be submitted by the Plan verification pdorto the Issuance of building permits Acoustical analysis verification prior to issuance of occupancy Permit Once each for City of Santa construction Ana Planning plans and and Building acoustical Agency analysis Resolution No. 2021-xx Page 11 of 14 applicant to the City of Santa Ana for review and approval prior to the issuance of building permits. Acoustical analysis shall be performed prior to the Issuance of an occupancy permit to demonstrate that noise levels In the interior livable spaces do not exceed the Interior noise standard of 45 CNEL In any rest ble room as set forth by _ the City of California Code of Regulations, Title 24, Section 1206.4 N 2 Exterior Noise Reduction j The applicant shall implement sound attenuation Review and verify final Plan verification prlorto once each for City of Se nta features to reduce noise levels at all private outdoor construction plans for the issuance of building construction Ana Planning livable spaces he., balconies) on residential units and Implementation of permits plans and and Building patios fronting Westminster Avenue and North Fairview exterior noise acoustical Agency Street Such features may Include the use of solid reduction measures Acoustical analysis analysis material for balcony or parapet construction such as double -paned or laminated glass, Plexiglass, or wood, verification prior to This requirement shall be Incorporated into the plans to Review and verify Issuance of occupancy cooustic l n ofuna permit beviewattedbythe prior to te the City of Santa Ann for acoustical analysis review and approval prlorto the Issuance of building permits. Acoustical analysis shall be performed prior to the issuance of an occupancy permit to demonstrate that noise levels at the exterior livable spaces do not exceed the City's extarlor noise standard of 65 CNEL N-3 Outdoor Noise Attenuation I The appllcantshall implement sound attenuation Revlewand verlfyfinal Plan verification prlorto Once for City of Sa nta features to reduce recreation noise from the playground construction plans for the Issuance of building construction Ana Planning area on the adjacent single-family residence south of the implementation of Perri plans and Building playground. Such features may Include a CMU wall, or sound attenuation Agency other wall constructed of solid material, at least eight features feet in height along the southern boundary of the - playground area. This requirement shall be Incorporated into the plans to be submitted by the applicant to the City - of Santa Ana for review and approval prior to the _ - Issuance of building permits. TOR-1 Tribal Cultural Resource Canstructlan Monitoring Resolution No. 2021-x Page 12 of 14 Prior to the Issuance of any permits for Initial site clearing Verify project has Prior to the Issuance of once each for City of Santa (such as pavement removal, grubbing, tree removals( or retained qualified Initial site clearing monitor Ana Planning Issuance of permits allowingground-disturbingactivitles Native American permits or ground- retention a no and Building that cause excavation to depths greater than artificial flll Moot disturbing activity contract Agency (including boring,grading, excavation, drilling, potholing permits review or auguring, and trenching), the City of Santa Ana shall Revlewan verify ensure that the project applicant/developer retains executed contract qualified Native American Monitorial with ancestral ties to the project area and approved by the tribe(,) that consulted on this project pursuant to AB 52 (the 'Tribe(,)" or "Consulting Tribe(s)' ), A copy of the executed contract shall be submitted to the City of Santa Ana Planning and Building Department. The Monitorial will only be present on -site during Initial site clearing and construction that Involves ground disturbing activities. Ground -disturbing activities are defined as activities that may Include, but are not limited to, pavement removal, potholing or auguring, grubbing, tree removals, boring, grading, excavation, drilling, and trenching, within the projectarea. The Monitor(s) will complete daily monitoring logs that will provide descriptions of the day's activities, Including construction activities, locations, soil, and any cultural materials Identified. The on -site monitoring shall end when all ground disturbing activities on the project site are completed, or when the archeologist and Native American Moultor(s) have indicated that all upcoming ground -disturbing activities at the project site have little to no potential for Impacting _ tribal cultural resources. TCR2 Unanticipated Discovery of Tribal Cultural Resources: In the event that tribal cultural resources a re Field verify ground- On an as -needed basis if Once for City of Santa inadvertently discovered it uring ground -disturbing it lsturang construction cultural resources are ceased Ana Planning activities, construction activities shall cease In the activities have ceased, found construction and Building Immediate vicinityofthe find (not less than the ifcultuml resources are activities Agency surrounding feet) until thefind can be assessed bythe found qualified archeologist and Native American Monitor(,) approved bytheconsulting Tribe(s). If the resources are Consult with Native As needed for consultation - Native American in origin, the Consulting Tribe(,) will American efforts retain It/them in the form and/or manner the Tribe Resolution No. 2021-x Page 13 of 14 deems appropriate, foreducatlonal, cultural and/or representatives for historic purposes, appropriate treatment If human remains and/or grave goods are discovered or of find, as needed reorganized at the project site a no are determined to be - Hai American In origin, the NAHC shall be notified and . . a MILD shall be designated. The M LD shal l work with the developer and the City to determine the treatment of the human remains and any grave/burls l goods, Human remains and grave/burial goods shall be treated alike per PRC Section 5097.98IdtI1j and (2). Work may continue on other parts of the project site while evaluation and, If necessary, mitigation to kes place lCEM Guldell nes Section 1501 Resolution No. 2021-xx Page 14 of 14 EXHIBIT 2 L5 12.15.20 RESOLUTION NO. 2021-xx A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING GENERAL PLAN AMENDMENT NO. 2020-07 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATIONS FOR THE PROPERTIES LOCATED AT 2530 AND 2534 WESTMINSTER AVENUE FROM GENERAL COMMERCIAL (GC) TO URBAN NEIGHBORHOOD (UN) BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Brian Hendricks, representing Community Development Partners ("Applicant") is requesting approval of General Plan Amendment ("GPA") No. 2020-07 to amend the General Plan land use designation of the properties located at 2530 and 2534 Westminster Avenue from General Commercial (GC) to Urban Neighborhood (UN) and to update text portions of the City's Land Use Element to reflect this change in order to facilitate construction of an 85-unit affordable housing development. B. On December 14, 2020, the Planning Commission of the City of Santa Ana held a duly noticed public hearing and voted to recommend that the City Council adopt a resolution approving GPA No. 2020-07. C. On January 19, 2021, the City Council of the City of Santa Ana held a duly noticed public hearing to consider all testimony, written and oral, related to GPA No. 2020-07, at which time all persons wishing to testify were heard, the project was fully considered, and all other legal prerequisites to the adoption of this resolution occurred. Section 2. The General Plan Amendment consists of amendments to the Land Use Element and text updates, as shown in Exhibit A, attached hereto and incorporated herein by reference. Section 3. The City Council hereby finds that the proposed General Plan Amendment is compatible with the objectives, policies, and general plan land use programs specified in the General Plan for the City of Santa Ana in that: A. The City of Santa Ana has officially adopted a General Plan. B. The land uses authorized by the General Plan Amendment, and the Resolution No. 2021-xx Page 1 of 5 General Plan Amendment itself, are compatible with the objectives, policies, general land uses, and programs specified in the General Plan, for the following reasons. - The proposed General Plan land use designation for the project area is Urban Neighborhood, which applies to residential areas with pedestrian oriented commercial uses. The project is an 85-unit multi- family affordable housing project for very -low income households and permanent supportive housing units for persons experiencing chronic homelessness. The project will include on -site service providers and has access to Orange County Transportation Authority bus routes at Westminster Avenue and Fairview Street. The ground floor along Westminster Avenue has been designed to incorporate a lobby at the corner of Westminster Avenue and Huron Drive, service provider offices at the northeast corner of the development and residential patios with direct street access. In addition, this amendment is consistent with Table A-3 (Correlation of Land Use Designation and Zoning Districts) of the General Plan Land Use Element. ii. The Westminster Avenue/Seventeenth Street corridor has a variety of existing land use designations that include Urban Neighborhood, Medium Density Residential, General Commercial, Professional and Administrative Office, District Center, and Institutional. The Urban Neighborhood Designation will allow for use residential use of the property. In addition, multi -family uses are often used in planning and zoning practice to buffer higher intensity uses like commercial uses from single-family residential uses as multi -family and single-family uses are more compatible in nature to each other. The project is similar in scale and density to several nearby multi- family developments to the east and west along Seventeenth Street such as Solare Apartment Homes, San Tropez Apartment Homes and Villa Portofino which are three -stories in height and range from 29 to 38 dwelling units per acre. Additionally, the project's density and height is similar to those permitted within the Harbor Mixed - Use Transit Corridor Specific Plan - Transit Node North which is west of the project site and permits a range of 30 to 50 dwelling units per acre. The General Plan Amendment will support several goals and policies of the General Plan, including the Land Use Element and Housing Element. Specifically, the project will be consistent with Land Use Element Goal 1 to promote a balance of land uses to address basic community needs. Policy 1.5 states a desire maintain and foster a variety of residential land uses. Housing Element Goal 2 encourages a diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels, and age groups to Resolution No. 2021-xx Page 2of5 foster an inclusive community. Policy 2.3 encourages the construction of rental housing for Santa Ana's residents and workforce, including a commitment to very low, low, and moderate income residents and moderate income Santa Ana workers. Housing Element Goal 3 is to increase opportunities for low and moderate income individuals and families to find quality housing opportunities and afford a greater choice of rental or homeownership opportunities. Policy 3.1 supports the provision of rental assistance for individuals and families earning extremely low, very low, and low income with funding from the federal government. Policy 3.4 supports the provision of employment training, childcare services, rental assistance, youth services, and other community services that enable households to attain the greatest level of self- sufficiency and independence. The general plan amendment will allow the construction 85 multi -family affordable housing units (very -low income and permanent supportive housing) with on -site supportive services. The project will allow for redevelopment of an underutilized lot with a new residential development with a contemporary design and variety of building materials. Section 4. The GPA will not adversely affect the public health, safety, and welfare in that the GPA will not result in incompatible land uses on adjacent properties, inconsistencies with any General Plan goals or policies, or adverse impacts to the environment. Section 5. The City Council of the City of Santa Ana after conducting the public hearing hereby approves GPA No. 2020-07. The amendments to the Land Use Element are attached hereto as Exhibit A and incorporated herein by this reference as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated December 14, 2020, the Request for Council Action dated January 19, 2021, and exhibits attached hereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Section 6. The City Council approves GPA No. 2020-07 as set forth in Exhibit A, attached hereto and incorporated herein by reference, subject to compliance with the Mitigation Monitoring and Reporting Program, and upon satisfaction of the conditions set forth below: A. Subject to compliance with the Mitigation Monitoring and Reporting Program, the Land Use Element map and text shall be amended to read as set forth in Exhibit A, attached hereto and incorporated herein by reference. B. The General Plan Amendment shall not take effect unless and until Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP), Environmental Review No. 2020-48 and Resolution No. 2021-xx Page 3of5 Amendment Application (AA) No. 2020-05 are adopted and approved by the City Council. Section 7. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively "Actions"), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 8. This decision rendered by the City Council of the City of Santa Ana is final and is subject to judicial review pursuant to California Code of Civil Procedure section 1094.6. The Planning and Building Agency shall give direct notice to the Applicant of the City Council's decisions and these findings. ADOPTED this day of 2021. Vicente Sarmiento Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney Lisa Storck Assistant City Attorney Resolution No. 2021-xx Page 4 of 5 AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2021-xx to be the original resolution adopted by the City Council of the City of Santa Ana on Date: Clerk of the Council City of Santa Ana Resolution No. 2021-xx Page 5of5 City of Santa Ana General Plan Land Use Element 1998 City of Santa Ana Planning Division Adopted February 2, 1998 (Reformatted January 2010) The following is a chronology of the approved general plan amendments that have been incorporated into this document since the comprehensive update of the General Plan Land Use Element adopted by the Santa Ana City Council February 2, 1998 (GPA 1997- 05): GPA 2020-07 (Pending) GPA 2020-03 (September 1, 2020) GPA 2020-01 (April 21, 2020) GPA 2018-04 (December 31, 2019) GPA 2019-02 (October 1, 2019) GPA 2019-01 (June 4, 2019) GPA 2017-03 (June 4, 2019) GPA 2018-05 (December 4, 2018) GPA 2018-03 (September 18, 2018) GPA 2018-02 (May 15, 2018) GPA 2015-01 (May 15, 2018) GPA 2017-02 (December 19,2017) GPA 2017-01 (June 20, 2017) GPA 2016-03 (February 21, 2017) GPA 2016-02 (May 17, 2016) GPA 2016-01 (April 19, 2016) GPA 2015-03 (February 2, 2016) GPA 2014-02 (October 21, 2014) GPA 2014-01 (June 3, 2014) GPA 2011-03 (March 19, 2012) GPA 2011-02 (June 6, 2011) GPA 2010-01 (June 7, 2010) GPA 2008-02 (July 20, 2009) GPA 2007-03 (May 18, 2009) GPA 2004-03 (February 2, 2009) GPA 2008-01 (May 5, 2008) GPA 2007-02 (June 18, 2007) GPA 2007-01 (March 19, 2007) GPA 2006-01 (October 2, 2006) GPA 2005-01 (December 5, 2005) GPA 2005-02 (October 17, 2005) GPA 2004-01 (April 5, 2005, as passed by the voters of Santa Ana) GPA 2004-04 (July 19, 2004) GPA 2004-06 (July 6, 2004) GPA 2003-02 (June 16, 2003) GPA 2003-01 (February 18, 2003) GPA 2002-01 (September 3, 2002) GPA 2002-03 (August 19, 2002) GPA 2001-03 (February 19, 2002) GPA 2001-02 (January 7, 2002) GPA 2000-09 (May 7, 2001) GPA 2000-08 (February 5, 2001) GPA 2000-03 (December 4, 2000) GPA 2000-02 (November 20, 2000) GPA 1999-02 (October 18, 1999) GPA 1999-01 (August 16, 1999) GPA 1998-04 (October 5,1998) GPA 1998-05 (September 21, 1998) GPA 1998-01 (May 4, 1998) LAND USE ELEMENT Exhibit 2 Land Use Plan McFADO ER HAZARD AVE.—..y i�-„- "'-"'.,,.:� EiK�H3RL�lvet JAmu- Him E INSn cARDew cRS � R p2 ,���, ••� LAVETAAVE fir.. _ -• ='� i• ■ ■ � � � sANTA CLARAAVE wh • � Land Use Designations LR-7 (Low Density Residential) LMR-11 (Low -Medium Density Residential) MR-15 (Medium Density Residential) UN (Urban Neighborhood) GC (General Commercial) IND (Industrial) INS (Institutional) - O (Open Space) - DC (District Center) PAO (Professional & Administration Office) - OBPDC (One Broadway Plaza District Ctr.) Land Use Plan ® & Pending - January 2021 CITY OF SANTA ANA GENERAL PLAN 17 LAND USE ELEMENT Exhibit A-4 Land Use Plan & Development Intensity Standards/FAR o w z i HAZARD AV %_ .. _ 1 1STST '� •� I ! w j� L',, .]DEN AVE �• —ftlaiO n_ � N w w 0 w z SEGERSTROMAVE �16 -� MACARTHl1RBLVC�„_.._��_�. l 1 o. �i m� al CITY OF SANTA ANA GENERAL PLAN A P' GARDEN GROVE FftWY r� 7 N GARDEN GR� SLVD # _, I ! i _ 1• l _77 �1 i10FIAPPH ttttttt i e � 7 7 • it Ci 1�'i�vfle LAVETAAVE ••_••_N _•• SU14FLOWERNE 17r I y 7z m ur y SUNFLOWERAVE w o m u a r.� �• � � SANTA CLARA AVE 1 "11111A-IST 13 i• j tQ These tand uSe designationS have a floor area ratio as noi— below unless otherwise indicated m the table below - DC (District Center) 1.0 UN (Urban Neighborhood) 0.5 - 1.5 0 PAO (Professional & Administration Office) 0.5 - OBPDC (One Broadway Plaza District Cir.) 2.9 - GC (General Commercial) 0.5 O IND (Industrial) 0.45 INS (Institutional) 0.5 EAO (Open Space) 0.2 Project I Area Floor Area Ratio 1- MainPlace.................................................. 2.1 2- City Place...................................................2.54 3- North Main St ............................................. 1.5 4- North Broadway .......................................... 1.0 5- Museum District-- ... .......... I .... I ... I ............ ... 1.5 6- Hutton Development,...............................I— 1.0 7- Civic Center Specific Dev Plan ....................... 1,0 8- Midtown Specific Plan .................................. 0.6-1.0 9- Civic Center.. ............................................. 1.0 10- Downtown ................................................. 3.0 11- Orange County Register ................................ 1.15 12- First St 1 Tustin Ave ...................................... 1.0 13- Bentall Center Dev...................................... 1.5 14- 2720 Hotel Terrace Dr .................................. 1.0 15- 1951 E Carnegie Ave ................................... 0.55 16- 4040 W Carriage Ave ................................... 0.47 17- take Center Dev................................ ....... - 0,72 18- South Coast Metro ....................................... 1.0 19- Mac Arthur Place ......................................... 2.0 20. Mac Arthur Place South ................................ to 21- Pac Tel Office ............................................. 1.5 22- Metro East ................................................. 3,0 23. Transit Village ........................................... &0 24- Town and Country Manor. ........................... 1,27 25. Harbor M ixed Use Specific Plan ..................... 0.5-5.0 26- The Heritage ............................................... 1.7 LR-7 (Low Density Residential) LMR-11 (Low -Medium Density Residential) MR-15 (Medium Density Residential) Land Use Plan & Development Intensity Standards/ FAR Areas 0 Exhibit A-4 Pendinq - January 2021 LAND USE ELEMENT Harbor Boulevard, and other major arterial roadways in the City. The intensity standard applicable to this designation is a floor area ratio of 0.5 - 1.0, though most General Commercial districts have a FAR of 0.5. A total of $59.6 857.6 acres of land is included in this designation. General Commercial districts are key components in the economic development of the City. They provide highly visible and accessible commercial development along the City's arterial transportation corridors. In addition, General Commercial land uses provide important neighborhood facilities and services, including shopping, recreation, cultural and entertainment activities, employment, and education. The districts also provide support facilities and services for industrial areas including office and retail, restaurants and various other services. The General Commercial development standards are based upon the character and intensity of development, as well as the degree of access and market demand for these properties. The relationships to adjacent land uses, are also considered. Uses typically located in this district are: ■ Business and professional offices; ■ Retail and service establishments; ■ Recreational, cultural, and entertainment uses; and ■ Vocational schools. General Commercial Districts have a floor area ratio of0.5 with the exception of the Mid -town area which has an floor area ratio of up to 1.0. Mixed Use The Land Use Plan provides for two distinct mixed use land use designations. These designations allow for both vertical and horizontal mixed use developments, with an emphasis on linkages to a range of transportation options: ■ The District Center (DC) land use designation includes the major activity areas in the City. Seven areas of the City, totaling 685.4 acres, are designated as District Center. The intensity standard for the District Center designation ranges from a floor ratio of 1.0 to 5.0. 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. Residential developments within some District Centers are allowed at a density of up to 90 units per acre when developed as an integral component of a master planned mixed use project. In Harbor Corridor, Metro East, Downtown, and Transit Village District Centers residential IM11AT124 CITY OF SANTA ANA GENERAL PLAN A-21 LAND USE ELEMENT District Centers are considered to be the City's "major development areas." The most intense development in the City is targeted to these areas. The Tustin Avenue corridor is a major development area even though it is not a designated District Center. This area has developed over the years as a prime office corridor and employment area. The PAO designation facilitates the continued development of this area with high intensity, high quality regional office projects. ■ The One Broadway Plaza District Center (OBPDC) is a distinct land use that is envisioned as a major activity center with a landmark mixed -use tower, which will include residential, professional office, and commercial uses. The district will be a focal point in the downtown area serving the Civic Center complex, Downtown, and Midtown urban areas. ■ The Urban Neighborhood (UN) land use designation applies to primarily residential areas with pedestrian oriented commercial uses, schools and small parks. The Urban Neighborhood allows for a mix of residential uses and housing types, such as mid to low rise multiple family, townhouses and single family dwellings; with some opportunities for live -work, neighborhood serving retail and service, public spaces and use, and other amenities. Either vertical or horizontal integration of uses is permitted based on zoning standards, with an emphasis on tying together the uses with pedestrian linkages and street frontages. Street connectivity is desirable, allowing for a high degree of walkability, transit options, and other forms of transportation including pedestrian and bicycle travel. The intensity standard for the Urban Neighborhood ranges from a floor area ration of 0.5 to 3.0; with residential density based on a combination of floor area ratio and zoning development standards. A total of 34-7-.0319.1 acres of land in the City are designated Urban Neighborhood. Industrial The Industrial designation applies to those areas developed with manufacturing and industrial uses. The designation applies to areas which are predominantly industrial in character, and includes those industrial districts in the southwestern, south central and southeastern sections of the City. A total of 2,152.8 acres of land in the City is designated as Industrial. The maximum floor area ratio for this designation is 0.45. The Industrial districts of the City are vital to its economic health. These areas provide employment opportunities for local residents, and generate municipal revenues for continued economic development. As one of the County's oldest cities, Santa Ana has long been an industrial center for the region. The City's goal is to maintain this strong industrial base by setting land use policies which preclude the intrusion of less intensive commercial or residential uses. Typical uses found in this district include the following: ■ Light and heavy product manufacturing and assembly. IM11ATIR4 CITY OF SANTA ANA GENERAL PLAN A-23 LAND USE ELEMENT ■ Redevelopment Plans. The City will apply redevelopment tools associated with the implementation of the adopted redevelopment plans, as appropriate. The City will encourage the further development of industrial, commercial, and residential projects in suitable locations to strengthen the City's tax and employment base. ■ Special Studies. In certain instances, a special study may be required to address a particular issue. In these cases, a specific effort to identify staff resources needed to conduct the appropriate investigation and analysis will be identified. ■ Zoning Code Review. The zoning code serves as a primary tool used by the City to regulate development. The City will develop a program to revise the Zoning Ordinance to ensure that development regulations and standards are consistent with community needs and high quality development. The City will initiate appropriate changes to the ordinance to ensure, where appropriate, conformity between the Land Use Element and Zoning Map. LAND USE PLAN BUILDOUT As indicated previously, the City of Santa Ana has been almost completely developed for many years. As a result, any new development will necessarily consist of redevelopment and infill development on the remaining vacant and underutilized parcels. Many parcels with nonresidential land use designations will never be developed to the maximum intensity permitted under the General Plan. Table A-4 indicates the development possible under the build -out of the Land Use Plan. The build -out for residential land uses considered two scenarios. Effective build -out for residential development is calculated by adding the 24-,89621,981 units possible in the areas designated as District Center and Urban Neighborhood to the existing 74,669 units presently found in the City per Census 2000. Theoretical build -out for residential development considered the development possible if all of the areas designated as residential were developed according to the permitted Land Use Plan intensities. Since the Land Use Element does not contemplate the elimination of existing housing in the City, the effective build -out figure represents a more realistic estimate of future residential development. As indicated in Table A-4, three of the non-residential land use designations have a range in FAR intensities. For the non-residential land use designations, effective build -out considered the development possible under the lower range of FAR intensities while theoretical build -out considered the upper FAR range. Typically, parking and landscaping requirements will result in significantly less floor area for commercial and industrial developments than that which is permitted under the General Plan. As indicated in Table A-4, between 7;-,34-577,400 to 96-96,650 housing units are allowed by the Land Use Plan. The additional units which presently exist in �'*ff I M11 LVIA CITY OF SANTA ANA GENERAL PLAN A-33 LAND USE ELEMENT the City beyond the maximum number permitted under the theoretical buildout scenario are a reflection of the higher density multiple -family developments constructed in the 1970's and 1980's. However, the purpose of the Land Use Plan as it applies to the residential areas is to preserve and maintain the stability of existing neighborhoods, regardless of the character of development. The intent of the Plan is not to create any displacement, nor decrease existing development densities. Rather, it is to ensure a safe, healthy, and livable environment for City residents. Existing residential development entitlements are protected through this Land Use Element, applicable Zoning regulations, and sections of the City code pertaining to legal nonconforming uses. The Land Use Element's implementation may result in an increase in the amount of commercial, office, and industrial development in the City. As indicated in Table A-4, up to 31,8A$;49-731,763,628 square feet of commercial and office, and 42,199,991 square feet of industrial development are possible under the effective capacity parameters of Land Use Plan. A-34 CITY OF SANTA ANA GENERAL PLAN LAND USE ELEMENT Table A-4 Land Use Plan Build -out Capacities Intensity/ Effective Buildout' Theoretical Land Use Acres Density Buildout Residential Low Density Residential LR-7 6,463.7 7 du/ac 45,246 du Low Medium Density Residential LMR-11 421.6 11 du/ac 4,638 du Medium Density Residential MR-15 369.1 15 du/ac 5,5336 du Subtotal 7,254.4 Non Res. 96,565 96.650 du' Non -Res. 55,419 du Mixed Use District Center Res. Res. Otherz DC 309.5 90 du /ac FAR 1.0-2.0 11,955,583 sf 3,017 du 23,764,534 sf 3,017 du Heritage DC 18.8 FAR 1.7 54,090 sf 1,221 du 54,090 sf 1,221 du Downtown DC 62.5 FAR 3.0 2,057,824 sf 1,661du 2,057,824 sf 1,661 du Metro East DC 113.9 FAR 0.75- 3.0 2,464,776 sf 5,037 du 2,464,776 sl 5,037 du Transit Village DC 51.4 FAR 5.0 402,864 sf 2,761 du 402,864 sf 2,761 du Harbor Corridor DC 125.0 FAR 5.0 1,836,155 sf 2,029 du 1,836,155 sf 2,029 du One Broadway Plaza District Ctr3 OBPDC 4.3 FAR 2.9 310,000 sf 415 du 310,000 sf 415 du Urban Neighborhood UN 3-" FAR 0.5-3.0 1;656,gm Ogg &745 319.1 1,661,356 sf 55 840 du 6 sf 55 840 du Subtotal 4 1,004.5 21t a7 20,742,648 sf 21-,-W 21,981 du +32,51,599 sf �96 21.981du Commercial Professional & Admin. Office PAO 600.8 FAR 0.5-1.0 13,085,424 sf 26,170,848 sf General Commercial GC 857.6 FAR 0.5 1.0 i 4 7�w 18.6 88.204 sf 37.3 ILIN s Subtotal 1,460.4 1,458.4 31,808 407 31,763,628 sf 63.5 nLM s Industrial Industrial I IND 1 2,152.81 FAR 0.45 1 42,199,991 sf 42,199,991 s Other Institutional INS 800.E FAR 0.2-0.5 6,974,740 sf 17,436,850 sf Open Space OS 1,010.9 FAR 0.2 8,806,961 sf 8,806,961 sf Subtotal 1,811.5 15,781,701 sf 26,243,811 sf FAR=floor area ratio: d.u.=dwellina unit: s.f.=sauare feet (of floor area). Acreaae shown in table does not include roads in riaht-of-way. ' Effective capacity for non-residential development assumes development possible under the lower range of FAR intensity standards with the exception of the Metro East District Center, Transit Village District Center, Downtown District Center, Heritage District Center, and Urban Neighborhood areas. The Harbor Corridor District Center, Metro East District Center, Transit Village District Center, Downtown District Center, and Urban Neighborhood areas allow a range of intensity for mixture of residential and non-residential development based on the zoning development standards. Residential effective capacity was calculated by adding the 2-,&9621.981 units possible in the District Center and Urban Neighborhood with the existing 74,609 (Census 2000) housing units. 2 Land use designation permits both residential and non-residential development. Build -out assumes 90% of land area will be developed as commercial and 10% will be developed as residential; with the exception of Town and Country Manor project intended for continuum of care and housing seniors. 3 Land use designation permits high intensity office development with ancillary retail use. This table has been revised to correspond with the GIS Land Use Map illustrated in Exhibit 2. CITY OF SANTA ANA GENERAL PLAN �'*ff I M(I LVIA A-35 EXHIBIT 3 LS 12,14.20 ORDINANCE NO. NS-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2020-05 REZONING THE PROPERTIES LOCATED AT 2530 AND 2534 WESTMINSTER AVENUE FROM GENERAL COMMERCIAL (C2) TO SPECIFIC DEVELOPMENT NO. 97 (SD-97) AND ADOPTING SD-97 FOR SAID PROPERTY THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Brian Hendricks, representing Community Development Partners ("Applicant"), is requesting approval of Amendment Application (AA) No. 2020-05 to change the zoning designation of the properties located at 2530 and 2534 Westminster Avenue from General Commercial (C2) to Specific Development No. 97 (SD-97) and to adopt Specific Development No. 97 in order to facilitate construction of an 85-unit affordable housing development. B. Chapter 41, Article 1, Division 1, Section 41-1 of the Santa Ana Municipal Code establishes the necessity of segregating the location of residences, businesses, trades and industries; regulating the use of buildings, structures, and land regulation; the location, height, bulk and size of buildings and structures, the size of yards and open space; the City is divided into land -use districts of such number, shape and area as may be considered best suited to carry out these regulations and provide for their enforcement. The regulations are considered necessary in order to: encourage the most appropriate use of land, conserve and stabilize property value, provide adequate open spaces for light and air and to prevent and fight fires, prevent undue concentration of population, lessen congestion on streets and highways, and promote the health, safety and general welfare of the people, all as part of the general plan of the City. The City of Santa Ana has adopted a zoning map which has since been amended from time to time. C. On December 14, 2020, the Planning Commission held a duly noticed public hearing and voted to recommend that the City Council adopt an ordinance approving Amendment Application No. 2020-05. D. The City Council has reviewed applicable general plan policies and has determined that this proposed rezoning is consistent with the purpose of Ordinance No. NS-XXXX Page 1 of 7 the general plan and Santa Ana Municipal Code Section 41-593.1. E. The City Council, prior to taking action on this ordinance, held a duly noticed public hearing on January 19, 2021. F. The City Council also adopts as findings all facts presented in the Request for Council Action dated January 19, 2021, accompanying this matter. G. For these reasons, and each of them, Amendment Application No. 2020- 05 is hereby found and determined to be consistent with the intent and purpose of Chapter 41 of the Santa Ana Municipal Code, thus changing the zoning district is found to be consistent with the General Plan of the City of Santa Ana and otherwise justified by the public necessity, convenience, and general welfare. Section 2. The Amendment Application consists of amendments to the Zoning Map (SDM 10-5-10), as shown in Exhibit A and adoption of Specific Development No. 97 as shown in Exhibit B, attached hereto and incorporated herein by reference. The amendment application to change the zoning designation from General Commercial (C2) to Specific Development No. 97 (SD-97) is consistent with Santa Ana Municipal Code section 41-593.1 for the following reasons: (1) Protecting and enhancing the value of properties by encouraging the use of good design principles and concepts, as related to the division of property, site planning and individual improvements with full recognition of the significance and effect they have on the proper planning and development of adjacent and nearby properties. The project's site plan has been designed to integrate the project site into the surrounding community. The site plan has been designed to place the buildings along Westminster Avenue, furthest away from the existing single-family dwellings. The height of the buildings tiers down from four- to three -stories closer to the single- family dwellings. In addition, the parking lot and playground have been sited to serve as a buffer between the multi -family buildings and single-family dwelling. The south and west property lines will be planted with trees every 25 feet to provide additional privacy. The development's primary access points will be from a right -in, right -out driveway on Westminster Avenue. The community room, meeting room and service provider offices are located along Westminster Avenue to activate the street. (2) Encouraging, securing and maintaining the orderly and harmonious appearance, attractiveness and aesthetic development of structures and grounds in order that the most appropriate use and value thereof be determined and protected. Ordinance No. NS-XXXX Page 2 of 7 The project's buildings are designed in a cohesive manner with unifying materials, floor heights, and articulation using contemporary architecture. High -quality building materials will ensure long-term durability including glass tile arches, wood veneer, batten board siding, art graphics, plaster and a mix of warm and cool colors. In addition, the project will be landscaped with a minimum of 24-inch and 36-inch box trees and include enhanced hardscape materials at the driveway entrance and pedestrian walkways in the parking lot. These finishes and designs are consistent with the design guidelines found in the Citywide Design Guidelines. Open space and amenities will be provided on the site including private unit balconies and patios, two residential rooftop patios, ground -level courtyard, arcade walkways, playground and picnic area. The playground and picnic area along Huron Drive will be accessible to the public, but maintained by the property owner and managed by the on -site property manager. (3) Providing a method whereby specific development plans are to be based on the general plan as well as other regulations, programs, and legislation as may, in the judgment of the city, be required for the systematic execution of the general plan. With approval of General Plan Amendment No. 2020-07, the Project will be consistent with the General Plan Land Use Element and Housing Element. Although the Project requires an amendment to the Land Use Element to allow for residential use of the property, the Project still supports and is consistent with several other overarching goals and policies of the General Plan. For example, as described in the associated General Plan Amendment No. 2020-07: Housing Element Goal 2 to encourage a diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels, and are groups to foster an inclusive community. Policy 2.3 encourages the construction of rental housing for Santa Ana's residents and workforce, including a commitment to very low, low, and moderate income residents and moderate income Santa Ana workers. Housing Element Goal 3 is to increase opportunities for low and moderate income individuals and families to find quality housing opportunities and afford a greater choice of rental or homeownership opportunities. Policy 3.1 supports the provision of rental assistance for individuals and families earning extremely low, very low, and low income with funding from the federal government. Policy 3.4 supports the provision of employment training, childcare services, rental assistance, youth services, and other community services that enable households to attain the greatest level of self-sufficiency and independence. Ordinance No. NS-XXXX Page 3 of 7 (4) Recognizing the interdependence of land values and aesthetics and providing a method to implement this interdependence in order to maintain the values of surrounding properties and improvements and encouraging excellence of property development, compatible with the general plan for, and character of, the city, with due regard for the public and private interests involved. The project will provide a high quality affordable housing project along a major transit corridor. The project will provide for greater setbacks than those permitted under the existing commercial zoning and the site has been designed to integrate the development with the existing nearby uses. The project will have an on -site property manager and a property maintenance agreement which will ensure that the project is maintained in a first-class condition. (5) Ensuring that the public benefits derived from expenditures of public funds for improvements and beautification of streets and public facilities shall be protected by exercise of reasonable controls over the character and design of private buildings, structures and open spaces. The residential development will utilize existing water, sewer, and drainage infrastructure and will not result in the expansion of infrastructure. In addition, the Project will not result in the expansion of new or altered police or fire facilities. The Project will be subject to utility user tax, property taxes based on the valuation of the new construction and management company business taxes. The sidewalk along Huron Drive will be reconstructed to include a parkway consistent with the residential neighborhood, street trees will be planted and new street lights will be installed and the City's Building Security Ordinance will be implemented which includes security and crime preventing measures to help reduce City expenditures on public services and maintenance. In addition, the development will be subject to all required development impact fees and contribute to its fair share towards improvements at Westminster Avenue and Fairview Street, Mar Les Drive and Westminster Avenue, and 16in Street and Fairview Street as described in the Traffic Impact Analysis. Section 3. The City Council has reviewed and considered the information contained in the Mitigated Negative Declaration (Environmental Review No. 2020-48) prepared with respect to this project. The City Council has, as a result of its consideration of the record as a whole and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Ordinance No. NS-XXXX Page 4 of 7 Quality Act (CEQA) and the State CEQA Guidelines, Environmental Review No. 2020- 48 meets all the requirements of CEQA. Section 4. An amended Sectional District Map 10-5-10, showing the above described changes in use district designation, is hereby approved and attached hereto as Exhibit A, and incorporated by this reference as though fully set forth herein. Section 5. The City Council of the City of Santa Ana after conducting the public hearing hereby approves AA No. 2020-05. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated December 14, 2020, the Request for Council Action dated January 19, 2021, and exhibits attached hereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Section 6. The City Council approves AA No. 2020-05 as set forth in Exhibit A and Exhibit B, attached hereto and incorporated herein by reference, subject to compliance with the Mitigation Monitoring and Reporting Program, and upon satisfaction of the conditions set forth below: A. Subject to compliance with the Mitigation Monitoring and Reporting Program, the Zoning Map shall be amended to read as set forth in Exhibit A, attached hereto and incorporated herein by reference. B. The Amendment Application shall not take effect unless and until Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP), Environmental Review No. 2018-48 and General Plan Amendment (GPA) No. 2020-07 are adopted and approved by the City Council. Section 7. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively "Actions"), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense, and that Applicant shall reimburse the City for any costs and Ordinance No. NS-XXXX Page 5 of 7 expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 8. This decision rendered by the City Council of the City of Santa Ana is final and is subject to judicial review pursuant to California Code of Civil Procedure section 1094.6. The Planning and Building Agency shall give direct notice to the Applicant of the City Council's decisions and these findings. ADOPTED this day of , 2021. Vicente Sarmiento Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney Lisa Storck Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify the attached Ordinance No. NS- to be the original ordinance adopted by the City Council of the City of Santa Ana on 2021 and that said ordinance was published in accordance with the Charter of the City of Santa Ana. Date: Clerk of the Council City of Santa Ana Ordinance No. NS-XXXX Page 6 of 7 EXHIBIT A $,Y NIA Oya m � • .�wa ww•.�•w••w•�•• WtSI M11��C1i /lYY®•YaY•�11•�wE�■ �Pz � ■I��Er�1�I1I1I1�■■■li�� = PW 19 D 4 2 svx R2 Rx � R, M u 11 yv 92 R2 Rl „ m■■ I= ■ ] Iwo 111mm111111 His ..■ lul MIM MIN ■� ,I G. R2! R2 .� R2 R2 § R2 E R2 R2 a 1�i Mali d ypd y V2 i IP2 SP2 snag II EP2 sN'i, fss-Io ZONING DISTRICTS RI AV E W i7TH ST _ Cl (� F I � L RI q. O R2 Rf it sI ; A¢p ' r R2 iT RI FIt H y, R2 q2 2` oinm,- R2 RIT qi GMICCEM.MRI ... pm ''I RTRT M1 ` Re �{f/2 ---------- �M I >F � 4 � MI WISTST ■ ; RP O - Cx o ��ia�a i Cx Rz-PRn v.•.. u..� nnv�m Al GENERAL AGR6CULTURAL CSM SOUTH MAIN STREET COMMERCIAL DST. R2 TWO- FAMILY REsioelGE -6 PARKBNGMODFCAT10K Cl COMMUNITYCOMMR:RCAL GC GOVERNMENT CENTER R3 MULTIPLE, FAMLY RESIDENCE -OZ OVERLAY ZONE Cl-pm COMMUNITY COMMERCIAL-MUSEUMOIST_ MI LIGHT PIDUSTRAL R4 3USURBANAPARTMEN7' PLANNED RESVENTAL C2 GENWALOOMMERCAL M2 HEAVYINDUSTM41- RE RESIDENTIAL ESTATE -P;io DEIELOPMBff C4 PLANNED SHOPPNG CENTER O OPENSPACE SO SPE:FICOEVE-OPMENT -HOZ HEIGHTDISTRGTII C5 ARTERIAL COMMERCIAL P PROFESSIONAL SP SPECFi-PLAN CR COMMERCIALRESIDENTAL JR1 SINGLE-FAMlYRESDENCE OZI I METRO EAST OVERLAY ZONE SECTIONAL DISTRICT MAP: 10-5-10 CITY OF SANTA ANA. CALIFORNIA Ordinance No. NS-XXXX Page 7 of 7 EXHIBIT B SPECIFIC DEVELOPMENT NO. 97 Westview Housing Multi -Family Housing Project SECTION I — APPLICABILITY OF ORDINANCE The Specific Development Zoning District No. 97 (SD-97) for Westview Housing a multi- family residential project is authorized by Chapter 41, Division 26 Section 41-597 et seq. of the Santa Ana Municipal Code. SD-97 contains specific standards and regulations for the purpose of establishing land use regulations and development and operational standards for the project site. All other applicable chapters, articles, and sections of the Santa Ana Municipal Code are in effect unless expressly superseded by regulations contained in this ordinance. SECTION 2 — PURPOSE The Specific Development Plan No. 97 for the Westview Housing project consists of standards and regulations established for the purpose of protecting the health, safety, and general welfare of the people of the City of Santa Ana by promoting and enhancing the value of property and encouraging the orderly development of the property. Objectives The objectives of the Westview Housing multi -family project specific development plan include provisions of the following: Promote the City's image as providing high -quality residential projects for individuals and families of all income levels. 2. Create a clean and safe environment for the City's residents, workers, and visitors. SECTION 3 — Uses permitted in Specific Development No. 97 The following uses are permitted in the SD-97 district: (a) A maximum of 85 multiple -family dwelling units not exceeding a density of 42 dwelling units/acre. (1) The unit mix shall be comprised of: a. 23 one -bedroom units b. 4 two -bedroom units c. 34 three -bedroom units d. 24 four -bedroom units (2) Unit square footage ranging from: a. 489 to 523 square foot one -bedroom units b. 756 square foot two -bedroom units c. 933 to 1,101 square foot three -bedroom units d. 1,178 to 1,187 square foot four -bedroom units (b) Home occupations, pursuant to section 41-192.1 of the Santa Ana Municipal Code. (c) Ancillary meeting room, community room, bike rooms, and laundry rooms. (d) Accessory office space for the property manager and service providers related to the affordable and permanent housing use. Offices not to be used for commercial tenants. SECTION 4 — Maximum permitted floor area ratio (FAR) The maximum authorized building intensity for the Westview Housing multi -family project is a floor area ratio (FAR) of 1.09, including residential areas, community -serving areas (e.g., laundry room, office, and community room) and interior corridors. SECTION 5 — Minimum lot size in Specific Development No. 97 The minimum lot size shall be 2.1 acres. SECTION 6 — Minimum street frontage in Specific Development No. 97 The lot shall have a minimum street frontage of at least 250 feet. SECTION 7 — Building height in Specific Development No. 97 (a) No residential structure shall exceed 47 feet, four stories in height, as measured from the adjacent grade of the structure to the top of the parapet. (b) Along the south property line portions of the residential building shall tier down to three stories and shall not exceed 35 feet in height, as shown on the approved site plan. (c) Accessory building elements (stairwells and elevator shafts) shall not exceed 51 feet, as measured from adjacent grade of the structure to the top of the structure. SECTION 8 — Setback standards in Specific Development No. 97 (a) North setback. A minimum setback of seven (7) feet shall be provided. (b) South setback. A minimum setback of sixty (60) feet shall be provided. (c) West setback. A minimum setback of nine (9) feet shall be provided. (d) East setback. A minimum setback of twelve (12) feet shall be provided. SECTION 9 — Off-street parking standard in Specific Development No. 97 (a) The minimum off-street parking requirements for the project are as follows: (1) A minimum of 136 parking spaces shall be provided. (2) 42 tandem parking spaces shall be permitted. (3) Parking stalls shall not be less than eight (8) feet six (6) inches wide and eighteen (18) feet long, except as noted in subsections 41-1320(c) and (d). Where double -striping is required, the width of stalls shall be measured from lines midway between each pair of stripes. Structural, mechanical, utility or similar appurtenances are only permitted adjacent to required stall areas if the required width of the stall is increased at least six (6) inches and if the appurtenance is not located so as to interfere with safe and free parking movement, car door opening, or of visibility. (4) Aisles to and from parking stalls shall not be less than: Twenty-three (23) feet wide for 90-degree parking. (5) A minimum of ten (10) bicycle spaces shall be provided onsite. The design and materials shall comply with the approved materials board submitted for the project during building plan check. (6) Prior to occupancy of the first unit, the parking management plan shall be implemented, identifying parking per unit, guest parking, service provider parking and a designated ride share drop-off/pick-up area. Onsite parking shall be provided for residents and visitors of the Project and the parking demand of the Project site shall be actively monitored. Property owner "Owner" shall continually monitor and take appropriate measures to manage the parking demand of the Project site to mitigate the use of offsite parking spaces on private or public properties and/or right-of-way. SECTION 10 — Vehicular Access in Specific Development No. 97 (a) There shall be one driveway for vehicular entry along Westminster Avenue. No vehicular access or driveway approach openings will be approved on North Huron Drive for the project. (b) Prior to the issuance of a certificate of occupancy the applicant along with the City of Santa Ana shall conduct a warrant analysis for traffic control measures at 16th Street and Huron Drive and 16th Street and Fairview Street. SECTION 11— Open Space standard in Specific Development No. 97 (a) Common Open Space. The project shall provide a minimum of 15% of the total lot size shall be open space in the form of common areas (lobby, interior community room, meeting room, etc.), landscaped open space areas, rooftop decks, and courtyards these areas shall be easily accessible to all residents within the building, and face the public rights -of -way where possible. (b) Playground. The playground, lawn and picnic area along North Huron Drive shall be publically accessible during the day. This area shall be maintained and managed by the property owner and on -site property manager. (c) Private Open Space. Each residential unit shall have a patio or balcony a minimum of 50 square feet in size. SECTION 12 — Walls/Fences standard in Specific Development No. 97 (a) Permitted Material and Design: wood; wrought iron; tubular steel, stone; brick; stucco; or decorative block such as slump stone or split -faced block. New perimeter walls shall be broken by up by pillars or staggered setbacks every 100 feet. (b) North property line. Walls and fences shall not exceed four (4) feet in height built from permitted materials and designed and constructed so as to permit visibility between or through fence elements over eighteen (18) inches in height. Those portions of the front yard fence eighteen (18) inches in height and lower may be constructed of opaque or solid materials. Elements over eighteen (18) inches in height shall be spaced no closer than four (4) inches apart, with each member no wider than four (4) inches across. Elements wider than four (4) inches across shall be considered pilasters. Pilasters may be no wider than sixteen (16) inches across, and may be no closer than eight (8) feet on center. except for pilasters supporting a four -foot wide maximum entry gate. (c) West property. 1� Walls and fences shall not exceed three (3) feet in height built from permitted materials and designed and constructed so as to permit visibility between or through fence elements over eighteen (18) inches in height. Those portions of the front yard fence eighteen (18) inches in height and lower may be constructed of opaque or solid materials. Elements over eighteen (18) inches in height shall be spaced no closer than four (4) inches apart, with each member no wider than four (4) inches across. Elements wider than four (4) inches across shall be considered pilasters. Pilasters may be no wider than sixteen (16) inches across, and may be no closer than eight (8) feet on center. except for pilasters supporting a four -foot wide maximum entry gate. (d) South and East property lines. All other walls and fences shall not exceed eight (8) feet in height, measured from the top of the curb or established grade upward. (e) Gates: Vehicular entrance gates shall meet setback and height requirements and shall require Public Works Agency and Orange County Fire Authority approval. SECTION 13 — Landscape standard in Specific Development No. 97 (a) A Landscape Plan prepared by a licensed landscape architect shall be submitted to the Planning Division for review and approval prior to the issuance of building permits. The Irrigation Plan shall include an irrigation system layout with the location of controllers and points of connection with data on valve sizes and gallons per minute (G.P.M.), the size and location of sleeves and all spray heads, including the location of conventional systems and drip systems; an irrigation legend with complete specifications; irrigation notes and construction details of all assemblies and components; a recommended irrigation schedule, preferably on an annual basis; and a summary block on the initial page of submitted plans that will present the above information clearly and accurately. The landscape plan shall include a Plant Legend containing: plant symbol, scientific name of plant material, common name of plant material, plant container size, and plant spacing. Very low, low and medium water usage plant materials are encouraged. (b) A minimum size of 36-inch box trees shall be planted along street setbacks and open space areas. (c) A minimum size of 36-inch box tree shall be planted along the south and west property lines every 25-feet. (d) Parking lot planters shall require a minimum size of one 15-gallon size tree, eleven (11) five -gallon size shrubs and ground cover or annual color to serve as filler material. (e) Project Landscaping: Landscaping shall be compliant with the City of Santa Ana's Landscape Water Conservation Ordinance Chapter 41, Article XVI of the Santa Ana Municipal Code. All landscape areas shall have a fully automatic irrigation system (including spray or drip) as required by the City of Santa Ana Landscape Water Conservation Ordinance. (f) All meters shall be appropriately screened from public view with trellis work and vines or hedge -type shrubs, or be incorporated into the residential structure. (g) Maintenance: All plant material shall be maintained per Section 41-609 of the Santa Ana Municipal Code. The Owner shall be responsible for maintaining all common area landscaping within the development. SECTION 14 — Residential Signage in Specific Development No. 97 (a) Signage for the project shall be consistent with Section 41-868 of the Santa Ana Municipal Code. SECTION 15 — Architectural Design in Specific Development No. 97 (a) Exterior materials. Prior to building plan check the Owner shall submit revised architectural elevations along Westminster Avenue subject to the review and approval of the Executive Director of the Planning and Building Agency and the Planning Commission. The revisions should address the scale and detail along Westminster Avenue. Exterior materials and finishes for the project shall comply with the approved materials board submitted for the project including ceramic glass tile, composite wood, board and batten siding, stacked burnished CMU block, metal canopies. All trash enclosures and similar ancillary structures shall match the texture, material and color of the building. (b) Public Art. Public Art shall be installed, and maintained with a value equivalent to one- half of one percent (0.5%) of the total construction cost of the Project. Total construction cost shall mean all design, engineering and construction costs. A public art plan shall be prepared and submitted to the City no later than one hundred eighty (180) days before final approval for occupancy or the issuance of a certificate of occupancy and the approved art shall be installed prior to final approval for occupancy of the issuance of a Certificate of Occupancy for the Project. (c) Storage. A minimum of 250 cubic feet of storage, in addition to interior bedroom closets, shall be provided with minimum dimensions of 4 feet by 8 feet per unit. (d) Hardscape materials. Enhanced paving materials shall be installed at the Westminster Avenue driveway entrance and at main pedestrian crossings in the parking lot. The actual paving materials shall be approved by the Planning Division. (e) Lighting standards/fixtures. The light fixtures are to integrate design elements of the building and landscape architecture. Lighting is to be designed to confine the direct rays of the artificial lighting within the boundaries of the development. Specifications of light standards/fixtures and photometrics plan shall be submitted to Planning Division for review and approval by the Planning Division prior to the issuance of building permits. (f) Composite Utility Composite utilities shall not be allowed within required parking, turnaround and landscape areas or on any facade facing a public street. (g) Mechanical Equipment, Appurtenances, and Conduits. All mechanical equipment, heating, ventilation, air conditioning (HVAC) units, satellite dish systems, solar panels, thermal solar heaters, utility meters, above ground utility and fire safety connections will be, screened, located out of public view or be architecturally integrated into the project design within designated rooms, inside walls, behind parapets, or through a combination of landscape and hardscape materials. (h) Trash Enclosures. Trash bins shall be stored in designated trash enclosures. There shall be an onsite designated trash staging area only to be used on service days and the staging area and bins shall not disrupt vehicular use of the driveway or parking. The minimum requirements needed to service the location shall be clearly indicated on the plans and subject to the approval of the Public Works Agency. SECTION 16 — Property Maintenance in Specific Development No. 97 (a) Onsite Property Manager. The Project shall include 24-hour on -site Property Management services and personnel. Up-to-date 24-hour contact information for the on -site personnel shall be provided to the following City Agencies on an ongoing basis: (1) Police Department (2) Fire Department (3) Planning and Building Agency (4) Community Development Agency (b) Maintenance. The property shall be maintained free of trash, debris and graffiti. Graffiti shall be removed within ten (10) days after its appearance in accordance with Section 10-227 of the Santa Ana Municipal Code. (c) Building Security. All structures and parking lots shall comply with the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). (d) On Going Property Maintenance. Prior to the issuance of the first certificate of occupancy, a property maintenance agreement shall be recorded against the property, the agreement must conform to city standards, with the City of Santa Ana a party to Agreement with rights to compel owner to cure. Including provisions that the property and all improvements located thereupon are properly maintained, Owner (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the applicant) shall execute a maintenance agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The maintenance agreement shall contain covenants, conditions and restrictions relating to the following: (1) Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); (2) Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses, (3) Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; (4) Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon at all times (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); (5) If Developer and the owner of the property are different (e.g., if the applicant is a tenant or licensee of the property or any portion thereof), both the applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms. (6) The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the maintenance agreement. (7) The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. (8) The execution and recordation of the maintenance agreement shall be a condition precedent to the issuance of final approval for any certificate of occupancy related to this entitlement. SPECIFIC DEVELOPMENT NO. 97 Westview Housing Multi -Family Housing Project Project Site Westrriinster Ave _ WestminsterrAve W 17th St = f � 7 L ='� c LL P Project Site Plan I� Innllnllnln I �I'� r� - �■■�I11€i I � Q9[7fi1 III r �_ �I � III:III III �1�I11111 EXHIBIT 4 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: DECEMBER, 14, 2020 TITLE: PUBLIC HEARING — ENVIRONMENTAL REVIEW NO. 2020-48, GENERAL PLAN AMENDMENT NO. 2020-07 AND AMENDMENT APPLICATION NO.2020-05 FOR THE WESTVIEW HOUSING RESIDENTIAL COMMUNITY AT 2530 AND 2534 WESTMINSTER AVENUE Prepared by Selena Kelaher, AICP Executive Director RECOMMENDED ACTION Recommend that the City Council: PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended ❑ As Amended ❑ Set Public Hearing For DENIED ❑ Applicant's Request ❑ Staff Recommendation CONTINUED TO Planning ianager 1. Approve and adopt Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Environmental Review No. 2020-48. 2. Adopt a resolution approving General Plan Amendment No. 2020-07. 3. Adopt an ordinance approving Amendment Application No. 2020-05 to establish Specific Development No. 97. Property Owner and Applicant Information 1. Owner: Westminster & Fairview, LLC 2. Applicant: Community Development Partners 3. Project Representative: Brian Hendricks Executive Summary Brian Hendricks, representing Community Development Partners, is requesting approval of two entitlements for Westview Housing, an 85-unit multi -family affordable housing development proposed at 2530 and 2534 Westminster Avenue. Specifically, the applicant is requesting approval of a General Plan Amendment (GPA) to change the property's General Plan land use designation from General Commercial (GC) to Urban Neighborhood (UN) and approval of an Amendment Application (AA) to change the property's zoning district from General Commercial (C2) to Specific Development No. 97 (SD-97). Staff is recommending approval of the applicant's request as the project provides quality affordable housing along a major transit corridor, as well as high quality site planning and architecture that will bring new investment to the area. GPA No. 2020-07, AA No. 2020-05 - Westview Housing December 14, 2020 Page 2 Project Background and Chronology On July 2, 2019, the Community Development Agency issued a Request for Proposals (RFP) soliciting applications to develop affordable housing projects in the City with funds available from the HOME Investments Partnership Program, Community Development Block Grant Program, Rental Rehabilitation Program and Inclusionary Housing Fund. Four proposals were submitted in response to the RFP and a panel consisting of City staff and a consultant reviewed the proposals and interviewed the developer and service provider teams. Community Development Partners, in partnership with Mercy House Living Centers, was the top rated proposal. As such, on April 7, 2020 the City Council approved a pre -commitment of $3,904,341 of affordable housing funds to Community Development Partners and Mercy House for the proposed development. In June of 2020, the applicant submitted an application to the City's development review committee. Following the submittal, on July 20, 2020 the applicant held a virtual Sunshine Meeting. At the meeting, community members raised concerns about parking and traffic. The Public Works Agency conducted a follow-up meeting on November 12, 2020 to overview the traffic impacts related to the project and future capital improvement projects. A total of five residents participated in the meeting. Community Development Partners has a portfolio of 22 projects, including three projects in Santa Ana (Tiny Tim/La Placita Cinco, The Aqua, and The Orchard), comprising over 1,600 units. Table 1: Project and Location Information Project Address 2530 and 2534 Westminster Avenue Nearest Intersection Fairview Street and Westminster Avenue Existing Proposed General Plan Designation General Commercial (GC) Urban Neighborhood (UN) Zoning Designation General Commercial (C2) Specific Development No. 97 (SD-97) Surrounding Land Uses North Commercial East Commercial South Single-family residential West Single-family residential and Commercial Site Size (combined) 89,559 square feet (2,056 net acres) Existing Site Development Vacant Project Analysis The applicant is requesting approval of the subject entitlements in order to construct an 85-unit affordable housing project. The site is located along Westminster Avenue just west of Fairview Street and has access to Orange County Transportation Authority bus service via Route 560 along Westminster Avenue and Route 47 along Fairview Street. Table 2 provides a detailed summary of the proposed development. GPA No. 2020-07, AA No. 2020-05 - Westview Housing December 14, 2020 Page 3 Table 2: Project Summa Units 85 units Total Building SF 98,169 SF Unit Mix/Room 23 one -bedrooms (27%) 4 two -bedrooms (5%) 34 three -bedrooms (40%) 24 four -bedrooms 28% Unit SF 489 to 523 SF one -bedrooms 756 SF two -bedrooms 933 to 1,101 SF three -bedrooms 1,178 to 1,187 SF four -bedrooms Height & Stories 3-stories, 35 feet 4-stories, 47 feet Parking 136 spaces 1.60 spaces per unit Open Space/ Amenities 10,655 SF (12%) Common Open Space 4,725 SF Private Open Space (balconies/patios) The .project includes 85 units, office space for service providers, a community room, a meeting room, and laundry rooms. Of the units, 58 will be set aside for extremely low-income households at 30 percent of the Area Median Income, 26 units will be for permanent supportive housing for persons experiencing chronic homelessness, and one will be maintained as a manager's unit. In particular, 10 of the 26 permanent supportive housing units will be for transitional aged youth (i.e. emancipated foster youth). The three- and four -bedroom units will be designated for large families, while the one- and two- bedroom units will be designated for permanent supportive housing. Common open space includes a 5,000-square foot playground and picnic area, two residential rooftop patios, internal courtyards, and community rooms. The playground, lawn and picnic area along Huron Drive will be accessible to the public, but maintained by the property owner and managed by the on -site property manager. The development consists of two buildings that vary from three- to four -stories in height. The portions of the' buildings that are closest to the single- family residential homes will tier -down to three -stories in height. In addition, the playground and parking lot will serve as a buffer between the multi -family buildings and the single-family homes with setbacks of 50 and 185 feet. The perimeter of the property will be planted with trees to screen the project. The project has contemporary architecture with a variety of materials including glass tile arches, wood veneer, batten board siding, art graphics, plaster and a mix of warm and cool colors. On - site vehicular circulation is designed to provide access from Westminster Avenue (with right -turn in and right -turn out access) to the parking lot that is located behind the buildings (Exhibits 6 -11). There are no driveways along Huron, a local residential street. GPA No. 2020-07, AA No. 2020-05 - Westview Housing December 14, 2020 Page 4 Additionally, the Public Works Agency obtained input from the neighborhood to the south regarding future street improvements. This included construction of a median on northbound Fairview Street which would remove the ability for a left-hand turn movement onto 16th Street. The neighborhood opted to have the median at Fairview and 161h Streets constructed in the future at a date uncertain and after the completion of Phase I of the Fairview Widening project. Parking Table 3: Parkina Data Standard Rate Demand Pro�ecfi , `Spaces ,©fference RroVidect State Law 0.5/unit 44 spaces 136 spaces +92 spaces The Orchard 0.4/bedroom 91 spaces 136 spaces +45 space LADOT Parking Study 0.85/family unit 57 spaces 136 spaces +79 spaces 0.29/permanent supportive housing The project provides 136 off-street parking spaces (1.6 parking spaces per unit) with 42 of the spaces in a tandem configuration. The State's Housing Laws requires cities to approve reduced parking ratios at a rate of 0.5 spaces per unit for 100 percent affordable developments within one-half mile of a major transit stop. The project will be 100 percent affordable with major transit stops located at the intersection of Westminster Avenue and Fairview Street. Therefore, per State law, the project requires only 44 parking spaces, but an excess of 92 parking spaces are provided. In addition, the applicant's traffic and parking consultant Fehr & Peers prepared a parking study which documents that 136 parking spaces are adequate for the 85-unit family and supportive housing project. Fehr & Peers collected parking counts at The Orchard, another affordable housing project in Santa Ana managed by Mercy House and redeveloped by Community Development Partners. A parking rate of 0.40 spaces per bedroom was factored. When applying the parking demand of 0.40 spaces per bedroom to this project the analysis concluded that 91 parking spaces would be adequate for the project. The study also notes the Los Angeles Department of Transportation's (LADOT) conducted an affordable housing parking study. LADOT collected parking data from affordable housing projects across Los Angeles County and developed rates of 0.85 parking spaces per family unit and 0.29 parking spaces per permanent supportive housing unit. When applying the LADOT rates to the project, the parking demand would result in a higher parking demand of only 57 spaces, which is still less than the 136 spaces provided for the project. In addition, the project will be managed by an on -site property manager and includes a parking management plan to allocate parking per unit, implement use of stickers/placard identification system and will allocate and manage the tandem stalls which are intended for use by the three and four -bedroom units. In addition, Huron Drive immediately adjacent to the project site is permit -only parking (1510 to 1606 N. Huron Drive and 1605 N. Huron Drive to 2605 W. 161h Street), which will minimize parking intrusion in the neighborhood. GPA No. 2020-07, AA No. 2020-05 - Westview Housing December 14, 2020 Page 5 General Plan Amendment The applicant is requesting approval of a General Plan Amendment to change the General Plan land use designation from General Commercial (GC) to Urban Neighborhood (UN) with a floor area ratio of 1.09 and 42 dwelling units per acre (Exhibit 2). Per the General Plan, the UN land use designation applies primarily to residential areas with pedestrian oriented commercial uses, schools and small parks. The UN allows for a mix of residential uses and housing types, such as mid to low-rise multiple -family, townhouses and single-family dwellings; with some opportunities for live -work, neighborhood serving retail and service, public spaces and other similar uses. Street connectivity is desirable, allowing for a high degree of walkability, transit options,, and other forms of transportation including pedestrian and bicycle travel. The intensity standard for the UN land use ranges from a floor area ratio of 0.5 to 3.0 with the residential density based on a combination of floor area ratio and zoning development standards. The project is consistent with the intent, character and intensity standards of the UN land use designation. In addition, the Westminster Avenue/Seventeenth Street corridor has a variety of existing land use designations which includes Urban Neighborhood, Medium Density Residential, General Commercial, Professional and Administrative Office, District Center and Institutional. Moreover, the project supports and furthers several goals and policies of the General Plan. Specifically, the project supports Land Use Element Goal 1 to promote a balance of land uses to address basic community needs; Housing Element Goal 2 to provide a diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels, and age groups to foster an inclusive community; and Housing Element Goal 3 to increase opportunities for low and moderate income individuals and families to find quality housing opportunities and afford a greater choice of rental or homeownership opportunities. Amendment Application The subject site is zoned General Commercial (C2). The development standards pertaining to the commercial zoning district would render the project unfeasible. Approval of an amendment application to change the zoning district is required for the project (Exhibit 3). The Specific Development (SD) designation allows flexibility of the uses and development standards that are tailored to a unique and specific project. There are two nearby Specific Developments along Westminster Avenuell7fh Street: SD No. 36 (Solare Apartment Homes) and, SD No. 41 (San Tropez Apartment Homes). In addition, the proposed project is similar in scale and density with several existing multi -family apartment projects including Solare Apartment Homes, San Tropez Apartment Homes and Villa Portofino which are three -stories and range from 29 to 38 dwelling units per acre. Additionally, the density is similar to the density permitted within the Harbor Mixed - Use Transit Corridor Specific Plan - Transit Node North, which is west of the project site and permits a range of 30 to 50 dwelling units per acre and permits heights between four and ten stories. GPA No. 2020-07, AA No. 2020-05 - Westview Housing December 14, 2020 Page 6 If the zone change is approved, site -specific objectives, policies and development standards will be used to guide the development of the proposed project such as setbacks, parking and height to allow the exclusive entitlement of the affordable housing project. The SD document has been drafted to be consistent with the project and prohibits future modifications to enlarge or reduce the size of the project. The zone change needs to be approved in conjunction with the proposed General Plan Amendment in order for the project to be consistent with the General Plan. California _Environmental Quality Act (CEQA) A Mitigated Negative Declaration (MND) including several technical studies (Air Quality, Green House Gas, and Energy modeling, Cultural Resource Assessment, Preliminary Geotechnical and Infiltration study, Phase I Environmental Site Assessment, Traffic Impact Analysis, Preliminary WQMP, Noise and Vibration) was prepared for the project. No areas of significance or unavoidable impacts were determined to occur from the construction or operation of the proposed project with the implementation of mitigation measures (Exhibit 1). The MND was available for public review and comment for 20-days as required by CEQA. A total of two comments were received: one from the Orange County Fire Authority and the second from a resident. Written responses to the comments were prepared and incorporated into the environmental document. As part of the MND and in response to comments received at the Sunshine meeting, a Traffic Impact Analysis prepared by Fehr & Peers and reviewed by the Public Works Agency. The study concludes that the project would generate 462 daily trips (31 a.m. peak trips and 37 p.m. peak trips). The study also analyzed if the project would substantially increase traffic on the adjacent residential streets (16th Street and Huron Drive). Although there is no direct vehicular access or egress to Huron Drive, the project is anticipated to increase the number of average daily trips on 16m Street and Huron Drive by 83 trips per day. These additional trips would not substantially increase the total number of average daily trips on the neighborhood streets. Therefore, the project is not anticipated to result in a substantial increase to the neighborhood traffic conditions. The project will be required to pay it's fair share contribution to improvements at the intersections of Westminster Avenue and Fairview Street, Mar Les Drive and Westminster Avenue, and 16tn Street and Fairview Street. In addition, a Noise and Vibration study was prepared to analyze the potential noise and vibration impacts of the construction and operation of the project including traffic. Construction noise from the project would not exceed 90 dBA Leq during daytime activities and would comply with the SAMC construction hours of 7:00 a.m. 'to 8:00 p.m. Per the SAMC, the maximum exterior noise standard is 50 dBA and interior is 45 dBA for residential properties. The project would generate noise from rooftop heating, ventilation, and air conditioning equipment, delivery- and trash - hauling trucks, on -site vehicle circulation and parking, and light outdoor recreation. To mitigate these impacts a 6-foot high block wall will be around the project perimeter with an 8-foot high CMU wall constructed between the playground area and adjacent single-family residence. Mitigation Measures N-1 and N-2 require that the project incorporates exterior building materials (windows, walls, and doors) with sufficient Sound Transmission Class ratings to reduce interior noise levels below 45 dBA and sound attenuation features (i.e. double -paned or laminated glass, GPA No. 2020-07, AA No. 2020-05 - Westview Housing December 14, 2020 Page 7 plexiglass, or wood) to reduce exterior noise levels for all private balconies/patios fronting Westminster Avenue and Fairview Street. Regarding traffic noise, a fifty percent increase is required for an audible 3 dBA increase in traffic noise levels. However, the increase in traffic generated by the proposed project would only be approximately 1.5 percent, which would increase traffic noise by less than 0.5 CNEL (less than 3 dBA). Therefore, operational noise generated by the project would not exceed the SAMC noise standards and impacts would be less than significant with implementation of the mitigation measures. The project requires adoption of a Mitigation Monitoring and Reporting Program (MMRP), which contains mitigation measures to address biological resources, cultural resources, geology and soils, noise, and tribal cultural resources. Community Outreach The applicant held two outreach meetings. At the Sunshine meeting comments/concerns were raised related to cut -through traffic on 16th Street and Huron Drive, parking intrusion, building heights/setback, the location of trash enclosures and overall management of the project. The site has been designed so that there are no vehicular driveways along Huron Drive therefore, reducing the number of vehicles that may travel through the local residential streets to the project. An excess of 92 parking spaces (per State Housing law) are provided on site and parking counts at another affordable housing development were obtained and substantiate that the project provides adequate parking. The site has been designed to place the buildings along the northwest portion of the site away from .the existing single-family dwellings and the buildings tier down to three -stories as the buildings get closer to the adjacent single-family dwellings. As shown on the landscape plan the south and west lot lines will be planted with a minimum of a 36- inch box tree every 25 feet to screen the project. These site specific designs and standards are codified within the Specific Development No. 97 plan. In addition, a detailed Traffic Impact Analysis was prepared and the Public Works Agency.and planning staff conducted an outreach meeting to overview the results of the study. Table 4: CEQA and Public Notification & Communilly Outreach CEQA Type Mitigated Negative Declaration (MND) Environmental Review No. 2020-48, with technical studies was prepared for the project. No areas of significance or unavoidable impacts were determined to occur from the construction or operation of the proposed project with the implementation of mitigation measures (Exhibit 1). The project requires adoption of a Mitigation Monitoring and Reporting Program (MMRP), which contains mitigation measures to address biological resources, cultural resources, geology and soils, noise, and tribal cultural resources. Public Notification A notice of intent and MND was circulated to interested parties and published in the Orange County Register on November 6, 2020. The draft MND was available for a 20-day public review at City Hall and on the project webpage on the City's website. GPA No. 2020-07, AA No. 2020-05 - Westview Housing December 14, 2020 Page 8 CEQA and Public Notification & Community Outreach Public Notification & Community Outreach Required Measures A virtual community meeting was held on July 20, 2020 at 6:00 p.m. in accordance with the provisions of the City's Sunshine Ordinance and in light of the COVID-19 pandemic. Invitations/notices were mailed to property owners and occupants/tenants in a 500-foot radius from the project site. There were approximately 19 Zoom participants. The applicant provided all the required information to the City after the meeting. Details from the community meeting were posted to the project's webpage at https://www.santa-ana.org/pblplanning- division/major-planning-protects-and-monthly-development-proiect- reportsMestview-Housing Exhibit 13 A public noticed was posted on the project site on December 2, 2020. Notification by mail was mailed to all property owners and occupants within 500 feet of the project site on December 2, 2020. Newspaper posting was published in the Orange County Register on December 2, 2020. Additional Measures On November 12, 2020 the Public Works Agency and Planning Division staff held a neighborhood meeting to discuss the Traffic Impact Analysis for the project and future capital improvements. Five residents participated. On December 3, 2020, the applicant held a virtual meeting with the neighborhood to provide a status update on the project. Conclusion Based on the analysis provided within this report, staff recommends that the Planning Commission recommend that the City Council adopt Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Environmental Review No. 2020-48, adopt a resolution approving General Plan Amendment No. 2020-07 and recommend that the City Council adopt an ordinance approving Amendment Application No. 2020-05. Selena Kelaher, AICP Associate Planner SK: sb MADevelopment ProjectsOP 2020-15_2534 W Westminster Ave—Westview Affordable HousinglPC Staff Report- Westview House.Doc Exhibits: 1. Mitigated Negative Declaration Resolution 2. General Plan Amendment Resolution 3. Amendment Application Resolution and Specific Development No. 97 4. Existing Zoning and Aerial View 5. Site Photos 6. Site Plan 7. Open Space Plan GPA No. 2020-07, AA No. 2020-05 - Westview Housing December 14, 2020 Page 9 8. Landscape Plan 9. Unit Floor Plans 10. Elevations 11. Renderings 12. Parking Study 13. Sunshine Meeting Minutes LS 12.14.20 RESOLUTION NO. 2021-xx A RESOLUTION OF CITY COUNCIL OF THE CITY OF SANTA ANA ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM, ENVIRONMENTAL REVIEW NO. 2020-48, RELATIVE TO GENERAL PLAN AMENDMENT NO. 2020-07 AND AMENDMENT APPLICATION NO. 2020-05 FOR THE PROJECT LOCATED AT 2530 AND 2534 WESTMINSTER AVENUE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Brian Hendricks, representing Community Development Partners ("Applicant"), is requesting approval of General Plan Amendment (GPA) No. 2020-07 to amend the General Plan land use designation of the project site from General Commercial (GC) to Urban Neighborhood (UN) and Amendment Application (AA) No. 2020-05 to change the zoning designation of the project site from General Commercial (C2) to Specific Development No. 97 (SD-97) in order to facilitate the construction of an 85-unit affordable housing development at 2530 and 2534 Westminster Avenue. B. The provisions of the California Environmental Quality Act of 1970 (CEQA), Public Resources Code Sections 21000 et. seq., as amended, and the CEQA Guidelines require the evaluation of environmental impacts in connection with proposals for discretionary projects. C. Pursuant to the Guidelines for the Implementation of the CEQA, an Initial Study relative to the proposed project concluded that implementation of the project could result in potentially significant effects on the environment and identified mitigation measures for the development site (2530 and 2534 Westminster Avenue) that would reduce the significant effects to a less - than -significant level. D. The City of Santa Ana prepared a Mitigated Negative Declaration (MND), Environmental Review (ER) No. 2020-48 for the proposed project, attached hereto as Exhibit A and incorporated herein by reference. The MND reflects the City's independent judgement and analysis as lead agency for the Resolution No. 2021-xx Page 1 of 14 project. The MND concluded that the project site would have a less than significant environmental impact with implementation of mitigation measures. Mitigation measures are included to address biological resources, cultural resources, geology and soils, noise, and tribal cultural resources. E. On November 6, 2020, a Notice of Intent (NOI) to adopt the Initial Study and MND, ER No. 2020-48, was published in the Orange County Register, a newspaper of general circulation, and was circulated to interested parties. F. The documents related to the MND were made available for a 20-day public review and comment period at the Santa Ana City Hall and on the project's webpage on the City's website. At the completion of the comment period, comments from Orange County Fire Authority (OCFA) and one resident were incorporated into the Final MND. G. The mitigation measures set forth in the MND are fully enforceable and will be implemented using the Mitigation Monitoring and Reporting Program (MMRP), attached hereto as Exhibit B and incorporated herein by reference. H. On December 14, 2020, the Planning Commission of the City of Santa Ana held a duly noticed public hearing and recommended that the City Council adopt MND, ER No. 2020-48, and the related MMRP for the project. On January 19, 2021, the City Council of the City of Santa Ana held a duly noticed public hearing and voted to approve a resolution to adopt MND, ER No. 2020-48, and the related MMRP for the project. Section 2. The City Council has independently reviewed and analyzed the information contained in the Initial Study and the MND, ER No. 2020-48, prepared with respect to this project. The City Council has, as a result of its consideration and the evidence presented at the hearings on this matter, determined that, as required pursuant to the CEQA and the State CEQA Guidelines, the MND adequately addresses the expected environmental impacts of this project. On the basis of this review, the City Council finds that there is no substantial evidence from which it can be fairly argued that the project will have a significant adverse effect on the environment. Section 3. The City Council hereby adopts the MND, attached hereto as Exhibit A, and the MMRP, attached hereto as Exhibit B, and directs that a Notice of Determination be prepared and filed with the County Clerk of the County of Orange in the manner required by law. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for City Council Action dated January 19, 2021 and exhibits attached hereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Resolution No. 2021-xx Page 2 of 14 Section 4. Pursuant to Title XIV, California Code of Regulations (CCR) § 735.5(c)(1), the City Council has determined that, after considering the record as a whole, there is no evidence that the proposed project will have the potential for any significant adverse effect on wildlife resources or the ecological habitat upon which wildlife resources depend. The proposed project exists in an urban environment characterized by paved concrete, roadways, surrounding buildings and human activity. However, pursuant to Fish and Game Code § 711.2 and Title XIV, CCR § 735.5, the payment of Fish and Game Department filing fees in conjunction with this project is at the discretion of the State of California Department of Fish and Wildlife. Section 5. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively "Actions"), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 6. This decision rendered by the City Council of the City of Santa Ana is final and is subject to judicial review pursuant to California Code of Civil Procedure Section 1094.6. The Planning and Building Agency shall give direct notice to the Applicant of the City Council's decisions and these findings. ADOPTED this day of , 2021. Vicente Sarmiento Mayor Resolution No. 2021-xx Page 3 of 14 APPROVED AS TO FORM: Sonia R. Carvalho City Attorney Is Lisa Storck Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2021-xx to be the original resolution adopted by the City Council of the City of Santa Ana on Date: Clerk of the Council City of Santa Ana Resolution No. 2021-xx Page 4 of 14 EXHIBIT A MITIGATED NEGATIVE DECLARATION The Mitigated Negative Declaration for the Project and Technical Studies are available online at: https://www.santa-ana.org/pb/planning-division/major-planning-projects-and-monthly- development-project-reports/Westview-Housing Or by visiting: Planning and Building Agency — Planning Division Public Counter 20 Civic Center Plaza Santa Ana, CA 92701 Resolution No. 2021-xx Page 5 of 14 EXHIBIT B MITIGATION MONITORING AND REPORTING PROGRAM The California Environmental Quality Act (CEQA) requires that a reporting or monitoring program be adopted for the conditions of project approval that are necessary to mitigate or avoid significant effects on the environment (Public Resources Code [PRC] 21081.6). PRC Section 21081.6 provides general guidelines for implementing mitigation monitoring programs and indicates that specific reporting and/or monitoring requirements, to be enforced during project implementation, shall be defined prior to final certification of the Final Initial Study -Mitigated Negative Declaration (IS-MND). This Mitigation Monitoring and Reporting Program (MMRP) is intended to track and ensure compliance with adopted mitigation measures during the project implementation phase. For each mitigation measure recommended in the Final IS-MND, specifications are made herein that identify the action required, the monitoring that must occur, and the agency or department responsible for oversight. The table below, lists mitigation measures that reduce the potentially significant effects of the proposed project. These measures correspond to those discussed in in the IS- MND. To ensure that the mitigation measures are properly implemented, a monitoring program has been devised that identifies the timing and entity/agency responsible for monitoring each measure. The City of Santa Ana will have the responsibility for implementing the measures, and various public agencies will have the primary responsibility for enforcing, monitoring, and reporting the implementation of the mitigation measures. Resolution No. 2021-xx Page 6 of 14 BIO-1 Nesting Bird Avoidance To avoid disturbance of nesting birds, including raptorial Verify completion of species protected by the MBTA and CFGC, activities pre -construction related to the project, including, but not limited to, nesting bird survey (if vegetation removal, ground disturbance, and construction begins construction and demolition shall occur outside of the during the breeding bird nesting season (February 1 through August 31, but season) prior to variable based on seasonal and annual climatic initiation of conditions). If construction must begin during the construction activities breeding season, then a pre -construction nesting bird survey shall be conducted no more than seven days prior Verify implementation to initiation of construction activities. The nesting bird of avoidance buffer, if pre -construction survey shall be conducted on foot inside nest are found the project site, including a 100-foot buffer, and in inaccessible areas (e.g., private lands) from afar using binoculars to the extent practical. The survey shall be Verify completion of conducted by a qualified biologist familiar with the survey report identification of avian species known to occur in southern documenting California. compliance If nests are found, an avoidance buffer shall be demarcated by a qualified biologist with bright orange construction fencing, flagging, construction lathe, or other means to mark the boundary. All construction activities shall occur within this buffer until the biologist has confirmed that breeding/nesting is completed, and the young have fledged the nest. Encroachment into the buffer shall only occur at the discretion of the qualified biologist. A survey report by the qualified biologist documenting and verifying compliance with this measure and with applicable state and federal regulations protecting nesting birds shall be submitted to the City. The qualified biologist shall serve as a construction monitor during those periods when construction activities occur near active nests to ensure that no inadvertent impacts on the nests occur. Survey verification prior Once for bird City of Santa to issuance of grading survey Ana Planning permits and Building Field Agency Field verification as verification needed during periodically construction activities throughout construction Survey report verification following Once for compliance with survey report measure Resolution No. 2021-xx Page 7 of 14 CR-1 Archeological Resource Construction Monitoring Prior to the issuance of a grading permit, the property Verify project has Prior to issuance of any Once for City of Santa owner/developer shall retain a qualified archeologist retained qualified grading permits archaeologist Ana Planning meeting the Secretary of the Interior's Professional archeologist to be retention and Building Qualification Standards for archaeology (National Park present during all initial At the commencement Agency Service 1983) to be present during all initial subsurface subsurface ground- of ground -disturbing Continuous ground -disturbing construction activities. At the disturbing construction activities, thereafter, throughout commencement of construction activities, an orientation activities every eight weeks unless grading and meeting shall be conducted by the qualified archeologist, there are no new ground construction manager, general contractor, subcontractor, Verify completion of construction personnel disturbing and construction workers associated with ground- orientation meeting at activities disturbing activities. The orientation meeting shall commencement of describe the potential of exposing archeological construction activities resources, the types of resources that may be and review encountered, and directions on the steps that shall be documentation taken if such a find is encountered. demonstrating worker attendance CR-2 Unanticipated Discovery of Archeological Resources If archeological resources are encountered during Field verify ground- On an as -needed basis if Once for City of Santa ground -disturbing activities, the construction manager disturbing construction archaeological resources ceased Ana Planning shall immediately halt all work activities within 100 feet activities have ceased, are found construction and Building of the discovery and a qualified archeologist meeting the if archaeological activities Agency Secretary of the Interior's Professional Qualification resources are found Standards for archeology (National Park Service 1983) As needed for shall immediately evaluate the find. After cessation of Consult with qualified consultation ground -disturbing activities, the construction manager archaeologist for efforts shall immediately contact the City's Planning and Building appropriate treatment Agency. Work shall not resume until authorized by the of find Director/Manager (or his/her designee), and the qualified archeologist. If the qualified archeologist determines that the Consult with Native discovery constitutes a significant resource under CEQA, American preservation in place is the preferred manner of representatives for mitigation. In the event preservation in place is appropriate treatment demonstrated infeasible, and data recovery is of find, as needed determined to be the only feasible mitigation option, a detailed Cultural Resources Treatment Plan shall be prepared and implemented by a qualified archeologist in Resolution No. 2021-xx Page 8 of 14 consultation with the City. The City shall consult with appropriate Native American representatives in determining appropriate treatment for unearthed cultural resources if the resources are prehistoric or Native American in origin. Archeological materials recovered during any investigation shall be put into curation at an accredited facility. GEO-1 Paleontological Resources Management Program The following mitigation measures shall only be If ground disturbance implemented during ground construction activities (i.e., exceeds nine feet grading, trenching, foundation work, excavations) where below ground surface ground disturbance exceeds nine feet below ground within project areas surface within project areas underlain by Quaternary underlain by young alluvial fan deposits. Quaternary young 1. Mitigation and Monitoring Program. The alluvial fan deposits: Paleontological Mitigation and Monitoring Program shall be supervised by a qualified paleontologist. A Verify retention of qualified paleontologist is an individual who meets qualified the education and professional experience paleontological monitor standards as set forth by the SVP (2010), which recommends the paleontologist shall have at least a Master's Degree or equivalent work experience in Verify completion of paleontology, shall have knowledge of California training at geology and local paleontology, shall be familiar commencement of with paleontological procedures and techniques, construction activities and who has worked as a paleontological mitigation project supervisor for at least one year. Monitoring Field verify ground - shall be conducted by a qualified paleontological disturbing construction monitor, who is defined as an individual who has activities have ceased, experience with collection and salvage of if paleontological paleontological resources. resources are found 2. Paleontological Worker Environmental Awareness Program (WEAP). Prior to the start of construction, Consult with qualified the Qualified Paleontologist or his or her designee, archaeologist and verify shall conduct training for construction personnel completion of final regarding the appearance of fossils and the mitigation and procedures for notifying paleontological staff should monitoring report On an as -needed basis if Once each for City of Santa described ground- paleontologist Ana Planning disturbing activities retention, and Building occur training, Agency ceased Training verification construction prior to the start of activities, and construction monitoring report Mitigation and monitoring report verification following compliance with measure Resolution No. 2021-xx Page 9 of 14 fossils be discovered by construction staff. The WEAP shall be fulfilled at the time of a preconstruction meeting. In the event a fossil is discovered by construction personnel anywhere in the project area, all work in the immediate vicinity of the find shall cease and a qualified paleontologist shall be contacted to evaluate the find before restarting work in the area. If it is determined that the fossil(s) is (are) scientifically significant, the qualified paleontologist shall complete the mitigation outlined below to mitigate impacts to significant fossil resources. Resource Recovery and Management Plan. Ground - disturbing activity that does not exceed nine feet in depth in areas of low paleontological sensitivity shall not require paleontological monitoring. Any excavations within undisturbed bedrock in areas of high paleontological sensitivity (i.e., Pleistocene - aged deposits), and excavations that exceed nine feet in depth in those areas potentially underlain by Pleistocene -aged deposits (i.e., Holocene -aged alluvial sediments) shall be monitored on a full-time basis by a qualified paleontological monitor. If no fossils are observed during the first 50 percent of excavations in Holocene -aged sediments exceeding nine feet in depth, or if the qualified paleontologists can determine that excavations below nine feet are not disturbing Pleistocene -aged (or other potentially fossil -containing) sediments, then paleontological monitoring can be discontinued or reduced to spot- checking under the discretion of the qualified paleontologist, subject to approval from Orange County. If fossils are discovered, the qualified paleontologist (or paleontological monitor) shall recover them. Typically, fossils can be safely salvaged quickly by a single paleontologist and not disrupt construction activity. In some cases, larger fossils (such as complete skeletons or large mammal fossils) require more extensive excavation and longer salvage Resolution No. 2021-xx Page 10 of 14 periods. Should larger fossils be discovered, the qualified paleontologist shall have the authority to temporarily direct, divert or halt construction activity to ensure that the fossil(s) can be removed in a safe and timely manner. Once salvaged, fossils shall be identified to the lowest possible taxonomic level, prepared to a curation-ready condition and curated in a scientific institution with a permanent paleontological collection (such as the University of California Museum of Paleontology or other institution determined by the City of Santa Ana or Orange County), along with all pertinent field notes, photos, data, and maps. Upon completion of ground -disturbing activities (and curation of fossils if necessary), the qualified paleontologist shall prepare a final mitigation and monitoring report outlining the results of the mitigation and monitoring program. The report shall include discussion of the location, duration and methods of the monitoring, stratigraphic sections, any recovered fossils, and the scientific significance of those fossils, and where fossils were curated. N-1 Interior Noise Reduction To comply with Title 24, Part 2, Section 1206.4 (Allowable Review and verify final Interior Noise Levels) of the California Code of construction plans for Regulations, the applicant shall install exterior building implementation of materials with sufficient Sound Transmission Class (STC) interior noise reduction ratings to reduce interior noise levels in habitable rooms measures to below 45 CNEL. To reduce potential noise impacts to future project residents, residential units with line -of- Review and verify sight to Westminster Avenue shall incorporate design completion of measures for windows, walls, and doors that achieve a acoustical analysis composite STC rating of at least 30 and all exterior doors and windows shall be installed such that there are no air gaps or perforations. This requirement shall be incorporated into the plans to be submitted by the Plan verification prior to Once each for City of Santa the issuance of building construction Ana Planning permits plans and and Building acoustical Agency Acoustical analysis analysis verification prior to issuance of occupancy permit Resolution No. 2021-xx Page 11 of 14 applicant to the City of Santa Ana for review and approval prior to the issuance of building permits. Acoustical analysis shall be performed prior to the issuance of an occupancy permit to demonstrate that noise levels in the interior livable spaces do not exceed the interior noise standard of 45 CNEL in any habitable room as set forth by the City of California Code of Regulations, Title 24, Section 1206.4 N-2 Exterior Noise Reduction The applicant shall implement sound attenuation Review and verify final Plan verification prior to Once each for City of Santa features to reduce noise levels at all private outdoor construction plans for the issuance of building construction Ana Planning livable spaces (i.e., balconies) on residential units and implementation of permits plans and and Building patios fronting Westminster Avenue and North Fairview exterior noise acoustical Agency Street. Such features may include the use of solid reduction measures Acoustical analysis analysis material for balcony or parapet construction such as verification prior to double -paned or laminated glass, Plexiglass, or wood. Review and verify issuance of occupancy This requirement shall be incorporated into the plans to completion of permit be submitted by the applicant to the City of Santa Ana for acoustical analysis review and approval prior to the issuance of building permits. Acoustical analysis shall be performed prior to the issuance of an occupancy permit to demonstrate that noise levels at the exterior livable spaces do not exceed the City's exterior noise standard of 65 CNEL. on The applicant shall implement sound attenuation features to reduce recreation noise from the playground area on the adjacent single-family residence south of the playground. Such features may include a CMU wall, or other wall constructed of solid material, at least eight feet in height along the southern boundary of the playground area. This requirement shall be incorporated into the plans to be submitted by the applicant to the City of Santa Ana for review and approval prior to the issuance of building permits. TCR-1 Tribal Cultural Resource Construction Monitoring Review and verify final Plan verification prior to Once for City of Santa construction plans for the issuance of building construction Ana Planning implementation of permits plans and Building sound attenuation Agency features Resolution No. 2021-xx Page 12 of 14 Prior to the issuance of any permits for initial site clearing Verify project has Prior to the issuance of Once each for City of Santa (such as pavement removal, grubbing, tree removals) or retained qualified initial site clearing monitor Ana Planning issuance of permits allowing ground -disturbing activities Native American permits or ground- retention and and Building that cause excavation to depths greater than artificial fill Monitor(s) disturbing activity contract Agency (including boring, grading, excavation, drilling, potholing permits review or auguring, and trenching), the City of Santa Ana shall Review an verify ensure that the project applicant/developer retain a executed contract qualified Native American Monitor(s) with ancestral ties to the project area and approved by the tribe(s) that consulted on this project pursuant to AB 52 (the "Tribe(s)" or "Consulting Tribe(s)"). A copy of the executed contract shall be submitted to the City of Santa Ana Planning and Building Department. The Monitor(s) will only be present on -site during initial site clearing and construction that involves ground disturbing activities. Ground -disturbing activities are defined as activities that may include, but are not limited to, pavement removal, potholing or auguring, grubbing, tree removals, boring, grading, excavation, drilling, and trenching, within the project area. The Monitor(s) will complete daily monitoring logs that will provide descriptions of the day's activities, including construction activities, locations, soil, and any cultural materials identified. The on -site monitoring shall end when all ground disturbing activities on the project site are completed, or when the archeologist and Native American Monitor(s) have indicated that all upcoming ground -disturbing activities at the project site have little to no potential for impacting tribal cultural resources. lbhwr cipated�nLTAhaLCultural Resource In the event that tribal cultural resources are inadvertently discovered during ground -disturbing activities, construction activities shall cease in the immediate vicinity of the find (not less than the surrounding feet) until the find can be assessed by the qualified archeologist and Native American Monitor(s) approved by the Consulting Tribe(s). If the resources are Native American in origin, the Consulting Tribe(s) will retain it/them in the form and/or manner the Tribe Field verify ground - disturbing construction activities have ceased, if cultural resources are found Consult with Native American On an as -needed basis if cultural resources are found Once for City of Santa ceased Ana Planning construction and Building activities Agency As needed for consultation efforts Resolution No. 2021-xx Page 13 of 14 deems appropriate, for educational, cultural and/or historic purposes. If human remains and/or grave goods are discovered or reorganized at the project site and are determined to be Native American in origin, the NAHC shall be notified and a MILD shall be designated. The MLD shall work with the developer and the City to determine the treatment of the human remains and any grave/burial goods. Human remains and grave/burial goods shall be treated alike per PRC Section 5097.98(d)(1) and (2). Work may continue on other parts of the project site while evaluation and, if necessary, mitigation takes place (CEQA Guidelines Section 15064.5[f]). representatives for appropriate treatment of find, as needed Resolution No. 2021-xx Page 14 of 14 City of Santa Ana General Plan Land Use Element 1998 City of Santa Ana Planning Division Adopted February 2, 1998 (Reformatted January 2010) The following is a chronology of the approved general plan amendments that have been incorporated into this document since the comprehensive update of the General Plan Land Use Element adopted by the Santa Ana City Council February 2, 1998 (GPA 1997- 05): GPA 2020-07 (Pending) GPA 2020-03 (September 1, 2020) GPA 2020-01 (April 21, 2020) GPA 2018-04 (December 31, 2019) GPA 2019-02 (October 1, 2019) GPA 2019-01 (June 4, 2019) GPA 2017-03 (June 4, 2019) GPA 2018-05 (December 4, 2018) GPA 2018-03 (September 18, 2018) GPA 2018-02 (May 15, 2018) GPA 2015-01 (May 15, 2018) GPA 2017-02 (December 19,2017) GPA 2017-01 (June 20, 2017) GPA 2016-03 (February 21, 2017) GPA 2016-02 (May 17, 2016) GPA 2016-01 (April 19, 2016) GPA 2015-03 (February 2, 2016) GPA 2014-02 (October 21, 2014) GPA 2014-01 (June 3, 2014) GPA 2011-03 (March 19, 2012) GPA 2011-02 (June 6, 2011) GPA 2010-01 (June 7, 2010) GPA 2008-02 (July 20, 2009) GPA 2007-03 (May 18, 2009) GPA 2004-03 (February 2, 2009) GPA 2008-01 (May 5, 2008) GPA 2007-02 (June 18, 2007) GPA 2007-01 (March 19, 2007) GPA 2006-01 (October 2, 2006) GPA 2005-01 (December 5, 2005) GPA 2005-02 (October 17, 2005) GPA 2004-01 (April 5, 2005, as passed by the voters of Santa Ana) GPA 2004-04 (July 19, 2004) GPA 2004-06 (July 6, 2004) GPA 2003-02 (June 16, 2003) GPA 2003-01 (February 18, 2003) GPA 2002-01 (September 3, 2002) GPA 2002-03 (August 19, 2002) GPA 2001-03 (February 19, 2002) GPA 2001-02 (January 7, 2002) GPA 2000-09 (May 7, 2001) GPA 2000-08 (February 5, 2001) GPA 2000-03 (December 4, 2000) GPA 2000-02 (November 20, 2000) GPA 1999-02 (October 18, 1999) GPA 1999-01 (August 16, 1999) GPA 1998-04 (October 5,1998) GPA 1998-05 (September 21, 1998) GPA 1998-01 (May 4, 1998) Exhibit 2 Land Use Plan McFADO ER HAZARD AVE.—..y i�-„- "'-"'.,,.:�L iK�H3RL�lvet JAMIT- Him E INSn p? ,���, ••� LAVETAAVE GARDEN GROVE FRWY cARDew cRS 17TH STI.d� ■ ..■■ - ,,,,., ,..b F"11117 —A O w �1 +y~j SwNFLOWERAVEa W 3 O fir.. _ -• ='� i• ■ ■ � � � SANTA CLARAAVE .rHST qW wh • � = :4TH 5T lown.. 157 ST �7- Land Use Designations LR-7 (Low Density Residential) LMR-11 (Low -Medium Density Residential) MR-15 (Medium Density Residential) UN (Urban Neighborhood) GC (General Commercial) IND (Industrial) INS (Institutional) - O (Open Space) - DC (District Center) PAO (Professional & Administration Office) - OBPDC (One Broadway Plaza District Ctr.) Land Use Plan ®& Exhibit 2 Pending - January 2021 Exhibit A-4 Land Use Plan & Development Intensity Standards/FAR o w z i HAZARD AV %_ .. _ 1 1STST '� •� I ! w j� L',, .]DEN AVE �• —ftlaiO n_ � N w w 0 w z SEGERSTROMAVE �16 -� MACARTHl1RBLVC�„_.._��_�. l 1 o. �i m� al P' GARDEN GROVE FftWY r� 7 N GARDEN GR� SLVD # _, I ! i 1• 17TH ST!Ir,,,Iiiiiiiii■ l _77 �1 i10FIAPPH ttttttt if � 7 7 • it Ci 1�'i�vfle LAVETAAVE ....... _ • •. I SU14FLOWERAVE 17 r I N y 7z m ur y SUNFLOWERAVE w o m u a all r. - �• SANTA CLARA AVE 1 These tand uSe designationS have a floor area ratio as noi— below unless otherwise indicated m the table below - DC (District Center) 1.0 UN (Urban Neighborhood) 0.5 - 1.5 0 PAO (Professional & Administration Office) 0.5 - OBPDC (One Broadway Plaza District Cir.) 2.9 - GC (General Commercial) 0.5 O IND (Industrial) 0.45 INS (Institutional) 0.5 EAo (open Space) 0.2 Project I Area Floor Area Ratio 1- MainPlace.................................................. 2.1 2- City Place...................................................2.54 3- North Main St ............................................. 1.5 4- North Broadway .......................................... 1.0 5- Museum District-- ... .......... I .... I ... I ............ ... 1.5 6- Hutton Development,...............................I— 1.0 7- Civic Center Specific Dev Plan ....................... 1,0 8- Midtown Specific Plan .................................. 0.6-1.0 9- Civic Center.. ............................................. 1.0 10- Downtown ................................................. 3.0 11- Orange County Register ................................ 1.15 12- First St 1 Tustin Ave ...................................... 1.0 13- Bentall Center Dev...................................... 1.5 14- 2720 Hotel Terrace Dr .................................. 1.0 15- 1951 E Carnegie Ave ................................... 0.55 16- 4040 W Carriage Ave ................................... 0.47 17- take Center Dev................................ ....... - 0,72 18- South Coast Metro ....................................... 1.0 19- Mac Arthur Place ......................................... 2.0 20. Mac Arthur Place South ................................ to 21- Pac Tel Office ............................................. 1.5 22- Metro East ................................................. 3,0 23. Transit Village ........................................... &0 24- Town and Country Manor. ........................... 1,27 25. Harbor M ixed Use Specific Plan ..................... 0.5-5.0 26- The Heritage ............................................... 1.7 LR-7 (Low Density Residential) LMR-11 (Low -Medium Density Residential) MR-15 (Medium Density Residential) Land Use Plan & Development Intensity Standards/ FAR Areas 0 Exhibit A-4 Pendinq - January 2021 Harbor Boulevard, and other major arterial roadways in the City. The intensity standard applicable to this designation is a floor area ratio of 0.5 - 1.0, though most General Commercial districts have a FAR of 0.5. A total of $59.6 857.6 acres of land is included in this designation. General Commercial districts are key components in the economic development of the City. They provide highly visible and accessible commercial development along the City's arterial transportation corridors. In addition, General Commercial land uses provide important neighborhood facilities and services, including shopping, recreation, cultural and entertainment activities, employment, and education. The districts also provide support facilities and services for industrial areas including office and retail, restaurants and various other services. The General Commercial development standards are based upon the character and intensity of development, as well as the degree of access and market demand for these properties. The relationships to adjacent land uses, are also considered. Uses typically located in this district are: ■ Business and professional offices; ■ Retail and service establishments; ■ Recreational, cultural, and entertainment uses; and ■ Vocational schools. General Commercial Districts have a floor area ratio of0.5 with the exception of the Mid -town area which has an floor area ratio of up to 1.0. Mixed Use The Land Use Plan provides for two distinct mixed use land use designations. These designations allow for both vertical and horizontal mixed use developments, with an emphasis on linkages to a range of transportation options: ■ The District Center (DC) land use designation includes the major activity areas in the City. Seven areas of the City, totaling 685.4 acres, are designated as District Center. The intensity standard for the District Center designation ranges from a floor ratio of 1.0 to 5.0. 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. Residential developments within some District Centers are allowed at a density of up to 90 units per acre when developed as an integral component of a master planned mixed use project. In Harbor Corridor, Metro East, Downtown, and Transit Village District Centers residential District Centers are considered to be the City's "major development areas." The most intense development in the City is targeted to these areas. The Tustin Avenue corridor is a major development area even though it is not a designated District Center. This area has developed over the years as a prime office corridor and employment area. The PAO designation facilitates the continued development of this area with high intensity, high quality regional office projects. ■ The One Broadway Plaza District Center (OBPDC) is a distinct land use that is envisioned as a major activity center with a landmark mixed -use tower, which will include residential, professional office, and commercial uses. The district will be a focal point in the downtown area serving the Civic Center complex, Downtown, and Midtown urban areas. ■ The Urban Neighborhood (UN) land use designation applies to primarily residential areas with pedestrian oriented commercial uses, schools and small parks. The Urban Neighborhood allows for a mix of residential uses and housing types, such as mid to low rise multiple family, townhouses and single family dwellings; with some opportunities for live -work, neighborhood serving retail and service, public spaces and use, and other amenities. Either vertical or horizontal integration of uses is permitted based on zoning standards, with an emphasis on tying together the uses with pedestrian linkages and street frontages. Street connectivity is desirable, allowing for a high degree of walkability, transit options, and other forms of transportation including pedestrian and bicycle travel. The intensity standard for the Urban Neighborhood ranges from a floor area ration of 0.5 to 3.0; with residential density based on a combination of floor area ratio and zoning development standards. A total of 34-7-.0319.1 acres of land in the City are designated Urban Neighborhood. Industrial The Industrial designation applies to those areas developed with manufacturing and industrial uses. The designation applies to areas which are predominantly industrial in character, and includes those industrial districts in the southwestern, south central and southeastern sections of the City. A total of 2,152.8 acres of land in the City is designated as Industrial. The maximum floor area ratio for this designation is 0.45. The Industrial districts of the City are vital to its economic health. These areas provide employment opportunities for local residents, and generate municipal revenues for continued economic development. As one of the County's oldest cities, Santa Ana has long been an industrial center for the region. The City's goal is to maintain this strong industrial base by setting land use policies which preclude the intrusion of less intensive commercial or residential uses. Typical uses found in this district include the following: ■ Light and heavy product manufacturing and assembly. ■ Redevelopment Plans. The City will apply redevelopment tools associated with the implementation of the adopted redevelopment plans, as appropriate. The City will encourage the further development of industrial, commercial, and residential projects in suitable locations to strengthen the City's tax and employment base. ■ Special Studies. In certain instances, a special study may be required to address a particular issue. In these cases, a specific effort to identify staff resources needed to conduct the appropriate investigation and analysis will be identified. ■ Zoning Code Review. The zoning code serves as a primary tool used by the City to regulate development. The City will develop a program to revise the Zoning Ordinance to ensure that development regulations and standards are consistent with community needs and high quality development. The City will initiate appropriate changes to the ordinance to ensure, where appropriate, conformity between the Land Use Element and Zoning Map. LAND USE PLAN BUILDOUT As indicated previously, the City of Santa Ana has been almost completely developed for many years. As a result, any new development will necessarily consist of redevelopment and infill development on the remaining vacant and underutilized parcels. Many parcels with nonresidential land use designations will never be developed to the maximum intensity permitted under the General Plan. Table A-4 indicates the development possible under the build -out of the Land Use Plan. The build -out for residential land uses considered two scenarios. Effective build -out for residential development is calculated by adding the 24-,89621,981 units possible in the areas designated as District Center and Urban Neighborhood to the existing 74,669 units presently found in the City per Census 2000. Theoretical build -out for residential development considered the development possible if all of the areas designated as residential were developed according to the permitted Land Use Plan intensities. Since the Land Use Element does not contemplate the elimination of existing housing in the City, the effective build -out figure represents a more realistic estimate of future residential development. As indicated in Table A-4, three of the non-residential land use designations have a range in FAR intensities. For the non-residential land use designations, effective build -out considered the development possible under the lower range of FAR intensities while theoretical build -out considered the upper FAR range. Typically, parking and landscaping requirements will result in significantly less floor area for commercial and industrial developments than that which is permitted under the General Plan. As indicated in Table A-4, between 7;-,34-577,400 to 96-96,650 housing units are allowed by the Land Use Plan. The additional units which presently exist in the City beyond the maximum number permitted under the theoretical buildout scenario are a reflection of the higher density multiple -family developments constructed in the 1970's and 1980's. However, the purpose of the Land Use Plan as it applies to the residential areas is to preserve and maintain the stability of existing neighborhoods, regardless of the character of development. The intent of the Plan is not to create any displacement, nor decrease existing development densities. Rather, it is to ensure a safe, healthy, and livable environment for City residents. Existing residential development entitlements are protected through this Land Use Element, applicable Zoning regulations, and sections of the City code pertaining to legal nonconforming uses. The Land Use Element's implementation may result in an increase in the amount of commercial, office, and industrial development in the City. As indicated in Table A-4, up to 31,8A$;49-731,763,628 square feet of commercial and office, and 42,199,991 square feet of industrial development are possible under the effective capacity parameters of Land Use Plan. Table A-4 Land Use Plan Build -out Capacities Intensity/ Effective Buildout' Theoretical Land Use Acres Density Buildout Residential Low Density Residential LR-7 6,463.7 7 du/ac 45,246 du Low Medium Density Residential LMR-11 421.6 11 du/ac 4,638 du Medium Density Residential MR-15 369.1 15 du/ac 5,5336 du Subtotal 7,254.4 Non Res. 96,565 96.650 du' Non -Res. 55,419 du Mixed Use District Center Res. Res. Otherz DC 309.5 90 du /ac FAR 1.0-2.0 11,955,583 sf 3,017 du 23,764,534 sf 3,017 du Heritage DC 18.8 FAR 1.7 54,090 sf 1,221 du 54,090 sf 1,221 du Downtown DC 62.5 FAR 3.0 2,057,824 sf 1,661du 2,057,824 sf 1,661 du Metro East DC 113.9 FAR 0.75- 3.0 2,464,776 sf 5,037 du 2,464,776 sl 5,037 du Transit Village DC 51.4 FAR 5.0 402,864 sf 2,761 du 402,864 sf 2,761 du Harbor Corridor DC 125.0 FAR 5.0 1,836,155 sf 2,029 du 1,836,155 sf 2,029 du One Broadway Plaza District Ctr3 OBPDC 4.3 FAR 2.9 310,000 sf 415 du 310,000 sf 415 du Urban Neighborhood UN 3-" FAR 0.5-3.0 1;656,gm Ogg &745 319.1 1,661,356 sf 55 840 du 6 sf 55 840 du Subtotal 4 1,004.5 21t a7 20,742,648 sf 21-,-W 21,981 du +32,51,599 sf �96 21.981du Commercial Professional & Admin. Office PAO 600.8 FAR 0.5-1.0 13,085,424 sf 26,170,848 sf General Commercial GC 857.6 FAR 0.5 1.0 i 4 7�w 18.6 88.204 sf 37.3 ILIN s Subtotal 1,460.4 1,458.4 31,808 407 31,763,628 sf 63.5 nLM s Industrial Industrial I IND 1 2,152.81 FAR 0.45 1 42,199,991 sf 42,199,991 s Other Institutional INS 800.E FAR 0.2-0.5 6,974,740 sf 17,436,850 sf Open Space OS 1,010.9 FAR 0.2 8,806,961 sf 8,806,961 sf Subtotal 1,811.5 15,781,701 sf 26,243,811 sf FAR=floor area ratio: d.u.=dwellina unit: s.f.=sauare feet (of floor area). Acreaae shown in table does not include roads in riaht-of-way. ' Effective capacity for non-residential development assumes development possible under the lower range of FAR intensity standards with the exception of the Metro East District Center, Transit Village District Center, Downtown District Center, Heritage District Center, and Urban Neighborhood areas. The Harbor Corridor District Center, Metro East District Center, Transit Village District Center, Downtown District Center, and Urban Neighborhood areas allow a range of intensity for mixture of residential and non-residential development based on the zoning development standards. Residential effective capacity was calculated by adding the 2-,&9621.981 units possible in the District Center and Urban Neighborhood with the existing 74,609 (Census 2000) housing units. 2 Land use designation permits both residential and non-residential development. Build -out assumes 90% of land area will be developed as commercial and 10% will be developed as residential; with the exception of Town and Country Manor project intended for continuum of care and housing seniors. 3 Land use designation permits high intensity office development with ancillary retail use. This table has been revised to correspond with the GIS Land Use Map illustrated in Exhibit 2. LS 12.15.20 RESOLUTION NO. 2021-xx A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING GENERAL PLAN AMENDMENT NO. 2020-07 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATIONS FOR THE PROPERTIES LOCATED AT 2530 AND 2534 WESTMINSTER AVENUE FROM GENERAL COMMERCIAL (GC) TO URBAN NEIGHBORHOOD (UN) BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Brian Hendricks, representing Community Development Partners ("Applicant") is requesting approval of General Plan Amendment ("GPA") No. 2020-07 to amend the General Plan land use designation of the properties located at 2530 and 2534 Westminster Avenue from General Commercial (GC) to Urban Neighborhood (UN) and to update text portions of the City's Land Use Element to reflect this change in order to facilitate construction of an 85-unit affordable housing development. B. On December 14, 2020, the Planning Commission of the City of Santa Ana held a duly noticed public hearing and voted to recommend that the City Council adopt a resolution approving GPA No. 2020-07. C. On January 19, 2021, the City Council of the City of Santa Ana held a duly noticed public hearing to consider all testimony, written and oral, related to GPA No. 2020-07, at which time all persons wishing to testify were heard, the project was fully considered, and all other legal prerequisites to the adoption of this resolution occurred. Section 2. The General Plan Amendment consists of amendments to the Land Use Element and text updates, as shown in Exhibit A, attached hereto and incorporated herein by reference. Section 3. The City Council hereby finds that the proposed General Plan Amendment is compatible with the objectives, policies, and general plan land use programs specified in the General Plan for the City of Santa Ana in that: A. The City of Santa Ana has officially adopted a General Plan. B. The land uses authorized by the General Plan Amendment, and the Resolution No. 2021-xx Page 1 of 5 General Plan Amendment itself, are compatible with the objectives, policies, general land uses, and programs specified in the General Plan, for the following reasons: The proposed General Plan land use designation for the project area is Urban Neighborhood, which applies to residential areas with pedestrian oriented commercial uses. The project is an 85-unit multi- family affordable housing project for very -low income households and permanent supportive housing units for persons experiencing chronic homelessness. The project will include on -site service providers and has access to Orange County Transportation Authority bus routes at Westminster Avenue and Fairview Street. The ground floor along Westminster Avenue has been designed to incorporate a lobby at the corner of Westminster Avenue and Huron Drive, service provider offices at the northeast corner of the development and residential patios with direct street access. In addition, this amendment is consistent with Table A-3 (Correlation of Land Use Designation and Zoning Districts) of the General Plan Land Use Element. ii. The Westminster Avenue/Seventeenth Street corridor has a variety of existing land use designations that include Urban Neighborhood, Medium Density Residential, General Commercial, Professional and Administrative Office, District Center, and Institutional. The Urban Neighborhood Designation will allow for use residential use of the property. In addition, multi -family uses are often used in planning and zoning practice to buffer higher intensity uses like commercial uses from single-family residential uses as multi -family and single-family uses are more compatible in nature to each other. The project is similar in scale and density to several nearby multi- family developments to the east and west along Seventeenth Street such as Solare Apartment Homes, San Tropez Apartment Homes and Villa Portofino which are three -stories in height and range from 29 to 38 dwelling units per acre. Additionally, the project's density and height is similar to those permitted within the Harbor Mixed - Use Transit Corridor Specific Plan - Transit Node North which is west of the project site and permits a range of 30 to 50 dwelling units per acre. The General Plan Amendment will support several goals and policies of the General Plan, including the Land Use Element and Housing Element. Specifically, the project will be consistent with Land Use Element Goal 1 to promote a balance of land uses to address basic community needs. Policy 1.5 states a desire maintain and foster a variety of residential land uses. Housing Element Goal 2 encourages a diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels, and age groups to Resolution No. 2021-xx Page 2 of 5 foster an inclusive community. Policy 2.3 encourages the construction of rental housing for Santa Ana's residents and workforce, including a commitment to very low, low, and moderate income residents and moderate income Santa Ana workers. Housing Element Goal 3 is to increase opportunities for low and moderate income individuals and families to find quality housing opportunities and afford a greater choice of rental or homeownership opportunities. Policy 3.1 supports the provision of rental assistance for individuals and families earning extremely low, very low, and low income with funding from the federal government. Policy 3.4 supports the provision of employment training, childcare services, rental assistance, youth services, and other community services that enable households to attain the greatest level of self- sufficiency and independence. The general plan amendment will allow the construction 85 multi -family affordable housing units (very -low income and permanent supportive housing) with on -site supportive services. The project will allow for redevelopment of an underutilized lot with a new residential development with a contemporary design and variety of building materials. Section 4. The GPA will not adversely affect the public health, safety, and welfare in that the GPA will not result in incompatible land uses on adjacent properties, inconsistencies with any General Plan goals or policies, or adverse impacts to the environment. Section 5. The City Council of the City of Santa Ana after conducting the public hearing hereby approves GPA No. 2020-07. The amendments to the Land Use Element are attached hereto as Exhibit A and incorporated herein by this reference as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated December 14, 2020, the Request for Council Action dated January 19, 2021, and exhibits attached hereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Section 6. The City Council approves GPA No. 2020-07 as set forth in Exhibit A, attached hereto and incorporated herein by reference, subject to compliance with the Mitigation Monitoring and Reporting Program, and upon satisfaction of the conditions set forth below: A. Subject to compliance with the Mitigation Monitoring and Reporting Program, the Land Use Element map and text shall be amended to read as set forth in Exhibit A, attached hereto and incorporated herein by reference. B. The General Plan Amendment shall not take effect unless and until Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP), Environmental Review No. 2020-48 and Resolution No. 2021-xx Page 3 of 5 Amendment Application (AA) No. 2020-05 are adopted and approved by the City Council. Section 7. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively "Actions"), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 8. This decision rendered by the City Council of the City of Santa Ana is final and is subject to judicial review pursuant to California Code of Civil Procedure section 1094.6. The Planning and Building Agency shall give direct notice to the Applicant of the City Council's decisions and these findings. ADOPTED this day of , 2021. Vicente Sarmiento Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney Lisa Storck Assistant City Attorney Resolution No. 2021-xx Page 4 of 5 AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2021-xx to be the original resolution adopted by the City Council of the City of Santa Ana on Date: Clerk of the Council City of Santa Ana Resolution No. 2021-xx Page 5 of 5 LS 12.14.20 ORDINANCE NO. NS-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2020-05 REZONING THE PROPERTIES LOCATED AT 2530 AND 2534 WESTMINSTER AVENUE FROM GENERAL COMMERCIAL (C2) TO SPECIFIC DEVELOPMENT NO. 97 (SD-97) AND ADOPTING SD-97 FOR SAID PROPERTY THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Brian Hendricks, representing Community Development Partners ("Applicant"), is requesting approval of Amendment Application (AA) No. 2020-05 to change the zoning designation of the properties located at 2530 and 2534 Westminster Avenue from General Commercial (C2) to Specific Development No. 97 (SD-97) and to adopt Specific Development No. 97 in order to facilitate construction of an 85-unit affordable housing development. B. Chapter 41, Article 1, Division 1, Section 41-1 of the Santa Ana Municipal Code establishes the necessity of segregating the location of residences, businesses, trades and industries; regulating the use of buildings, structures, and land regulation; the location, height, bulk and size of buildings and structures, the size of yards and open space; the City is divided into land -use districts of such number, shape and area as may be considered best suited to carry out these regulations and provide for their enforcement. The regulations are considered necessary in order to: encourage the most appropriate use of land, conserve and stabilize property value, provide adequate open spaces for light and air and to prevent and fight fires, prevent undue concentration of population, lessen congestion on streets and highways, and promote the health, safety and general welfare of the people, all as part of the general plan of the City. The City of Santa Ana has adopted a zoning map which has since been amended from time to time. C. On December 14, 2020, the Planning Commission held a duly noticed public hearing and voted to recommend that the City Council adopt an ordinance approving Amendment Application No. 2020-05. D. The City Council has reviewed applicable general plan policies and has determined that this proposed rezoning is consistent with the purpose of Ordinance No. NS-XXXX Page 1 of 7 the general plan and Santa Ana Municipal Code Section 41-593.1. E. The City Council, prior to taking action on this ordinance, held a duly noticed public hearing on January 19, 2021. F. The City Council also adopts as findings all facts presented in the Request for Council Action dated January 19, 2021, accompanying this matter. G. For these reasons, and each of them, Amendment Application No. 2020- 05 is hereby found and determined to be consistent with the intent and purpose of Chapter 41 of the Santa Ana Municipal Code, thus changing the zoning district is found to be consistent with the General Plan of the City of Santa Ana and otherwise justified by the public necessity, convenience, and general welfare. Section 2. The Amendment Application consists of amendments to the Zoning Map (SDM 10-5-10), as shown in Exhibit A and adoption of Specific Development No. 97 as shown in Exhibit B, attached hereto and incorporated herein by reference. The amendment application to change the zoning designation from General Commercial (C2) to Specific Development No. 97 (SD-97) is consistent with Santa Ana Municipal Code section 41-593.1 for the following reasons: (1) Protecting and enhancing the value of properties by encouraging the use of good design principles and concepts, as related to the division of property, site planning and individual improvements with full recognition of the significance and effect they have on the proper planning and development of adjacent and nearby properties. The project's site plan has been designed to integrate the project site into the surrounding community. The site plan has been designed to place the buildings along Westminster Avenue, furthest away from the existing single-family dwellings. The height of the buildings tiers down from four- to three -stories closer to the single- family dwellings. In addition, the parking lot and playground have been sited to serve as a buffer between the multi -family buildings and single-family dwelling. The south and west property lines will be planted with trees every 25 feet to provide additional privacy. The development's primary access points will be from a right -in, right -out driveway on Westminster Avenue. The community room, meeting room and service provider offices are located along Westminster Avenue to activate the street. (2) Encouraging, securing and maintaining the orderly and harmonious appearance, attractiveness and aesthetic development of structures and grounds in order that the most appropriate use and value thereof be determined and protected. Ordinance No. NS-XXXX Page 2 of 7 The project's buildings are designed in a cohesive manner with unifying materials, floor heights, and articulation using contemporary architecture. High -quality building materials will ensure long-term durability including glass tile arches, wood veneer, batten board siding, art graphics, plaster and a mix of warm and cool colors. In addition, the project will be landscaped with a minimum of 24-inch and 36-inch box trees and include enhanced hardscape materials at the driveway entrance and pedestrian walkways in the parking lot. These finishes and designs are consistent with the design guidelines found in the Citywide Design Guidelines. Open space and amenities will be provided on the site including private unit balconies and patios, two residential rooftop patios, ground -level courtyard, arcade walkways, playground and picnic area. The playground and picnic area along Huron Drive will be accessible to the public, but maintained by the property owner and managed by the on -site property manager. (3) Providing a method whereby specific development plans are to be based on the general plan as well as other regulations, programs, and legislation as may, in the judgment of the city, be required for the systematic execution of the general plan. With approval of General Plan Amendment No. 2020-07, the Project will be consistent with the General Plan Land Use Element and Housing Element. Although the Project requires an amendment to the Land Use Element to allow for residential use of the property, the Project still supports and is consistent with several other overarching goals and policies of the General Plan. For example, as described in the associated General Plan Amendment No. 2020-07: Housing Element Goal 2 to encourage a diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels, and are groups to foster an inclusive community. Policy 2.3 encourages the construction of rental housing for Santa Ana's residents and workforce, including a commitment to very low, low, and moderate income residents and moderate income Santa Ana workers. Housing Element Goal 3 is to increase opportunities for low and moderate income individuals and families to find quality housing opportunities and afford a greater choice of rental or homeownership opportunities. Policy 3.1 supports the provision of rental assistance for individuals and families earning extremely low, very low, and low income with funding from the federal government. Policy 3.4 supports the provision of employment training, childcare services, rental assistance, youth services, and other community services that enable households to attain the greatest level of self-sufficiency and independence. Ordinance No. NS-XXXX Page 3 of 7 (4) Recognizing the interdependence of land values and aesthetics and providing a method to implement this interdependence in order to maintain the values of surrounding properties and improvements and encouraging excellence of property development, compatible with the general plan for, and character of, the city, with due regard for the public and private interests involved. The project will provide a high quality affordable housing project along a major transit corridor. The project will provide for greater setbacks than those permitted under the existing commercial zoning and the site has been designed to integrate the development with the existing nearby uses. The project will have an on -site property manager and a property maintenance agreement which will ensure that the project is maintained in a first-class condition. (5) Ensuring that the public benefits derived from expenditures of public funds for improvements and beautification of streets and public facilities shall be protected by exercise of reasonable controls over the character and design of private buildings, structures and open spaces. The residential development will utilize existing water, sewer, and drainage infrastructure and will not result in the expansion of infrastructure. In addition, the Project will not result in the expansion of new or altered police or fire facilities. The Project will be subject to utility user tax, property taxes based on the valuation of the new construction and management company business taxes. The sidewalk along Huron Drive will be reconstructed to include a parkway consistent with the residential neighborhood, street trees will be planted and new street lights will be installed and the City's Building Security Ordinance will be implemented which includes security and crime preventing measures to help reduce City expenditures on public services and maintenance. In addition, the development will be subject to all required development impact fees and contribute to its fair share towards improvements at Westminster Avenue and Fairview Street, Mar Les Drive and Westminster Avenue, and 16t" Street and Fairview Street as described in the Traffic Impact Analysis. Section 3. The City Council has reviewed and considered the information contained in the Mitigated Negative Declaration (Environmental Review No. 2020-48) prepared with respect to this project. The City Council has, as a result of its consideration of the record as a whole and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Ordinance No. NS-XXXX Page 4 of 7 Quality Act (CEQA) and the State CEQA Guidelines, Environmental Review No. 2020- 48 meets all the requirements of CEQA. Section 4. An amended Sectional District Map 10-5-10, showing the above described changes in use district designation, is hereby approved and attached hereto as Exhibit A, and incorporated by this reference as though fully set forth herein. Section 5. The City Council of the City of Santa Ana after conducting the public hearing hereby approves AA No. 2020-05. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated December 14, 2020, the Request for Council Action dated January 19, 2021, and exhibits attached hereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Section 6. The City Council approves AA No. 2020-05 as set forth in Exhibit A and Exhibit B, attached hereto and incorporated herein by reference, subject to compliance with the Mitigation Monitoring and Reporting Program, and upon satisfaction of the conditions set forth below: A. Subject to compliance with the Mitigation Monitoring and Reporting Program, the Zoning Map shall be amended to read as set forth in Exhibit A, attached hereto and incorporated herein by reference. B. The Amendment Application shall not take effect unless and until Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP), Environmental Review No. 2018-48 and General Plan Amendment (GPA) No. 2020-07 are adopted and approved by the City Council. Section 7. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively "Actions"), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense, and that Applicant shall reimburse the City for any costs and Ordinance No. NS-XXXX Page 5 of 7 expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 8. This decision rendered by the City Council of the City of Santa Ana is final and is subject to judicial review pursuant to California Code of Civil Procedure section 1094.6. The Planning and Building Agency shall give direct notice to the Applicant of the City Council's decisions and these findings. ADOPTED this day of , 2021. Vicente Sarmiento Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney IS Lisa Storck Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify the attached Ordinance No. NS- to be the original ordinance adopted by the City Council of the City of Santa Ana on , 2021 and that said ordinance was published in accordance with the Charter of the City of Santa Ana. Date: Clerk of the Council City of Santa Ana Ordinance No. NS-XXXX Page 6 of 7 EXHIBIT A �P WA WA o Rl4 RI Rt m mL cl 04 n dm �..�. �.. ..�■■rJSf�IZaSf�..II�..�._, w�rLrlp!■xY � ct ` •� �1f1■ '� w1m1sT Cz avz fi � 9 �IR1M 6A � ■ a R2 I dllE■ DR � IQ R1 �� rI t 6 HR3AR�AY hhiMEI1Y �_ r R7 l• CIYC CEMfE■■R sas x +� a I � R1 112 m � IIIIIIIII� IIIIIIIII, II, z ° avx avx k art 8�15-5-14 ZONING DISTRICTS W STH ST WiST ST G • 1■1 T R2 cx 1�f 10� Al GENERAL AGRICULTURAL GSM SOUTH MAN STREET COM.IEZCLAL MT. R2 TWO-FAMLY RESIDENCE -B PARKING MIO ODIFICATN Cl COMMUNTiY COMMERCIAL GC GOVERNMENT CENTER R3 MULTIPLE-FAWLY RESIDENCE -OZ OVERLAY ZONE Cl-LO COMNUMTY COMMERCIAL - MUSEUM DIST- Ml LGMNDUSTRLAL R4 SUBURBANAPARTMENT PLANNED RESIDENTAL -PR❑ DEVELOPMENT G2 GENERAL �MMERCIAL M2 HEAVY NDUSTRWL RE RES DEI�lTWL ESTATE C4 PLA14NEDSHOPPNGCENTH2 O OPENSPACE SD SPECFIC DEVELOPMENT -HD2 HEIGHT DISTRICT II 05 ARTERLAL OOMMERCNL P PROFESSIONAL SP SPECFIC PLAN CR OOMMERCIAL RBSIDEINTAL R1 SINGLE FAMLY RESIDEW-- OZl METRO EASTOVEtLAY ZONE SECTIONAL DISTRICT MAP: 10-5-10 CITY OF SANTA RNA. CALIFORMA Ordinance No. NS-XXXX Page 7 of 7 EXHIBIT B SPECIFIC DEVELOPMENT NO. 97 Westview Housing Multi -Family Housing Project SECTION 1— APPLICABILITY OF ORDINANCE The Specific Development Zoning District No. 97 (SD-97) for Westview Housing a multi- family residential project is authorized by Chapter 41, Division 26 Section 41-597 et seq. of the Santa Ana Municipal Code. SD-97 contains specific standards and regulations for the purpose of establishing land use regulations and development and operational standards for the project site. All other applicable chapters, articles, and sections of the Santa Ana Municipal Code are in effect unless expressly superseded by regulations contained in this ordinance. SECTION 2 — PURPOSE The Specific Development Plan No. 97 for the Westview Housing project consists of standards and regulations established for the purpose of protecting the health, safety, and general welfare of the people of the City of Santa Ana by promoting and enhancing the value of property and encouraging the orderly development of the property. The objectives of the Westview Housing multi -family project specific development plan include provisions of the following: 1. Promote the City's image as providing high -quality residential projects for individuals and families of all income levels. 2. Create a clean and safe environment for the City's residents, workers, and visitors. SECTION 3 — Uses permitted in Specific Development No. 97 The following uses are permitted in the SD-97 district: (a) A maximum of 85 multiple -family dwelling units not exceeding a density of 42 dwelling units/acre. (1) The unit mix shall be comprised of: a. 23 one -bedroom units b. 4 two -bedroom units c. 34 three -bedroom units d. 24 four -bedroom units (2) Unit square footage ranging from: a. 489 to 523 square foot one -bedroom units b. 756 square foot two -bedroom units c. 933 to 1,101 square foot three -bedroom units d. 1,178 to 1,187 square foot four -bedroom units (b) Home occupations, pursuant to section 41-192.1 of the Santa Ana Municipal Code. (c) Ancillary meeting room, community room, bike rooms, and laundry rooms. (d) Accessory office space for the property manager and service providers related to the affordable and permanent housing use. Offices not to be used for commercial tenants. SECTION 4 — Maximum permitted floor area ratio (FAR) The maximum authorized building intensity for the Westview Housing multi -family project is a floor area ratio (FAR) of 1.09, including residential areas, community -serving areas (e.g., laundry room, office, and community room) and interior corridors. SECTION 5 — Minimum lot size in Specific Development No. 97 The minimum lot size shall be 2.1 acres. SECTION 6 — Minimum street frontage in Specific Development No. 97 The lot shall have a minimum street frontage of at least 250 feet. SECTION 7 — Building height in Specific Development No. 97 (a) No residential structure shall exceed 47 feet, four stories in height, as measured from the adjacent grade of the structure to the top of the parapet. (b) Along the south property line portions of the residential building shall tier down to three stories and shall not exceed 35 feet in height, as shown on the approved site plan. (c) Accessory building elements (stairwells and elevator shafts) shall not exceed 51 feet, as measured from adjacent grade of the structure to the top of the structure. SECTION 8 — Setback standards in Specific Development No. 97 (a) North setback. A minimum setback of seven (7) feet shall be provided. (b) South setback. A minimum setback of sixty (60) feet shall be provided. (c) West setback. A minimum setback of nine (9) feet shall be provided. (d) East setback. A minimum setback of twelve (12) feet shall be provided. SECTION 9 — Off-street parking standard in Specific Development No. 97 (a) The minimum off-street parking requirements for the project are as follows: (1) A minimum of 136 parking spaces shall be provided. (2) 42 tandem parking spaces shall be permitted. (3) Parking stalls shall not be less than eight (8) feet six (6) inches wide and eighteen (18) feet long, except as noted in subsections 41-1320(c) and (d). Where double -striping is required, the width of stalls shall be measured from lines midway between each pair of stripes. Structural, mechanical, utility or similar appurtenances are only permitted adjacent to required stall areas if the required width of the stall is increased at least six (6) inches and if the appurtenance is not located so as to interfere with safe and free parking movement, car door opening, or of visibility. (4) Aisles to and from parking stalls shall not be less than: Twenty-three (23) feet wide for 90-degree parking. (5) A minimum of ten (10) bicycle spaces shall be provided onsite. The design and materials shall comply with the approved materials board submitted for the project during building plan check. (6) Prior to occupancy of the first unit, the parking management plan shall be implemented, identifying parking per unit, guest parking, service provider parking and a designated ride share drop-off/pick-up area. Onsite parking shall be provided for residents and visitors of the Project and the parking demand of the Project site shall be actively monitored. Property owner "Owner" shall continually monitor and take appropriate measures to manage the parking demand of the Project site to mitigate the use of offsite parking spaces on private or public properties and/or right-of-way. SECTION 10 — Vehicular Access in Specific Development No. 97 (a) There shall be one driveway for vehicular entry along Westminster Avenue. No vehicular access or driveway approach openings will be approved on North Huron Drive for the project. SECTION 11— Open Space standard in Specific Development No. 97 (a) Common Open Space. The project shall provide a minimum of 15% of the total lot size shall be open space in the form of common areas (lobby, interior community room, meeting room, etc.), landscaped open space areas, rooftop decks, and courtyards these areas shall be easily accessible to all residents within the building, and face the public rights -of -way where possible. (b) Playground. The playground, lawn and picnic area along North Huron Drive shall be publically accessible during the day. This area shall be maintained and managed by the property owner and on -site property manager. (c) Private Open Space. Each residential unit shall have a patio or balcony a minimum of 50 square feet in size. SECTION 12 — Walls/Fences standard in Specific Development No. 97 (a) Permitted Material and Design: wood; wrought iron; tubular steel, stone; brick; stucco; or decorative block such as slump stone or split -faced block. New perimeter walls shall be broken by up by pillars or staggered setbacks every 100 feet. (b) North property. 1� Walls and fences shall not exceed four (4) feet in height built from permitted materials and designed and constructed so as to permit visibility between or through fence elements over eighteen (18) inches in height. Those portions of the front yard fence eighteen (18) inches in height and lower may be constructed of opaque or solid materials. Elements over eighteen (18) inches in height shall be spaced no closer than four (4) inches apart, with each member no wider than four (4) inches across. Elements wider than four (4) inches across shall be considered pilasters. Pilasters may be no wider than sixteen (16) inches across, and may be no closer than eight (8) feet on center. except for pilasters supporting a four -foot wide maximum entry gate. (c) West property. 1� Walls and fences shall not exceed three (3) feet in height built from permitted materials and designed and constructed so as to permit visibility between or through fence elements over eighteen (18) inches in height. Those portions of the front yard fence eighteen (18) inches in height and lower may be constructed of opaque or solid materials. Elements over eighteen (18) inches in height shall be spaced no closer than four (4) inches apart, with each member no wider than four (4) inches across. Elements wider than four (4) inches across shall be considered pilasters. Pilasters may be no wider than sixteen (16) inches across, and may be no closer than eight (8) feet on center. except for pilasters supporting a four -foot wide maximum entry gate. (d) South and East property. 1� All other walls and fences shall not exceed eight (8) feet in height, measured from the top of the curb or established grade upward. (e) Gates: Vehicular entrance gates shall meet setback and height requirements and shall require Public Works Agency and Orange County Fire Authority approval. SECTION 13 — Landscape standard in Specific Development No. 97 (a) A Landscape Plan prepared by a licensed landscape architect shall be submitted to the Planning Division for review and approval prior to the issuance of building permits. The Irrigation Plan shall include an irrigation system layout with the location of controllers and points of connection with data on valve sizes and gallons per minute (G.P.M.), the size and location of sleeves and all spray heads, including the location of conventional systems and drip systems; an irrigation legend with complete specifications; irrigation notes and construction details of all assemblies and components; a recommended irrigation schedule, preferably on an annual basis; and a summary block on the initial page of submitted plans that will present the above information clearly and accurately. The landscape plan shall include a Plant Legend containing: plant symbol, scientific name of plant material, common name of plant material, plant container size, and plant spacing. Very low, low and medium water usage plant materials are encouraged. (b) A minimum size of 36-inch box trees shall be planted along street setbacks and open space areas. (c) A minimum size of 36-inch box tree shall be planted along the south and west property lines every 25-feet. (d) Parking lot planters shall require a minimum size of one 15-gallon size tree, eleven (11) five -gallon size shrubs and ground cover or annual color to serve as filler material. (e) Project Landscaping: Landscaping shall be compliant with the City of Santa Ana's Landscape Water Conservation Ordinance Chapter 41, Article XVI of the Santa Ana Municipal Code. All landscape areas shall have a fully automatic irrigation system (including spray or drip) as required by the City of Santa Ana Landscape Water Conservation Ordinance. (fj All meters shall be appropriately screened from public view with trellis work and vines or hedge -type shrubs, or be incorporated into the residential structure. (g) Maintenance: All plant material shall be maintained per Section 41-609 of the Santa Ana Municipal Code. The Owner shall be responsible for maintaining all common area landscaping within the development. SECTION 14 — Residential Si2na2e in Specific Development No. 97 (a) Signage for the project shall be consistent with Section 41-868 of the Santa Ana Municipal Code. SECTION 15 — Architectural Design in Specific Development No. 97 (a) Exterior materials. Prior to building plan check the Owner shall submit revised architectural elevations subject to the review and approval of the Executive Director of the Planning and Building Agency. Exterior materials and finishes for the project shall comply with the approved materials board submitted for the project including ceramic glass tile, composite wood, board and batten siding, stacked burnished CMU block, metal canopies. All trash enclosures and similar ancillary structures shall match the texture, material and color of the building. (b) Public Art. Public Art shall be installed, and maintained with a value equivalent to one- half of one percent (0.5%) of the total construction cost of the Project. Total construction cost shall mean all design, engineering and construction costs. A public art plan shall be prepared and submitted to the City no later than one hundred eighty (180) days before final approval for occupancy or the issuance of a certificate of occupancy and the approved art shall be installed prior to final approval for occupancy of the issuance of a Certificate of Occupancy for the Project. (c) Storage. A minimum of 250 cubic feet of storage, in addition to interior bedroom closets, shall be provided with minimum dimensions of 4 feet by 8 feet per unit. (d) Hardscape materials. Enhanced paving materials shall be installed at the Westminster Avenue driveway entrance and at main pedestrian crossings in the parking lot. The actual paving materials shall be approved by the Planning Division. (e) Lighting standards/fixtures. The light fixtures are to integrate design elements of the building and landscape architecture. Lighting is to be designed to confine the direct rays of the artificial lighting within the boundaries of the development. Specifications of light standards/fixtures and photometrics plan shall be submitted to Planning Division for review and approval by the Planning Division prior to the issuance of building permits. (f) Composite Utility Plan. Composite utilities shall not be allowed within required parking, turnaround and landscape areas or on any facade facing a public street. (g) Mechanical Equipment, Appurtenances, and Conduits. All mechanical equipment, heating, ventilation, air conditioning (HVAC) units, satellite dish systems, solar panels, thermal solar heaters, utility meters, above ground utility and fire safety connections will be, screened, located out of public view or be architecturally integrated into the project design within designated rooms, inside walls, behind parapets, or through a combination of landscape and hardscape materials. (h) Trash Enclosures. Trash bins shall be stored in designated trash enclosures. There shall be an onsite designated trash staging area only to be used on service days and the staging area and bins shall not disrupt vehicular use of the driveway or parking. The minimum requirements needed to service the location shall be clearly indicated on the plans and subject to the approval of the Public Works Agency. SECTION 16 — Property Maintenance in Specific Development No. 97 (a) Onsite Property Manager. The Project shall include 24-hour on -site Property Management services and personnel. Up-to-date 24-hour contact information for the on -site personnel shall be provided to the following City Agencies on an ongoing basis: (1) Police Department (2) Fire Department (3) Planning and Building Agency (4) Community Development Agency (b) Maintenance. The property shall be maintained free of trash, debris and graffiti. Graffiti shall be removed within ten (10) days after its appearance in accordance with Section 10-227 of the Santa Ana Municipal Code. (c) Building Security. All structures and parking lots shall comply with the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). (d) On Going Property Maintenance. Prior to the issuance of the first certificate of occupancy, a property maintenance agreement shall be recorded against the property, the agreement must conform to city standards, with the City of Santa Ana a party to Agreement with rights to compel owner to cure. Including provisions that the property and all improvements located thereupon are properly maintained, Owner (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the applicant) shall execute a maintenance agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The maintenance agreement shall contain covenants, conditions and restrictions relating to the following: (1) Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); (2) Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses, (3) Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; (4) Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon at all times (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); (5) If Developer and the owner of the property are different (e.g., if the applicant is a tenant or licensee of the property or any portion thereof), both the applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms. (6) The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the maintenance agreement. (7) The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. (8) The execution and recordation of the maintenance agreement shall be a condition precedent to the issuance of final approval for any certificate of occupancy related to this entitlement. SPECIFIC DEVELOPMENT NO. 97 Westview Housing Multi -Family Housing Project Proiect Site 1 rw 7 0i; ­ Westn0ii ,ter Ave Westi-ni'nster�Ave _ 1 17th #da - - 3 r Art - ai } M _ K AWL _� . Proiect Site Plan I� Innllnllnln I �I'� r� - �■■�I11€i I � Q9[7fi1 III r �_ �I � III:III III �1�I11111 GPA No. 2020-07, AA No. 2020-05 - Westview Housing Project 2530 & 2534 Westminster Avenue 1 2019 Aerial Bing Map Label Santa Ana Boundary LJ� Zoning Zon De General Agri cu l[u ral ' Community Commercial ' Dom unity Commercial -Museum Distm,t General Cnmmer,ai ■ Planned Shopping Center ■ Arterial Cam mercial d ■Commercial Residential 1 ■ South Main Street Commercial District Govemment Center ' ■ Light Industrial ■ 1-1—y Industrial ■ Open Space Land ■ Metm East Overlay Zone ■ Prolessional Single -Family Residence ■ Two -Family Residenre ■ Multiple -Family Residence ■ Suburban Apartment ■ Residential -Estate ■ Specific Development o- 1 ■ Specific Development nno- 1L ■ Specific Development No_ 12 ■ Specific Development No- 13 ■ Specific Development No- 15 ■ Specific Development No- 16 ■ Specific Development no- 17 ■ Specific Development no- 18 ■ Specific Development No_ 19 ■ Specific Development No- 2 ■ Specific Development No- 20 ■ Specific Development No- 2L ■ Specific Development no- 25 ■ Specific Development no- 26 1 ■ Specific Development No 27 ■ Specific Development No- 3L ■ Specific Development No- 32 ■ Specific Development No- 34 ■ Specific Development no- 35 ■ Specific Development no- 36 ■ Specific Development No_ 38 ■ Specific Development No- 39 ■ Specific Development No -4 ■ Specific Development No-40 ■ Specific Developme nt o- 4 L Specific Development no-n42 ■ Specific Development No_ 43 ■ Specific Development No-44 ■ Specific Development No-46 ■ Specific Development No-48 ■ Specific Development nc. 49 Labels: Zoning CC aE Markup Buffer 13 t � � R1 R4 r,1 IS I C2• } K R1 L R1 �.y L� to if 4 Exhibit 4 - Vicinity Zoning and Aerial View (c> qn?n ninital Man Prnrhirtc_ All rinhtc racarvari. -'r "' -- MEMO== 77 -.-"% - - - !�� - lag 0 x WESTMINSTER mr 5ETY[ NR} IFYY 1-I-tA 4 II I N GPA No. 2020-07, AA No. 2020-05 2530 and 2534 Westminster Avenue Westview Housing Project Exhibit 6 — Site Plan 9 : mm® NEW 1150. all Ill I I I I J I EE IV GPA No. 2020-07, AA No. 2020-05 2530 and 2534 Westminster Avenue Westview Housing Project Exhibit 7 — Open Space Plan t ? C = x o gO 3e S� Y yq� � 4 yo q G3CD 0 0 IS- LS A. E! f } 1 k j 1 Y .• 5 F 1 L A oa H RL GPA No. 2020-07, AA No. 2020-05 2530 and 2534 Westminster Avenue Westview Housing Project Exhibit 8 — Landscape Plan ONE MIDR40M 5" SF _ Ssr x+ rae. r i i i i T=Dib" k rs� L ONQ1#GR44M A" SF 7HV E£ BE D"Q N •2IS F afar TNR&I 16010001• %101 SF GPA No. 2020-07, AA No. 2020-05 2530 and 2534 Westminster Avenue Westview Housing Project Exhibit 9 — Unit Floor Plans I-{ FOUR 9i UROMIq 1,178 Sr K44JR KrQh00F} 7�1�7 iF GPA No. 2020-07, AA No. 2020-05 2530 and 2534 Westminster Avenue Westview Housing Project Exhibit 9 — Unit Floor Plans GPA No. 2020-07, AA No. 2020-05 2530 and 2534 Westminster Avenue Westview Housing Project Exhibit 10 — Elevations GPA No. 2020-07, AA No. 2020-05 2530 and 2534 Westminster Avenue Westview Housing Project Exhibit 11 — Renderings FEH R -S PEERS FINAL TECHNICAL MEMORANDUM Date: January 5, 2020 To: Brian Hendricks, Magis Realty, LLC From: Paul Herrmann, PE Subject: Westview Affordable Housing Project Parking Management Plan and Parking Management Assessment OC20-0757 Fehr & Peers was requested to prepare a parking management plan for the Westview Affordable Housing Project in the City of Santa Ana, California. The assessment details parking spot allocation for residents, guests and employees of the project. A review of the proposed parking supply was also conducted. Project Description The Project will construct 84 multifamily, affordable housing dwelling units and one unit reserved for an on -site manager, for a total of 85 units. The Developer is Community Development Partners and the project will be managed by Mercy House. The goal of the Project is to construct an inter -generational affordable housing community that integrates into the surrounding neighborhood. The units will be restricted to very-low/low income households that earn between 30-50% of the area median income for a period of 55-years. Specifically, the 27 one -bedroom units and two -bedroom units will be Permanent Supportive Housing (PSH) units. The remaining units are three- and four -bedroom units. The project will provide ancillary on -site services such as case management, job training, etc will be provided during typical business days between 9:OOAM-4:OOPM. The project is served by several transit lines that make stops at the intersection of Westminster Avenue and Fairview Street. Under typical transit operations (non-COVID 19 operations), the Bravo! 560 line along Westminster Avenue provides 12-minute headways during peak hours, qualifying this area as a Transit Priority Area (TPA). The Project is located at 2550 & 2534 Westminster Avenue, just west of the North Fairview Street intersection. To the west and south of the Project site, the surrounding land use is residential. North of the Project, across Westminster Avenue, the primary land use is local -serving retail including a grocery store and several restaurants. The property directly east of the site also includes a restaurant and auto parts store. The 85 dwelling units will range from one -bedroom to four -bedroom units and will be constructed in two buildings (Building A and Building B). A total of 136 parking spaces are proposed on -site, including five accessible spaces and one space dedicated to rideshare pick-up/drop-off and loading/moving during the GPA No. 2020-07, AA No. 2020-05 2530 and 2534 Westminster Avenue Westview Housing Project Exhibit 12 — Parking Management Plan Brian Hendricks Magis Realty, LLC January 5, 2020 hours of 7:00AM-7:00PM. The Project Site Plan is shown on Figure 1, including the locations of the buildings and the on -site parking layout. Parking Management Plan Figure 1 illustrates the distribution of parking space assignments throughout the parking lot. The project's proposed parking space allocation is summarized in Table 1. The project assumes assignment of one space per one -bedroom (including one Americans with Disabilities Act (ADA) space and one Electricity Vehicle (EV) space) and two -bedroom (including the manager's unit), 1.5 spaces per three - bedroom (including one ADA space and one EV space), and two spaces per four -bedroom (including one ADA space and one EV space). There are three spaces reserved for staff/service providers during the day which can be utilized for residents or guest in the evening. Unassigned spaces include two ADA spaces, three guest spaces, one EV space, and one move-in/rideshare pick up space between the hour of 7:OOAM- 7:00PM. The on -site property manager and management company will manage parking assignments for each unit and the overall development, and actual assignment will be based on need. Parking assignments for individual units will evolve over time. The three -bedroom units are assigned 1.5 spaces; some of these units will receive one space and some will receive two spaces, depending on need. In addition, if a unit does not have a vehicle or need for a parking space(s) the space(s) can be reassigned to another unit that may need additional parking. Stickers will be distributed for residents to place on their cars to indicate residency. In addition, the property manager shall continually monitor and take appropriate measures to manage the parking demand of the project site to mitigate the use of offsite parking spaces on private or public properties and/or right-of-way. TABLE 1 — Project Proposed Parking Supply Parking Space Type Units Regular ADA EV Spaces Spaces Spaces One -Bedroom Unit Two -Bedroom Unit Three -Bedroom Unit Four -Bedroom Unit ADA Parking Unassigned Guest Parking Staff Parking Electric Vehicle Parking Unassigned Move-in/Drop-off Total 23 DU 21 4 DU 4 34 DU 49 24 DU 46 - 3 - 3 - 1 130 6 Notes: 1. DUs = Dwelling Units, ADA = Americans with Disabilities Act, EV = Electric Vehicle Total Parking Spaces 23 4 51 48 2 3 3 1 1 136 2 1 P a g e Brian Hendricks Magis Realty, LLC January 5, 2020 Parking Demand Assessment The following assessment was conducted to review the proposed parking supply against the anticipated demand/need for parking for an affordable housing project. Affordable housing residents, due to the eligibility requirements, generally have less access to vehicles and tend to rely more on alternative forms of transportation. The project is within a TPA which will provide high quality bus service to residents. It is also anticipated that the larger units with multiple bedrooms will be occupied by a high percentage of children who are not old enough to drive. Therefore, the proposed project is anticipated to require less parking than a typical, market rate apartment project. The analysis below reviews empirical data collected through the Los Angeles Department of Transportation (LADOT)'s affordable housing study and data collected at an affordable housing project within the City of Santa Ana. LADOT Parking Rates LADOT collected parking data across Los Angeles County for affordable housing projects and developed the rates shown in Table 2 for two affordable housing types: Family Units and Permanent Supportive Housing Units. Source data for LADOT affordable housing parking rates are provided as Appendix A. TABLE 2 — Project Demand using LADOT Parking Rates Rate Unit Type DUs (spaces Quantity per Unit) Family 58 0.85 49 PS Permanent Supportive Housing 26 0.29 8 PS Total 84 57 PS Notes: 1. DUs = Dwelling Units, PS = Parking Spaces 3 1 P a g e Brian Hendricks Magis Realty, LLC January 5, 2020 Santa Ana Affordable Housing Site Rates A parking study was performed at the Orchards Apartments, which is an affordable housing project in Santa Ana that was developed by Community Development Partners and is managed by Mercy House. We counted parking demand on a Tuesday night/Wednesday Morning and on a Saturday night/Sunday morning in September 2020. Data was collected at 1:00 AM when the highest demand for parking is typically expected. The Orchards site contains 72 units and is 100% occupied. These units are all single bedroom units. Saturday was found to be the day with the highest demand for parking at 25 occupied spaces and six empty spaces. A 15% buffer was applied to the count data to present a conservative parking demand rate. TABLE 2 — Santa Ana Parking Counts and Demand Rates Final Total Demand Parking Day parking Occupied Occupied Spaces/ Demand Spaces Spaces Units Unit Rate Saturday 31 25 72 0.35 0.40 Weekdav 31 23 72 0.32 0.37 Since the data collected was all for single bedroom units, the parking demand analysis below conservatively applied the parking demand rate on a per bedroom basis to prepare the final parking demand estimates which effectively applies the highest measurable rate to all units. This likely overestimates the parking demand for the site, but the estimate is 45 spaces lower than the proposed number of spaces. TABLE 3 — Project Demand using Santa Ana Rates Rate Unit Type DUs (spaces per Quantity bedroom) One -Bedroom Unit 23 DU 0.40 9 PS Two -Bedroom Unit 3 DU 0.40 2 PS Three -Bedroom Unit 34 DU 0.40 41 PS Four -Bedroom Unit 24 DU 0•40 38 PS Manager Unit 1 DU 0.40 1 PS Total 85 DU 91 SP Notes: 1. DUs = Dwelling Units, PS = Parking Spaces 4 1 P a g e Brian Hendricks Magis Realty, LLC January 5, 2020 California Government Code Section 69515 Density Bonus Incentives Per California Government Section 65915(p)(3)(A) a development consisting solely as affordable housing units and within one-half mile of a major transit stop is eligible for a parking rate of 0.5 spaces per unit. As such, a total of 43 spaces would be required and the project provides 92 spaces in excess of state law incentives that the project is eligible for. TABLE 4 — Project Demand using CA Gov Code Rates Rate Unit Type DUs (spaces Quantity per Unit) One -Bedroom Unit 23 DU 0.50 12 PS Two -Bedroom Unit 3 DU 0.50 2 PS Three -Bedroom Unit 34 DU 0.50 17 PS Four -Bedroom Unit 23 DU 0.50 12 PS Manager Unit 1 DU 0.50 1 PS Total 84 DU 44 SP Notes: 1. DUs = Dwelling Units, PS = Parking Spaces Conclusion The project site is proposing to provide parking at a rate of approximately 1.6 spaces per unit. The proposed rate is 50% higher than the demand measured at a similar site in Santa Ana (0.4 spaces per bedroom or approximately 1.1 spaces per unit), and more than double what LADOT measured for affordable housing parking demand (approximately 0.7 spaces per unit). In addition, the project provides paring at a rate that is approximately 70% higher than required by state law for affordable housing projects within a one-half mile of a major transit stop. Therefore, the proposed parking supply is considered sufficient for the project. 5 1 P a g e LEGEND 1 BEDROOM UNIT 23 SPACES [including 1ADA+1EV] 2 BEDROOM UNIT 4 SPACES 3 BEDROOM UNIT 51 SPACES [including 1ADA+IEV] 4 BEDROOM 48 SPACES [including 1ADA+1EV] GUEST PARKING: 6 SPACES [including 2ADA+1EV] STAFF PARKING: 3 SPACES MOVE IN/DROP OFF PARKING:1 SPACE BUILDING A BUILDING B SITE PLAN REVIEW 113 WESTVIEW Fehr & Peers 1212312016 Summary Table of Parking Analysis for Affordable Housing Sites in Los Angeles (By Transit Priority Area and Affordable Housing Type) Counts conducted May, June, and November 2016 TPA Area Affordable Housing Type Sample Size Parking Demand Per Dwelling Unit Parking Utilization Inside - 20 0.53 64% Outside - - - - Inside - Family Seniors Special Needs Permanent Supportive Family 22 14 13 8 7 8 0.56 0.84 0.46 0.32 0.37 0.85 63% 72% 71% 43% 56% 74% Inside Seniors 5 0.44 73% Inside Special Needs 4 0.20 34% Inside Outside Permanent Supportive Family 3 6 0.29 0.82 64% 70% Outside Seniors 8 0.48 69% Outside Special Needs 4 0.44 52% Outside Permanent Supportive 4 0.43 50% LAMC rtments (LAMC 12.21A.4(a)) <3 habitable rooms 3 habitable rooms >3 habitable rooms Parking Requirement Der Unit 1 1.5 2 Projects with Affordable Housing Density Bonus - Option 1 (applies to all units, not just restricted units) (LAMC 12.22A.25(d)(1)) 0-1 bedroom 1 2-3 bedrooms 2 4 or more bedrooms 2.5 Projects with Affordable Housing Density Bonus - Option 2 (applies to restricted units only) (LAMC 12.22A.25(d)(2)) restricted affordable units 1 restricted to low or very low income senior citizen or disabled 0.5 restricted affordable units in residential hotel 0.25 Westview Development Sunshine Ordinance Meeting Summary of Meeting Comments/Questions along with Developer Responses July 20,2020 Meeting Details: Meeting held via Zoom Conference due to current pandemic of Covid 19 Meeting Timeframe 6:00 PM-7:30 PM Vietnamese translation services were provided Applicant Contact: Brittany Seniff, Development Manager brittany@communitydevpartners.com Kyle Paine, President kyle@communitydevpartners.com Project Overview: 1. Westview Introduction o Westview is intended to be an inter -generational affordable housing community that integrates into its surrounding neighborhood to create supportive connections among residents living within and throughout. o Vacant lot on Westminster and on the corner of Huron with plenty of amenities that would be beneficial to residents. o Organize the project as a series of buildings to allow us to step down the building heights to be sensitive to neighboring residential areas. 2. Site Plan/Architecture o Buildings pushed towards the North/North East of the residential neighborhood. o Community open space o Emphasis on Westminster St. to promote positive engagement on the main street. Also mentions the opportunity to enhance the sidewalk on Westminster (trees, landscape). o Existing buildings on Westminster already have an established Spanish style of architecture. This project would include a modern Spanish influenced architecture with arches and patios. o A "through access" between buildings to promote engagement and common outdoor spaces (with security). o Four-story building along Westminster, three story building along Huron (3 separate buildings). o Trees and community gardens spots to soften the look. 3. Questions (verbal & via chat) GPA No. 2020-07, AA No. 2020-05 2530 and 2534 Westminster Avenue Westview Housing Project Exhibit 13 — Sunshine Meeting Minutes 1. Is it your intention to use 16t" Street and Huron for residents to reach the project entrance? a. RESPONSE: No, we want to focus as much of the vehicle traffic that would be generated by residents on Westminster. We want to limit access through the neighborhood and work with the community and city. 2. How many parking spots will be available? a. RESPONSE: 2 parking stalls for each of the larger units and 1 parking stall for the one bedroom units. We are providing more parking per unit than usual for an affordable housing development. 3. We have many children peacefully playing in the neighborhood. How are you going to provide safety for the children? a. RESPONSE: We will be working with the community to reduce traffic and impact. 4. Backyards and height building? a. RESPONSE: All the buildings are setback 50 feet away from the nearest property to be sensitive to building height. We are also adding trees to provide further insolation between the buildings and the adjacent properties. 5. What is the monthly HOA fee? a. RESPONSE: As a rental project, we do not have an HOA fee it is donned and managed by Community Development Partners. 6. The "Keep Clear" section on Westminster was also introduced because of the traffic on Westminster and our inability to get out of the neighborhood with backup traffic. Just confirming that the entry/exit for cars for the community will also be to/from Westminster? a. RESPONSE: Yes. 7. Is this project approved by the city to go into construction? a. RESPONSE: No, it is a handful of month's process to approval. 8. Are these for rent or for sale? a. RESPONSE: They are all for rent. 9. Where will the trash containers be? a. RESPONSE: There are three trash rooms located within the project to try to keep it away from the residential interior as much as possible. 10. In addition to vehicle traffic, there will be foot traffic. How will you control that? a. RESPONSE: We want to locate most of the traffic along Westminster and make the experience along this street a more pleasant environment to improve pedestrian experience. 11. How affordable are the units? a. RESPONSE: The units will be affordable to 30-60% of area medium income. Rent at the 30% income level for a one bedroom would be $ 720. 3 bedroom would be $999 at the 30% income level. 12. Is there parking available to tenants without fees? a. RESPONSE: Yes. 13. Is this a tax credit project? a. RESPONSE: Yes, it is one of our funding sources. 14. Is there visitor parking? a. RESPONSE: Yes, visitor parking is part of the overall parking supply to better manage parking. 15. What is the development timeline? a. RESPONSE: Currently we are in the early stages. We plan to start construction in March of the year 2022. In total about a 15 month construction period. 16. It was mentioned that % of the building will be for the Orangewood Foundation. Who would qualify for it? a. RESPONSE: We have partnered with Orangewood in other projects. They would work with transitional youth onsite by providing wraparound services. 17. Can you lower the unit count? a. RESPONSE: No, there is a requirement on the state level that needs to be met for affordable housing. We have an aggressive parking ratio for this site. 18. Who's regulating the tenants breaking rules? Are we supposed to report when we see tenants driving through our neighborhood or parking in our streets? a. RESPONSE: We have onsite professional property management that is there to discuss and resolve issues. We have a property manager living onsite who is always available. 19. How do we meet with city planners/staff? a. RESPONSE: Our city planner is Selena Kelaher and you can reach out directly to her. Her contact information is on the city website. 20. What are the benefits to the neighborhood? a. RESPONSE: It is a huge investment for the neighborhood to provide housing to those who lack housing and are unable to find it despite being employed and living in the area. 21. Many years ago we tried to get one of our entrances closed because of the cut through traffic, and the city said no. a. RESPONSE: If there needs to be a renewed effort we are more than willing to partner with the community to push hard to see that happen. But that is ultimately a city decision. 22. Where can we send our suggestions? a. RESPONSE: Contact information has been posted on one of our PowerPoint slides for this presentation. 23. Who can we contact if we oppose the project? a. RESPONSE: Selena Kelaher is a good place to start or contact us to discuss further. We are committed to being very available? 24. Are we able to put a private gate on both entrances? a. RESPONSE: That is a city determination, but the city of Santa Ana is not very open to private gates but you can always approach them to discuss. 25. What is the connection between Magis Realty and CDP? a. RESPONSE: We enjoy working together but we are not affiliated entities. We are independent companies. sANTA ANA %VESTV19',w unit OF D Deve opment MERCY &HOUSE @MagivRealty rP Partners 2530-2534 WESTMINSTER AVENUE, SANTA ANA, CA. SITE PLAN REVIEW SUBMITTAL BY: CITY FABRICK FOR: COMMUNITY DEVELOPMENT PARTNERS AND MAGIS REALTY JANUARY 06, 2021 110 r40096 4 SANTA ANA WESTVI EW SITE PLAN REVIEW COVER SHEET 1 3D PROJECTED VIEWS 21-28 TABLE OF CONTENTS 2 BUILDING ELEVATIONS - NORTH & WEST 29 PROJECT INFORMATION 3 BUILDING ELEVATIONS - SOUTH & EAST 30 DEVELOPER COMMUNITY PROGRAM/PROJECT TABULATIONS 4 BUILDING ELEVATIONS- DRIVEWAY ELEVATIONS 31 DEVELOPMENT EXITING DIAGRAMS 5 ENLARGED UNIT PLAN - UNIT Al & A2 32 PARTNERS OPEN SPACE DIAGRAMS 6 ENLARGED UNIT PLAN - UNIT B & Cl 33 3416 VIA OPORTO, SUITE 301 NEWPORT BEACH, CA 92663 STORAGE SPACE DIAGRAMS 7 ENLARGED UNIT PLAN - UNIT C2 34 COMMUNITYDEVPARTNERS.COM FIRE ACCESS DIAGRAMS 8 ENLARGED UNIT PLAN - UNIT D1 35 KYLE PAINE PLOT PLAN 9 ENLARGED UNIT PLAN - UNIT D2 36 949.467.1344 Kpaine@communitydevpartners.com ALTA/NSPA LAND TITLE SURVEY 10-11 PRELIMINARY SITE PLAN C1.0 SITE PLAN 12 PRELIMINARY GRADING C2.0 BRITTANY SENIFF PARKING DIAGRAM 13 SECTIONS C2.1 949.467.1344 brittany@communitydevpartners.com FLOOR PLAN • FIRST LEVEL 14 PRELIMINARY UTILITY PLAN C3.0 FLOOR PLAN • SECOND LEVEL 15 PRELIMINARY OFFSITE C4.0 FLOOR PLAN • THIRD LEVEL 16 WQMP SITE PLAN C5.0 DEVELOPER MAGIS REALTY, FLOOR PLAN • FOURTH LEVEL 17 WQMP DETAILS C5.1 LLC LANDSCAPE SITE PLAN 18 WQMP DETAILS C5.2 204 EAST 4TH STREET, SUITE 0 LANDSCAPE DESIGN • FOURTH LEVEL PLAN 19 SANTA ANA, CA 92701 MAGISREALTY.COM SITE SECTIONS 20 BRIAN HENDRICKS 714.600.4606 BHENDRICKS@MAGISREALTY.COM DESIGN CITY FABRICK 42S EAST 4TH STREET, SUITE E LONG BEACH, CA 90802 CITYFABRICK.ORG BRIAN ULASZEWSKI, LEED AP S62.901.2128 Brian@Cityfabrick.org SANTA ANA WESTVIEW PROJECT INFORMATION ADDRESS DENSITY FLOOR AREA RATIO LOT COVERAGE ALLOWABLE HEIGHT SETBACK FRONT SIDE SIDE -1ST/2ND SIDE - 3RD ABOVE SIDE - OVER 35' SIDE STREET REAR PARKING OPEN SPACE REQUIRED COMMON PRIVATE PARKING REQUIRED RESIDENTIAL - ALL RESIDENTIAL - ONE BED RESIDENTIAL - TWO BED RESIDENTIAL - THREE+ GUEST 2530-2534 WESTMINSTER AVENUE, SANTA ANA, CA. HARBOR- CORRIDOR* HARBOR -TRANSITION* 30 DU/AC 30 DU/AC 3-4 3 8-15 8-15 15 15 15 20 20 SD36 SD41 PROPOSED 38.9 DU/AC 36.6 DU/AC 40 DU/AC 17.7% 35' 50' [4 LVL] 4S' [4 LVL] 160** 7-12' 10' 15+1TO1 10' 5 5 15 50' 15% 15% 42.5% 250 SF/DU 200 SF/DU 50-90 SF/DU 50-90 SF/DU 1.50 PS/DU 2.00 PS/DU 2.00 PS/DU 1.00 PS/DU 1.00 PS/DU 1.0 PS/DU*** 0.25 PS/DU 2.00 PS/DU 0.25 PS/DU 0.25 PS/DU 2.0 PS/DU*** NOTES * HARBOR BOULEVARD IS A FORM BASED CODE. ALLOWABLE HEIGHT AND REQUIRED SETBACKS ARE BASED 0 BUILDING TYPOLOGIES AND ARCHITECTURAL ELEMENTS. ** THIS IS A UNIQUE SITE CONDITION *** HALF OF THE PARKING STALLS ARE TO BE COVERED SITE PLAN REVIEW I 3 WESTVIEW PROGRAM/PROJECT TABULATIONS SITE AREA 92,400 SF 2.12AC PROJECT ADDRESS 2530-2534 WESTMINSTER AVENUE, DENSITY 40.1 SANTA ANA, CA. HEIGHT 45' • SETBACKS 7-10' RESIDENTIAL 3,034 5,996 5,996 4,218 19,244 SF ASSESSOR PARCELS 198-132-21 A AMENITIES 1,615 - - 333 1,948 SF 198-132-23 . - .. : COMMON 2,212 1,259 1,259 1,200 5,930 SF LEGAL DESCRIPTION S TWP 5 RGE 10 SEC 10 SEC 10 T 5 R 10 ONE BEDROOM - PBWNPLH 30% 23 BUILDING TOTAL 6,861 7,255 7,255 5,751 27,122 SF W 150 FT E 370 FT N 436 FT NE1/4 3 TWO BEDROOM - PBV/NPLH 30% SEC 10 T 5 R 10 POR OF NE1/4 NE1/4 THREE BEDROOM 30%0 21 . TOGETHER WITH TRACT 9536 LOT 5 THREE BEDROOM o 60 /0 13 RESIDENTIAL 13 604 16156 14 717 11 646 56,123 SF -EX STR- FOUR BEDROOM 30% 16 AMENITIES 1,788 - - 665 2,453 SF A FOUR BEDROOM 60% 8 COMMON 3,390 2,626 2,423 2,166 10,605 SF EXISTING DISTRICTS C2 -GENERAL COMMERCIAL TWO BEDROOM MANAGER - 1 BUILDING TOTAL 18,782 18,782 17,140 14,477 69,181 SF TOTAL 85 DU GENERAL PLAN DATA GC - GENERAL COMMERCIAL • CURRENTUSE VACANT PARKING PROGRAM RESIDENTIAL 16,638 22,152 20,713 15,864 75,367SF PBv/NPLH 1.0 PS/DU 26 PS PROPOSED DISTRICTS SPECIFIC ZONE 2.0 PS/DU 118 PS AMENITIES 3,403 - - 998 4,401 SF FAMILY HOUSING PROPOSED LAND USE RESIDENTIAL COMMON 5,602 3,885 3,682 3,366 18,401 SF TOTAL 144 SF BUILDING CODES 2019 CALIFORNIA BUILDING CODE PROJECT TOTAL 25,643 26,037 24,395 20,228 98,169 SF 2019 CALIFORNIA RESIDENTIAL CODE PARKING TYPE 2019 CALIFORNIA MECHANICAL CODE STANDARD 89 PS 2019 CALIFORNIA ELECTRICAL CODE 2019 CALIFORNIA PLUMBING CODE TANDEM 42 PS 2019 CALIFORNIA ENERGY CODE ACCESSIBLE 5 PS 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE Y. 136 PS FIRE SPRINKLERS TYPE VA [NFPA-131 RESIDENTIAL (CBC TABLE 504.4 ALLOWABLE STORIES) OPEN SPACE PROVIDED LOT AREA GROSS: 2.178 AC COMMON OPEN SPACE 10,655 SF NET. 2.056 AC PRIVATE OPEN SPACE 4,725 SF CONSTRUCTION TYPE TYPE VA FToTAL 15,380 SF OCCUPANCY TYPES R2 -RESIDENTIAL AVERAGE OPEN SPACE 179 SF/DU B - LEASING OFFICE/SERVICES OFFICE A3 -COMMUNITY RM./ROOFTOP AMENITIES Elh­ 4 SITE PLAN REVIEW WESTVIEW EXIT DISTANCE 92' > 44'-0" (1/3) TRAVEL DISTANCE 107' < 250' EXIT DISTANCE 54' > 44'-0" (1/3) TRAVEL DISTANCE 92' < 250' 4 •�•••F *~ `_- - , EXIT DISTANCE 4_ 4� • I y _ F f�• • E 155 1 aeo_r • s i • �i . h 1 53' > 44'-0" (1/3) ♦•♦faa�r-• �♦ ��j, ••• •�•.I• • , TRAVEL DISTANCI �' • ' TRASH N 73` __ •• • ••••••�� ••ram` 92'<25C N 1 ML[ • f TRAVEL DISTANCE • • • • 3`L� _� 4��-__- _. , - • • � TRAVEL DISTANCE 99 <250 ••• • 116'<250' i' TRAVEL 129i „�14� 100' < 2�50'' 195' ! �< i iF� i I EXIT DISTANCE- 2 AREA j 90' > 79'-0"' (1l3) 8" �r • • •P 1 TRAVEL DISTANCE -r 1 L r i•-1 90' < 250' 0 1 III I _-- 1 i25' so' * INDICATES DISTANCE TO PUBLIC R.O.W. 1 BD 05'� 1 TRAVEL DISTANCE T •- 18 i 121' < 25fl' P E� FIRST LEVEL 100' THIRD LEVEL EXIT DISTANCE 54' > 44'-0" (1/3) TRAVEL DISTANCE 75' < 75' TRAVEL DISTANCE 159' < 250' TRAVEL DISTANCE 133' < 250' SECOND LEVEL TRAVEL DISTANCE 159' < 250' TRAVEL DISTANCE 133' < 250' TRAVEL DISTANCE 159' < 250' TRAVEL DISTANCE 133' < 250' FOURTH LEVEL SITE PLAN REVIEW I 5 WESTVIEW OPEN SPACE DIAGRAM MEET LOBBY y t13 COMUITY Yi I I I PLAY AREA I I I Lis n� 110•-0•, t m mkw' ELEC - 49D _ 3BD ,— '236i6F- r - � � m 4BD r r r J NG DNeE } — ¶ .-o ll 2BD I-. , ' „• 6 — I FIRST LEVEL POTENTIAL RESIDENT STORAGE LOCKER LOCATION 1BD- ____ 4BD �- - TR Q — 'ff 38D 23-3 o I I � T I I I I I ._. SEECIM LEVEL -- 1BD.....--- �� 4BD 4 _ 3BD -- TR I _ t In nl I I LA - -- x 38D DECK I I n vz, 110._0., I I I 21-0 I I I I -_-- BD BD I � II � ----------------� THIRD LEVEL FOURTH LEVEL SITE PLAN REVIEW I , WESTVIEW FLOOR AREAS CBC TABLE 506.2: ALLOWABLE AREA OCCUPANCY: R-2 CONSTRUCTION TYPE: VA, SPRINKLERED SM (WITHOUT HEIGHT INCREASE) 36,000 SF/FLOOR BUILDING A BUILDING B FIRST LEVEL 6,77S SF 18,430 SF SECOND LEVEL 7,275 SF 18,88S SF THIRD LEVEL 7,275 SF FOURTH LEVEL 5,715 SF 17,200 SF 14,01S SF TOTAL 27,040 SF 68,S30 SF cN 8 JIIC PLAN KCVICW WESTVIEW NOTES & LEGEND 1. ALLAREAS OF THE BUILDING ARE ACCESSIBLE WITHIN 150' HOSE PULL DISTANCE EITHER FROM TRUCK OR STANDPIPES WITHIN BUILDING. 2. ALL UNITS ARE WITHIN 250' OF A STAIR 3. (E) FIRE HYDRANT LOCATED WITHIN 350' LINEAR FEET OF PROPERTY LINES 4. CLEARANCES FOR LADDER ACCESS IS PROVIDED TO SERVE 2-4 LEVELS 5. PROVIDE FIRE RESISTANT RATED WALL CONSTRUCTION FOR WALLS THAT HAVE LESS THAN 30 FEET SETBACK FROM PROPERTY LINES PER TABLE 602 OF THE CALIFORNIA BUILDING CODE. ALSO FIRE RESISTIVE RATED EAVES AND PARAPETS MAYBE REQUIRED PER SECTION 705.2 AND SECTION 705.11 F H4 FIRE HYDRANT SPQ WET STANDPIPE TO ALL LEVELS AND THE ROOF AS PART OF BUILDING AUTOMATIC FIRE SPRINKLER SYSTEM (NFPA13 SYSTEM) • • 150' HOSE PULL 200' MAX. FIRE TRUCK HOSE LAY 2-HOUR FIRE ACCESS CORRIDOR FIRETRUCKACCESS BUILDING EXITS AT GRADE - AERIALTRUCK LADDER ACCESS TO BUILDING (BETWEEN 20'-40' FROM ACCESS ROAD) - ROOF IS CONTINUOUS INDICATES APPROXIMATE LOCATION OF KNOX BOX WITH 3 SETS OF ENTRY DOOR / GATE KEYS. ALL GATES USED FOR FIRE ACCESS WILL BE (MIN.) 5' WALK-THRU GATE WITH SUB -KEYED KNOX BOW W/3 SETS OF GATE KEYS OR CARD READER INDICATES ENCLOSED 2-HR STAIRWAYTO ROOF ❑E INDICATES GURNEY -SIZED ELEVATOR VEHICULAR ENTRY/EXIT ------ FIRE APPARATUS L���J m N � I -------------=----------------- �- -- VIfE3TMIN3TER PUIMM A M R TO 4-STORY fIIULTI-FAMILY RESIDENTIAL BUILDING r (I ,A CONSTRUCTION) ROOFTOP L--- FL I WEST COURTYARD - EXISTING 1-STORY RESIDENTIAL (NOT A PART) EXISTING 1-STORY RESIDENTIAL (NOT A PART) EXISTING1-STORY RESIDENTIAL (NOT A PART) EXISTING 1-STORY RESIDENTIAL / (NOT A PART) 99'-111/2" 7/77//,I I� BUILDING B 3 TO 4-STORY MULTI -FAMILY RESIDENTIAL BUILDING (TYPE VA CONSTRUCTION) ROOFT P LL DE K ERYA 0D EXISTING 1-STORY COMMERCIAL (NOT A PART) EXISTING 1-STORY COMMERCIAL (NOT APART) EXISTING 1-STORY ® ® COMMERCIAL (NOT A PART) 136 STALL PARKING LOT 200'-0" Existing property line Code assumed property line Proposed property line 0 N 25' so, 100, SITE PLAN REVIEW I 9 WESTVIEW TITLE INFORMATION: THE FOLLOWING TITLE INFORMATION WAS DERIVED FROM A PRELIMINARY TITLE REPORT ISSUED BY OLD REPUBLIC TITLE COMPANY, ORDER NO.: 293NI2052-61 DATED MARCH 20, 2019. AT 7:30 AM (p DENOTES PLOTTED ITEM. O AN EASEMENT AFFECTING THAT PORTION OF SAID LAND AND FOR THE PURPOSES STATED HEREIN AND INCIDENTAL PURPOSES AS PROVIDED IN ME FOLLOWING FOR ROADS, RAILROADS AND DITCHES OVER SAID LAND RECORDED : IN BOOK 30 OF DEEDS, PACE 285 OB AN EASEMENT AFFECTING MAT PORTION OF SAID LAND AND FOR THE PURPOSES STATED HEREIN AND INCIDENTAL PURPOSES AS PROVIDED IN ME FOLLOWING FOR : ROAD, RAILROADS AND DITCHES AND A RIGHT OF WAY FOR IRRIGATION AND DRAINAGE DITCHES THROUGH SAID PREMISES RECORDED : MAY 3" 1928 IN BOOK 161 OF OFFICIAL RECORDS, PAGE 183 Q9 AN EASEMENT AFFECTING MAT PORTION OF SAID LAND AND FOR THE PURPOSES STATED HEREIN AND INCIDENTAL PURPOSES AS PROVIDED IN THE FOLLOWING FOR : RIGHT OF WAY, HIGHWAY AND INCIDENTAL PURPOSES RECORDED : MAY 29, 1930 IN BOOK 383 OF OFFICIAL RECORDS. PACE 487 SAID 11 AN EASEMENT AFFECTING MAT PORTION OF SAID LAND AND FOR THE PURPOSES STATED HEREIN AND INCIDENTAL PURPOSES AS PROVIDED IN THE FOLLOWING FOR : STREET AND HIGHWAY AND INCIDENTAL PURPOSES RECORDED : IN BOOK ­1 OF OFFICIAL RECORDS, PAGE 425 (EASEMENT IS OUT OF AREA) Q AN EASEMENT AFFECTING THAT PORTION OF SAID LAND AND FOR THE PURPOSES STATED HEREIN AND INCIDENTAL PURPOSES AS PROVIDED IN THE FOLLOWING FOR RIGHT OF WAY FOR STREET AND HIGHWAY RECORDED : DECEMBER 3, 1958 IN BOOK 4503 OF OFFICIAL RECORDS. PAGE 57 (EASEMENT IS OUT OF AREA) 13 AN EASEMENT AFFECTING THAT PORTION OF SAID LAND AND FOR THE PURPOSES STATED HEREIN AND INCIDENTAL PURPOSES AS PROVIDED IN THE FOLLOWING MR : STREET AND INCIDENTAL PURPOSES RECORDED : SEPTEMPER 9, 1960 IN BOOK 5410 OF OFFICIAL RECORDS, PAGE 418 (EASEMENT LOCATION IS INDETERMINATE FROM RECORD) 14 AN EASEMENT AFFECTING MAT PORTION OF SAID LAND AND FOR THE PURPOSES STATED HEREIN AND INCIDENTAL PURPOSES AS SHOWN ON THE FILED MAP. FOR : STREET AND HIGHWAY PURPOSES 15 AN EASEMENT AFFECTING THAT PORTION OF SAID LAND AND FOR THE PURPOSES STATED HEREIN AND INCIDENTAL PURPOSES AS PROVIDED IN ME FOLLOWING FOR : CONSTRUCT, USE, MAINTAIN, OPERATE APPURTENANT FIXTURE FOR ELECTRICAL DISTRIBUTION PURPOSES RECORDED : IN OFFICIAL RECORDS AS INSTRUMENT NUMBER 93-074191 16 AN IRREVOCABLE OFFER TO DEDICATE A PORTION OF SAID LAND FOR THE PURPOSES STATED HE, EIN. N FAVOR OF: CITY OF SAWA ANA FOR: PUBLIC RIGHT-OF-WAY PURPOSES RECORDED: JUNE 13, 2003 AS INSTRUMENT NO. 2003000691157, OF OFFICIAL RECORDS DATUM STATEMENT: COORDINATES SHOWN ARE BASED ON THE CALIFORNIA COORDINATE SYSTEM (CCS83), ZONE M, 1983 N.A.D. (2017.50 EPOCH OCS GPS ADJUSTMENT). ALL DISTANCES SHOWN ARE GROUND UNLESS OTHERWISE NOTED. TO OBTAIN GRID DISTANCE, MULTIPLY GROUND DISTANCE BY 0,99998272, (GPS 4060 VALUE), ALTA / NSPS LAND TITLE SURVEY EST. C/INL TNT. BY TESI PER B7 C.R. : FD. I.P.. OPEN, FLUSH, NOT ACCEPTED. N89'20'07'W 24.9 2530-2534 WESTMINSTER AVENUE SANTA ANA, CALIFORNIA WESTMINSTER AVENUE 1.00' _ S89'20'07'E 54997' 150.01' _ 12 9 589'20'OJi 28.62' - - R=mo.ao' =31.76' A=18'11.42" S8D'20'O7"E 58.99 R=100.0o' ti L=31.76'/ I PQ��4 4 5 PIARCEL 12 u 2534 WESTMINSTER AVE APN: 198-132-23 I 44Q q0 80�6�4 SFN. W IN NBT20'07'W 99.97' > 4 1605 N HURON DR OWNER: HA O n I� APN. 98-132-19 TRACY NO. 9536 Z SEN. OI 3 1601 N HURON DR OWNER: HURON DRIVE TRUST 1601 APN: 198-132-18 2 — 1519 N HURON DR AOW OWNER.ZNNICA PN: 198-132-1132-17 M.M. 400/13-14 SF 30' 1 1515 N HURON DR OWNER: JACOBSON APR: 198-132-I6 999J' SF ED. N&T STAMPED 'SANTA PNA SURV" PER C.R. ¢ 2009-1793, - 1 L�P.N: 1 _ WESTMINSTER AVENUE 5B9'20'07"E 549 97' ab L---- DETAIL 'A - KALE: NONE FO. OD, CPS NO. 4060 N 2224097.48 E 6059312.fi3 FD. BRASS DISK IN CITY OF SANTA ANA WELL MOM. SEE DETAIL "A" HEREON 22000' � o a�F I �s2 52' 25C2 17 H ST OWNER: VELASTEGUI / APN: 198-132-20 / P.M.B. 151/43 TOTAL LAND AREA GROSS: 2.178 AC / NET: 2.056 AC R. S. B. 61145 N —PARCEL 1 n OWNER°1610FAIRVIEW RvIEw LLC 2514 WESTMINSTER AVE APR: 198-132-21 f APN: 198-132-07 � / ¢ 152D N FAIRVIEW ST OWNER: RUES oA / APN: 198-132-08 /// HELD PARALLEL TO N436' SLY OF / THE C/L OF WESTMINSTER ER AVENUE / / 2D000' 188.00' / J 2 //0 N Q SCALE: 1 INCH = 30 FEET MD NI STAMPED "SANTA ANA SURV- PER C.R. j 2001-1158, i I I I I N / I 16TN STREET / M. LT&T STAMPEC "SANTA ANA / A (TIE) SURV" PER C.R. K 2001-1158. N39235A"-102=13 FD, OC. GPS N0. 1153\ N 2222740.38 E fi058659.06 \\'1/ FD, S&W STAMPED 'LE 3910", FLUSH. Y — VICINITY MAP N.T.S. LEGAL DESCRIPTION: ME LAND REFERRED TO IS SITUATED IN THE COUNTY OF ORANGE, CITY OF SANTA ANA, STATE OF CALIFORNIA. AND IS DESCRIBED AS FOLLOWS: PABCELL THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP SOUTH, RANGE 10 WEST, 11 BERNARDINO BASE 11 MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH UNE OF SAID SECTION 10. 220 FEET WEST OF THE NORMEAST CORNER -OF SAID SECTION 10. RUNNING MENCE SOUTH PARALLEL TO THE EAST UNE OF SAID SECTOR ILZQA CTALML'1NYdPJ_Rl@I]WUIUD1N - 111M-m .IN:1 ALSO EXCEPTING MEREFROM AN UNDIVIDED ONE-FOURTH INTEREST IN ALL OIL GAS AND OMER HYDROCARBON SUBSTANCES AND MINERALS AS RESERVED IN THAT CERTAIN DEED RECORDED APRIL 20 1955 IN BOOK 3037, PACE 204 OFFICIAL RECOR05, ALSO EXCEPT THEREFROM THAT PORTION OF LAND CONVEYED TO ME CITY OF SANTA ANA BY CONDEMNATION, RECORDED MARCH 4, 1999 AS INSTRUMENT NO. 99-156659 IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. APR: 198-132-21 PER MAP FILED IN BOOK 400, PAGES 13 AND 14 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, TOGETHER WITH PORTIONS OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 5 SOUTH, RANGE 10 WEST, SAN BERNARDINO BASE AND MERIGIAN. AS SAID SECTION IS SHOWN ON A MAP FILED IN BOOK 51, PAGE 12 OF SAID MISCELLANEOUS MAPS, SHOWN AND DESCRIBED AS PARCEL 1 OF LOT UNE ADJUSTMENT NO. 2005-011 RECORDED JANUARY 13. 2006 AS INSTRUMENT NO. 2GE6029348 OF OFFICIAL RECORDS OF SAID COUNTY. EXCEPTING THEREFROM AN UNDIVIDED ONE-HALF OF ALL OIL, GAS, ASPHALTUM OR OMER KINDRED SUBSTANCES IN. UPON OR UNDER SAID PREMISES. AS CONVEYED CHARLES MENDENHALL BY DEED SUBSTANCES IN, UPON OR UNDER SAID PREMISES, AS RESERVED BY CHARLES MENDENHALL, BY DEED RECORDED MAY 19, 1922 IN BOOK 423, PAGE 145 IF DEEDS, APN: 198-132-23 VESTED OWNER: WESTMINSTER & FAIRVIEW. LLC. A CALIFORNIA LIMITED LIABILITY COMPANY BASIS OF BEARINGS: BEARINGS SHOWN HEREON WE BASED ON ME BEARING BETWEEN ORANGE COUNTY SURVEYOR'S HORIZONTAL CONTROL STATION GPS NO, 4153 AND GPS NO. 4060 BEING NORTH 2—SE" EAST PER RECORDS ON FILE IN THE OFFICE OF THE ORANGE COUNTY SURVEYOR. BENCHMARK STATEMENT: ORANGE COUNTY BENCHMARK NO. IC-116-69 ELEVATION: -809 FT (NAVCBS LEVELED 2010) DESCRIBED AS: 'FOUND 3-3/4- OCS ALUMINUM BENCHMARK DISK STAMPED '1C-11669`, SET IN THE SOUTHWESTERLY CORNER OF A 3.5 F. BY 11 R. CONCRETE CATCH BASIN MONUMENT IS LOCATED IN ME NORTHWESTERLY CORNER OF THE INTERSECTION OF WESTMINSTER BOULEVARD AND FAIRVIEW ROAD, 112 R. NORTHERLY OF ME CENTERLINE OF WESTMINSTER BOULEVARD AND 45 FT. WESTERLY OF THE CENTERLINE OF FAIRVIEW ROAD. MONUMENT IS SET LEVEL WITH THE SIDEWALK." FLOOD NOTE: THE SUBJECT PROPERTY FALLS WITHIN 'ZONE X - AREA WITH REDUCED FLOOD RISK DUE TO LEVEE' PER FEMA MAP NO. 06059C0144J, A PRINTED PANEL, EFFECTIVE DECEMBER 03, 2009 PARKING SPACE COUNT: NO PARKING OBSERVED ON SITE. TOPOGRAPHY AND CONTOURS SHOWN HEREON ARE BASED ON 1CONTOUR INTERVALS MOM FIELD TOPOGRAPHY SURVEY ON APRIL 5, ZD19. SURVEYOR'S NOTES: 1. DISTANCES SHOWN ARE IN FEET AND DECIMALS THEREOF. 2. NO DISTANCES OR ANGLES SHOWN HEREON MAY BE ASSUMED BY SCALING. 3. NO OBSERVED EVIDENCE OF RECENT EARTH MOVING WORK AND BUILDING CONSTRUCTION, 4. NO OBSERVED CHANGES IN STREET RIGHT OF WAY LINES. 5, NO OBSERVED EVIDENCE OF RECENT STREET AND SIDEWALK CONSTRUCTION. 6. NO OBSERVED EVIDENCE OF A LANDFILL, 7. NO OBSERVED WETLAND CEUNEATION MARKERS. UNLESS THIS PLAN HAS THE SEAL AND SIGNATURE OF THE SURVEYOR RESPONSIBLE FOR ITS PREPARATION. MIS IS NOT AN AUTHENTIC COPY OF THE ORIGINAL RELIABLE. C&V CONSULTING ASSUMES NO LIABILITY FOR THE ACCURACY OR SURVEY AND SHALL NOT BE DEEMED COMPLETENESS OF ANY THIRD PARTY INFORM4TION REFERENCED OR REPRESENTED HEREON. ANY OF SAID BEEN PROVIDED FOR REFERENCE PURPOSES ONLY. SURVEYOR'S CERTIFICATE: T0: PRIMOR. INC: OLD REPUBLIC TITLE COMPANY: INFORMATION SHOWN HEREON HAS THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS HAS WERE MADE IN ACCORDANCE WITH THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 2, 3, 4, 8, 9, 13, 14, 15, 16, 17, AND 18 OF TABLE A THEREOF. ME FIELD 2019. WORK WAS COMPLETED ON APRIL 5, DAIS OF MAP. 9/5/19 LANE P. MCDOUGALL L.E. 929J DMCDOUGALLO-INC.NET • gFOF OALI $3» 1O I SITE PLAN REVIEW NESTVIEW ALTA / NSPS LAND TITLE SURVEY 2530-2534 WESTMINSTER AVENUE SANTA ANA, CALIFORNIA N O WESTMINSTER AVENUE 942 94 © 85 ' SCALE: I INCH = 20 FEET SWLK ON P/L O SWLK © SWLK WMo o e\ T 'al TEED �P SWN( CROS56 PA SWLK BW AP OUT P/L DI E/F BW 03' IN P/L `1 x94.4 0 GONG x93.5 CONO x94.4 �� AP ANGLE POINT � x94.4 CONC 9U ASPH ASPH BC BOG BLDC ASPHALT PAVEMENT BUILDING CORNER BEGIN BLOW -OFF VALVE BUILDING CONC ASPH x94 J 5 E/F BW & W/F IN p2' P/L TE 9 BW BLOCK WALL E/F BW & W/F TE IN 0.3' PA CATVPB CB CABLE TV PULLBON CATCH BASIN Lu DI OF CLF CURB FACE CHAIN LINK FENCE ' x94.8 CMF GOOD CORRUGATED METAL FENCE CONCRETE PAVEMENT It / DI FH DRNN INLET FIRE HYDRANT Q - x95.4 GB' UT P/L GM LS FED GAS METER LANDSCAPING PEDESTAL x94.6 OMME IAL BLDG K. PARKWAY Z P/L PROPERTY LINE O NET SWLK TE RETNNING SIDEWALK952 TRASH ENCLOSURE N/F BW ON P/L N/F BW 0.3' OUT P/L E/F BN ON /L VACANT IAND BC 0.3' OUT IL TEL TF TELEPHONE TRANSFORMER Q = 5 - %�3 7 CONC GONG E/F BW/SHED IN GA' P - WF WIF WOOD FENCE WROUGHT IRON FENCE'S' WL WM WALL WATER METER n^ AS V IN P/L VALVE IN PROPERTY LINE x 95.4 AUTO REPAIR SHOP OUT P/L' OUT OF PROPERTY LINE E F BBW/ClENO/SHEU IN OS N/F NORTH FACE CIF CROSSES P/l S/F SOUTH FACE CONC E/F W/G EAST FACE WEST FACE E/F BW ON P/L CLf BEG 0.4' OUT P/L - rBC x95A 1.3' OUT P/L SYMBOLS: O BO BLOW -OFF VALVE .5.5 AUTO REPAIR SHOP CONC BC/END WIF 10' OUT PA ❑ DI A FH DRAIN INLET FIRE HYDRANT x95.3 CIF BEG 9.B5.WT P/ 0 LIGHT STANDARD � ® ® STORM DRAIN MANHOLE SANITARY SEWER MANHOLE E/F 8" BW END/BEG WIF ON P/L 15GM SIGN POST GAS METER WATER METER E/F BW 0.V OUT P/L ASPH •VM UTILITY VALVE UTINIY/POWER POLE 95.1 E/F 8' BW ON P/L _ _ = BLOCK/RETAINING SCREEN WALL BLOCK/RETAINING LOW WALL E/F BW 0.1' OUT P/L A PH -«.-- PLANTER/DECORATIVE WALL OVERHEAD WIRE I 9fi I �- EDGE OF ASPHALT PAVEMENT WOOD/WROUGHT IRON FENCE CHAIN LINK FENCE - - -95- -100- x91.5 DIRECTION OF FLOW MINOR CONTOUR (I' INTERVAL) MAJOR CONTOUR (10' INTERVAL) SPOT ELEVATION E/F BW ON P/L i6"I x95.2 nA.SpN x9fi.5 x951 = E/F BW ON P/L —=_--o i 611 Qo = a PREPARE° BY W ALTA / NSPS LAND TITLE SURVEY PRIM 002 ,.aWaaa 2530-2534 WESTMINSTER AVENUE 2 CONSULTING, INC. E.4wo.ola.aeoe CIVIL ENGINEERING c�+aFaN[r LANDI.ANNING a9UNMEHNG SANTA ANA, CALIFORNIA 2 c SITE PLAN REVIEW 111 WESTVIEW Z O Z PROJECT ADDRESS 2530-2534 W ESTM I N STER AVENUE, WSANTA ANA, CA. ASSESSOR PARCELS 198-132-21 198-132-23 LEGAL DESCRIPTION S TWP 5 RGE 10 SEC 10 SEC 10 T 5 R 10 W 150 FT E 370 FT N 436 FT NE1/4 SEC 10 T5 R10 POR OF NE1/4 NE1/4 TOGETHER WITH TRACT 9536 LOTS -EX STR- (A � � N ss so, ioo KEYNOTES 0 Dedicated move in loading area 0 Designated ride share drop/off pickup area O Existing perimeter block wall Q Portion of new block wall to match existing wall © Portion of existing wall to demo O Trash Access Q On the Southeast corner of Westminster Avenue and Huron Drive, there will be a removal of the existing curb return and the construction of new 25 foot radius curb return. © Fire Access/Trash Route O 15 foot by 15 foot sight distance triangle area at the vehicular site access locations 0 On Huron Drive, there is removal of existing sidewalk and the construction of new 7-foot landscape parkway and 5-foot sidewalk. © Replacement of the curb ramp at the southeast corners of Westminster Avenue and Huron Drive, per City of Santa Ana Standard Plan #1122 O Site to be designed to allow for the safe and efficient access of trash vehicles to trash receptacles. The following are the guidelines and the minimum requirements: • Depict and note the exact location(s) of the trash and recycling receptacles. • The residential element of a project with 3 or more dwelling units will require a minimum combined trash and recycling service level of 0.5 cubic yards (CY) per residential unit, per SAMC Sec.16-37. • Minimum 40 foot by 16 foot wide staging area shall be available on service days from 6 a.m. to 6 p.m. • Minimum vertical clearance of 25 feet at the staging area for bin service clearance • Minimum 13 foot vertical clearance for scout truck. • All staging areas are to be on -site. No street staging is permitted. •All driveway and staging areas must be able to sustain a minimum gross weight of 60,000 lbs. per vehicle. •Maximum size of bin shall be 4 cubic yards. •Maximum number of pick-ups is 2 times per week for residential projects only. Buildings are not constructed over any property line. This development will require and include a lot merger for the project site 12 1 SITE PLAN REVIEW LEGEND 1 BEDROOM UNIT 23 SPACES [including 1ADA+1EV] 2 BEDROOM UNIT 4 SPACES 3 BEDROOM UNIT 51 SPACES [including 1ADA+1EV] 4 BEDROOM 48 SPACES [including 1ADA+1EV] GUEST PARKING: 6 SPACES [including 2ADA+1EV] STAFF PARKING: - 3 SPACES MOVE IN/DROP OFF PARKING:1 SPACE BUILDING A BUILDING B SITE PLAN REVIEW 113 WESTVIEW Z O Z LEGEND UNIT PLAN Al UNIT PLAN A2 UNIT PLAN B UNIT PLAN C UNIT PLAN D1 UNIT PLAN D2 :0 7C\I,[0 AMENITIES SERVICES iN Zs. so, 100, 14 I SITE PLAN REVIEW NESTVIEW i) N 25' so, 100, 1 299'- -------------------------------- WESTMINSTER 1112" 119'-71/2" 12'-T ETBAC 25'-3" -------- -- SETBACK 23'-61/2" 4BD 3BD 4BD 3BD Di 25--0" 11 '-0 ---- BID IBD B 313D R D 4BD 13T-0" 13'-0.. BID IBD 4B TIR - 9 FIF 3BD BID rN 9 j 1-4— - ------------------- - - - - - 9 501-0.. 9 Rl - - - - - - - - - - - - - - - - - 73'-6" -200'-0" 9 - - - - - - - - - - - - - - - - - - - --- - - - - - --- - - - - - - 99-111/2 LEGEND UNIT PLAN Al UNIT PLAN A2 UNIT PLAN B UNIT PLAN C UNIT PLAN Dl 0 UNIT PLAN D2 w PARKING AMENITIES 0 SERVICES SITE PLAN REVIEW slS WESTVIEW Z O Z LEGEND UNIT PLAN Al UNIT PLAN A2 UNIT PLAN B UNIT PLAN C UNIT PLAN D1 UNIT PLAN D2 :0 7C\I,[0 AMENITIES SERVICES iN Zs' so, 100, 16 I SITE PLAN REVIEW NESTVIEW Z O Z A __ N 25' so' 100, LEGEND UNIT PLAN Al UNIT PLAN A2 UNIT PLAN B UNIT PLAN C UNIT PLAN D1 0 UNIT PLAN D2 w PARKING AMENITIES 0 SERVICES SITE PLAN REVIEW I 17 WESTVIEW .00 LEGEND OWood deck with outdoor furniture OPlay equipment with poured rubber mat OTurf Wood overhead shade structure Raised vegetable farm ©Outdoor picnic area with outdoor furniture and an outdoor kitchen OOutdoor furniture Designated ride share drop/off pick up area ODecorative Hardscape QUERCUS VIRGINIANA a SOUTHERN LIVE OAK 44 60" BOX MULTI -TRUNK ULMUS PARVIFOLIA CHINESE ELM 40 36" STANDARD GEIJERA PARVIFLORA AUSTRALIAN WILLOW v� 36" BOX MULTI -TRUNK * or a species as designated by Santa Ana Public Works iN zs so 100, 18 I SITE PLAN REVIEW NESTVIEW 4 8 16" SITE PLAN REVIEW 119 WESTVIEW "� :r i lll� DOE%: 0 k qc: Willi ��'�EII�Hi! I�I�� ���j EXISTING RESIDENTIAL EXISTING RESIDENTIAL HURON DR. oz RESIDENTIAL E�z 0 AVE. 0 O K WESTMINSTER AVE. 3w 0- EXISTING FAIRVIEW ST. COMMERCIAL 0 20' 40' so, 201 SITE PLAN REVIEW WESTVIEW 3D PROJECT VIEWS - LOOKING SOUTHEAST ON WESTMINSTER AND HURON �+► �� III I � "�` r�` ;I N i ____— Ott r 3D PROJECT VIEWS - LOOKING SOUTHWEST ALONG WESTMINSTER L 61 11 4,10 = 1 IA Ali- Ad- RAI _ j, ` ll � � 3D PROJECT VIEWS - LOOKING EAST ON HURON FROM SHOPPING CENTER v� � - C a M4, ato _ 7c; �� ,, .'i f "�q a.,. ,.R� V3�- a- I r +\.!1'•'�+ •4dr-jc.+5 _t t --s:`1 - ,,:.L^- - � ® --•'�''"!t' •'` - - '1,s �,•_. �, � �. a'^, _ � \ .lT�hs"'.. — - I� , ,.� '�+'T. - _��#� ,r4��_ �+`�A..•- �. ,: 0 WAR is fyn ^�;, �" • �a — -- - v - l i r ai_ • : it '■ �� - �• r, _ . `moo r , � k per ' : ..-.... r_<!3, %..d , yr :.lt•i.Z.....�..�r`��t.t,..r.. , .. 3D PROJECT VIEWS -LOOKING NORTHEAST ALONG HURON INTO PARK �r J � • � _I v F 1 - y 4 e Pr,, _ 71 1 0,01 3D PROJECT VIEWS - LOOKING WEST ALONG WESTMINSTER AT ENTRY DRIVE All NMI F �• = ta <_r - 3D PROJECT VIEWS - LOOKING EAST ALONG WESTMINSTER AT ENTRY DRIVE I�a .rI � - - -. l ram, �•. _ •'� z . - � 1 +•, �„�" 'r� rim � i M�, IJ. •c• -{� r - ` \ E :.±.4r�' t � ����• ` ti ham." 4 V �1 Y P •-^G1 �•�- rr��.�. " yr. � ® � � - r 3 �' t �t. � - »- �`� -07 ' ... .1w ..Y"- Al 1 a����l� •'� ��_ err i� � c � `.�'� ,�:� F i� 3D PROJECT VIEWS - LOOKING WEST FROM SHOPPING CENTER � 'r. ,t ' \ ' y� rx, .i ' I�I I I I �� t i � _ i � I � l it �� /� �'�• .4/y�� _ Y 1 1 ' ,'ors :: r •, i i l $�� 53 ' � • � ' . `li h?. 4,' / j .� '' %r " ass .-ri r + a 1 k# A 1 i � + ►,r u 3D PROJECT VIEWS -LOOKING EAST INTO PLAY AREA i 20/30 CEMENT PLASTER 20/30 CEMENT PLASTER (ARCH) COLOR: WHITE SAND COLOR: KNOCKOUT ORANGE GLASS TILE WALL PAINTED STEEL RAILINGS COLOR: MATCH BUTTERFIELD COLOR: CLOVE TOP ROOF '_ +42'-0 -0'fin +22'-O 20/30 CEMENT PLASTER COLOR: WHITE SAND ANODIZED ALUMINUM WOOD/METAL TOP OF ROOF +42'-0" LEVEL4 +32'-0" LEVEL3 +22'-0" WOOD/METAL SCREEN VINYLWINDOW BRONZE ill GLASS TILE WALL COLOR: MATCH TAME TEAL COMPOSITE WOOD SIDING VINYLWINDOW COMPOSITE WOOD GLASS TILE WALL SIDING COLOR: MATCH TAME TEAL ARTIST MURAL VINYL WINDOW TBD BRONZE m _ 20/30 CEMENT PLASTER COLOR: WHITE SAND PAINTED STEEL RAILINGS COLOR: CLOVE ANODIZED ALUMINUM STOREFRONT STEEL AWNING COLOR: CLOVE 10' 20' 40' SITE PLAN REVIEW 129 WESTVIEW 20/30 CEMENT PLASTER Fr COLOR: WHITE SAND COMPOSITE WOOD HORIZ. RIBBED PANELS SIDING F COLOR: TAME TEAL A TOP OF ROOF +42'-0" VINYL WINDOW BRONZE 20/30 CEMENT PLASTER COLOR: WHITE SAND BOARD AND BATTEN SIDING PAINTED STEEL RAILINGS HORIZ. RIBBED PANELS COLOR: CLOVE COLOR: CLOVE COLOR: ECO GREEN 20/30 CEMENT PLASTER ARTIST MURAL COMPOSITE WOOD WOOD/METAL COLOR: WHITE SAND TBD SIDING SCREEN fqAAqftw A Ell ril PAINTED STEEL RAILINGS VINYLWINDOW COLOR: CLOVE ARTIST MURAL BRONZE BOARD AND BATTEN SIDING TBD COLOR: CLOVE HORIZ. RIBBED PANELS COMPOSITE WOOD COLOR: ECO GREEN SIDING GREEN SCREEN PANELS ff —ul n 11 5IIIII 1� HHI --- GLASS TILE WALL COLOR: MATCH BUTTERFIELD 20/30 CEMENT PLASTER COLOR: GREY 10' 20' 40' 30 I SITE PLAN REVIEW NESTVIEW COMPOSITE WOOD SIDING VINYLWINDOW F-BRONZE _ TOPO0F ROOF +42'- 20/30 CEMENT PLASTER COLOR:GREY PAINTED STEEL RAILINGS COLOR: CLOVE VINYL WINDOW ALUMINUM BOARD AND BATTEN COLOR: CLOVE GREEN SCREEN r PANELS Il F 10' 20' 40' SITE PLAN REVIEW I 31 WESTVIEW 9 N ❑ BEDR O 10'-2" x 1 ' I I I I I I L - I LIVI GMI IN 1 '-8" x 1 '-0" I r -ram LFE - /� IL\— _ K'TCHEN O� RATH 12' 10" x 9'-0" I I I I I I I J I 22'-0" ONE BEDROOM S23 SF ONE BEDROOM 489 SF 25'-6" NOTE: SEE OVERALL FLOOR PLANS ON SHEETS 13-16 FOR UNIT BALCONY LOCATIONS AND STORAGE 3' 6' 12' 3Z I SITE PLAN REVIEW NESTVIEW 9 10 N TWO BEDROOM 756 SF 32'-0" 0 10 BEDROOIA 10'-0" x 12' ❑ I I I I I �I I L ❑-- II hI BATH � 0 THREE BEDROOM 933 SF I ❑ - F �r co I ❑ I EDROO 0'-0" x 10'-8' ❑ ❑ LI ING/ INING BEDROOM 10'-4" x 4'-0" 10'-6" x 10'-9" ❑ 43'-0" KITCHEN 12'-10" x 9'-0" ATH i 1 0 NOTE: SEE OVERALL FLOOR PLANS ON SHEETS 13-16 FOR UNIT BALCONY LOCATIONS AND STORAGE 3' 6' 12' SITE PLAN REVIEW 133 WESTVIEW )o ❑ BEDROO BATH ❑ 11'-0° x 10' - ❑ I BEDROOM 10'-2" x 12'-0" ❑00❑ THREE BEDROOM 1,101 SF El BEDROOM r 11'-0' 10-I I ❑ 43'-0" KITCHEN/DINING 8'9'-10" x 12'-0" - I - ❑ I IF I NOTE: SEE OVERALL FLOOR PLANS ON SHEETS 13-16 FOR UNIT BALCONY LOCATIONS AND STORAGE 3' 6' 12' 34 I SITE PLAN REVIEW NESTVIEW E DRO M 10'-3" x 11' 0" FOUR BEDROOM 1,178 SF BEDROO 10 -3" x 11'- ' BEDROO 10 -3" x 11'- ' LF L BAT �ATH��� Lc7l E-�- F-1 KITCHEN 12'-10" x 9'-0" -- LIVING' F 7 o NOTE: SEE OVERALL FLOOR PLANS ON SHEETS 13-16 FOR UNIT BALCONY LOCATIONS AND STORAGE 3' 6' 12' SITE PLAN REVIEW 135 WESTVIEW ❑ D❑ ❑ Lo EDRO M BEDROO 00� BEDROO ❑ 0'-3" x 11' 0" 10 -3" x 11'- ❑ ❑ 10 -3" x 11'- E LIVING 13'-3" x 10'-6" 00 N ` ❑ ITCHEN/DINING ❑ DRO M BATH ❑ 1 11'-0" x 11'-4" 10'-3" x 11' 0" ❑❑ ❑ ❑ Q ❑ FOUR BEDROOM 1,187 SF 54'-0" NOTE: SEE OVERALL FLOOR PLANS ON SHEETS 13-16 FOR UNIT BALCONY LOCATIONS AND STORAGE 3' 6' 12' 36 I SITE PLAN REVIEW /ESTVIEW CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT SD Ss SD SS SD SD SS S SD SS SD sS SD SD SD SD — SF - SD SD — sS SS sS Ss - Ss — SS SS — 2" GAS -NGAS NGAS NGAS 2" GAS NGAS NGAS NGAS NGAS NGAS - NGAS 0 NGAS N NGAS -NGAS NGAS NGAS 0 NGAS NGAS ,GC�AS NGAS NGAS — NGAS NGAS NGAS � z T I 3" GAS — SS SS SS I Ss SS L— SS SS S N rs see — SS OFFSITE IMPROVEMENTS -) WM WM W SEE SHEET C.4— 1 1 � Q 3 N I 3 8" VCP SS 3" GAS � 3 41 N N I 3 a 0 z 8" WATER ,, , MAIN 3 TRASH/RECYCLING GUIDELINES: THE FOLLOWING ARE THE GUIDELINES AND THE MINIMUM REQUIREMENTS FOR DESIGN TO ALLOW FOR THE SAFE AND EFFICIENT ACCESS OF TRASH VEHICLES AND RECEPTACLES: 1. DEPICT AND NOTE THE EXACT LOCATION(S) OF THE TRASH AND RECYCLING RECEPTACLES. 2. THE RESIDENTIAL ELEMENT OF A PROJECT WITH 3 OR MORE DWELLING UNITS WILL REQUIRE A MINIMUM COMBINED TRASH AND RECYCLING SERVICE LEVEL OF 0.5 CUBIC YARDS (CY) PER RESIDENTIAL UNIT, PER SAMC SEC. 16-37. 3. MINIMUM 40 FOOT BY 16 FOOT WIDE STAGING AREA SHALL BE AVAILABLE ON SERVICE DAYS FROM 6 A.M. TO 6 P.M. 4. MINIMUM VERTICAL CLEARANCE OF 25 FEET AT THE STAGING AREA FOR BIN SERVICE CLEARANCE 5. MINIMUM 13 FOOT VERTICAL CLEARANCE FOR SCOUT TRUCK. 6. ALL STAGING AREAS ARE TO BE ONSITE. NO STREET STAGING IS PERMITTED. 7. ALL DRIVEWAY AND STAGING AREAS MUST BE ABLE TO SUSTAIN A MINIMUM GROSS WEIGHT OF 60,000 LBS. PER VEHICLE. 8. MAXIMUM SIZE OF BIN SHALL BE 4 CUBIC YARDS. 9. MAXIMUM NUMBER OF PICK-UPS IS 2 TIMES PER WEEK FOR RESIDENTIAL PROJECTS ONLY. 10. ALL ITEMS MUST BE NOTED ON THE FINAL SITE PLAN. 11. DEPICT THE TRASH TRUCKS' TURNING RADIUS AT ALL PROPOSED INTERNAL CORNERS. 12. PROVIDE COMPLETE CIRCULATION FOR TRASH TRUCKS, BACKING UP INTO THE STREETS IS NOT ALLOWED FOR SAFETY REASONS. PROVIDE A COPY OF AN APPROVAL LETTER OBTAINED FROM WASTE MANAGEMENT, INC. CONTACT WALTER ROBERTS AT (714) 371-6747 OR WROBERT1 @WM.COM" 11 z Tom' �I_ O N Q r z O m p IRREVOCABLE R/W z w ���ti o DEDICATION X UJ w I INSTRUMENT NO. J Q 2003000691157 v w DOMESTIC WATER 05 z 1 SERVICE w SEE SHEET C.3 w STRUCTURAL .SEE SHEET C.5 ��■_ �,�ill1l��l FW SD SD SD SD SD _SD SD SD SD Ss sS SS Ss SS NGAS NGAS NGAS NGAS NGAS NGAS NGAS NGAS NGAS - NGAS NGAS NGAS NGAS NGAS NGAS NGAS NGAS NGAS - �7li MENE ." ;. ■w C • • /n ■ Of % �. • . ■ r Lu ui mi low h��W�. ,1114 __ �ffi I _ 14 - so' ED AM; W_ ='Ar - IN MUM DW ADA . STORM DRAIN LIN SEE SHEET C.3 plki� D v D D v D FIRE SERVICE SEE SHEET C.3 FW FW FW FW FW FW I i T ss SS T — ss ss — SS SS WM WM — J_ T — Ww ss SS WM ss SS WM T T T LEGEND: PROPERTY LINE CENTERLINE ADA ADA PATH OF TRAVEL NOTES: 1. INSTALL 24-INCH BOX STREET TREES PER CITY STANDARDS AND APPROVED PLAN 2. ANY STREET TREE REMOVAL WITHIN THE PUBLIC RIGHT-OF-WAY IS SUBJECT TO APPROVAL BY THE ENVIRONMENTAL AND TRANSPORTATION ADVISORY COMMITTEE (ETAC). THEREFORE, PROVIDE THE CITY OF SANTA ANA A LETTER REQUESTING THE REMOVAL OF EXISTING STREET TREE(S) THAT CONFLICT WITH THE PROPOSED IMPROVEMENTS. THE CITY WILL PRESENT THE INFORMATION TO THE ETAC COMMITTEE FOR ACTION. 3. NEW LANDSCAPING WILL BE DROUGHT TOLERANT LANDSCAPE PER CITY OF SANTA ANA PARKWAY GUIDELINES FOR DROUGHT TOLERANT PLANTS. 4. ALL TRAFFIC IMPACT ANALYSIS (TIA) RECOMMENDATION(S) WILL BE IMPLEMENTED PRIOR TO THE BUILDING PERMIT, SOLELY AT THE DEVELOPER'S EXPENSE. 5. GRINDING AND CAPPING IS TO BE LIMITED TO A MINIMUM OF 2 INCH OF THE EXISTING AC PAVEMENT ON THE CURB LANE ON WESTMINSTER AVE, ALONG THE ENTIRE PROJECT FRONTAGE. 6. ALL IMPROVEMENTS AS SHOWN HEREON TO BE CONSTRUCTED AND INSTALLED AT EXPENSE IN ACCORDANCE WITH THE CITY DESIGN STANDARDS AND SPECIFICATIONS, AND THE SANTA ANA MUNICIPAL CODE, APPROVED STREET IMPROVEMENT PLANS. LEGAL DESCRIPTION: THE LAND REFERRED TO IS SITUATED IN THE COUNTY OF ORANGE, CITY OF SANTA ANA, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCEL 1: THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 5 SOUTH, RANGE 10 WEST, SAN BERNARDINO BASE AND MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF SAID SECTION 10, 220 FEET WEST OF THE NORTHEAST CORNER -OF SAID SECTION 10, RUNNING THENCE SOUTH PARALLEL TO THE EAST LINE OF SAID SECTION 10, 436 FEET; THENCE WEST PARALLEL TO THE NORTH LINE OF SAID SECTION 10, 150 FEET; THENCE NORTH PARALLEL TO THE EAST OF SAID SECTION 10, 436 FEET TO THE NORTH LINE OF SAID SECTION; THENCE EAST ALONG SAID NORTH LINE, 150 FEET TO THE POINT OF BEGINNING. EXCEPTING THEREFROM AN UNDIVIDED ONE-HALF INTEREST IN ALL OIL GAS, ASPHALTUM AND OTHER KINDRED SUBSTANCES AS RESERVED IN THAT CERTAIN DEED RECORDED DECEMBER 4, 1925 IN BOOK 617, PAGE 39 DEEDS, AND AS RESERVED IN THE DEED RECORDED JULY 3, 1925 IN BOOK 593, PAGE 215 DEEDS. ALSO EXCEPTING THEREFROM AN UNDIVIDED ONE -FORTH INTEREST IN ALL OIL, GAS, AND OTHER HYDROCARBON SUBSTANCES AND MINERALS AS RESERVED IN THAT CERTAIN DEED RECORDED APRIL 20, 1955 IN BOOK 3037, PAGE 204 OFFICIAL RECORDS. ALSO EXCEPT THEREFROM THAT PORTION OF LAND CONVEYED TO THE CITY OF SANTA ANA BY CONDEMNATION, RECORD MARCH 4, 1999 AS INSTRUMENT NO. 99-156659 IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. APN:198-132-21 PARCEL 2: LOT 5 OF TRACT NO, 9536 IN THE CITY OF SANTA ANA, COUNTY OF ORANGE, STATE OF CALIFORNIA AS PER MAP FILED IN BOOK 400, PAGES 13 AND 14 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, TOGETHER WITH PORTIONS OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 5 SOUTH, RANGE 10 WEST, SAN BERNARDINO BASE AND MERIDIAN, AS SAID SECTION IS SHOWN ON A MAP FILED IN BOOK 51, PAGE 12 OF SAID MISCELLANEOUS MAPS, SHOWN AND DESCRIBED AS PARCEL 1 OF LOT LINE ADJUSTMENT NO. 2005-011 RECORDED JANUARY 13, 2006 AS INSTRUMENT NO. 2006029348 OF OFFICIAL RECORDS OF SAID COUNTY. EXCEPTING THEREFROM AN UNDIVIDED ONE-HALF OF ALL OIL, GAS, ASPHALTUM OR OTHER KINDRED SUBSTANCES IN, UPON OR UNDER SAID PREMISES, AS CONVEYED CHARLES MENDENHALL BY DEED RECORDED FEBRUARY 16, 1922 IN BOOK 414, PAGE 192 OF DEEDS. ALSO EXCEPTING THEREFROM AN UNDIVIDED ONE-HALF OF ALL OIL, GAS, ASPHALTUM OR OTHER KINDRED SUBSTANCES IN, UPON OR UNDER SAID PREMISES, AS RESERVED BY CHARLES MENDENHALL, BY DEED RECORDED MAY 19, 1992 IN BOOK 423, PAGE 145 IF DEEDS. APN: 198-132-23 BASIS OF BEARINGS: BEARINGS SHOWN HEREON ARE BASED ON THE BEARING BETWEEN ORANGE COUNTY SURVEYOR'S HORIZONTAL CONTROL STATION GPS NO. 4153 AND GPS NO 4060 BEING NORTH 25042,551, EAST PER RECORDS ON FILE IN THE OFFICE OF THE ORANGE COUNTY SURVEYOR. BENCHMARK STATEMENT: ORANGE COUNTY BENCHMARK NO. 1C-116-69 ELEVATION: 95.809 FT (NAVD88 LEVELED 2010) DESCRIBED AS: "FOUND 3-3/4" OCS ALUMINUM BENCHMARK DISK STAMPED "1C-11669", SET IN THE SOUTHWESTERLY CORNER OF A 3.5 FT. BY 11 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE NORTHWESTERLY CORNER OF THE INTERSECTION OF WESTMINSTER BOULEVARD AND FAIRVIEW ROAD, 112 FT. NORTHERLY OF THE CENTERLINE OF WESTMINSTER BOULEVARD AND 45 FT. WESTERLY OF THE CENTERLINE OF FAIRVIEW ROAD. MONUMENT IS SET LEVEL WITH THE SIDEWALK. FLOOD NOTE: MAP NUMBER: 06059CO144J MAP DATE: 12-3-2009 ZONE X; OTHER FLOOD AREAS; AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1 % ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1 % ANNUAL CHANCE FLOOD. SITE AREA: NET TOTAL LAND AREA: 2.056 AC — NET TOTAL DISTURBED AREA: 2.056 AC I i NOTES: 1. THIS SITE WILL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH THE CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD SANTA ANA REGION ORDER NO. R8-2009-0030 DISCHARGE REQUIREMENTS (MS4 PERMIT) 2. SITE TO BE DESIGNED TO ALLOW FOR THE SAFE AND EFFICIENT ACCESS OF TRASH VEHICLES TO TRASH RECEPTACLES. 3. ADDITIONAL STREETLIGHTS TO BE INSTALLED, AS NEEDED PER THE CITY STANDARDS AND THE APPROVED STREET IMPROVEMENT PLANS 4. THE BMPs SHOWN ON THE APPROVED SITE PLAN ARE ONLY PRELIMINARY AND WILL BE REVISED OR MODIFIED AS NECESSARY UPON COMPLETION OF THE WQMP. PRIOR TO ISSUANCE OF THE GRADING PERMIT, TEH APPROVED GRADING/UTILITY PLAN SHALL INCORPORATE ALL REQUIRED STRUCTURAL BMPs. FOR ASSISTANCE AND AN INFORMATIONAL HANDOUT (INCLUDING A WQMP TEMPLATE), CONTACT THE CITY OF SANTA ANA PUBLIC WORKS AGENCY. 5. APPROPRIATE PRIVATE BACKFLOW PREVENTERS ARE REQUIRED FOR ALL FIRE SERVICE, o 15 30 60 DOMESTIC AND LANDSCAPE WATER METERS PER GRADING AND STREET IMPROVEMENT PL SCALE: 1" = 30' w Q w w Q U W O U Of O U- w0 C'� w 0 0 Z 0 Q w E 0 CO pp U C rn �' 0 E o U a) C 7 0-) E 0 c rn 0- CD cB .L 0- FOR AND ON BEHALF OF WARE MALCOMB U) O W c\I Z a' LL U Q Q Z Lu Q G U) Lu O Q L U Lu Lu z_ 0 U) Lu z � LL0 N O Lo U `\' JOB NO.: IRV20-4009 PA / PM: LC DRAWN BY: AN DATE: 11 /04/2020 PLOT DATE: SHEET cl 0 ■ ISheet 1 of 8 I CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT 0 18" RCP SD CONNECTION TO EXIST. 42" RCP CITY SD 0 rn EXISTING CATCH BASIN rn WESTMINSTER AVENUE nnnnnc+rn nllNl = nr \A/A\/ CITY GENERAL GRADING NOTES 1. ALL GRADING SHALL COMPLY WITH THE LATEST CBC CHAPTERS 18 AND 33, AND APPENDIX J AND THE SANTA ANA MUNICIPAL CODE. A CITY GRADING PERMIT IS REQUIRED FOR GRADING. 2. GRADING SHALL NOT BE STARTED WITHOUT FIRST NOTIFYING THE CITY GRADING INSPECTOR. A PRE -GRADING MEETING ON THE SITE IS REQUIRED BEFORE STARTING OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, GEOTECHNICAL ENGINEER, GRADING INSPECTOR AND WHEN REQUIRED, THE ARCHAEOLOGIST AND PALEONTOLOGIST. THE REQUIRED INSPECTIONS FOR GRADING WILL BE EXPLAINED AT THIS MEETING. 3. AN APPROVED COPY OF THE GRADING PLANS SHALL BE ON THE PERMITTED SITE WHILE WORK IS IN PROGRESS. 4. THE DESIGN CIVIL ENGINEER SHALL BE AVAILABLE DURING THE GRADING TO VERIFY COMPLIANCE WITH THE PLANS, SPECIFICATIONS, CODE AND ANY SPECIAL CONDITIONS OF THE PERMIT WITHIN HIS PURVIEW. 5. THE GEOTECHNICAL ENGINEER SHALL PERFORM PERIODIC INSPECTIONS AND SUBMIT A COMPLETE REPORT AND MAP UPON COMPLETION OF THE ROUGH GRADING. THE COMPACTION REPORT AND APPROVAL FROM THE GEOTECHNICAL ENGINEER SHALL INDICATE THE TYPE OF FIELD TESTING PERFORMED. EACH TEST SHALL BE IDENTIFIED WITH THE METHOD OF OBTAINING THE IN -PLACE DENSITY, WHETHER SAND CONE OR DRIVE RING AND SHALL BE SO NOTED FOR EACH TEST. SUFFICIENT MAXIMUM DENSITY DETERMINATIONS SHALL BE PERFORMED TO VERIFY THE ACCURACY OF THE MAXIMUM DENSITY CURVES BY THE FIELD TECHNICIAN. 6. CUT AND FILL SLOPES SHALL BE NO STEEPER THAN 2 FOOT HORIZONTAL TO I FOOT VERTICAL (2:1) EXCEPT WHERE SPECIFICALLY APPROVED OTHERWISE. 7. FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90% RELATIVE DENSITY. AGGREGATE BASE FOR ASPHALTIC AREAS SHALL BE COMPACTED TO MINIMUM OF 95% RELATIVE DENSITY. MAXIMUM DENSITY SHALL BE DETERMINED BY UNIFORM BUILDING CODE STANDARD NO. 70-1 OR APPROVED EQUIVALENT, AND FIELD DENSITY BY UNIFORM CODE STANDARD NO. 70-2 OR APPROVED EQUIVALENT. 8. THE CONTRACTOR SHALL NOT CREATE ANY TRENCH OR EXCAVATION 5-FEET OR MORE WITHOUT THE NECESSARY :AIN PERMIT FROM THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY. 9. ALL CUT SLOPED SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY THE GEOTECHNICAL ENGINEER TO DETERMINE IF ANY SLOPE STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE GEOTECHNICAL ENGINEER SHALL SUBMIT RECOMMENDED TREATMENT TO THE CITY ENGINEER FOR APPROVAL. 10. THE PERM ITEE IS RESPONSIBLE FOR DUST CONTROL MEASURES. WATER ACTIVE SITES AT LEAST TWICE DAILY. 11. THE LOCATING AND PROTECTION OF ALL EXISTING UTILITIES IS THE RESPONSIBILITY OF THE PERMITTEE. 12. GRADING OPERATIONS INCLUDING MAINTENANCE OF EQUIPMENT WITHIN ONE-HALF MILE OF HUMAN OCCUPANCY SHALL NOT BE CONDUCTED BETWEEN THE HOURS OF 5:00 P.M. AND 7:00 A.M. 13. THE PERMITTEE SHALL GIVE REASONABLE NOTICE TO THE OWNER OF ADJOINING LANDS AND BUILDINGS PRIOR TO BEGINNING EXCAVATIONS WHICH MAY AFFECT THE LATERAL AND SUBJACENT SUPPORT OF THE ADJOINING PROPERTY.THE NOTICE SHALL STATE THE INTENDED DEPTH OF EXCAVATION AND WHEN EXCAVATION COMMENCES. THE ADJOINING OWNER SHALL BE ALLOWED AT LEAST 30 DAYS AND REASONABLE ACCESS ON THE PERMITTED PROPERTY TO PROTECT HIS STRUCTURE, IF HE SO DESIRES, UNLESS OTHERWISE PROTECTED BY LAW. 14. ALL EXISTING DRAINAGE COURSES THROUGH THE SITE SHALL REMAIN OPEN TO HANDLE THE STORM WATER; HOWEVER, IN ANY CASE, THE PERMITTEE SHALL BE HELD LIABLE FOR ANY DAMAGE DUE TO OBSTRUCTING NATURAL DRAINAGE PATTERNS. 15. APPROVED EROSION PROTECTION DEVICES SHALL BE PROVIDED AND MAINTAINED DURING THE RAINY SEASON AND SHALL BE IN PLACE AT THE END OF EACH DAY'S WORK. PROPER EROSION CONTROL MEASURES MUST BE SHOWN ON THE PLANS. 16. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED STORM DOES NOT CARRY WASTES OR POLLUTANTS OFF THE SITES. RAIN DISCHARGES OF MATERIAL OTHER THAN STORM WATER ARE ALLOWED ONLY WHEN NECESSARY FOR PERFORMANCE AND COMPLETION OF CONSTRUCTION PRACTICES AND WHERE THEY DO NOT: CAUSE OR CONTRIBUTE TO A VIOLATION OF ANY WATER QUALITY STANDARD; CAUSE OR THREATEN TO CAUSE POLLUTION, CONTAMINATION, OR NUISANCE; OR CONTAIN A HAZARDOUS SUBSTANCE IN A QUANTITY REPORTABLE UNDER FEDERAL REGULATIONS 40 CFR 117 AND 302. __F POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS; WASTES FROM PAINTS, STAINS, SEALANTS, GLUES, LIMES, PESTICIDES, HERBICIDES, WOOD PRESERVATIVES AND SOLVENTS; ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS, LUBRICANTS, AND HYDRAULIC RADIATOR OR BATTERY FLUIDS; FERTILIZERS, VEHICLES/EQUIPMENT WASH WATER AND CONCRETE WASH WATER; CONCRETE, DETERGENT OR FLOATABLE WASTES; WASTES FROM ANY ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING; AND SUPERCH LORINATED POTABLE WATER LINE FLUSHINGS. DURING CONSTRUCTION, DISPOSAL OF SUCH MATERIALS SHOULD OCCUR IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON -SITE, PHYSICALLY SEPARATED FROM POTENTIAL STORM WATER RUN-OFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE, AND FEDERAL REQUIREMENTS. 17. DEWATERING OF CONTAMINATED GROUNDWATER, OR DISCHARGING CONTAMINATED SOILS VIA SURFACE EROSION IS PROHIBITED. DEWATERING OF NON -CONTAMINATED GROUNDWATER REQUIRES A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITY CONTROL BOARD. 18. ALL DIRT, SAND, MUD, OR DEBRIS DEPOSITED OR SPILLED UPON PUBLIC STREETS DURING ANY GRADING, HAULING, OR EXPORT OPERATIONS SHALL BE IMMEDIATELY CLEANED UP BY THE DEVELOPER, HIS CONTRACTOR, SUBCONTRACTORS, OR AGENTS TO THE SATISFACTION OF THE CITY ENGINEER. FAILURE TO DO SO WILL BE CAUSE FOR STOPPING ALL SUCH GRADING, HAULING, OR EXPORT WORK BY THE CITY UNTIL SUCH TIME AS THE STREETS ARE CLEANED. 19. ALL TRUCKS HAULING DIRT, SAND, OIL, OR OTHER LOOSE MATERIALS ARE TO BE COVERED OR SHOULD MAINTAIN A LEAST TWO FEET OF FREEBOARD IN ACCORDANCE WITH THE REQUIREMENTS OF CVC SECTION 23114. 20. CONTRACTOR IS RESPONSIBLE FOR THE REPAIR OF ALL DAMAGES TO PUBLIC PROPERTIES THAT ARE CAUSED BY THE WORK ON -SITE. REPAIR MUST BE COMPLETED TO THE SATISFACTION OF THE CITY ENGINEER. 21. PRELIMINARY EARTHWORKS: CUT 365 CUBIC YARDS FILL 2025 CUBIC YARDS NET 1660 CUBIC YARDS (FILL) SUBMIT HAUL ROUTES FOR APPROVAL IF NET VOLUMES EXCEED 500 CUBIC YARDS. 22. SEPARATE PERMITS MUST BE OBTAINED MOM THE CITY BUILDING AND SAFETY DIVISION FOR THE CONSTRUCTION OF RETAINING WALLS, LIGHT POLES, TRASH ENCLOSURES, ON -SITE PLUMBING AND ALL BUILDING STRUCTURES. LEGEND: — — PROPERTY LINE BW BACK OF WALK FF FINISHED FLOOR — CENTERLINE FL FLOW LINE EXISTING 1' CONTOUR FS FINISHED SURFACE GB GRADE BREAK — PROPOSED FLOW LINE LP LOW POINT PA PLANTER AREA (XX.XX) EXISTING JOIN SPOT ELEVATION R RIDGE XX.xX PROPOSED SPOT ELEVATION SD STORM DRAIN TC TOP OF CURB X.x� PROPOSED SLOPE AND DIRECTION TG TOP OF GRATE PROPOSED STORM LINE RIDGE / GRADE BREAK 0 10 20 40 SCALE: 1" = 20' W z 0 w 0 CD z 0 Q w E 0 CO pp U M M 0 E m o CO U a) E -0 o� E 0 c 0 M� FOR AND ON BEHALF OF WARE MALCOMB U) O N z 0) ~/ LL U Q Q Z z Lu Q G U) Lu O Q L U Lu Lu z 0 Cn Lu z � Cy) N C� O Lo U `\' JOB NO.: IRV20-4009 PA / PM: LC DRAWN BY: AN DATE: 11 /04/2020 PLOT DATE: 0 F SHEET ■2 of 8 CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT 105 We 95 85 10+00 R/W R/W NEW STRUCTURE FF: 96.00 2.00' NEW SIDEWALK 1 1 DEDICATION 1 1 NEW PARKWAY $% 2 �— — — — — — — NEW CURB/ APPROXIMATE — — — — — — — — — — — — — — — — — — CURB AND GUTTER EXISTING APPROXIMATE PROPOSED GRADE GRADE 105 "11 95 SECTION A -A (SCALE: 1 "=5' HORIZ. & VERT.) 105 11' 95 85 10+50 PL APPROXIMATE 1 PERIMETER NEW STRUCTURE PROPOSED 1 FF: 96.00 GRADE SGREEN L WALL 1 5% 2% - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - PROPOSED APPROXIMATE WALKWAY EXISTING GRADE 90 10+00 105 100 95 85 10+00 SECTION B-B (SCALE: 1 "=5' HORIZ. & VERT.) 105 100 95 90 10+50 PL I NEW AC CREEN PAVING WA 1 1.7% APPROXIMATE PROPOSED EARTHEN EXISTING RETAINING SWALE GRADE CURB - SECTION C-C (SCALE: 1 "=5' HORIZ. & VERT.) 105 100 95 85 10+50 105 100 95 PL IPROPOSED I CURB PROPOSED AC PERIMETER PAVEMENT SCREEN APPROXIMATE WALL I EXISTING GRADE - - - - - - - - - - - - - - - - - - - ------------2-1-0�----------- ----- EARTHEN PROPOSED AC PROPOSED SWALE VALLEY PAVEMENT GUTTER 90 ' 10+00 105 100 95 85 10+00 SECTION D-D (SCALE: 1 "=5' HORIZ. & VERT.) 105 100 95 ' 90 10+50 NEW SCREEN WALL R/W NEW PATIO NEW STRUGTURE FF: 95.30 NEW SIDEWALK 1 - 1 NEW PARKWAY 2% 0 0 NEW CURB/ CURB AND GUTTER APPROXIMATE PROPOSED GRADE APPROXIMATE EXISTING GRADE SECTION E-E (SCALE: 1 "=5' HORIZ. & VERT.) 105 100 95 85 10+50 M w ICI a Lu CO w • w J Q U ry u1 75 75 O U ry O U- W z w 0 0 z a w 00 00 U T_ N -0 m �' o E O U a� � E m o .L FOR AND ON BEHALF OF WARE MALCOMB O �..�..� ti N z � LL U Q Q Q z z ui Q cn � w 0 Q LU w Lu z 0 � cn � w Z � co N 0 U `\' JOB NO.: IRV20-4009 PA/PM: LC DRAWN BY: AN DATE: 11 /04/2020 PLOT DATE: SHEET 0 10 20 40 C201`-ui �� 0 SCALE: 1" = 20' Sheet 3 of 8 CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT EXISTING 42" RCP SD — — — — — — — — — — SS SS SS S SS SS SS SS PROPOSED 18" RCP STORM EXISTING 8" EXISTING 3" GAS VCP SS DRAIN JUNCTION STRUCTURE PER CITY STD. 308A NGAS NGAS NGAS 2" GAS NGAS NGAS NGAS — 0 NGAS NGAS NGAS NGAS NGAS — NGAS NGAS GAS — NGAS — NGAS NGAS NGAS NGAS NGAS N( CAS CONNECT TO EXISTING NGAS NGAS NGAS NGAS NGAS N( 10"SS WITH NEW MANHOLE EXISTING 8" WESTMINSTER AVENUE — SS SS SS J VCP SS SS cc ���'S SS SS SS —SS SS i_�C EXISTING STORM LINE EXISTING 10" EXISTING WATER SERVICE S;S �� SS VCP SS TO BE ABANDONED ISTING 8" I EXISTING 12" CI WATER —SS SS SS SS SS - WM W. WATER— y(M �NM .I — EXISTING PUBLIC FIRE HYDRANT C� U) z U) --- 00 U� w > PROPOSED 2" COPPER IRRIGATION SERVICE AND RP BACKFLOW PER CITY STDS. 1405 AND 1432. PROPOSED 4" DW SERVICE PER CITY STDS 1403B AND 1403D WITH ABOVE GRADE BACKFLOW AND METER ASSEMBLY PROPOSED 8" C900 FIRE WATER SERVICE AND DDC BACKFLOW PER CITY STDS. 1417 AND 1433. T ~ 2" IRR POC 6" BUILDING N I SEWER POC 2" BUILDING z WATER POC 6" FIRE TO RISER SERVICE ■i _ 1� • STORM I. INFILTRATIONI nkl ■ � 1 I1I�■ ,,,�■II1I1� ••F ' • ' rRtrrtAa-�sc.� FW DW 0 Ln N& F 3 3 U FW aj E SS z O 0 0_ PRIVAAE m HYDRANT ifl U) 16" FIRE SERVICE TO RISER u u u u u UJ u PROF FIRE 8" C900 PVC FW HYDRANT FW FW FW FW FW =9 — WM WM Wy WM — T T T LEGEND: — — PROPERTY LINE EXISTING STORM LINE — CENTERLINE EXISTING WATER MAIN SD PROPOSED STORM LINE EXISTING SANITARY SEWER PROPOSED SANITARY SEWER EXISTING OVERHEAD POWER DW PROPOSED DOMESTIC WATER EXISTING NATURAL GAS FW PROPOSED FIRE WATER EXISTING TELECOMMUNICATIONS —IR IR— PROPOSED IRRIGATION 0 MANHOLE O SEWER CLEANOUT ❑T TO TELECOMMUNICATIONS VAULT O EXISTING STREET LIGHT EXISTING POWER POLE (� WATER VALVE FIRE HYDRANT THRUST BLOCK ® WATER METER BACKFLOW PREVENTER ACP ASBESTOS CEMENT PIPE CI CAST IRON DDC DOUBLE DETECTOR CHECK DW DOMESTIC WATER FF FINISHED FLOOR G.G.S.D GARDEN GROVE SANITATION DISTRICT IRR IRRIGATION POC POINT OF CONNECTION RCP REINFORCED CONCRETE PIPE RP REDUCED PRESSURE SS SANITARY SEWER STD. STANDARD VCP VITRIFIED CLAY PIPE NOTE: 1. ALL IMPROVEMENTS AS SHOWN HEREON TO BE CONSTRUCTED AND INSTALLED AT EXPENSE IN ACCORDANCE WITH THE CITY DESIGN STANDARDS AND SPECIFICATIONS, AND THE SANTA ANA MUNICIPAL CODE, APPROVED STREET IMPROVEMENT PLANS. 2. APPROPRIATE PRIVATE BACKFLOW PREVENTERS ARE REQUIRED FOR ALL FIRE SERVICE, DOMESTIC AND LANDSCAPE WATER METERS PER GRADING AND STREET IMPROVEMENT PLANS. PRELIMINARY SEWER DEMAND CALCULATIONS: SITE AREA = 2.12 ACRES TOTAL DWELLING UNITS (DU) = 85 DU LAND USE CLASSIFICATION = MED. URBAN CENTER RESIDENTIAL (60 DU/AC MAX) AVERAGE SEWAGE FLOW COEFFICIENT = 0.018 CFS/ACRE PEAK FLOW = 3 x 0.018 CFS/ACRE x 2.12 ACRES = 0.114 CFS PEAK FLOW w Q U) w • Q w ry U w O U O LL W z c� w 0 (D z 0 Q w O CO pp U O O � O U a) I-P 70 Qj 6' N CD rn M .L 0- �: FOR AND ON BEHALF OF WARE MALCOMB U) O W ti z m LL U Q Q Z z w Q G U) Lu O Q I..0 L u Lu z 0 U) Lu z � (y) N C� O Lo U `\' z J U) ` r Y W Z LL Q O Z JOB NO.: IRV20-4009 PA / PM: LC DRAWN BY: AN DATE: 11 /04/2020 PLOT DATE: SHEET roo*' I n 0 15 30 60ui 0 SCALE: 1" = 30' Sheet 4 of 8 CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT SS SS SS SS SS SS SS SS SS SS NGAS NGAS NGAS NGAS NGAS NGAS NGAS - NGAS NGAS NGAS NGAS NGAS NGAS NGAS NGAS NGAS - - NGAS - - NGAS GRIND AND CAP MIN. 2" OF THE EXISTING AC PAVEMENT PER THE APPROXIMATE LIMITS SHOWN N z SS SS SS S V)SS _ I - S Q EXISTING 42" RCP SD EXISTING 8" VCP SS EXISTING 3" GAS - NGAS NGAS NGAS NGAS - NGAS -NGAS - -NGAS - NGAS WESTMINSTER AVENUE z CONCRETE CURB AND EXISTING STREET GUTTER PER CITY OF SANTA LIGHT TO REMAIN u, ANA STANDARD PLAN #1101 SS SS SS SS SS - - SS - _SS SS - SS EXISTING 8" WATER EXISTING 12" CI A.C. WATER - WM WM WM WM WM WM W WM ivi 10.19, 15.49' " 35.2' T T T T- � NCMO _ J EXISTING I �. CURB N RETURN CURB RAMP PER CITY OF SANTA 1 ANA STANDARD PLAN #1122 C3 � z cn U) a I EXISTING PUBLIC w 0 I HYDRANT 3 PROPOSED SIDEWALK a PER CITY SANTA ANA z U'u, STANDARD PLAN #1104 I LL z I PROPOSED 2" COPPER IR O J 0 7i 5, SERVICE AND BACKFLOW PER 3 CITY STDS 1405 AND 1432 LJ Q �Q ~ � 0 U z LJ w 3 IR W U) EXISTING 8" VCP SS EXIS' z N VCP O � S Q b LL, Zy / �Q T - 15' X 15SITE DISTANCE TRIANGLE. O O z z Q TYP. Y NEW DRIVEWAY PER - Q CITY STANDARD 1112 Lu Lu (A=38', W=28% X=4') 0 LEGEND: PROPERTY LINE CENTERLINE PROPOSED CONCRETE PROPOSED GRIND AND CAP SS - SS SS SS SS SS PROPOSED 18" RCP STORM DRAIN LATERAL AND JUNCTION STRUCTURE PER CITY STD. 308A NOTES: 1. INSTALL 24-INCH BOX STREET TREES PER CITY STANDARDS AND APPROVED PLAN N AS NGAS NGAS NGAS - NGAS NGAS NGAS NGAS NGAS NGAS NGAS - 2. ANY STREET TREE REMOVAL WITHIN THE PUBLIC RIGHT-OF-WAY IS SUBJECT TO APPROVAL BY Ng�S - - NGAS NGAS - -NGAS- - NGAc - NGAS NGAS NGAS NGAS NGAS NGAS - THE ENVIRONMENTAL AND TRANSPORTATION ADVISORY COMMITTEE (ETAC). THEREFORE, PROVIDE EXISTING THE CITY OF SANTA ANA A LETTER REQUESTING THE REMOVAL OF EXISTING STREET TREE(S) THAT MEDIAN PROPOSED 8" PVC SEWER CONFLICT WITH THE PROPOSED IMPROVEMENTS. THE CITY WILL PRESENT THE INFORMATION TO LATERAL. MANHHOLEOLE CONNECTION THE ETAC COMMITTEE FOR ACTION. 3. NEW LANDSCAPING WILL BE DROUGHT TOLERANT LANDSCAPE PER CITY OF SANTA ANA PARKWAY GUIDELINES FOR DROUGHT TOLERANT PLANTS. - - 4. ALL TRAFFIC IMPACT ANALYSIS (TIA) RECOMMENDATION(S) WILL BE IMPLEMENTED PRIOR TO THE INSTALL 24-INCH BOX STREET TREES PER THE CITY BUILDING PERMIT, SOLELY AT THE DEVELOPER'S EXPENSE. STANDARDS AND APPROVED PLAN. STANDARD PLAN 1124. TYP. 5. GRINDING AND CAPPING IS TO BE LIMITED TO A MINIMUM OF 2 INCH OF THE EXISTING AC <n PAVEMENT ON THE CURB LANE ON WESTMINSTER AVE, ALONG THE ENTIRE PROJECT FRONTAGE. S S s S SS SS - 6. ALL IMPROVEMENTS AS SHOWN HEREON TO BE CONSTRUCTED AND INSTALLED AT EXPENSE IN ,loll 7' PARKWAY PER CITY CITY OF SANTA ANA ACCORDANCE WITH THE CITY DESIGN STANDARDS AND SPECIFICATIONS, AND THE SANTA ANA STANDARD PLAN #1104 MUNICIPAL CODE, APPROVED STREET IMPROVEMENT PLANS. �t S SS SS - 7. ALL TRAFFIC IMPACT ANALYSIS (TIA) RECOMMENDATION(S) WILL BE IMPLEMENTED PRIOR TO THE BUILDING PERMIT, SOLELY AT THE DEVELOPER'S EXPENSE. a' 8. ADDITIONAL STREETLIGHTS TO BE INSTALLED, AS NEEDED PER THE CITY STANDARDS AND THE 60.6' 12' �W APPROVED STREET IMPROVEMENT PLANS 8) WM WM 28. 75, T� 30.66' _ o 28' � z DW D , DW-DW-DW DW DW DW D <Q Q 62 z I < PROPOSED 4" SCH 40 PVC DW 3 SERVICE AND BACKFLOW PER CITY STDS 1403B AND 1403D 3 SD LJ PROPOSED 8" C900 FW SERVICE AND BACKFLOW PER CITY STDS 1417 AND 1433 EXISTING TREE TO REMAIN TVP 47.83' O w z o ~ < 0 EXISTING STREET - w O LIGHT TO REMAIN jj DEMOLISH Q EXISTING STREET o TREE. N I 9, 3 U- SD (BI 49.32' T T T T T _T-T PROPOSED SIDEWALK L APN 198-132-21 PER CITY SANTA ANA DEDICATION AT STANDARD PLAN #1104 BACK OF WALK AS REQUIRED 3 i L u LL VL LL FW FW FW FW FW FW FW FW FW --F&/@/ LJJ Q w Lu Q U w O U Of O LL W Z Lu 0 CD Z_ 0 Q LEI E 0 CO pp U M M 0 O U CO a� Cc -0 E Qj 6' N 0 i rn .L 0- FOR AND ON BEHALF OF WARE MALCOMB O LJJ ti Z m N~ U n� Z z Lu < G Lu O Q LU Lu Lu z 0 U) L Z � N C� O Lo U `\' Lu ` 1 v/ LL U) Y LL Ow Q' Z J Lu Lu L.L ~ Q ^ O z JOB NO.: IRV20-4009 PA / PM: LC DRAWN BY: AN DATE: 11 /04/2020 PLOT DATE: SHEET A r) 0 10 20 40 Q � ui SCALE: 1" = 20' Sheet 5 of 8 CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT — Ss SS IFs —SS—SS SS - WM W WM 1 l� WESTMINSTER AVENUE N —Q _ _ _ N Z _ WESTMINSTER AVENUE I I I SS SS --�- SS SS SS SS SS SS SS SS SS SS SS SS-1SS — — SS -� SS SS SS SS SS SS - Z I I I I I I TGRSS SS SS SS SS SS_ SS_ Ss_ SS SS_ SS_ � _ SS SS -SS SS SS SS SS SS SS SS SS - ISTING CATCH BASIN I I - �vl WM —r WM WM WM WM WM N i — WM WM WM I WM WM WM WM WM WM -ONM WM WM WM WM WM WM WM — /\ 1� T--T- T T TI - T T /\ T T I' N 9 m %\ -- - T —T T T / 6 __ � \ I N I � 3 V a z N N N LJ SD-12 X SC-73 SD-12 X SC-73 SD FF = 95.3 18" RCP CONNECTION I I Jc (N C rn C SC 33°45'34. 3"N, SC-43 -41 PRE-2) II I III / -APR 3 PRE-2 SD-12YSC-4J,) X/ SD-12 X SC-73 SD 1,233 SF ADS STORMTECH CHAMBER (OVERSIZED. INIMUM EQUIRED IS 1 119 SQUARE ET) SD-12 X SC-73 FF = 95.9 *SC-41 SD-12 SC-73 FF = 96.0 0 FF = 96.0 SC-60 FF = 96.0 �i] FF = 96.0 FF = 95.9 12 X SC-73 T . �r.st � eearrest M - - 12 2 _ .a¢e St k Ay Cn a f ® _ Bolivar Pl liolirar Cit4le 3 d � Moni®Ln - 5 Ranchero Way m Ranchero Way Trask Ave J Task Ave a T T Trask Ave iraska o a $ _ - lamas Ave Pomelos .- Caftlinal {ardv Cardm.M Ave s Avalon Al LL W Avalon Ave Salinei DrEll 0 WoaAhury Pa '/ Woodbury Rd Ed. @ Anabel Ave Rd ny H,rklebekA Yleberry' g _ Q ` _ CNnthia Are 3 paaw Ave T°ur5 A— S4—be y to S.—beny I.n W°°dbrid9e a- - linnell Ave p 3 " a m Mi[INeI Ave „". Monle taAo U " 3 x V i Westminster Are Westminster Ave _, Westminster Aver ' Wespminater AvcWesimirister Ave ,.. �"Y sa„ta a� h x Aru a O Ninlmall a � � "arbor Pointe Bo z Keel 0.ve � Q W t6:M1 r 9LP � Q cl \/IrInIITY KAAP SITE LEGEND: DMA AREA - ROOF / AC DMA AREA - LANDSCAPE DIRECTION OF FLOW PROPERTY LINE/DRAINAGE AREA BOUNDARY — CENTERLINE AREA SUMMARY / COMPARISON DESCRIPTION EXISTING PROPOSED DIFFERENCE HARDSCAPE/IMPERMEABLE 50,197 SF 71,467 SF +20,855 LANDSCAPE/PERMEABLE 39,070 SF 18,215 SF TOTALS 89,682 SF 89,682 SF AREA CLASSIFICATION TOTAL NEW IMPERVIOUS AREA 20,855 SF TOTAL IMPERVIOUS AREA 71,467 SF SOURCE CONTROL BMPS: STRUCTURAL SOURCE CONTROL BMPS: SC-34 WASTE HANDLING & DISPOSAL (INTERNAL SD-11 ROOF RUNOFF CONTROLS (ROOF DRAIN TO BUILDING) LOCATIONS TBD) SC-41 BUILDING & GROUNDS MAINTENANCE SD-12 EFFICIENT IRRIGATION SC-43 PARKING / STORAGE AREA MAINTENANCE SD-13 STORM DRAIN SIGNAGE SC-60 HOUSEKEEPING PRACTICES SD-32 TRASH ENCLOSURE (INTERNAL TO BUILDING) SC-71 PLAZA AND SIDEWALK CLEANING SC-73 LANDSCAPE MAINTENANCE SC-75 WASTE HANDLING AND DISPOSAL NON-STRUCTURAL SOURCE CONTROL BMPS: (INTERNAL TO BUILDING) N3 (SC-73) COMMON AREA LANDSCAPE MANAGEMENT N4 BMP MAINTENANCE N7 (SC-11)SPILL CONTINGENCY PLAN N11 (SC-60) COMMON AREA LITTER CONTROL N14 (SC-74) COMMON AREA CATCH BASIN N15 (SC-43, SC-70) STREET SWEEPING PRIVATE STREETS AND PARKING LOTS PRETREATMENT/GROSS SOLIDS REMOVAL BMPS PRE-2 CATCH BASIN INSERT DMA DCV CALCULATIONS DCV = C X D_FRACTION X A X 43560 SF/AC X 1/12 IN/FT WHERE: DCV = DESIGN STORM CAPTURE VOLUME, CU-FT C = RUNOFF COEFFICIENT = (0.75 X IMP + 0.15) IMP = IMPERVIOUS FRACTION OF DRAINAGE AREA (RANGES FROM 0 TO 1) D = STORM DEPTH (INCHES) DRAWDOWN BMPS, THE DCV FRACTION, X1, IS 0.96. D FRACTION = D X 0.96 = 0.768 IN A = TRIBUTARY AREA (ACRES) DRAINAGE AREA 1 C = 0.75 X 0.865 + 0.15 = 0.737 D = 0.8 A = 2.059 DCV = 0.737 X 0.8 X 2.049 X 43560 SF/AC X 1/12 IN/FT = 4,470 CU-FT VOLUME: DESIGN CAPTURE VOLUME = 4,470 CU-FT PER CAPTURE EFFICIENCY METHOD FOR VOLUME -BASED BMPS PROPOSED ADS STORMTECH VOLUME = 4,587 CF (WQMP SITE PLAN SHOWS A CHAMBER THAT IS OVERSIZED). NOTES: 1. THE BMPS, AS SHOWN ON THE APPROVED SITE PLAN ARE ONLY PRELIMINARY AND WILL BE REVISED OR MODIFIED AS NECESSARY UPON COMPLETION OF THE WQMP. PRIOR TO THE ISSUANCE OF THE GRADING PERMIT, THE APPROVED GRADING/UTILITY PLAN SHALL INCORPORATE ALL REQUIRED STRUCTURAL BMPS. FOR ASSISTANCE AND AN INFORMATIONAL HANDOUT (INCLUDING A WQMP TEMPLATE). 2. THIS SITE WILL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH THE CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD SANTA ANA REGION ORDER NO. R8-2009-0030 DISCHARGE REQUIREMENTS (MS4 PERMIT). 0 10 20 40 . 1" = 20' SCALE ' Lu Q LJJ uj a U Lu cC G O U O LL w z V V Z 0 Q Lu E O 00 o0 U � N -6 rn ;' o U N U (p -0o-) E CB C) .L Q FOR AND ON BEHALF OF WARE MALCOMB U) 1..` co 5 z m LL Q Q Q z Lr j fQ/� v J L1 O Q J � L1J Lu L1J z 0 U) Lu z � N C� O Lo JOB NO.: IRV20-4009 PA / PM: LC DRAWN BY: AN DATE: 11 /04/2020 PLOT DATE: SHEET C500 ISheet 6 of 8 I CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT PROJECT INFORMATION ENGINEERED PRODUCT MANAGER ADS SALES REP PROJECT NO, ADVANCED DRAINAGE SYSTEMS, INC. WESTMINSTER AVE SANTA ANA, CA MC-4500 STORMTECH CHAMBER SPECIFICATIONS 1. CHAMBERS SHALL 8E STORMTECH MG-4 500. 2, CHAMBERS SHALL BE ARGH-SHAPED AND SHALL BE MANUFACTURED FROM VIRGIN, IMPACT -MODIFIED POLYPROPYLENE COPOLYMERS- 3, CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2418-16a, "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS" CHAMBER CLASSIFICATION 60001. 4. CHAMBER ROWS SHALL PROVIDE CONTINUOUS, UNOBSTRUCTED INTERNAL SPACE WITH NO INTERNAL SUPPORTS THAT WOULD IMPEDE FLOW OR LIMITACCESS FOR INSPECTION. 5. THE STRUCTURAL DESIGN OF THE CHAMBERS, THE STRUCTURAL BACKFILL, AND THE INSTALLATION REQUIREMENTS SHALL ENSURE THAT THE LOAD FACTORS SPECIFIED IN THE AASHTO LRFD BRIDGE DESIGN SPECIFICATIONS. SECTION 12,12, ARE MET FOR: 1) LONG -DURATION DEAD LOADS AND 2) SHORT -DURATION LIVE LOADS, BASED ON THE AASHTO DESIGN TRUCK WITH CONSIDERATION FOR IMPACT AND MULTIPLE VEHICLE PRESENCES. H TI 6 CHAMBERS SMALL BE DESIGNED TESTED AND ALLOWABLE LORD CONFIGURA ONS DETERMINED IN ACCORDANCE WITH ASTM F2787 "STANDARD PRACTICE FOR STRUCTURAL DESIGN OF THERMOPLASTIC CORRUGATED WAIL STORMWATER COLLECTION CHAMBERS'. LOAD CONFIGURATIONS SHALL INCLUDE: 1) INSTANTANEOUS (t1 MIN) AASHTO DESIGN TRUCK LIVE LOAD ON MINIMUM COVER 2) MAXIMUM PERMANENT (75-YR) COVER LOAD AND 3) ALLOWABLE COVER WITH PARKED (1-WEEK) AASHTO DESIGN TRUCK_ 7. REQUIREMENTS FOR HANDLING AND INSTALLATION: ■ TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKING STACKING LUGS. • TO ENSURE A SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESS THAN 3". • TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION, a) THE ARCH STIFFNESS CONSTANT AS DEFINED IN SECTION 6.2.8 OF ASTM F2418 SHALL BE GREATER THAN OR EQUAL TO 500 LBSIINIIN. AND b) TO RESIST CHAMBER DEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES {ABOVE 73' F 123' Cy, CHAMBERS SHALL BE PRODUCED FROM REFLECTIVE GOLD OR YELLOW COLORS. 8. ONLY CHAMBERS THAT ARE APPROVED BY THE SITE DESIGN ENGINEER WILL BE ALLOWED. UPON REQUEST BY THE SITE DESIGN ENGINEER OR OWNER, THE CHAMBER MANUFACTURER SHALL SUBMITA STRUCTURAL EVALUATION FOR APPROVAL BEFORE DELIVERING CHAMBERS TO THE PROJECT SITE AS FOLLOWS: • THE STRUCTURAL EVALUATION SHALL BE SEALED BYA REGISTERED PROFESSIONAL ENGINEER. + THE STRUCTURAL EVALUATION SHALL DEMONSTRATE THAT THE SAFETY FACTORS ARE GREATER THAN OR EQUAL TO 1.95 FOR DEAD LOAJD AND 1-75 FOR LIVE LOAD, THE MINIMUM REQUIRED BY ASTM F2787 AND BY SECTIONS 3 AND 12-12 OF THE AASHTO LRFD BRIDGE DESIGN SPECIFICATIONS FOR THERMOPLASTIC PIPI=. ■ THE TEST DERIVED CREEP MODULUS AS SPECIFIED IN ASTM F2418 SHALL BE USED FOR PERMANENT DEAD LOAD DESIGN EXCEPT THAT ITSHALL BE THE 75-YEAR MODULUS USED FOR DESIGN. 9. CHAMBERS AND END CAPS SHALL BE PRODUCED AT AN ISO 9001 CERTIFIED MANUFACTURING FACILITY- 1 1.2013 A139. INC. PROPOSED LAYOUT CONCEPTUAL E.EVATTONS N❑ P A L . , ,R ..,..,.. 4 STORMTECH MCd560 END CAPS MINIMUM ALLOWABLE GRADE (UNPAVED WITH TRAFFIC): 6.25 PREFABRICATED E CA 2 2fi" ISOLATOR ROWS 12 ONE ABOVE { n MINIMUM LOW GRADE CUNPAVED NO TRAFFIC)- 7.75 ( } )- PREFABRICATED END CAP 13 12" TOP PARTIAL CUT END CAPITYP OF ALL 12" TOP CONNECTIONS 35.73" g STONE BELOW In MINIMUM ALLOWABLE GRADE OP OF RIGID CONCRETE PAVEMENT 7.75 W 2 1�LA«r 40 STONE VOID MINIMUM ALLOWABLE GRADE [BASE OF FLEXIBLE PAVEMENT): 7 7 MANIFOLD C 12" x 12" TOP MANIFOLD, ADS N-12 35.69" Q im SbxmTecll INSTALLED SYSTEM VOLUME (CF) TOP OF STONE: B 75 CONCRETE STRUCTURE D [DESIGN BY ENGINEER 1 PROVIDED BY OTHERS] 2.5 CFS IN ¢ L> Y FOR STORNITECH 4587 (PERIMETER STONE INCLUDED) TOP OF MC-4500 CHAMS ER: 5.76 WMIEIR LU 7' w INSTRUCTIONS, ■ (COVER STONE INCLUDED) 12" x 12' TOP MANIFOLD INVERT- 3.72 1--z _ DOWNLOAD THE BASE STONE INCLUDED) 24" ISOLATOR ROW INVERT: 0-S4 ryJ d ❑ INSTALLATION APP • 119 SF BOTTOM OF MC-45Q0 CHAMBER D-7m Z d 157-9 BOTTOM of STONE: Q.00 W w 'o o IL IMPORTANT -NOTES FOR THE RIDGING AND INSTALLATION OF MC-45( CHAMBER SYSTEM t STORMTECH MC4500 CHAMBERS SHALL NOT BE INSTALLED UNTIL THE MANUFACTURER'S REPRESENTATIVE HAS COMPLETED A PRE -CONSTRUCTION MEETING WITH THE INSTALLERS. 2. STORMTECH MC-4500 CHAMBERS SHALL BE INSTALLED IN ACCORDANCE WITH THE "STORMTECH MC-35001MCASM CONSTRUCTION GUIDE'- 3. CHAMBERS ARE NOT TO SE SACKFILLED WITH A DOZER OR EXCAVATOR SITUATED OVER THE CHAMBERS. STORMTECH RECOMMENDS 3 BACKFILL METHODS; STONESHOOTER LOCATED OFF THE CHAMBER BED. ■ BACKFILL AS ROWS ARE BUILT USING AN EXCAVATOR ON THE FOUNDATION STONE OR SUBGRADE. + BACKFILL FROM OUTSIDE THE EXCAVATION USING A LONG BOOM HOE OR EXCAVATOR. 4. THE FOUNDATION STONE SHALL BE LEVELED AND COMPACTED PRIOR TO PLACING CHAMBERS. 5. JOINTS BETWEEN CHAMBERS SHALL BE PROPERLY SEATED PRIOR TO PLACING STONE. 6, MAINTAIN MINIMUM V (230 mm) SPACING BETWEEN THE CHAMBER ROWS_ 7. INLETAND OUTLET MANIFOLDS MUST BE INSERTED A MINIMUM OF mm) 12" 300 INTO CHAMBER END CAPS. ( 8. EMBEDMENTSTONE SURROUNDING CHAMBERS MUST BE A CLEAN, CRUSHED, ANGULAR STONE MEETING THE AASHTO M43 DESIGNATION OF #3 OR #4. 9. STONE SHALL BE BROUGHT UP EVENLY AROUND CHAMBERS SO AS NOT TO DISTORT THE CHAMBER SHAPE. STONE DEPTHS SHOULD NEVER DIFFER BY MORE THAN 12" (300 mm) BETWEEN ADJACENT CHAMBER ROWS, 10. STONE MUST BE PLACED ON THE TOP CENTER OF THE CHAMBER TO ANCHOR THE CHAMBERS IN PLACE AND PRESERVE ROW SPACING. 11. THE CONTRACTOR MUST REPORT ANY DISCREPANCIES WITH CHAMBER FOUNDATION MATERIAL BEARING CAPACITIES TO THE SITE DESIGN ENGINEER. 12. ADS RECOMMENDS THE USE OF'TLEXSTORM CATCH IT" INSERTS DURING CONSTRUCTION FOR ALL INLETS TO PROTECT THE SUBSURFACE STORMWATER MANAGEMENT SYSTEM FROM CONSTRUCTION SITE RUNOFF. NOTES FOR CONSTRUCTION EQUIPMENT 1. STORMTECH MC-4500 CHAMBERS SHALL BE INSTALLED IN ACCORDANCE WITH THE "STORMTECH MC-35001MC-4500 CONSTRUCTION GUIDE". 2. THE USE OF EQUIPMENT OVER MC-4500 CHAMBERS IS LIMITED: • NO EQUIPMENT IS ALLOWED ON BARE CHAMBERS. • NO RUBBER TIRED LOADER, DUMP TRUCK, OR EXCAVATORS ARE ALLOWED UNTIL PROPER FILL DEPTHS ARE REACHED IN ACCORDANCE WITH THE "STORMTECH MC-35001MC-4500 CONSTRUCTION GUIDE". • WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT CAN BE FOUND IN THE "STORMTECH MC-35001MC-4500 CONSTRUCTION GUIDE"- 3. FULL 36" (900 mm) OF STABILIZED COVER MATERIALS OVER THE CHAMBERS IS REQUIRED FOR DUMP TRUCK TRAVEL OR DUMPING. T USE OF A DOZER TO PUSH EMBEDMENT STONE BETWEEN THE ROWS OF CHAMBERS MAY CAUSE DAMAGE TO CHAMBERS AND IS NOT AN ACCEPTABLE BACKFILL METHOD. ANY CHAMBERS DAMAGED BY USING THE "DUMP AND PUSH" METHOD ARE NOT COVERED UNDER THE STORMTECH STANDARD WARRANTY. CONTACT STORMTECH AT 1-888.892-2694 WITH ANY QUESTIONS ON INSTALLATION REQUIREMENTS OR WEIGHT LIMITS FOR CONSTRUCTION EQUIPMENT. ACCEPTABLE FILL MATERIALS: STORMTECH MC-4500 CHAMBER SYSTEMS f AASHTO MATERIAL j z a MATERIAL LOCATION DESCRIPTION COMPACTION 1 DENSITY REQUIREMENT 2 CLASSIFICATIONS US FINAL FILL* FILL MATERIAL FOR LAYER'D' STARTS FROM THE TOP OF THE'C' PREPARE PER SITE DESIGN ENGINEER'S PLANS. PAVE w F- Z G u D LAYER TO THE BOTTOM OF FLEXIBLE PAVEMENT OR UNPAVED FINISHED ANY So ILfROCK MATERIALS, NATIVE SOILS, OR PER ENGINEER'S PLANS. NIA INSTALLATIONS MAY HAVE STRINGENT MATERIAL AND tl] E GRADE ABOVE- NOTE THAT PAVEMENT SUBBASE MAY BE PART OF THE Ty CHECK PLANS FOR PAVEMENT SUBGRADE REQUIREMENTS. PREPARATION REQUIREMENTS. Z F LAYER m 2 AASHTO M14S' F Q N INITIAL FILL: FILL MATERIAL FOR LAYER'C' STARTS FROM THE TOP OF THE GRANULAR WELL-GRADEO SOILIAGGREGATE MIXTURES, <35% FINES OR A-1, A-2.4, A-3 BEGIN COMPACTIONS AFTER 24" (600 mm) OF MATERIAL OVER W EMBEDMENT STONE ('ITLAYER) TO 24' {600 mm) ABOVE THE TOP OF THE PROCESSED AGGREGATE, THE CHAMBERS 15 REACHED COMPACT ADDITIONAL LAYERS IN 4f C CHAMBER. NOTE THAT PAVEMENT SUBBASE MAY BE A DART OF THE 'C' OR 12" m (3D0 m) MAY LIFTS TO A MIN. 95% PROCTOR DENSITY FOR w. LAYER. MOST PAVEMENT SUBBASE MATERIALS CAN BE USED IN LIEU OF THIS WELL GRADED MATERIAL AND 95% RELATIVE DENSITY FOR W 'p LAYER AASHTO M43' PROCESSED AGGREGATE MATERIALS. F- 3, 357, 4, 487, 5, 56, 57, 8, 67. 68, 7, 78, 8, 89, 9, 10 a 01 >r iL a B.CLEAN. EMBEDMENT STONE- FILL SURROUNDING THE CHAMBERS FROM THE CRUSHED. ANGULAR STONE AASHTO M43' NO COMPACTION REQUIRED. m FOUNDATION STONE ('A' LAYER) TO THE'C' LAYER ABOVE. 3.4 a A FOUNDATION STONE: FILL BELOW CHAMBERS FROM THE SUBGRADE UP TO CLEAN, CRUSHED, ANGULAR STONE AASHTO M43' PLATE COMPACT OR ROLL TO ACHIEVE A FLAT SURFACE 4' z O "• - i�r THE FOOT (BOTTOM) OF THE CHAMBER, 3,4 a PLEASE NOTE: ca i 1. THE LISTED AASHTO DESIGNATIONS ARE FOR GRADATIONS ONLY. THE STONE MUST ALSO BE CLEAN, CRUSHED, ANGULAR. FOR EXAMPLE, A SPECIFICATION FOR #4 STONE WOULD STATE: 'CLEAN. CRUSHED, ANGULAR NO.4 (AASHTO M43) STONE". ww 2, STORMTECH COMPACTION REQUIREMENTS ARE MET FORA' LOCATION MATERIALS WHEN PLACED AND COMPACTED IN 9" 230 mmIFTS USING TWO FULL COVERAGES WITH A VIBRATORY COMPACTOR. [ ) (MAX)( ] 3. WHERE INFILTRATION SURFACES MAY BE COMPROMISED BY COMPACTION FOR STANDARD DESIGN LOAD CONDITIONS. A FIAT SURFACE MAY BE ACHIEVED BY RAKING OR DRAGGING WITHOUT COMPACTION EQUIPMENT. FOR SPECIAL LOAD DESIGNS CONTACT STORMTECH FOR kl . COMPACTION REQUIREMENTS. v 4. ONCE LAYER'G IS PLACED. ANY SOILIMATERIAL CAN BE PLACED IN LAYER'D' UP TO THE FINISHED GRADE. MOST PAVEMENT SUBBASE SOILS CAN BE USED TO REPLACE THE MATERIAL REOUIREME14TS OF LAYER'C' OR 'D' ATTHE SITE DESIGN ENGINEER'S DISCRETION. w Y U F' e� o a� w PAVEMENT LAYER DESIGNED ADS GEOSYNTHETICS 601 T NON -WOVEN GEOTEXTILE ALL ( oA -, AROUND CLEAN, CRUSHED, ANGULAR STONE IN A & B LAYERS BY SITE DESIGN ENGINEER) m q -------------- v ♦ 1 \ \ l l LL T10M E E RUTLE P. FROM VE. FOR VNPAVm \ IPo8SA14ATIONS WHERE RVTfp7E FR9M YEHIGLE5 MAY 9CCUR � 7.D' 1i}1�-�-�,,�-: a w .�; QUIREASE COVER TO90' TiO nim ( 1 my PERIMETER STONE _ s. X'- � Y 2 1, 1; _•TJ ;c'" I 1 ' ' • " 3 - a u W•` _ _ [SEE NOTE 6) ( } 600 mm MIN' MAX 12" (300 mm) MIN B EXCAVATION WALL All BE SLOPED OR VERTICAL) 60' w (CAN i1 (1525mm) II m a� A ' - I I I- DEPTH OF STONE TO BE DETERMINED BY SITE DESIGN ENGINEER 9" (230 mm) MIN 12-(300mm)MIN �„ MC-3500 100' (2540 mm1 12" (300 mm) MIN �,_ o ❑ `D END CAP SUBGRADE SOILS P30 mm) MIN i (SEE NOTE 4)" LuO' o irpM M LLF NOTES: w_� 1. CHAMBERS SHALL MEET THE REQUIREMENTS OF ASTM F2418.1 Ba, "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS" CHAMBER CLASSIFICATION B0x101 2, MC-4500 CHAMBERS SHALL BE DESIGNED IN ACCORDANCE WITH ASTM F2787'STANDARD PRACTICE FOR STRUCTURAL DESIGN OF THERMOPLASTIC CORRUGATED WALL STORMWATER COLLECTION CHAMBERS": 3. THE SITE DESIGN ENGINEER IS RESPONSIBLE FOR ASSESSING THE BEARING RESISTANCE (ALLOWABLE BEARING CAPACITY) OF THE SUBGRADE SOILS AND THE DEPTH OF FOUNDATION STONE WITH CONSIDERATION FOR THE RANGE OF EXPECTED SOIL MOISTURE CONDITIONS. 4. PERIMETER STONE MUST BE EXTENDED HORIZONTALLY TO THE EXCAVATION WALL FOR BOTH VERTICAL AND SLOPED EXCAVATION WALLS. 5, REQUIREMENTS FOR HANDLING AND INSTALLATION: z + TO MAINTAIN THE WIDTH OF CHAMBERS DURING SHIPPING AND HANDLING, CHAMBERS SHALL HAVE INTEGRAL, INTERLOCKING STACKING LUGS- Y1 p ■ TO ENSUREA SECURE JOINT DURING INSTALLATION AND BACKFILL, THE HEIGHT OF THE CHAMBER JOINT SHALL NOT BE LESS THAN 3'_ a • TO ENSURE THE INTEGRITY OF THE ARCH SHAPE DURING INSTALLATION. a) THE ARCH STIFFNESS CONSTANT AS DEFINED IN SECTION 6,2.8 OF ASTM F2418 SHALL BE GREATER THAN OR EQUAL TO 500 LBSANIIN. AND h) TO RESIST CHAMBER DEFORMATION DURING INSTALLATION AT ELEVATED TEMPERATURES (ABOVE 73' F 123' 0), CHAMBERS SHALL BE PRODUCED FROM REFLECTIVE GOLD OR YELLOW COLORS. SHEET 3 OF 5 \ ISOLATOR ROW \\ (SEE DETAIL) PLACE MINIMUM 17.50' OF ADS GEOSYNTHETICS 315WTM WOVEN GEOTEXTILE OVER BEDDING STONE AND UNDERNEATH CHAMBER FEET FOR SCOUR PROTECTION AT ALL CHAMBER INLET ROWS I - - - BED LIMITS COVER PIPE CONNECTION TO END CAP WITH ADS GEOSYNTHETICS 601T NON -WOVEN GEOTEXTILE STORMTECH HIGHLY RECOMMENDS FLEXSTORM PURE INSERTS IN ANY UPSTREAM STRUCTURES WITH OPEN GRATES CATCH BASIN OR MANHOLE SUMP DEPTH TSO BY SITE DESIGN ENGINEER (24" [600 mm] MIN RECOMMENDED) ISOLATO R ROW FOR SED 59.54' z 0 a `Q U co V-I " � Y Y U a ❑ 7 W a C e J4 = Q rr�yr-c S N N A P- 6 S is a � co uiw M ate$ o ro a � NOTES MANIFOLD SIZE TO BE DETERMINED BY SITE DESIGN ENGINEER. SEE TECH NOTE #6.32 FOR MANIFOLD SIZING GUIDANCE. 3 • DUE TO THE ADAPTATION OF THIS CHAMBER SYSTEM TO SPECIFIC SITE AND DESIGN CONSTRAINTS, IT MAY BE NECESSARY TO CUT AND COUPLE ADDITIONAL PIPE TO STANDARD MANIFOLD 24 a COMPONENTS IN THE FIELD. < o • THE SITE DESIGN ENGINEER MUST REVIEW ELEVATIONS AND IF NECESSARY ADJUST GRADING TO ENSURE THE CHAMBER COVER REQUIREMENTS ARE MET. - • THIS CHAMBER SYSTEM WAS DESIGNED WITHOUT SITE -SPECIFIC INFORMATION ON SOIL CONDITIONS OR BEARING CAPACITY. THE SITE DESIGN ENGINEER IS RESPONSIBLE FOR DETERMINING SHEET THE SUITABILITY OF THE SOIL AND PROVIDING THE BEARING CAPACITY OF THE INSITU SOILS, THE BASE STONE DEPTH MAY BE INCREASED OR DECREASED ONCE THIS INFORMATION IS PROVIDED. 2 OF NOT FOR CONSTRUCTION: THIS LAYOUT IS FOR DIMENSIONAL PURPOSES ONLY TO PROVE CONCEPT & THE REQUIRED STORAGE VOLUME CAN BE ACHIEVED ON SITE_ MG-4600 CHAMBER 24" (600 mm) HOPE ACCESS PIPE REQUIRED USE FACTORY PRE -CORED END CAP PART #: MC450DREFIE24BC OR MC450OREPE24BW A. INSPECTION PORTS (IP P R ESE NT) A_1, REMOVEJOPEN LID ON NYLOPLAST INLINE DRAIN A.2. REMOVE AND CLEAN FLEXSTORM FILTER IF INSTALLED A-3, USING A FLASHLIGHT AND STADIA ROD, MEASURE DEPTH OF SEDIMENT AND RECORD ON MAINTENANCE LOG A.4, LOWER A CAMERA INTO ISOLATOR ROW FOR VISUAL JNSPECTION OF SEDIMENT LEVELS (OPTIONAL) A.5, IF SEDIMENT IS AT, OR ABOVE, 3" (80 mm) PROCEED TO STEP 2, IF NOT, PROCEED TO STEP 3- 9. ALL ISOLATOR ROWS 131. REMOVE COVER FROM STRUCTURE AT UPSTREAM END OF ISOLATOR ROW 13.2. USING A FLASHLIGHT, INSPECT DOWN THE ISOLATOR ROW THROUGH OUTLET PIPE i) MIRRORS ON POLES OR CAMERAS MAYBE USED TO AVOID A CONFINED SPACE ENTRY fl) FOLLOW OSHA REGULATIONS FOR CONFINED SPACE ENTRY IF ENTERING MANHOLE 3.3. IF SEDIMENT IS AT, OR ABOVE, 3• (80 mm) PROCEED TO STEP 2. IF NOT, PROCEED TO STEP 3. STEP 2) CLEAN OUT ISOLATOR ROW USING THE JETVAC PROCESS & A FIXED CULVERT CLEANING NOZZLE WITH REAR FACING SPREAD OF 45" (1,1 m) OR MORE IS PREFERRED 8- APPLY MULTIPLE PASSES OF JETVAC UNTIL BACKFLUSH WATER IS CLEAN a VACUUM STRUCTURE SUMP AS REQUIRED STEP 3) REPLACE ALL COVERS, GRATES, FILTERS, AND LIDS; RECORD OBSERVATIONS AND ACTIONS. STEP 4) INSPECT AND CLEAN BASINS AND MANHOLES UPSTREAM OF THE STORMTECH SYSTEM, NOTES 1. INSPECT EVERY 6 MONTHS DURING THE FIRST YEAR OF OPERATION. ADJUST THE INSPECTION INTERVAL BASED ON PREVIOUS OBSERVATIONS OF SEDIMENT ACCUMULATION AND HIGH WATER ELEVATIONS. 2 CONDUCT JETTING AND VACTORING ANNUALLY OR WHEN INSPECTION SHOWS THAT MAINTENANCE IS NECESSARY. OPTIONAL INSPECTION PORT MG-45DO END CAP TWO LAYERS OF ADS GEOSYNTHETICS 315WTM WOVEN GEOTEXTILE BETWEEN FOUNDATION STONE AND CHAMBERS 10.3' (3.1 m) MIN WIDE CONTINUOUS FABRIC WITHOUT SEAMS z O H V W 7 a ❑� a m Luw � � M F Q � c, m $ ro �zA a a� a � a w _ x 3 a SHEET 4 OF 5 Q U 9 0� w 2i 0 U 0 IL W z Lu 0 ` 0 Z 0 a LL] J E O CO Cp U 7- NCD _ -0 M M - O O U U co M 0-) E FOR AND ON BEHALF OF WARE MALCOMB U) 1..` CD 5 W N Z m N~ U n� I..f_ Z z Lu Q I..� Lu O Q J 0� LU Lu LU z 0 G U) 1 W Z � L0 N O Ln U `1' JOB NO.: IRV20-4009 PA / PM: LC DRAWN BY: AN DATE: 11 /04/2020 PLOT DATE: SHEET C501 Sheet 7 of 8 CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT STORMTECH END CAP 12" (300 mm) MIN SEPARATION (300 mml MIN INSERTiON=- 1� I HIEADER MANIFOLDf111 IIIII fl�1,1A!�V�+ ,MANIFOLD STUB p I 1 fl MANIFOLD HEADER I MANIFOLD STUB 12" (300 mm) 12` (300 mm) MIN SEPARATION T MIN INSERTION NOTE: MANIFOLD STUB MUST BE LAID HORIZONTAL FOR A PROPER FIT IN END CAP OPENING- VALLEY STIFFENING RIB LOWER JOINT ' CORRUGATION CREST WEB UPPER JOINT CORRUr ATInN CREST STi FF EI RIB � FOOT 430 BUILD ROW IN THIS DIRECTION NOMINAII CE{A M6E}�3 ECIFJ -AZIONS SIZE {W X H X INSTALLED LENGTH) CHAMBER STORAGE MINIMUM INSTALLED STORAGE' WEIGHT (NOMINAL) larr 1. 100-0" (2540 mm) im) 1 DO.O' X 60.0' X 48.3" (2540 mm X 1524 mm X 1227 mm) IM-5 CUBIC FEET [3-01 ma) 1B2-6 CUBIC FEET (4-60 mlj 125.0 lbs. (58.7 kg) NOMINAL END CAP SPECIEICATl6N5 SIZE {W X H X INSTALLED LENGTH] 94.0" X 61.0' X 32.8" {2289 mm X 1549 mm X 833 mm) END CAP STORAGE 39.5 CUBIC FEET {7.12 m'j MINIMUM INSTALLED STORAGE' 115.3 CUBIC FEET 0.26 ma] WEIGHT [NOMINAL] 90 Ihs- (40.8 kg) 'ASSUMES 12' [3D5 mm) STONE ABOVE, 9" (229 mm) STONE FOUNDATION AND BETWEEN CHAMBERS. 12' (305 mm) STONE PERIMETER IN FRONT OF END OAPs AND 40% STONE POROSITY. PARTIAL CUT HOLES AT BOTTOM OF END CAP FOR PART NUMBERS ENDING WITH 'B" PARTIAL CUT HOLES AT TOP OF ENE) CAP FOR PART NUMBERS ENDING WITH'T' END CAPS WITH A PREFABRICATED WELDED STUB END WITH `*" PART # STUB B C MC45OOIEPP067 6" (150mm) 42.54" (1081 mm) ... MC45001EPP0611 --- 0.86" {22 mm} MC4SO01EPP08T 8" (200 mm) 40.50" (1029 mm) ... MC4500IEPP08B --- 1-{}1' (28 mm) MC45OOIEPP107 10" (250 mm) 28.37" (975 mm) ... MC45001EPP10S ... 1.33' (34 mm) MC45001EPP127 12" (300 mm) 35.69" (907 mm) ... MC45001EPP128 ... 1.55' (39 mm) MC45001EPP15T 15" [375 mm) 32.72" (831 mm) ... MC45001EPP156 --- 1.70" (43 mm) MC45O01 EP P 18T 18" (450 mm) 29 -36" [7$6 mm} ... MC45OOIEPP18TW MG450CIEPP19B ••• 1.97" (50 mm) MC45001EPP18BW MC45OOIEPP247 24' (600 mm) 23.05" [585 mm} ... MC45001EPP24T W MG45001EPP246 -•• 2.26" (57 mm) MC45001EPP24BW MC45001EPP30BW 30" (750 mm) 2.95" {75 mm) MC45001EPP315BW 36" (900 mm) 3.25" (83 mm) MC45001EPP4213W 42" (1050 mm) 3.55" (90 mm) NOTE: ALL DIMENSIONS ARE NOMINAL 32.8' {833 mmj INSTALLED (965 mm) L r y F—M4 CUSTOM PARTIAL OUT INVERTS ARE AVAILABLE UPON REQUEST. INVENTORIED MANIFOLDS INCLUDE 12-24" (300-600 mm) SIZE ON SIZE AND 15-48" (375.1200 mm) ECCENTRIC MANIFOLDS. CUSTOM INVERT LOCATIONS ON THE MC-4500 END CAP CUT IN THE FIELD ARE NOT RECOMMENDED FOR PIPE SIZES GREATER THAN 10' (250 mm)- THE INVERT LOCATION IN COLUMN 'B' ARE THE HIGHEST POSSIBLE FOR THE PIPE SIZE, SHEET 5 OF 5 M w ICI Q Lu w w Q U w 2i O U Of O LL z w w 0 z 0 Q w J E O DO Do 6 a) O co U U N (D m 0 � Q) i CD M .L Q FOR AND ON BEHALF OF WARE MALCOMB V ) O N z m ~ U Q Q � Q Z z Lu Q w O Q J 0� LU Lu Lu z 0 U) w Z 3: Nzi- N C� O Lo U `\' IRV20-4009 LC Y: E AN 11/04/2020 E: SHEET C502 Sheet 8 of 8 ON t ' I wow 7JMME-, -� p; CITY FABRICK DESIGNERS 425 EAST 4TH ST UNIT E LONG BEACH, CA 90802 BRIAN ULASZEWSKI brian@cityfabrick.org CITYFABRICK.ORG 1/19/z Applications: Environmental Review No. 2020-48, General Plan Amendment No. 2020-07, and Amendment Application No. 2020-05 Addresses: 2530 and 2534 Westminster Avenue Join us online at youtube.com/cityofsontoonavideos/live or dial (669) 900-9128, enter code 315 965 149, and dial *9 if you would like to comment on a specific item 1/19/2021 PROJECT DETAILS • 85 residential units 0 23 one -bedrooms (27%): 489 to 523 SF 0 4 two -bedrooms (5%): 756 SF 0 34 three -bedroom (40%): 933 to 1,101 SF 0 24 four -bedroom (28%) :1,178 to 1,187 SF • 58 extremely low-income units • 26 permanent supportive housing units • 1 manager's unit • 136 parking spaces (1.6 spaces per unit), including 42 tandem stalls • Community room, meeting room, laundry rooms, ancillary service provider offices, publically accessible playground, picnic area, and private balconies/patios Join us online at youtube.com/cityofsantoonavideos/live or dial (669) 900-9128, enter code 315 965 149, and dial *9 if you would like to comment on a specific item 2 1/19/2021 STAFF RECOMMENDATION 1. Approve and adopt Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Environmental Review No. 2020-48. 2. Adopt a resolution approving General Plan Amendment No. 2020-07. 3. Adopt an ordinance approving Amendment Application No. 2020-05 to establish Specific Development No. 97. Join us online at youtube.com/cityofsontoonavideos/live or dial (669) 900-9128, enter code 315 965 149, and dial *9 if you would like to comment on a specific item 3 PROJECT LOCATION & ZONING • General Plan: General Commercial (GC) • Zoning: General Commercial (C2) • North and East: Commercial South and West: Single-family residential/ Commercial 1/19/2021 T,I Westminster Ave West minster.Ave W 17th StLL . Z. L AA lk X- 6t Join us online at youtube.com/cityofsontoonavideos/live or dial (669) 900-9128, enter code 315 965 149, and dial *9 if you would like to comment on a specific item 4 1/19/2021 SITE PHOTOS Join us online at youtube.com/cityofsontoonavideos/live or dial (669) 900-9128, enter code 315 965 149, and dial *9 if you would like to comment on a specific item 1/19/2021 BACKGROUND • July 2, 2019: Request for Proposals issued to solicit development of affordable housing projects 0 4 proposals were received and rated by a review panel Community Development Partners was the top rated proposal • April 7, 2020: The City Council approved $3,904,341 of affordable housing funds for the subject project • Committed to a 100 % affordable project • 75 % extremely low-income households (30% of AMI) • 25 % permanent supportive housing units Join us online at youtube.com/cityofsontoonavideos/live or dial (669) 900-9128, enter code 315 965 149, and dial *9 if you would like to comment on a specific item 6 1/19/2021 BACKGROUND AND OUTREACH • July 20, 2020: Virtual Sunshine Meeting to overview the project • November 12, 2020: The Public Works Agency held a virtual meeting to overview the Traffic Impact Analysis and future capital improvements • December 3, 2020: The applicant held a virtual meeting to provide a status update of the project • December 14, 2020: The Planning Commission recommended City Council approval (5:0) • January 12, 2021: The applicant went door-to-door to meet with the residents immediately adjacent to the site (16t" St. and Huron Dr.) Join us online at youtube.com/cityofsantoonavideos/live or dial (669) 900-9128, enter code 315 965 149, and dial *9 if you would like to comment on a specific item 7 1/19/2021 BACKGROUND AND OUTREACH • Comments received at the Planning Commission meeting: • Refine Westminster Ave. design and elevations • Elevations have been revised • Parking • Parking Management Plan • Traffic • Traffic Impact Analysis prepared • Warrant analysis conducted for a stop sign at 16t" St. and Huron Dr. • Incorporate Green Elements • CalGreen compliant and includes solar panels, bike parking, electri vehicle arkina, low flow and energy efficient fixtures Join us online at youtube.com/city fsontoonovi os/live or dial (669) 900-9128, enter code 31 5 149, and dial *9 if you would like to comment on a specific item SITE PLAN Join us online at youtube.com/cityofsontoonavideos/live or dial (669) 900-9128, 1/19/2021 lent on a specific item Tiered Building Height and Setbacks LI U RENDERING FROM W 1/19/2021 ESTMINSTER AVENUE Iwo r+,aa�, uti��" • A• .ear: - _ - .i}f➢I ., ..r. •.,ram.^-.-+ +� �g � _=_ .I..._� ' . A -►• it �+' i.�'~� 1 Join us online at youtube.com/cityofsontoonavideos/live or dial (669) 900-9128, enter code 315 965 149, and dial *9 if you would like to comment on a specific item 1/19/2021 RENDERING FROM HURON DRIVE Join us online at youtube.com/cityofsantoonavideos/live or dial (669) 900-9128, enter code 315 965 149, and dial *9 if you would like to comment on a specific item PARKING Standard • Parking Management Plan • On -site Property Manager • Sticker/Placards • 1 space per 1 and 2 bedroom unit • 1.5 spaces per 3 bedroom unit • 2 spaces per 4 bedroom unit (tandem stalls) • 5 guest spaces (including 1 EV space and 2 ADA spaces) • 3 staff spaces • 1 move-in/ride share space Di 1/19/2021 • Permit -only parking along Huron Dr. from project site south to 16t" St. Join us online at youtube.com/cityofsantoonavideos/live or dial (669) 900-9128, enter code 315 965 149, and dial *9 if you would like to comment on a specific item 13 1/19/2021 ENVIRONMENTAL REVIEW NO. 2020-48 - CEQA Mitigated Negative Declaration Technical Studies: Air Quality, GHG and Energy, Cultural Resource Assessment, Geotechnical and Infiltration Study, Phase Environmental Site Assessment, Traffic Impact Analysis, Preliminary WQMP, Noise and Vibration Study Mitigation Monitoring and Reporting Program with mitigation measures for: Biological resources Cultural resources Geology and soils Noise Tribal cultural resources • Traffic: 0 462 daily trips (31 a.m. and 37 p.m. peak trips) 0 83 additional trips per day on Huron Dr. Fair share contribution for improvements at: Westminster Ave. and Fairview St. Mar Les Dr. and Westminster Ave. 0 16th St. and Fairview St. • Noise: • Exterior building materials to reduce interior noise levels below 45 d BA • Sound attenuation on private balconies/patios • 8-foot high CMU wall between the playground and single-family residences • Traffic generated by the project would increase traffic noise by less than 0.5 CNEL Join us online at youtube.com/cityofsontoonavideos/live or dial (669) 900-9128, enter code 315 965 149, and dial *9 if you would like to comment on a specific item MR-15 (Medium Density Residential) UN (Urban Neighborhood) GC (General Commercial) d O (Open Space) wo EXISTING id EME AVE XWEN Cn MR-15 w G z 16T" ST O = LR-7 LR-7 I - r PROPOSED i GCS � WESTMINSTER AVE ■ ~ i� UN `o � w MR-15 0 z 16T" ST O w = LR-7 LR-7 L Els uR1 R1 IL,a C1 r Z �oposedamendmentu • iecific • DevelopmentC p I • I I SD41 Project • specific 'evelopment standard I MAR L>=S LN - Specificwithin I Development Pla, C1 COMMUNITY COMMERCIAL I o I cn R1 C2 GENERAL COMMERCIAL SD SPECIFIC DEVELOPMENT a O OPEN SPACE LAND �y • EXISTING R1 C1 WESTMINSTER "E G Z 16TH ST 01JJA1:1 ikl1M 01[10 PROPOSED ' R1 PARK GLEN W C1 PARK GLEN CIR C1 C1 itfc a CIR I C1 y L WESTMINSTER AVE CI � rn I SD97 N C2 C2 3: C2 j i SD4 > � i 1 ILL z a z I Z 16TH ST I O I 2 _ O MAR LES LN 1 � y~ O� I �2� I Ov I � R2 ' _ w R1 R2 io 2 f E16 1/19/2021 STAFF RECOMMENDATION 1. Approve and adopt Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Environmental Review No. 2020-48. 2. Adopt a resolution approving General Plan Amendment No. 2020-07. 3. Adopt an ordinance approving Amendment Application No. 2020-05 to establish Specific Development No. 97. Join us online at youtube.com/cityofsontoonavideos/live or dial (669) 900-9128, enter code 315 965 149, and dial *9 if you would like to comment on a specific item N � N Join us online otyoutube.com/cityofsontoonovideos/live or dial (669) 900-9128, enter code 315 965 149, and dial *9 it you would like to comment on a specific item 1/19/2021 19