HomeMy WebLinkAbout75A - CITY PLACE
.-
REQUEST FOR
COUNCIL ACTION
~
~
CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
J
);
.
FEBRUARY 22, 2005
TITLE:
PUBLIC HEARING - EIR NO. 2004-01, ZOA
NO. 2004-06, DA NO. 2004-04, CUP NO.
2004-28, VESTING TTM NO. 2004-06 AND
SPR NO. 2004-05 TO ALLOW THE
CONSTRUCTION OF THE CITY PLACE
DEVELOPMENT CONSISTING OF COMMERCIAL
AND RESIDENTIAL USES LOCATED AT 2775
NORTH MAIN STREET - TRANSACTION
FINANCIAL CORPORATION, APPLICANT
t24a
CITY MANAGER
APPROVED
o As Recommended
o As Amended
o Ordinance on 151 Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
CONTINUED TO
~
FILE NUMBER
RECOMMENDED ACTION
1. Adopt a resolution certifying Final Environmental Impact Report
(EIR) No. 2004-01.
2. Adopt an ordinance approving Zoning Ordinance Amendment No. 2004-06.
3. Adopt an ordinance approving Development Agreement No. 2004-04.
4. Adopt a resolution approving Conditional Use Permit No. 2004-28 as
conditioned.
5. Adopt a resolution approving Vesting Tentative Tract Map No. 2004-06
(County Map No. 16565) as conditioned.
6. Adopt a resolution approving Site Plan Review No. 2004-05.
PLANNING COMMISSION ACTION
Recommended that the City Council:
1. Adopt a resolution certifying Final Environmental Impact Report
(EIR) No. 2004-01.
2. Adopt an ordinance approving Zoning Ordinance Amendment No. 2004-06.
3. Adopt an ordinance approving Development Agreement No. 2004-04.
4. Adopt a resolution approving Conditional Use Permit No. 2004-28 as
conditioned.
75A-1
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
February 22, 2005
Page 2
5. Adopt a resolution approving Vesting Tentative Tract Map No. 2004-06
(County Map No. 16565) as conditioned.
6. Adopt a resolution approving Site Plan Review No. 2004-05.
At its December 13, 2004 meeting the Planning Commission adopted a
resolution approving the actions above as conditioned by a vote of 6: 1
(Sinclair opposed) to allow a mixed use development within the Specific
Development No. 59 (SD-59) zoning district at 2775 North Main Street.
DISCUSSION
After taking public
matter and directed
following:
input
staff
on February 7,
to work wi th
2005 , Counc i I
the applicant
continued the
to amend the
1. Part II of the Specific Development to permit:
a. 185 dwelling units as shown on lots 2, 3 and 5 of Vesting
Tentative Tract Map No. 16565
b. One (1) dwelling unit per acre as a holding zone on lot 1 of
Vesting Tentative Tract Map No. 16565
2. Amend Section 5 of the Development Agreement to limit development
in Phase II to be consistent with the Specific Development, as
amended, but retain the concept that the City and Developer shall
meet in good faith to consider construction of a residential,
for-sale, high-rise tower as part of this project.
3. Amend the Vesting Tentative Tract Map to comply with the revised
Specific Development and Development Agreement.
4. Amend the Site Plan and Site Plan Review to comply with the
revised Specific Development and Development Agreement.
5. Amend the Final EIR, including the Project Description,
consistent with the revised Specific Development and Development
Agreement.
6. Delete Section 5.1.2 of the Development Agreement related to
development of commercial component tied to development of hold
back residential units.
75A-2
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
February 22, 2005
Page 3
All items have been revised to address the direction of the Council. In
addition, an exhibit titled Clarifications to the Draft Environmental
Impact Report (Exhibit B) has been provided to address comments raised at
the City Council meeting.
To facilitate the City Place development proposal, a series of actions
are necessary. Those actions include Environmental Impact Report, Zoning
Ordinance Amendment, Development Agreement, Conditional Use Permit,
Vesting Tentative Tract Map and Site Plan Review.
Environmental Impact Report
The California Environmental Quality Act (CEQA) requires the preparation
and approval of an environmental impact report (EIR) for this proj ect.
The environmental issues analyzed in the EIR include aesthetics, air
quality, cultural resources, land use, hazardous materials,
hydrology/water quality, noise, traffic and circulation, public services
and utility services.
The environmental impact report has identified a significant and
unavoidable impact to air quality and traffic. No feasible mitigation
measures are available to reduce these impacts. Accordingly, a Statement
of Overriding Considerations will be needed in order to approve the
project. All other potential impacts associated with the project were
determined to be less than significant or were provided with mitigation to
reduce impacts to a level considered less than significant.
Zoning Ordinance Amendment
In 1993, a specific development zone (SD-59) was approved on the site to
accommodate an extremely intense mixed-use project. The entitlement
included a 22 and 32-story office tower, 19-story residential tower (216
units), hotel, parking structure, restaurants, health club, retail space,
cinemas and live theater, and attached residences (64 units). The total
proj ect gross square footage was 1,964,770 with parking to accommodate
5,464 spaces.
The specific development plan proposed for City Place incorporates the
intent of the previous entitled project without the high-density
residences or intensity of commercial space. The specific development
text lays out criteria for the review of the project. Due to the lower
scale and intensity of the proposed project, the development of the site
is in many ways different than that previously approved and therefore
requires an amendment to the current SD-59.
75A-3
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
February 22, 2005
Page 4
Development Agreement
The development agreement establishes development intensity, density,
permitted uses and standards for the term of the agreement. In exchange
for the City vesting the standards and changing allowable intensity, the
development agreement requires certain public benefits. The main points
of the agreement include the term, residential high-rise consideration,
public art, Inclusionary Housing fee, Santiago Park Improvement fee, In-
lieu park fee, CC&R's (Conditions, Covenants and Restrictions) and
Cultural In-lieu fee.
Conditional Use Permit
A conditional use permit has been requested to allow the live-work
component of the proj ect . Should the Zoning Ordinance Amendment be
approved, a conditional use permit will be required for any proposed
live-work project within SD-59 zoning district. The live-work component
is envisioned to create an urban element while providing a transition
between the commercial uses and residential living. As the overall plan
is proposed, the live-work component is encouraged to link the components
and accentuate the District Center urban character.
Vesting Tentative Tract Map
A vesting tentative tract map is requested to allow the subdivision of
land and future residential condominiums. The vesting nature of the map
ensures that the standards to be applied to the proj ect will be those
adopted with the approval of the map.
Site Plan Review
Santa Ana Municipal Code requires approval of all plans
development area to ensure the project is in conformity
development standards. The proj ect as designed is in
standards within the zoning ordinance amendment and
applicable development standards.
within a specific
with the specific
keeping wi th the
with all other
The Planning Commission, after conducting public hearings on October 25,
2004 and December 13, 2004, added the following changes to the
recommended conditions of approval and mitigation measures:
A) Require the use of unit pavers in areas primarily designated for
pedestrian use.
75A-4
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
February 22, 2005
Page 5
B) Amend Page 19 of Specific Development to prohibit parking and
storage of boats, trailers and recreational vehicles on site.
C) Amend Page 28 of Specific Development to prohibit use of
opaque/painted glass in retail uses so as to maintain
transparency and the pedestrian orientation of the project.
D) Place a restriction on the use of the cultural in-lieu fees
towards development or construction of a theater.
E) Add a mitigation measure to change the hours of construction to
7:30 a.m. to - 4:30 p.m. Monday through Saturday.
F) Require an In-lieu park fee to be paid by the developer and used
within the northeast quadrant of the city and keep park fees
within Santiago Park.
G) Require a crosswalk and associated traffic signal at Crescent and
Memory Lane leading towards Santiago Park.
All conditions of approval are outlined in the attached staff report
(Exhibit A) .
FISCAL IMPACT
The project, with approval of the development agreement, will provide a
positive fiscal impact to the city. The fees anticipated are as follows:
· Cultural in-lieu fee - $400,000
· Inclusionary Housing Fee - $3,000 per unit (estimated $723,000)
· Santiago Park Improvement Fee $1.64 per usable square foot
(estimated $776,000)
· In-lieu Park Fee $35.50 per square foot or an estimated $1.79
million (This fee would be offset, or reduced by the Santiago Park
Improvement Fee, resulting in a net in-lieu park fee of $1.01
million)
A;A~
Stephen G. Har ng
Executive Director
Planning & Building Agency
SK:rb
sk\reports\city place.02220S.cc
75A-5
THE FOllOWING
ATTACHMENTS A-N
REFLECT
REVISIONS TO THE
ARCHITECTURAL
SHEETS AS A
RESULT OF
COUNCil
DIRECTION
75A-6
Illl S)'Jd)111 )1\1 ~IIII
I , lapeN ~IIII
(90MIZ '^3H) vO/60/E NOISSI~8nS3H aNi: - M31^3H NVld 311S
a ~ 01
V 1 va 1~3rOHd ~ ~ Ci:!
~.
VINHO.:lIlV~ 'VNV V1NVS
3N'o'l AHO~3~ ~ 133H1S NIV~
1S3M 3~Vld AlI~
~mm~~
~mdm
!mm~~
i
l _
ii ~l I
H II i
-..~~II~.
mlo!~~l'~
iWhiit
mmm
J~~
I
Hh ~
~ .. . U
<(
0 ~ "
~ , m ~
z n m z
Ci m Ci
...J ~~~ ...J
5 5
aJ aJ
N .. 0 '?
Ii.. ~ ! 0..
--:-u;-, 00
iii~ W
~
L~ ~~~
~ ~ ~~~~~I~ ~~~
~ ~ 00 'I
~ ~ u.:u.: ~~i~ ~ ~ ~I W
Si I 0000 0000 00 ~i~ ~ ~
<l Hi U ~ ffi
~ ~ ....:....: ~a; :i ~g~ ~ ~~~ ~ ~ ~>~
< ~ 0 ~
< ! ~ ~ ;;
~ ~ ~ 0 t
z ll'
~ < 00 ~
00 ~ z ~~ 0 ~ 5 ;; ~
<( >-' W 0 ~ II ~ ~ 0 I z
0 ~~ ~ .. ~ '3 MIf; 0 ~ ~ ll' Ci
~ W ~ 0
b 000 ~ 0 ~ ~~~ ~ a: ~ !i ~ ...J
..~ 00 ~ ~ .. ~I~ ~ 5 i 5
w b~ ~ ~ @ a: a: !f~~ ~ <.> ~~~ II
.., ~ ~ <CD' <.>ow ~ ;,J~~ a: ~ ~ aJ
0 wz ~ ~ ~~ g~g ~ ~ ~ i g ~ ~ ~ ~ ~
a:: ~~ z ~ ~ ~~~ ~ ~ a: ... ~ ;:: Ii..
0.. 11 8 2 tllalCDI- a: a: ~ <.> ii; ~
ti
w
o
~
a::
0..
~
Z
S2
a::
<(
0..
...J
<(
F
z
w
o
u;
w
a::
@
o
5
~
..
'"
z
i:
a:
>- ~
a:
<
"
"
iil
'"
z
i:
a:
<
..
~
~ li~
m Iii i!
~ ~~-:-I
g ~~l ~i
~ ~
I i ~~
I ~~ ~'7
n~ "..
;Ii -"
~ ~i i~
I~
~ j~~
~ I;a
~ I lid
g: I~h
w ~
~ ~
o ~
~ ~
~
<
"
~
",'"
~~
~ ~~
o
is
d~
! ~ ~
~ ~ !
~
~ ~-
i ~!
I ili
~ u~
h
$'
j!
;!
n
~
I'l
~.. ~~~
/j~ i!!~~ ~5i
!f~ ~:;: jI-
I~ ~ ~
L ~;I~ !_
4 ~ ..!
~ hi Ii
t lel~~
Ug
i~ ~~~
"
~~
;~
if
~ ~
el 0 ..!
~ ~!~ ~~ ~ r;i h
I; ;r;~ ~,J, i e/j~ lll~
'" fi [:. !l! I;;~ s~
i .!i i~ i ~i~ H
~~ ~
. ~
n ~~ 6
00 ~
~;!l; a: a:
@ . (;S(;S(;S .99 ~~ <.>
0 ~ ~......oo ~~~~ I
5 ~~~~
~ ww
~ dH~ ~(/,)(I.l... ~~
.. ~ ~ ~~~~
'" ~ ~ <<
z cna.a..a..m ~c::crW ~~
i: ~ i~nffi ~
a: ~~~ffi ~ . ~ct ~
~ ~ I (;S u..u..u..C,) ~ t;u..u..o ~~fa ~ ~
~ ~OOOCll ~<:JOII) 0
< ZZZI- " zz~ ~ ~~~ ~
" ~~~~~ ::r:oottj w
~ ~ i wss ~ ~
" ~ ii55~ ~ ;;
::> ~ 11 ~~ffi
'" <O:lI:lIi:QQ) <mala) ~
'" ~ .. ~ '" ~
Z ~ a: ~ 11 ~
i:
a:
< ;;
..
~ ~
~ 0
~ ~
~ "
- ~
~
~
~
g
~
~~
~~
s~
!:!.~
~~
~
~
:::;
::>
en ~~
5 ~~
F
<(
tl
u:: Q
u; ~:i
en w'
<(
...J
tl
>-
tl
Z 0
<( c
0..
i3 ~~
tl
g ~~
~ g~
Z
o
F
tl
::>
a::
t-
en
Z
o
tl
~ ~ ~ ~ ~ ~ ~ ~
w~ w~ ~ w~ ~ ~ ~ w~
~81Hl o 00 8 8 HI
8 li18
~~ ~~ n~ ~ ~ ~ .
It ~K
~~ ~~ t5 ~t5 0 0 t5 ~~
~ ~ ~ ~ ~ ~ ~ ~
@8 @~ @8 @8 88 88 @8 @8
~~ ~t5 ~~ ~~ ~~ ~~ ~~ ~~
Vl Vl Vl Vl Vl Vl Vl Vl
W W W W W W W W
>- >- >- >- >- >- >- >-
'" '" '" '" '" c.: c.:
I I I I I ~ Z ~
:> :> ~ ~ ~ :> :> :>
N N N ~ Ii: ~ ~
.( .( .( ID ID 0::
Vl Vl
W W
::; ::;
0 0
I Vl I
Z Z
.. ID U Cl w ?; Ii: ?;
oj oj oj oj oj 0 9 0
l- I-
9 9 9 9 9 N '"
ID ID ID ID ID Ii. Ii. Ii.
~
g
~ ~
~ i
8 <
~ w
0
15 8
~ ~
w
~ ~
z
~ ~
z ~
~ ~
a: I
w
~
0
w is
00
~ ~
a:
~ g
a:
~ w
w
a:
<~~~~~~~ m~~~~~~m~o~
~~~~~~~~ ~~~~~~~~~~~
~~~~~~~~ ~~~~~~~~~~~
!!!!~!!! !!!!!!!!!!!
00000000 00000000000
~~~~~~3~ ~~~~~~~~~~~
wwwwwwww wwwwwwwwwww
00000000 00000000000
cccccooo 00000000000
~ ~~~~~~~~ ~~~~~~~~~~~
~~~~~~~~~~ ~~~~~~~~~~~
~~~~~fu~~fu~ ~~fufu~fu~fufufufu
@~~~~~~~~~~~ ~~~~~~~~~~~
~ ~~~~~~~~~~~~ffiffi~~~~~~~~~~~
I- ffi~~~crcrcrcrcrcrcrcr~~crcrcrcrcrcrcrcrcrcrcr
~ ~ 8~8~~~~~~~~~~~~~~~~~~~~~~
; ~
o
w
00
~
Qg~oo~8~~8~~8~~~~~~~~~~~~
~~~<~~~~~~~~~~~~~~~~~~~~~
. ~ .
~.. z
~w S
c ~
::J(I).~
~~~~
2!i=~
~~m~
~~oo ~~oo ~~oo ~~~ ~~~oo
~~~~~~~~~~~~i~~~~8~~~
.~~~~~~~~~~~~~~~~~~~~~
<<<<mmm~uuouoooowwwww
~ ~~~~~~~~~~~~~~~~~~~~~~~
~ ~~~~~~~~~~~~~~~~~~~~~~~
~ ffi(l)mmmmmmmmmmmmmmmmmmmmm
~ ~~~~~~~~~5~~~~::~:~~~~~
. ~
X ~~
w
0 I3j is
~ ~~ ~
t- ow
a:>
W ~o ~
W 815
J:
en ~~ ~
<< <.>
2;~30
ATTACHMENT A
f
;
I
.
d~
. '.
JHII
b.1
I
.
;;
! I
3PI
lll~ ~~
IHU
- ~ -$.
;mii ~I
::
'" HUg
i3 <<mmo
~ 3~3~3
~ ~~~~~
~ i=i=i=i=i=
i ~~~~~
0:: 0::0::0::0::0::
o QQQQQ
ffi ffi~~ffi~
8 8ww8w
s~a
~~~
I-
()
~~
I-~
We:(
;:::0..
I-w
~(/)
zo..
we:(
1-::2:
_~N
<<<
I
I
,
~
I
I
I
I
r
.
I
t
r
I
I
.
,
I
.
I
j
I
r
t
I
r
.
1
I
t
I
r
I
i
I
!
t
t
I
,
...-S-""'~. . - ~il:-&
T,~: ~~ ~~ tMJ- ~ .il......
.i!l' ~~ ~~_ ~ : ~.'
'11lfJ;Q:j: '. ~ .... w
~: ,;.~ Ii.~ ~ r
.~ I (- ~r- I - ~ ~
. )1' (- I- I I I. 'E! --, P,-I
,),(. ....- ...~. ~ = =:mD
.1(: ~ ...~~ ~
! _ i~~. s....-- ~ "
I' - tJ :;
" -
I. 1 . 1 [-f.
j. , ~
j i.': .,~ II:: . ,'~~
" rm.1 ~ ~." . '1-!lL- '.:'.' i ~
,em ,..:' J1m\'~ '.) \
: ~ ~ - ~-----------~ '~. .'~),.. \
~ -- rr~ \.... · ~
i;!I .)IV "/ . L ;,.
--- --~ ",,'" II . .. .11 ~
l-f ffj -' . .j
Lll ~ . -' _. _ ~ _.~:: _ _ ~
~L.K 11 ~A ~-- . '-~. " ~~ -
. ~~/r: ,\\ ~'IliHu...Iu...II..J...IJ..I.JI{ I r ~
t ~- I L ~' . <LJ HfATIffi. ~ N1 N1 HfFfll1; 't
r-- ~ff} I. tn\I.l.1 III IJ II I ~J+l J+.l J..I.J J..I.J ~OI. t
~ W If '2 (QiIITI rn III rI m1lti H1 H1l't.it I
~ _: :11(( ~ 1J+.l~I..J...II.l.~ i! "\:
f- or' II" = N1 III III 1't1'IJ """ '/' t
~~:)~a:~~~m1m~~~~~ . J:
~ ni · I' . C= IJ: .t.il~1 ~::i : I
.~ :, · Ie 5 (!! nrhmmrr. . I'" IV it ~i
1= .....
)
I I ~
. I
i<::i
~~
!." iii I Ii I .
"::i
1Il..... ~::i
iiI ~~
€I .. . , . . . €I ~ .... . .... '.
'"'Ill'"'Ill' ....... ~. --'W ...~ ..'Il'!'= -'if~~.
.laWI_
ATTACHMENT B
75A-8
~ "f!l
Ju
0 "I'!
0 :i .. r.
I t~
< 0-
..Cl
t~ .~
i :~
61 0-
- '"
" ..:;,
.. o~
" c..
:... I'"
0
..
l-
e
\S
{
J
-
en
W
n.
~
CJ
Z
15
--'
5
ooU
m<
-ii;
enc
C;; ~~5
, N=>....
'""'":ON
~ "'....N
:>-:
0::
<(
~ cii
~ ;':C
::J ~5~ ~
(/) 0
UJ ~~~ 0
N
!::: COW :!
enf-Cl C
"
2
il
""
(jJ
W
n.
~
~ \
i ~_._._._~;:~~-'-'-'I'-'-'-'-'-'-' AYM'NOS~;;:'-'-'--'-'~
~ ~ n ~ - 'it~t ~: ~ ~n i.?" [i"~'~!\\\
~ ~ .... N I.~ ' , ,r ~ - .~.... : : -
:>-: ' ! ,~ "l::"" ,I'
~' ' ! 'I b1_ ~ ." ~~ i,
~ cii I' I' !'II _ T II TT :e; ~ ~ \
~i5~.. ' ~ r,~,I~-: . ~ i'i'i
I-~ ~ ~ ~ I' ~ I' 'I I - ;~~~ ~ ~ I I ~:f- - i i
_ cow 9 w I' " ;; - ,~ ;--' ....!
(/) en f- Cl I: ~~ c' I' b"j- ;,-"~~..,....-=-' - \
_ ~1E I J ( f"\ r -1I~:_"~lD 1-" _ ' '\
I ~ 11 ~.....c- . r[~, --" -
"- ,,~'i.!::, "..Ji-
, "'~ ~ D=-J IiIiO ~:E :7 l
~ '", " .! ,... ~"" T 'S "\0
_ ' 'I' 1-- . .....-- . -
r 'i' ~ ~~allll ~ -.~
t,. I) it - - . ~
,?,,~ ,~"".) 5H e:= tfi "F 1 \~ ~1
: c-~ ~ n ~ -J1~,,~! \; \ ~
, _ J rl~-=- ~ RV -f11NV! ~ \'\ ~\ \
; 1 f4 r J ~~;:-~ .. l\._:;:;::~j.;;~ CO \'''''~( ~\~ ~
~'~Jn~~~ ~Ig~ ~ ... 'W\{ ~
Id JI . A _ - -- := '-d ~
~ll<. ~ ~-. . .:-..=..... ~. . " " .- j~ " n -'-:r \~
[h.: "::- ~~ I ~~>~;~\~:-.. '~r-~- l'i"1 ~',-f" i-~li:I"'-11~ . ~ .~
r..... ~ V"'~: \ \ ' ui I I U \.
Ie"; ""')' /. " . ~-nlllllll~~llllln ill '
---1/:. ~lk /./~ LJlTTTTTTTTlJI~ ) i
/ _ f!;/)7,~ 1/ 6Ittttttttttttt: III ~IIIIIII' ~il!II 1 'I I
== ~ .1:( I 11~llJI~ ",uC I i
~ 0, J I ~ ffitttHtttttttt I n II Ii" "" 'n I. i :
-= L : . ' , _ I U II g I.rrm: lJ ~ l\i i i
U == ~ :!: i~ 11111111n!n1111' 111111111 n _I I i
J =; , :!.! =:: II 1I1111l11m I111i111t ~ I i I
N~ m~~ ~ Ft! !tc= n ,"""",11"." nln ."" '"'Ir7 · > II i i
~ ~". CO ~ i.' u,'IIIIIIIIIIII..' ~11I' IIllrnV · h I ~ i I
:>-: ~ Lli1 ~tl7}~ ~ i 1m ~'~~! l5 : :
~ -.41 I) l~' ': 0 ~ ~ "@u::1 ~ i i
~ cii rmm r t :' ;< ~ . :a ~. ' 10 i'
::J i5 ~ .. ,/' ~ !;! . , . .. ~ ~ v :;; :1 1
~ m _:.~:~lfr i';\~. ~:cjL_I~ .~~ 19 Ji! !
... I ----::.:.::.==.----~"-=:-------~/^' - i i
_ _ _ _ _ _ _=-- _._ _1' _ _ _133_H1S_NI_'ffl ...Ii i '-.,
_~ .... . 133H.lSNIWl "'!' 1 i
-.---._____.__.__._____:g-__.Lj_._
~\ (@ ~J
,; J · I
! ~. f ~~ E
~ l HI ~ i~ I ~ t
w ~.te ~ ~~, ~!
~ P i i .g ~ q
,,~!..1 ~.~lj~a
i !III I 11 jj H~
~ l~H !~ lH ~~ ~i
Q, ! ~lil ~ i H i! ~ t~
:g~~U. ..~.I!i
~ tiU fH if II H
iil ~U! H i~ j ~~
ill Ii
~ ii i H~
'l! J.. $ . ~
~jl.gl~'
" .~ .~ ~ .
Ii ~~ 1~ oil
'l! !i ~! HI
~ ~z f~ 11l~
~ U~1j !~i
~ dU! lU
Ii
~ lit
~ .. ~ j-
~ ~d~i
~ I~w 11
~ "jl.
o !j
~ d_H
~ ".!
c
~
ffi ~
~ ~
~ a.
~ ~
~Ul roen
~Q) '0 lU
eE si
6::5 ~:5
01 .
i ;"
oi N"J;." ~
~ -'gi;!!
~ ~ j ,g B i
'l! j F~ 0 !l!
~. -~~ ~ ~
8 '" ~l~ ~ h
~h~RH;iH
~ ~ N fi · [. I
~ it Hi i Hi
~ u ~'ll ~ hi
~~ ~ ~:
IIi ..;
..( ....
.,; ..; ...:
'-:
\
.\
"
(
.....
ATrJMEgr C
/
Z
<(6
c:~
~~
<~
c.::~
:J~
~g
!:::1Jj
II
U,.
c.::~
~~
~J
0'"
!l:~
,.....,
o
o
<
I'
UU
.Jz
<l:-
I
.J",
~~
NU
Ww
I~
;r-
<l::r:
Ju
;:!'"
~<
-
-..
l::
ctl
C-
O)
+-
en
-
-
=
...
~
>
C
.-
-+->
(])
(])
u ..0
<( .'l::~:'I:I; 5~ ~5~~~~~
ill 5:5:5 ~~~g?f!?~~ ~ r/'l
~ t: -'" ...._P)_C\,I...C\j
-~~ <o~ _f\ll"'I...,.~CO"- ~~~~~~~ ~
~~~ < < < << l:: C; C c:: e; e; c: ::>::>::>::>::>::>::>
<'l::><'l ~~~ ~e. e.e.e.e.e.e.e. lO-"I.O~l.t')~ <'l
>: ~ ~ ~ Iii "
0:: ~
~ .. ~ I" I'
~ (!) " is ~
LIi ~ " Z is '5
C/) Cl:::> ~ a h ..~ :::E _~('I)'l:tlOtO'"
~ <( -.J - ...J ~~ I- :z:z:z:z~:z:z -.J
UJ;::~ :s ~g it!? :2: SSSS SS ;::
Vi !:::oUJ -- ~
'" ... Cl CD ",,- ::J Q.Q.Q.Q.Q.Q.Q.
___--;;;;,;;.;;~T-n---- ,,.;..;;; --~~- \
i' ;' ',' " 'j i
~\! \ \
\ '
, \
- i i
: \lJ \
I ..:J ,
, ~ \
\ ~ \
: \
( \.
. \
\ \
\ \
\
/\, .\ \"
\ 't, \. \
\ ~ \. \
\ ~ \ \
\ \ \
\, \
\.
\ i
i
I:
!z
w
:;
a.
9w
w~
i]j",
00.
W
"
~
"-
,.,~
~ ;10, ..
.o..~ '. :
~ c ~ "
I
..I
i
i
i
i
i
i
i
i
i
i
i
i
I
i
i
i
i
i
I
i
I ! j '-,
________ _ 1 !33lilSNIWI !33~lSNI'ffl I!
=-. __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___ __ _ _ _ _ _ __ _ _ ___ _ _ ___ _ _ -L-J_
\.
\
\
,u
z
::';
i'i'
al
'"
"'
(
ATT..lfi~1-q
~~ ;-,
-- --
\
'n
o
o
'"
...
c
'"
2
'fj
.....
I'
Uu
..JZ
<(-
I
..J",
~~
NU
Ww
Q,) I~
L-
Co.) <(:I:
C'C ::iu
a.. :;!'"
3:<(
>- -
..,.
+-'
U
+-'
C'C
en
"C
-
<<1
>-
....,
-
=
=
(.)
CI)
..r::
I-
UJ
w
a.
~
~ \
g ------1---------- i
~ ~------ __.;:~;;;; --- ^VM-NOS~Y1----------\
~Ui '* I ~~
(IJ e- jI-~1--r ;;u: -=y r,:;.:rr''7''~e',!
;:: ~ ~ ~ ;;;;1- I '~I' ~p- :~ ~'t ~
, lJj ~ ~ 'I' ~- __,-rr'lll.... ~ !
e:~~N ",j' ~..............:: I- \
;>: ,I,! "~"" ~. '- i
I < ~: < I . \III- , i'i I I n!c; " ~~ ~ \
~ll!5~ tz I:~I:I i:. . - ~\
I-UJ ~ ~ (IJ-z ' ~ I ' 'I i- I I I I I :~ - ~'\
e- ~ 9 UJ I ,. I- ~ ~ :f- - '
U5 ijj ~ ~ ' UJ lJ) c' I ' I- ~:n ~.. '"_:." L... \
, !~ Ii (~ -IH:_..P- kIO... \
~ i ~: ~~
" ,h~ ~ I .~ ~.~~ ~\O
'1~1- : ....- : ~r'
r .~.:;: · I I ~H ~~...\
h ~ i: \ J Ri 0- oF iErf ! \'.A ~
c ~/ ll~~ :=.: i \~ ~3\
J l"\er bJJJ~<. - L- b : : ~;;;. 1.\
eE1l: ~ iI l~ rY. 'G-! ~ ?\ ~
, ~ :1011--. ~ ~~ I r H I ~fl I,-! ~ ~\ "%
, ~rlU['T'~ --=-_--------------------::J \~ P\ \
::; I I I rr~-x-Ln IJT T I;[T \-, \\.... P\ 'i"
--------- ~/~ll ~~ .' \. ~\\
~ ~_....< ,~~m~J~ fPIL. ~ ~~ -- ~ j:~)I\
A,,'-" ~'('"( - " -- -- :,\
[R~- /L ~ v%;:.:-.-~ -. ~-: .~ : : -: ~~ --~ ~
.:.. n 'A~ I /?/? /- <~-::;;\~-:-- " II:' !-~-,I-I-III-i II i-u I i-III-~ :
~ ~ '/ 'y( \' (IJ -
___ ~ ll.;-/'/~/ ~i~ i ., i
/ff... r;!ff/. / ~ ~ i
/ == i!: J ilJ.'/j 6ttt#ttt-ttt-ttlfLllll ~ Ii IIIIIII:~ i
E t:= .1:1!f:::: IUllll~IIIIIIIIr.1l-" iuu; I :
c; -:I, : I: I;; ~ ! ~"'~1I1111 I'n n i
== 1:..1= I wi \!! III II I. ru i i
= .!'i~ n.mlllllllllllllllrili1IIII~'111111111 r f- \ i
~ ~ .!: iCe U 1III1I1II1II1III1IU!U "" II II I lilT!. ~ I i
~ H. i Jr' ~ ~ 11111111"" I.... n!n "1111 '"'' f"") ~ ' ! I i
c . i' " " I n 11111111 ~I"' III mm/. · . h I ~ i I
b II!; ~jtl7}), _ _ _ _ _ ':1< 0 == L1~ '=" 1m ' OJ' ~m :~ .1' ~ l i
rmffi~ i ,: ;<u; iIao j;l:1 . 'O~". . ~~.. , I~ i i
I I i I ~ ~ ~: " ~ ~ ~~ p ~ il i:
_::_:~-r,II;~~:_:Cn~~~n_~~=!: ~! - J i I
I .----~~---._------~./" i i
_______=-.;___j__~3~~I~_ _ _ 133~lSNM'I ~ I I '-.
_ ___________ __~g_--.LL--
go.
'\ (@ ;J
!! ~~ I 'I-
~ ~ lH i fl' h
w .. t~ i · ~ ~-
~,'r! "i~! H
8 H_ ~ I E j i 1 ~ i
i !II( l~ ~i 111
~~li~ ....".;..
~ o. ~~ ~u Q ~.
lli t~~~ ~i p. ~- ii
olS~!. -,~> h
".,~. C'l'l
" _ _ . . ~ i ~
~ 1111 Eu If f H
iil ~~~ H B x ~~
i Ii H l~
"~ . " Uu
~ i i ~ ~ h ~ __ ! H
!!I Aa! ~.ili '" ~H
~ ~ ~ q ~ ~ I ~ ! iH
i Ii t! Ht i!h n
~ li~ij t!i i 1!!~1
~ .dJE! ~h ~ l'~
~
ro
c ~
~ ~
~ "
"0 a.
~ <=-
Q.U) l'lICIl
~Q) "Oil)
E1 sE
it:5 ~:5
.j .
~ ~ 's
~ j!~ 1 j ~
~ ~ J!~~ ~ !!
!!Ii !-~lii~~
'" , -\!. .
8 ;... ~~~ ~ h
~ n 2~ ~ ! H'
- J. pu . [.a
;ii~Hint
~H~H~~;;j
Vi N
~ .
.( oN
..; ...
. .
I
~I:
u
"
Ui
(lJe-
ut:z
N ~ ~ ~
~Mll'i
a. N f'. N
~
<(
::;; cii
~ ~ ~ ..
U)a::::>~
~ ~ ~ ~
U5~~~
"
~
/
-
(IJ
w
a.
~
(')
z
B
-'
5
lIlU
m"
-Ui
(lJe-
C;~~~
I N::J...,.
~ON
e: C") r--- N
;>:
~
<(
::;;
::;;
:::J
U)
UJ
!:::
cii
<it:
w z ..
~::~
~~~
ijj~~
'-;
-\
z
:So
o..~
~~
~I!'
c.::'"
::d2
g~
!::!!l
II
u>-
c.::~
<tj
f-aJ
~J
0'"
c.::1'5
o..l!>
\0
~
(])
(])
...0
r/l
.n
o
o
N
.;
~
2
il
""
I"
UU
.JZ
<(-
I
.J~
~~
NU
Ww
I~
:r-
<(I
Ju
.J
~:
Q)
c..J
CO
a...
>-
+-
-
~
t..:)
+-
CO
..::.::
...
ca
Q..
Q:)
..c
.....
41'
ATTACHME'WA_12
f'"lt:ltKVj/'\'" ~~!"VtJI:t
, ,.. ,:lIJ
Al I Al.;HMt:.N I l:J
&...r\.' 'U\JUnf '- , LJ'f; ~
3:s
a..
UJ
a..
<(
u
en
c
z
::i
J-
>
..
'"
:J
(;l ~
S~
~~
~;
:5:~
.....",:"""
vi::
W'~
:1~
~ ~<
.
'"
co
'"
N
'"
...
H~. *HMHH
ft~.(oIPlU(lf;f't~M'lfiloll :....Irot..<:O,1tUl
~ 0 30 60 90
; I,'
--,,,",'
ft81lVARY 11, 2005 '"=30'
.
ATTACHMENT G
75A-13
L-2
LANDSCAPE PLAN
...~ f',:'!!,~~\'!:'''''''.~!
(lfY PL\CE WLSr
,#
~f
\,i/
.0
ill
'(I
fEBRUARY 22, 2005
1.. 10 ~
ATTACHMENT H
L-3
LANDSCAPE PLAN
75A-14
(IfY PL\Cf WLSr
B!_ !:,~,l:,':.l":'>~;,".,ll .
II.
-<
~
~
z
o
>~
u~.
~I ~.
~ ~ s
k h
~ i a ~
Z 0;1. t:
IH~..
I' ~,
r: iiHf
Z H~H
J
!j
~ I It
--,:t. ~~~ i~
"'~ ~i
~ .
.
-~
.!>, ,
=--
, Ij i
" , ,I i
---- m-~lS - NI...~--~---~--...;..~"-1i --
;-
'\
,r-
ATTACHMENT I
75A-15
~ IJ!.
"'II.
~ "' ~ .
5 ~h
" I'
~ ~ ~ I
I .
I
I -
.".- ~ ~; fJ ;0 !i
-.. .
~
~U!~ BH
r'..
ii~ ~ ~
~ggii ~H d.
",I
"
l<!
d fI)
z Iii
....~!I!
W . fI)
~ O~
fI) 0
-
UI.l1 t
o :f~
U.g'
~:H
u..:Ji
.j~
_:n J
<;0
;!8
0N
.*
Ii':'
"l~
o I!!
f<l
>- -c
0::: W z
<C a::
::EOO
::E <C 3
:::>> ..J -c
tn (,)
a...
C) -c
z>-Z
_....-c
~ -c
D:: - I-
<cOZ
a.. ~
; I'. ,
...
!!~ I, - ,
~u
~; I ; i! ~
f
I
.
I
{
!
1
!
I
I
!
I
~
;
~
I
{
· . ~ i~ ~!i 5 :i! ih ~~U
11= ~"; I ; ~;;I ii~ ~ ;.:~ I~' '!N
i t~~ ~: ~~; ~ ii~' jSi ; gl_; ~I i 1~lil
i;:iPP~. I rf!~ .~t i : ~I ~I~ :!Ii I
!;;;;~hilii:~i~;!!!!:li~!;!I;~ ~
.i~.,~ ~i ~all' II: ~ti@ ~I ~d;1 i
"I' " '1 ." ,i'I' '. ill '" ,'.; , !oJ
>-!]II:IIIIIII~lil:lil d ili~:I~I~:il~:~!r!!!lb~;i::~;~~:. h~ f\1 '\\~\\~I~.J & I .. ~li i.l~ I ! ~ I ~
~ n'I.I~I-I~lilil i I. 'I~ ~. ~~.! ~~ · , .~~- = " - - , ~. \1 . Hi Ill! i ;I~:! I II i- II &.!.
> 1:I:t · i ,. .... . . . ., ,., " ' I Ii. ~ I I:
~,'ri'l'I"":I!I! .;:, ... ~'-"''''':-, - It;.. hIIJ~Ui,,!il~ll!
~lI. o~ -- ~=- ~.,~ =0 ~ ~.!!;! ~!~~hliil
~. i~~~ .i~' ':="n-r.,.=': " Q[I ~llhUii~~mi
'rc- '. . .-- u~ m , ~ ~..: ',f;; tl~! Ii I;~ !di ~
:~~~ ~,\ ',';' ~I, ~" . ........1~" '~"'~ 2'1r.!,~'
::--Vl-- - , -', ~ II +1"1", ~ ~-[ L l----1 ~,- , I I" 1:16 e!~ i; Ii ~:!i! n !I~t:;
- , ~-L ~I . I \ '\\ 'i',.!,..l., -0._ ..q.@J@J@@J'3J
- T. , liRJ '~L "iii-. >'" " ' .. ___
iL,~ 9 ,~ ~ ,':!ifJi4'-' l' :..J ,i I II' 0
I.. "1,' 0 '~...:. -I.]'. ~ I I~ --!l-\ ~
", - ". ", , ~ 'CD
tL .1 ~ Ii ~ ~ I 1[ . I" .'," I , ,
",,; " ~ , ", " ',iJ!:l!':""j:. ",' "'" ~ I ,
"''', ~ C", L~=L,,,c. , _ " I " I
!II,' · ~ · . ~f- "'I:V""'I.. "I ~ ':', I.m!
" , W "J... ,~.~ ~ _pi!" ...1
I I,. " e ",!b-, ~ r"v-1! '...~ .. : _ ~1~.I'~li!
".. r<' ". 2 're' _ '"", \ : . ,
,. " ". , , ~~", , .II==":rT , ,
;-~', g.. , "''''....0::,..1'' c1,. c, ; 'ill!i~
=e: ~, . 2 ., r( " I. , .. 'p.. .
~ ! 1, 0 0 ", . ','"
" " - " , · " - T ",' I . ..Y, '\ , I M!j
~ I;. 2 ~ $~~ I-H' ", !"J' ~~c. ~~~~i1IUh
"'~, I. · '" "..J"J.h '!I'-' . I I~~'
~Ic. D,': v~, lI- 't ~.~ ' " III \ \~,,~.~
~ ' ~ '/fi V ~, . .F_ 01'""< "'~'" ,III' n'. .
~ :[ Q L M1 d .......: ~ "'" r:F'"..... ~ \. (' '" '~~ \~
,.rfTIi :.. I ~ H tl I 01 · h I! .~,,:, f'''''-i:i;r "T \-- ~ Iii ~:. \ , I I '\'11
I", . ~t......- -+~. rr 1.'- ~IL~. . '- . . \\~ \ ~
~ -'" I "f'I"
' , '~~ - ~ I: ." . , , ,
? ,'" ~ "f,~:;; "-., ..' _. oot;!~.", '~ ,', ", '.' :
;~'!'o/".J'\'U' ,x'"J:'~. ~ ~ d-\W.~., ~'\-\:
~ " - ) </~ ~- ~~~~ -;;;;..;:. -'- ff;:' L\ ~\\'\\ \ :
~ ~ II~ ~:rh ~'~~.~ - ujr] C ~lJ r... ~ , ~ :
"" '" 7', '.i ~;>:: /" ~--\"'\ '. !~ . . ,
- €: ~ ?" '@i)........,\, L
,. F,:,~'-;j' /~ .,~, k~~~ 'o~,I'~, 0, "1';.., i" n; i I ::i
\...... I~ -"".' ( " " 0- 0 ~,,' 0 0 ,0,.; j I ~I I W
~ "1 .,.............~ . , , '\ I
m; ~ ~_~~, , n~.~ II ' 7 '(:i" i':~;Ji, j -, . ~ 1JIl! i I I;
j , 'ci. ~ I~ ~.~.. "" ....-.rii7 ". ~ ' , , ,III I
\ ~~ . 'j"~.' !I~ ill Jt~~ <', . n D",' Zri', ![rfij e j!!l:s ~lj ~il~- Ij l
..... =-t:t::n, !<1rG. ~L:: ~I' hi ~. . '-...' ~! I . "
~I,' j r-t[, ..;,'f: ~ .1i.J..',flit, . - ~ ' ",' ,\.. ~ 'Ii ~ I I! I ~,
- l1l :~:~; ~J: Ig,~ l~, ~Ie'-~: 'If ~1~' ~ r f $,.~.':1' ~:~ ~: I, 'III:~ II
. " " ., , '}, . - ~ ,-, ,
I' ..j ~ ~ 11 ".:; 1. .. ''': } ~l ~" j, " l-
~I: - " , Ll' S! f.1 I ~l ~. j ~ tt.., " ~' ..." E
", '''''''-- ~"'" T" ~ ----lITiT
". :'.. >oj .1', L..""" , ., ",or "_ n" _
!" r · '-'" , J l- -t ...... m m .
~- . -'-'... - ., .. :
~ i
: ~ ~
~. ~~
.~ ~ ~ lj I
.~i~ '
..~
--- ---= i
· .iji;
~... ~il: ~i
~.
.
~
~ ~ ;
I h : !
ill; i
II<i ~ I
-.......
.L.
'-
., ~
I
,
~ ~
~
~==='!~ u_ ~g__
~ ,~ ~
- . ~
IT l14fcl
_ t--, .
=R
_u uu=u ...,
z__ _ --===
~ ~
- J
ATfJS:. ",I'"~"_
_I" .
\."\:
it'"
~
ci E
z
I- N!I!
w .':;
w 0 I&.
:z: 0
Ct.I N
It
.i.t
o :l~ I
~:H
~: Ii
.:,~
.u
iii!! II."
u
.*
~~
;II!!
Ei1
z
:3
~
W
I-
-
tn
-I
<C
o
-
Z
:I:
o
W
4(
wz
D::
00
u..
<C:i
-I4(
u
~ -
4(
>z
4(
1-4(
- to-
O~
tn
....
I i
I ~
I ~
~. ~ "
~i~ ~ ~
S'7"~ '7" ~ ,;
11-. ~ .
I~"ir~i I~ 1
~ OJ". I ~
I!!! ~; ~
~~; ~r Ii ~~
gl I~ I
~ ,,-,1 5
'-\.=.Ii
,~ i -. - -
" . L-.-J
II 5~ !!II" ~
II
II
i: h
a ~ :: 'il~ '5~
II 1;1'1 ii i:~;
II t~ .
II
II
II I~~ :: ~i i"
i: at II . "-I
" I U
I 'I:: J WI t;:;
.., . " U I! LU
01 Ii i:: 0::
gd U I-
~!I~ I i Ii III
t;:; LU
LU 1*"1 - " LU I-
~ 0:: ; ~
6~ LJi Iii ii'
>- I~ " Z id - ~ 11.
0:: b~ -1L ;;: ;
0 '"
i3 gd II I ~ ~ il Ii g
'" "
.. II 1511 ~ ~
!" . " z
I '" 0
z : , ;::
0 'R ~ ~ t"
~ II H ----.J
"
LU . II
III . \\
II
il "
"
II
i" l\
ii;
"
"
II
"
5i
h
I~
o E
Z C"') !I!
:;; . (I)
w 0 IL
:z: 0
(I)
'I
.... .1: t
o :I!
V.f~
'" - 51
~ :J;
.:,1
.n
II! . ..
&~
;~
.,.
0-'
o~
~~
fa
OIl(
WZ
a:
00
IL
tn <C :i
Z ...I OIl(
o (.)
-a.._
1->:
o OIl(
WI-OIl(
tn_I-
O~
fI)
II
<(I
U
-;tl
~ ::~ ~I
i :: !I
II I "
. "
II I m I
I:: ~f U
,II i'i
:: i~ >-
~ ~
q ""
. .
!"
~~
I!i
UI
U
-'
11.
r
I-
0::
o
Z
z
o
;::
~ r
z
o
;::
~ ;
ATTAc:r~If7
~
~. "
/;" . .
~ ~ I Q:~ t~
;iili: e ~.
~. ~l
~ .
" ~ .
· i-~ g~ .;
iI" ; ~!" ~ ~
a '~l.! l
.1 ~&"1" iI
i~ ~~~~di ~~.
2. ~ "" ~ ' ,
;;e l:~l~~~ 8~!
~: ." _ i! ~ .&.
~> .~~J ~~.a~'
~151.i~~ ~..~,.
l eh "H3
~ .~~!d~ ~I~:~ I
~~. .in... 'l
- ..
o
z ~
.... ~w
w . iJj
~ (J IL
fI) 0
i ~
~ g ~
iH
~n~
I!] ~ [J
i
~
.' " I'
____ ::-____-=""'--- __ - - \ I '\'
. , '. : ~ ".,,~ . ,. . __ -7 .:.' =. m.-- - "- J.P: \ ('1\
"7 -:r..-l. ~ . . .. 'OJ.~~c' , '..+f ,.', c
, ' _ ~I ~~--~ -1 !;I~ '
1f: Y1,!/1 ~~1iiJE~~'1,. ~"i'o1 lI'
P 1 9 !", ~fh~~billtBJJ~~~ : n }-
II "iitl ~ I,' .,:: ..:).'.1';: .' [~.,...r:J,.'." .:~, ;j..F.pHi ~iL -; ~F'.' tl ,!l : ~~~_I
I! 1 , ' ,""': l'fl "" t"I~' . iTl" l' '" :, f~11111('
'1.11",.i..il ~ ~ ! 'i . ~~f \LJ1~L IT"' '=81i' ~.,:\
_ ",IL ~:d ii, 'H~t~; 'J!/FY.1''' il~" ' ;<,~j:' :' If i
,Ii ~:: : II IUb. II .~,,~: :~~"d Irt' I, y: \
~ ',L ~ ~ I~" '.~. r;:e=--{ !~;, \: ~I\
~ ............. III' w '" MI' "~ "", ~.T'),"'f' ;r-", .,,", l'~ ,~
~'Q 11;1, ~ ~ I .....1.1 wJ.'!Tl'j1 ~[r=?_~h:'..'"J_,j.i~-=rClT".1t ..11 ~~ i" \I \
... ';'1 " , ", :!~ I;t L i. "1i>1~ VJ 'l' ~,.j \ \ \
~/" I, I II ,.J"'I.,. ~ I ~(;'!. * ('" \ \ I
?~. l'iU : ,,- :rct- n" I ' ,,'-~
1, ~'-:= I (,' ,'---l~_~_~-'~)fJrrllJ'\ 'fi L.' \ ~,
_ . , ,,~~ ~ ~ "",re.:: "??i cd," ,>.. . ,".
,
_,' "" ' eEl ,c,,~j <---, ~~t', '" ~ "I-...Af' .\.,
,::fr~~:~rt'~ d IC~ ~ t:~:~~v ~~;- ~ \, \-~,\~~
~ ,I: IllY#' C ,0/1 .' ~ '---. :=JIriCJ.J tI:t-\ ; " \,~"<.~
_"-Ih'=L.1 L ell ~- ~,,~ \:."
}=;~-T~~il-) ~//~~A;~~~f1 IJJ1J!lfl,~ "l~ '=,~ '\\ ,~\ \ \\~~.\
,,2" tJ...I iw~~ >~ ,""-"--..'!a-'t!-t'IIZt!I!'1' - ' \' J \\ ~\ '\
~,c< _' . .?;., " _ - - 'J'- -- -. ~--'<--- ,,,.v/'~' X\I' ' ':
~ {f ",' ~K, ~ -, '1'!:.... n 'L"""".~- n~".l\' \ I "
,~. - . - - en..."
, ,.;. _ ,~--~"T- " -r 1\ \'"
I /::~:, 1~~/f/('s'~\'\I\::,IJII!I- I'~IIC'-~\;~:'~~ ~"~; i
Illl;}ff;/, ,I, il-~\ ;,y:,-t":1 'I I,:,': II \Q '\~\ !
, , ,,-1::;"'------0.' , "~ ,,, 'TITi-j; 1 '< ~: ~:
_II t - I ?~' ,i' "\''';1'- '-Iii I IlrFi:~ i I iil j
.1l . ~ Ii '>0' '11" I ,'" y
011 ;g;h.J I Ii,: I'll '" ' ~... I !",,~ ,~ I' \ I 11 ':
\ ".!l!lP , ~A1" I,'! I:' " iii Ii" I", ,.:'. ~; ':' I ,I \, I
. ~. ' , . ,I it! 'Ii ' U ' ' " ,I' ·
" _, I, "~.~ jy"",' '" " /,': ,':11:'
~..:I ~_ t{ "-JI ! I -ni!! ilTT 'f~ii.I';+I":n:1:1 : ~g I ',' I :ill:, ,
"" '~ " "',' ' , .. . ~
........'1: _ _'_ J <i;j { . I I,I,'! I ~., i'I, I If ~'.JiJ' J I iii'
." ' ...." _. , 11 " ,cV, 'I
~ ,,"=,,' ' , '" ' , , " F' tH " " p" · '
or. ~~_~~~"",~ei~~f"=~~'~' 'rr "'" i J! '~I~ :~':
~ ,I! li , Iil f ~ Er ~n-' ,,~til f:tf:'!: .-:' 1
~ T. i~:&" ~ 1 11.'. ',:~r"",~~.,'Y"';1 !;:'
, :3"~ j' ~~ ' '. >. ,,'.'" I 'I
. 1'0';"0-- "" ' '--- -' !1J t 5~ i " ,: I II i1l If
. ..= "- ~ """
_~__,..., _u .' j ,...~ C ~,', ,
. = C . co . __ _ __ . . ,- t ~ 1 ,I
1" . U ~ . -~ r .~. ~e'mu' n ' :'
." c:u~mmu . ........, u. . u .". ~'i ,.
. . '. _ C =--' = C, " --c;
--=- ---.=A=' -- -..:l!:--:::::t:: - -
ATTACHMENT L --~u~ . . --;. " ..:::
'\>~' -~~=
---.:. ...J1
----,' J - I
I1-
-=
~
=-.
,)
.....l.t
UO:I~
. t'
~:d
..... : Ii
,. . ,~
~:H
o~
~g
6:1
0-'
ON
~~
f~
z 00(
:sw:
a.. u 0
IL
U) c( :i
U) ...J 00(
w a.. (J
u -
u>:
c( I- 00(
W_oo(
0:: U ~
- 00(
LL en
~ ~ -
i 1~1~1 I:. i f
. i
:: illo" I!I; . ~ g
I ~ilUd . I · LI
.l~ .
!ld;l~ ;Ati .
.
I;ili~ "~i . ~I '
!~ ~ i . I4J;
1'1.' . .1:' !:I Cihi I
I;'i~~i~ i I! Iii! i !~i Ii;
II~~ i
:;.II@I ~~ Ih~ll~i
h~~ . .Ii.
/'
10
co
10
co
T""
O. I
~
Z~
~
_Sl
^ ~I!i
1.1. ~ ~
<C ~~
"IIlI::: :::~
~ ~~
fie..:
<~
0.... ~ i
~~
<C ~~
a: ~~
.... ~;;
~~
w ~~
> ~~
~<
- Q~
.... ~ ~
<C :~
J- ~~
zF
W~
....
e.!)
z
-
....
CIJ
W
>
!Jii~ii!l~~~U o.
I ."11 U!I~ ,-i u ~..
hull t, tll.~i@:'I:: I
II ~' I ..' Si -~ I; I I
I' g~~~!l C" ,.!I
li5~i!~~I! U i!; ~ ~!
~hKiml;lihl!ig ~ I
~~6M@(j): ~ @M@@
en
w
en
Q. co
04.
In W> <c IO~~
V COZ4.
ZL:~IO::i
_r- CO 1-:;) '"
.... <C .... T"" ~ ~ ~
CIJ....O .en~~
WZ<CO~~ !
>Wa:Z~8 i
.... .... 0 a: !
o i
II. .
'i
il
'.
~.
II
... .1. t
0:11
~:Ij
i .HI
· i ~ I
-" . t I. I
Ill! 'i i; · i i I
I'll 111' III
d I Iii 'I" I
'i I,. I'
. IIIIIII:! i : I
Ii I "i,!. ,
"III :lli Ip ~
'II: !in P!l
~ !Ii!! !I;' III II
; liiI111ilh!i!H
~ In:, !nlll!!,!
i llill!B.!ndi
~ " .
II. !
l-j'B II
I, i:
i I'll :
, I ~
nn;
: ;Ill
i i I
1111 i
1!"HIi
pllll;'
~ r! II I I!
~!! I .
;r; "'.... ~
I ili", i ~il Ell! ~~il,kl!l'li !:!li;
~il dlili I !il I!I;!! ilplii!l!;~ i! Iii'
: i!IIo;;;= I nl Ill! il ~hihllh!1 I: 11,1
l ql!!-li! l~~ l'J1!j'!j"liI"!1 ,. ;ill
I 1,'IIi:;; ~ ill i:I.,',III!II!!"II, ;1 ull
' '. "i! 1 I' ,q' ,'." .i'i i' OJ .
!. I, 'I plhl · ,II ~ltllii'III~!!i'I'I! ~I jll~
.! .1 ('Ii!h ! ;J, !Ii: I ; !H"I,!i.: 11 ~i"
illll'll,1111 I i:i, .hl !111!1'IU:IP,I'l it PI!'
'., ,1",1 :1. 'I.j I' 11,.1 P, I ' ,
;1 !;'ilP.1 ~ 1i!1 i'III~!il,.'lpjll ,: Hill
.. !! lii!!'l!! " II" iilll!il iil!!!i!WHI! Ii iliil
i H ihu!!ih ~ H ~ I!!! ill! l!i!!i1iBi!h: I: !hi;
I I I',' i '. ' "I.
115 III Ib .111 .11 I 'I -I~;
"II . 'I I :1'. I I" 'II. II
. I I I; "!!!.1I I: .. II
I', Ill' " 1-,' Il'i .1. I,ll III
.1: i.:;! ,! hi! II' 1'1. !I:
Iii :111 'I Iii !!ii hi Il:1 II!I
!il /in :, !'I !Ill P; Itli il!j
II, IIPI I, !I! 1111 I!' 'I I..,
ll: !I-I,!. 'II ll! !I'.ll i;l, 'l-!!lil !lfi
'.1 I ., I '.j!" II - " Ilil
ilit Wl; h illt HUI 'llI !Iiill, I H'1
. ii', "'I "I ill. ,'! 1 .i' Ji, '!
! "I11Il! . "II II "'II'1i1 i I'll.
~ '!I 11.1 'i " I,. U: I.'.' 'I
-.; J II! : : I ... J... · II. = .:; II II .. I II R _ i III ~
i '!ll Hill hi !hl m! ~ !Hl i!m i! ii!;
, .1:1 i!\!
i'I" II:d;q
I'llhll
=, '11I;j1 I
I 'lp.1l
II !lil1ill
ii II- d.q
'. "Ii !i:i. i
I, 51. 1
I! 11111::
I! !;, :il!!
l= 11111,1i
il HI! ;:1iI
1'1 'I" I ii' j
I!I ill! ill:
ATTACHMENT M
75A-19
- - -- -'--.'-'--- .----.-..---. _._-~-_._-'."-'----_.'----'-~'--_._-'-'--"'_._'_._--'-..--".--....----.---------..-- .
I~
..:~)
I w I
I,V I
~1j1 ~
\--~J De r:! . !It
~. <'-- . /~-;- -
~~:'" ;=~i!
't\. a ' ~
II r~ ~:..~~ 'R
.j! ~..:. ; ~ I~.!l\
'!~I - ~ 1~1It
1- ~ z
1-- .:' inS ~
- ~I- ~
c.. ~ ~~, ,~~ _.' '
<( ~ '-./ ill ,I o~........., f.tJ1 r,....-;
i "
I- ~;~ ~I 1
o ~~~ 'j
<( ~~~ J.. ~"~" , !l- q !. 1
a: ;i! II' I L ~." ~ r- 1 ~.,.
I- t;;"~ ,I ~ ---2- _ I..,."..,....,
~i~ I Hr r: ,.g ---'
W2"'.~ ~ I~' ~ ~II I 'r .
>~~i l:~ JJ, ~ ~~'" ~_. :~ .
r: ~=~ ~I' ~ r ~ rl!lcirii51.'~ ij " I, II I ~
<( ~~~ ,., """ I.,!~' II
I- ~~" t- ~ .' ~~~' M__' .
Z ~ ,#/r)' ~".." ,~.. .
w ~ To t:J 7 " ~. ' ~ " ~t t::,LJ-f1', ! i : T, " ~~ s
I- .J~ ~\,\~~, 'i.: _:"~ i
'" fjl ',,)V;.~.. :i?\.-AM U,,\:. ,I 0 0 i IY,' N.Yr . cy'! L : -/ ~\
Zv ~l f!!.--Alc~ \;' ~~l1A! ?f I > ~ -1'1
_ ,'/ /"~(~~JOIJ1i"1~Y~'.~'. f _ I
I- -=~i~ uf1,llll,il f!' f I I
(/) D t . ~'~L:' -U.OU"II!I!.~ ~ I:
w ~ .~ 1;= ~.i,! i'.J~n, ~I",'" ~J;," ~=ji, _ I,
> ,; . ~'i .m'h'10' ,~ "J..;Y II J I ,
--:; .. r , -.----- J !:'" u , " ,~ i'j..(.. I
dl ~I · l:rK---"IT"~J~1 . N~: : 1
~
,~ t'l ! ' ~ E . ~ : ~: : 0 1. r I
o '~ J~,~0Et. II h,.~: '."-,.. 'I
l' >'- ;f:'- L ~~_ _~" ~?\. I
~ ,"'~ : Ili' _~:-::-_Lt~l--~- ~ _ _ _: '.
, _~ Jr.. "___ n_ n, 'n - ___" ,_~ r ~_ ---.4-- - ,
.' L
ATTA - co A '.:ILl
]
~
~.. -~
~ :t. ~~. t:
.; ~!
.
i ] I
~ d 'I ti HI ~I
a!ii. WllhL
Q II : I 11
~, !<l';;Dll e.
i i :: I
~ ~ \! :;
.' l-lj" ~ ~
- - -~-' - ~_.. 1I d t t~ '
_~il:"~ ~ . I
LO
co
LO
co
,..
~~
IIrt ,!l. 1\~.,t:;::::J:
J - ~'__I
' I
'. ~
1
I
. I
: \
l.
I I'--
~, : \
\ '
\ "
\I~~ .....
\ 1\
\
\ ;;;::;--
.
.lJIl\'lIIA'J\. ,
\'\
~
\
o
z
~,
, . ::l"
rll";J.
I
~
~~
~\ ~
\~ \'~\\I\
~\j\\N\
\ n \ l, '
\ "
-->\-~- ~
7'<
CD
W
CD
n -<0
W... Oil.
,n <( LO < a:
v> co~~
Zr:~LO<~
1-- <C I- co 1-2",
,..ZZ~
(/)1-0 .~~'"
WZ<(O~~ ~
>Wa:Z~O i
1-1- O~!
~ i
.
II
i.
~i
.....
o:!!
V'lli.
:s: j!!l"
....h
.,11'
. ~ .
/ill! ~:' i
~
~
i .I
! .
i I
! ~
I ~~
: ~~
\
\
REQUEST FOR
Planning Commission Action
;~
~~
/'oucation 1 ~
~~
PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
DECEMBER 13, 2004
TITLE:
PUBLIC HEARING - EIR NO. 2004-01,
ZOA NO. 2004-06, DA NO. 2004-04, CUP NO.
2004-28, VESTING TTM NO. 2004-06 AND SPR
NO. 2004-05 TO ALLOW THE CONSTRUCTION OF
THE CITY PLACE DEVELOPMENT CONSISTING OF
COMMERCIAL AND RESIDENTIAL USES LOCATED
AT 2775 NORTH MAIN STREET
Prepared by Sergio Klotz
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
~~~.
Executive Direcp~
~g Manager
RECOMMENDED ACTION
Recommend that the City Council:
1. Adopt a resolution certifying Final Environmental Impact Report
(EIR) No. 2004-01.
2. Adopt an ordinance approving Zoning Ordinance Amendment Nq. 2004-
06.
3. Adopt a resolution approving Development Agreement No. 2004-a4.
4. Adopt a resolution approving Conditional Use Permit No. 2004-28 as
conditioned.
5. Adopt a resolution approving Vesting Tentative Tract Map No. 2004-
06 (County Map No. 16565) as conditioned.
6. Adopt a resolution approving Site Plan Review No. 2004-05.
DISCUSSION
On October 25/ 2004/ the Planning Commission held a public hearing
regarding numerous entitlement actions to facilitate the City Place mixed
use development proposal. At the conclusion of the hearing/ the
Commission continued the project and directed staff to clarify a list of
items while allowing the public review period for the Draft Environmental
Impact report to conclude.
EXHIBIT A
75A-21
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
December 131 2004
Page 2
For reference and review lS the original staff report dated October 251
2004 (Exhibit 12) 1 responses to Planning Commission comments 1 staff
modifications and the following revised documents: Specific Development
591 Development Agreement 2004-04 and Conditions of Approval. In
additionl the public comments received on the Draft Environmental Impact
Report and written responses to those comments have been included. The
applicant has also supplemented its submittal with an architectural
booklet dated December 61 2004 Exhibit 13 and a matrix (Exhibit 14)
outlining changes from the architectural booklet dated August 231 2004
that the applicant submitted for the Commissionl s review in the last
study session concerning the project. The applicant has provided a copy
of the project/s development schedule (Exhibit 15).
Planning Commission Comments
In response to the Planning Commission/s October 251 2004 hearingl staff
has summarized the Commission comments in the list below. The
underlined areas identify issues or section numbers raised by the
Planning Commission followed by staff responses.
· Specific Development Zone:
Page 41 Item 1. b. Allowed
Staff concurs that office uses
active commercial center as
proposed SD has been revised to
uses include
would not be
envisioned.
prohibit these
general offices.
appropriate in an
Therefore 1 the
uses.
Page 51 Item 1. d. Cafes and restaurants. Staff
strengthening the provision by requiring that
restaurants incorporate sit-down dining areas and
service. These changes have been incorporated into
recommends
cafes and
full table
the SD.
Page 81 Item A. 6. Conditional use permit requirement for
parking structures. This item is included to accommodate
potential future parking needs. Though no parking structure
is proposed at present 1 a future high-rise residential tower
may require one. Requiring a conditional use permit for such
a future parking structures will enable Planning Commission
and City Council to review it in its context and either
approve 1 conditionally approve or delay the proposal.
75A-22
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
December 13, 2004
Page 3
Page 13, Item 7. a. Plaza and Fountain Design. Clarify the
number of pedestrian level water features. The SD has been
revised to require six water features for the retail area and
seven water features for the residential area.
Page 14, e. Clarify decorative paving treatments. Staff has
conferred with John Kaliski, the city's consulting urban
designer who concurred that the use of stamped decorative
asphalt at drive approaches and intersections 1S an
appropriate material to denote a sense of arrival to the
project and to clarify pedestrian linkages.
Page 17, Item 1. c. Clarify setbacks along Memory Lane. The
applicant has clarified that while areas of the building may
be at a minimum distance from the right -of -way, the entry
doors will be setback a greater distance. Further, there will
be a transition from the public space to semi-private space to
the front door of each unit. The narrow setback condition
along a segment of Building E will utilize appropriate
landscape and architectural treatments to address potential
graffiti and aesthetic concerns. The applicant has provided a
setback plan wi thin the architectural booklet dated December
6, 2004 (Exhibit 13).
Page 18, Items 2 and 3. Aggregate open space. This item from
the original SD is recommended to be removed because it added
confusion by implying that unbuilt areas of the site should be
constructed as open space. The staff report has been revised
accordingly.
Page 19, Item F. 5. Expand prohibition limited
recreational vehicles. Language is recommended to
to read boats, recreational vehicles, trailers,
storage area prohibited on-site.
to parking
be revised
or similar
Pages 44 -48. Clarify whether signage requirements apply to
the lofts? Yes, they do. The provisions outlined within the
signage section require the submittal of a sign program. The
signage section as outlined will allow flexibility in the sign
program. Although it is not envisioned that all loft units
will utilize fully-public commercial spaces, those that do
will be allowed business name recognition.
75A-23
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
December 13, 2004
Page 4
Are there limitations on the number or location of kiosks?
Page 6, Item 5.a. identifies the maximum number of kiosks at
five.
· Development Agreement:
Please add the referenced exhibits. Exhibits A, B, C, D, E
and F are attached to the Development Agreement.
· Conditions of Approval:
Commercially permitted uses should mirror recently approved
Santiago Lofts project. Conditions reflect those approved for
the Santiago Lofts project.
The interior building amenity package should be submitted and
approved prior to building permits. Language has been added
to Condition A.6. of both the tentative tract map and
conditional use permit to include prior to issuance of
building permits.
CC&Rs should require professional management of the Homeowners
Association to maintain the high quality of the project. The
Conditional Use Permit (Condition 12) and Tentative Tract Map
(Condition 2) have been modified to address the comment.
Staff Comments on Applicant's Responses
Certain items within the applicant's October 25, 2004 booklet
differed from its August 2004 booklet. Accordingly, the
applicant has submitted a matrix (Exhibit 14) outlining
differences and the reason for the changes. Staff has
reviewed the matrix and offers the following comments:
1.) Retail Center. Staff and City's consulting urban
designer concur that the change in roof material from
clay tile to tile does not reflect a change in quality or
appearance.
75A-24
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
December 13, 2004
Page 5
2.) Landscaping. Staff and City's consulting urban designer
concur that the change in the use of all terra cotta
planter pots to both terra cotta for smaller pots and
pre-cast for large pots does not reflect a change in
quality or appearance.
3.) P-2. Exterior Materials.
· The change in the use of a sand finish does not reflect
a change in quality or appearance. For maintenance
purposes, the use of a sand finish is encouraged. Sand
finish is known to crack less than smooth finish.
· Staff and the City's consulting urban designer concur
that the use of Trex siding raises maintenance
concerns. The Hardiplank horizontal siding will
provide a similar architectural finish without the
potential maintenance problems.
P-2. Interior Materials.
· Staff recommends that the applicant be required to
provide a specification list for the kitchen
appliances, which will require the General Electric
Monogram Series appliances or equivalent. Condition
No. 6 of the conditional use permit and tentative tract
map has been added to address this issue.
· Staff recommends that all kitchen cabinets be of a
stain grade hard wood. Condition No. 6 of the
conditional use permit and tentative tract map has been
added to address this issue.
4.) P-1. Exterior Materials.
· Staff and City's consulting urban designer concur that
a change to a 10/15 sand finish will not significantly
differ from a 20/30 finish. However a condition has
been added to require material samples.
· The use of Ledgerstone or an equi valent natural
material is recommended throughout the project. Staff
recommends the use of natural stone wi thin the areas
noted for use of Ledgerstone. A condition has been
added to require material samples.
· The use of composite materials is not recommended in
lieu of a metal material. A condition has been added
to require material samples.
75A-25
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
December 13, 2004
Page 6
Interior Materials and Amenities.
· Staff and City's consulting urban designer concur that
a change to industry standard textures for interior
walls and ceilings does not reflect a quality change.
A condition has been added to require material samples.
· It is recommended by staff that units designed to
accommodate stacked washers and dryers be required to
include a stacked washer and dryer appliance as an
amenity. The rationale for this requirement is that
the stacked washer/dryer configuration is designed to
save space but is otherwise a less desirable
arrangement. New owners may also be less likely to own
a stacked washer/dryer appliance. Tentative Tract Map
Condition 25 has been added to require material
samples.
· Staff recommends that the applicant be required to
provide a specification list for the kitchen
appliances, which list will require the General
Electric Monogram Series appliances or equivalent.
Condition No. 6 of the conditional use permit and
tentati ve tract map has been added to address this
issue.
5.) P-3. Exterior Materials.
· Staff and the City's consulting urban designer concur
that a change to a 10/15 sand finish will not
significantly differ from a 20/30 finish. However a
condition has been added to require material samples.
· A change to eight inch sand blasted concrete block is
not recommended, but rather the textured sand blasted
four inch high concrete block at raised patios.
Tentative Tract Map Condition 15 has been added to
require material samples.
· The use of composite materials is not recommended in
lieu of a metal material. Tentative Tract Map
Condition 15 has been added to require material
samples.
Interior Materials and Amenities.
· Staff and City's consulting urban designer concur that
a change to industry standard textures for interior
walls and ceilings does not reflect a quality change.
A condition has been added to require material samples.
75A-26
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
December 13, 2004
Page 7
· It is recommended by staff that units designed to
accommodate stacked washers and dryers be required to
include a stacked washer and dryer appliance as an
ameni ty. The rationale for this requirement is that
the stacked washer/dryer configuration is designed to
save space but is otherwise a less desirable
arrangement. New owners may also be less likely to own
a stacked washer/dryer appliance. Conditional Use
Permit, Condition 22 has been added.
Provide details of the pedestrian walkways. The applicant has
provided a plan within the architectural booklet dated
December 6, 2004 indicating the pedestrian linkages throughout
the project.
Clarify the pavement material and width of walkway through the
commercial parking area. The walkway is approximately 8 -10
feet wide with additional landscaping along either side.
Stamped asphalt will be utilized throughout the walkway.
Sensitivity to existing adjacent parking structure to the
north should be addressed. The applicant has provided a plan
within the architectural booklet indicating the treatment
along this segment of the development site. In order to
accommodate plant material that can mature to screen the
adjacent structure, a minimum five feet clear width planter is
needed. A condition has been added to address this issue.
Development Plans:
Identify trash enclosures. Enclosures have been noted on the
plans in compliance with such regulations, including
appropriate screening.
Dead end aisles within the residential component. Although
the development components have been designed to address
pedestrian circulation throughout, vehicular circulation has
been limited. Dead end aisle conditions are proposed at
locations where only assigned parking will exist. Adequate
turning movements have been contemplated in this design.
75A-27
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
December 13, 2004
Page 8
Drive aisles lack landscaping. The applicant has addressed
this item within the booklet dated December 6, 2004. Between
garage openings, plant material such as a 'Climbing Rose' and
'Yew Pine' will be installed to add texture and soften these
areas. Additionally, Tentative Tract Map, Condition 18 has
been added to require a trellis or architectural feature to
better articulate the alley facades and provide a framework to
support the plant material.
How is the parking provided for the Loft component? Parking
will be provided in the form of garages and open guest spaces
within the rear area of the lofts. Significant on-street
parking will also be available along the crescent shaped
street.
Crosswalks along the crescent shaped street should be
provided. The applicant will be working with the Public Works
Agency on potential crosswalk opportunities. Appropriate
locations will provide decorative pavement, signing and will
allow for minimum sight distance per Public Works Agency
standards.
Loft units have primary view of a parking lot; how is this to
be screened? The applicant has noted on the plans the
planting of 24-inch box trees along each side of the crescent
shaped road. The architectural booklet dated December 6, 2004
illustrates a section of the lofts along the crescent shaped
road.
Are bedrooms allowed on the ground level for the lofts? A
condition similar to that imposed on the Santiago Lofts
project is included in the conditional use permit (Condition
No. 11).
No opaque or painted glass should be used in the retail
component, so as not to detract from the pedestrian oriented
design. Tentative Tract Map, Condition 17 has been added to
prohibit opaque or painted glass in the retail component.
75A-28
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
December 13, 2004
Page 9
Clarify location of skylights in
provided a plan within the
December 6, 2004 indicating the
units. The skylights will not
level.
the Lofts. The applicant has
architectural booklet dated
use of skyl ights wi thin four
be visible from the street
How do the single-car garages work? The applicant is prepared
to discuss the logistics and operation of the single car
garages. Two single car garages are provided to some of the
units. One of these one-car garages will have direct access
to the living units, while the remainder will be connected via
a pedestrian link.
Santiago Avenue should remain closed.
Avenue is not contemplated.
Opening of Santiago
The entry plaza at Main Street and the crescent shaped street
needs to promote a greater sense of pedestrian activity. The
applicant is prepared to discuss the design and details for
the corner space, recognizing the importance of creating a
sense of arrival and architectural statement.
Will the roll up doors be motorized? The applicant has
indicated that buyers of the Loft units will have an option of
motorized or non-motorized rolling doors as an architectural
opening into the unit. Staff concurs with the option.
Private balconies appear to be across from one another
limiting unit privacy. The applicant is prepared to discuss
the balcony location and relationship to privacy.
The south elevation of Building E should be
address graffiti. The plans provide appropriate
architectural elements, including vines, to deter
designed
landscape
graffiti.
to
and
What will be the design at the terminus of the fire access
lane at Lawson Way? The applicant will be asked to submit a
detail outlining the design of the fire access entry location.
It is anticipated that the design will include a raised curb
along the street, hardscape and a decorative barrier. A
condition has been added.
75A-29
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
December 13, 2004
Page 10
Additional Staff Comments
In addition to the items listed above, staff recommends further changes
or conditions of approval as noted below. These changes and conditions
relate to further proj ect review by staff and the City's consulting
urban designer.
Specific Development Zone
.
Page 4, Item 1. c.
have been revised to
center as envisioned.
The uses allowed in the commercial component
those appropriate in an active commercial
· Page 5, Item 5.a. A maximum of five outdoor sales kiosks or carts
are recommended. The size and location of each Kiosk or cart shall
be approved on a masterplan of such uses by the Planning Commission
prior to their construction or installation.
· Page 7, Conditionally Permitted Uses, Item A.5. Language has been
added to allow uses similar to coffee houses an opportunity to
apply for a conditional use permit. Requiring a conditional use
permit will enable Planning Commission and City Council to review
such uses in their context and either approve, conditionally
approve or deny the proposal.
· Page 8, Item E.1. Language has been added to clarify only
Certified Farmers Markets are allowed.
· Page 8, Uses Not Permitted. Language has been added to clarify
that uses not specifically listed as being permitted or
conditionally permitted are prohibited.
· Page 12, Item 4.A.a.i., Parking. Changes to the total allowable
commercial square footages, absorbing the live theater square
footage.
.
Page 12, Item 4.A.a.ii. Parking.
clarify that any additional square
current parking standard.
Language has been added to
footages shall meet the City's
75A-30
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
December 13, 2004
Page 11
.
Page 15, Item 8.a. Public Art. Language has been added to
submittal and approval of a comprehensive plan prior
issuance of certificate of occupancy.
require
to the
· Page 15. Item B.
CC&Rs. Language has been added for clarity.
· Page 17, Item 1.c. Language in the SD has been changed to reflect
noted setbacks contained within the architectural booklet dated
December 6, 2004.
.
Page 41,
Parcels.
Item A. Temporary Landscape Adjacent
Language has been added for clarity.
to
Undeveloped
· Page 43, Item 12. Language has been added to identify the location
of the compatible landscape material across from Santiago Park.
Development Agreement
· 5.3. Cultural In-Lieu Fee. The parties acknowledge that the
Original Agreement included the requirement that Owner construct a
125-fixed seat legitimate theater as part of a dual-purpose,
"multiplex" motion picture theater complex. Due to modifications
to the Project from the Original Agreement to this Agreement, Owner
agrees that in lieu of constructing said theater, it will pay the
City a fee of $400,000.00 upon the issuance of the first building
permi t for the proj ect . The City agrees to use this fee for the
promotion and encouragement of cultural events and activities
designed to serve the citizens of Santa Ana.
· Prior to Owner seeking issuance of a building permit for the final
43 residential units in the Project (excluding from this count
units within the Residential Tower Study Area (Exhibit F)), or for
any residential unit located within the Residential Tower Study
Area (Exhibit F hereto) (hereafter collectively referred to as the
"Hold Back Units"), Owner shall have first obtained validly issued
building permits for one hundred percent (100%) of the commercial
component of the Project.
Prior to seeking a certificate of occupancy for any of the Hold
Back Units, Owner shall have completed all improvements, including
site improvements and excluding only tenant improvements, for one
100 percent of the commercial component of the Project.
75A-31
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
December 13, 2004
Page 12
Conditions of Approval
· Add to Tentative Tract Map and Conditional Use Permit - All garages
shall provide insulated garage doors with automatic opener and
transmitter.
· Condition 6 of both the Tentative Tract Map and Conditional Use
Permit have been modified to require submittal of the interior
amenity package prior to issuance of building permits. Further, the
condition outlines minimum appliance and material grades.
· Amend Conditional Use Permit (Condition 2) and add to Tentative
Tract Map language clarifying the location for shopping cart
electronic device to be the retail area including the surface
parking area.
.
Conditional Use Permit (Condition
been added to ensure the use of
homeowners association.
12) . Additional language
professional management of
has
the
· Tentative Tract Map (Condition 2). Additional language has been
added to ensure the use of professional management of the
homeowners association.
· Conditional Use Permit (Condition 4). Language has been included
to allow flexibility in building construction by adding the use of
either wood or steel construction.
· Conditional Use Permit, (Condition 7).
taking into account one-car garages.
Language has been added
· Conditional Use Permit, (Condition 8) Language has been added to
specify the number of units, designed to incorporate a B Occupancy
(per the California Building Code) on the first floor of the
work/studio space to enhance the viability of the work component
and to emphasize the pedestrian-oriented design. Based on the
design and layout of the site, these units have been identified to
most likely provide commercial business used by the public.
· Tentative Tract Map Condition 15 has been added to require
submittal of exterior building amenities, materials and finishes.
75A-32
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
December 13, 2004
Page 13
.
Tentative Tract Map, Condition 16
foot clear width planter along
accommodate adequate tree planting
parking structure.
has been added requiring a five
the northern property line to
in order to screen the adjacent
· Tentative Tract Map, Condition 17 has been added requiring the use
of clear glass within the retail component.
.
Tentative Tract Map,
landscaping along the
support plant material
Condition 23 has been added addressing
alley facades and provide a framework to
in the residential components.
· Tentative Tract Map, Condition 24 has been added requiring
submittal for review a plan outlining the design of the terminus of
the fire access lane.
CEQA Compliance
At the time of the October 25, 2004 Planning Commission hearing, the draft
Environmental Impact Report was available for public review and comment.
The public review period closed on November 29, 2004. Exhibit 16 is a
compilation of comments received on the environmental document,
evaluation and response to comments on environmental issues. Each of
the public agencies and interested parties that commented on the draft
EIR will be provided a response to their comments. Additionally,
Exhibit 17 provides a traffic volume comparison analyzing the affects by
replacing the black box theater with retail uses.
SK:JM
sk\reports\city place.121304.pc
75A-33
REQUEST FOR
Planning Commission Action
~-~
! .
i I II
~~.
/" d-ucatlOl} 1 .',
/~!'.'
-v- "'-
PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
OCTOBER 25, 2004
TITLE:
PUBLIC HEARING - EIR NO. 2004-01,
ZOA NO. 2004-06, DA NO. 2004-04, CUP NO.
2004-28, VESTING TTM NO. 2004-06 AND SPR
NO. 2004-05 TO ALLOW THE CONSTRUCTION OF
THE CITY PLACE DEVELOPMENT CONSISTING OF
COMMERCIAL AND RESIDENTIAL USES LOCATED
AT 2775 NORTH MAIN STREET
Prepared by Sergio Klotz
-4:L~~ .
Executl I recto r
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
~ing Manager
RECOMMENDED ACTION
Receive and file the public comments for Draft Environmental Impact
Report No. 2004-01.
Recommend that the City Council:
1. Adopt a resolution certifying Final Environmental Impact Report
(EIR) No. 2004-01.
2. Adopt an ordinance approving Zoning Ordinance Amendment No. 2004-
06.
3. Adopt a resolution approving Development Agreement No. 2004-04.
4. Adopt a resolution approving Conditional Use Permit No. 2004-28.
5. Adopt a resolution approving Vesting Tentative Tract Map No. 2004-
06.
6. Adopt a resolution approving Site Plan Review No. 2004-05.
DISCUSSION
Request of Applicant
Mr. Bob Bisno with Transaction Financial Corporation is requesting
approval of various entitlement actions for a proposed mixed use project,
including certification of the environmental impact report, zoning
ordinance amendment, a development agreement, conditional use permit,
t5~~3~
(
tl
,jJl..
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
October 25, 2004
Page 2
vesting tentative tract map and site plan review. The proposed project
consists of both a commercial and residential component. The commercial
segment will provide approximately 57,700 square feet in a variety of
sit-down restaurants, retail and theater space. The residential segment
will provide 73 live-work lofts and 168 townhouses. Several actions are
required to entitle the project: a) the project was identified to have a
potential adverse impact and therefore required an environmental impact
report; b) a zoning ordinance amendment is necessary to amend the
Specific Development No. 59 zoning standards; c) a development agreement
defining the terms and nature of development; d) a conditional use permit
is required to allow a live-work proj ect; e) a vesting tract map is
requested to allow the subdivision of the existing property into seven
lots with three of the lots for residential condominium purposes; and f)
the project location within SD-59 requires approval of the site plan.
Property Description
The development site is approximately 17.7 acres at the northeast corner
of Main Street and Memory Lane. The proj ect site extends from Main
Street on the west to Lawson Way on the east and from Memory Lane on the
south to the city border on the north. The subject site is located
within Specific Development No. 59 (SD-59) zoning district and has a
General Plan Land Use designation of District Center (DC), which permits
commercial and residential development. Surrounding land uses include
the Main Place Mall and offices to the west; Santiago Park, offices and
parking structure to the south; a senior residential development, and
offices to the east; and retail, offices and parking structure to the
north (Exhibits 1 and 2) .
Project Description
The City Place land use, planning and design provide a mixture of uses
within a common setting. It stresses a people oriented environment
where pedestrian and automobile traffic can co-exist on-site to create
an experience of urban activity in a safe and high quality setting.
The project has been designed with the commercial component oriented to
the west end of the site and the residential component on the east. The
site has been aligned to allow the development to have a greater
presence along all of the frontage streets. The location of the
buildings along Main Street, a commercial corridor, provides a link to
the corridor and a visual connection to the mall.
75A-35
ErR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
October 25, 2004
Page 3
Vehicular access to the site will occur along Main Street, Memory Lane
and Lawson Way. Loading areas have been provided within the commercial
area including a service loading area for Building E (Market E) allowing
adequate circulation on-site and architectural integration.
The commercial component includes approximately 57,700 square feet of
building area, which is oriented towards Main Street and Memory Lane.
The uses contained within the commercial area will include sit-down
restaurants, retail and live theater.
The live-work loft component will extend from Main Street to the north
along a curved private roadway to Memory Lane. Seventy-three live-work
units are provided ranging in size from approximately 1,496 to 1,771
square feet (Exhibit 3). Vehicular access to the site will occur along
Main Street and Memory Lane. Each unit will have an attached two-car
garage. The average parking spaces allotted per unit is 2.6.
The design of the loft units provides large storefronts, pedestrian
level windows, zero setbacks and a height that is consistent in mass,
scale and rhythm with other structures in the area. The exterior
treatment of concrete paving, aluminum windows and roll up door, cement
and metal offers a blend of finishes that are complementary to the
immediate area.
The townhouse component will provide two designs: The Courtyards and The
Park. Both the Courtyard and Park designs provide residential units
within a courtyard, with all front doors facing the open area. Access to
the townhomes will primarily be from Lawson Way with secondary access from
the internal private roadway.
The Courtyard will consist of 98 townhomes on 3.94 acres. These units are
primarily located at the northeast corner of the development site. The
unit sizes range from 1,050 to 1,789 square feet consisting of 78 two-
bedroom units and 20 three-bedroom. Two-car garages with direct access to
the living space will be provided for each unit. The average parking
spaces allotted per unit is 2.4. The exterior finishes will include
stone, metal roof, awnings and railing and stucco.
The Park will provide 70 townhomes on 3.13 acres. These units are located
along the southeastern portion of the site. The units range in size from
1,740 to 2,570 square feet consisting of 22 three-bedroom units and 48
75A-36
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
October 25, 2004
Page 4
four-bedroom units. Two-car garages
space will be provided for each unit.
per unit is 2.4.
with direct access to the living
The average parking spaces allotted
Analysis of the Issues
Environmental Impact Report
The California Environmental Quality Act (CEQA) requires the preparation
and approval of an environmental impact report (EIR) for this proj ect.
The environmental issues analyzed in the EIR include aesthetics, air
quality, cultural resources, land use, hazardous materials,
hydrology/water quality, noise, traffic and circulation, public services
and utility services.
A draft EIR (DEIR) is intended to inform public decision makers,
responsible and trustee agencies, and the general public of the potential
effects of the proposed project (Exhibit 4). On July 5, 2004 a Notice of
Preparation (NOP) was circulated for the preparation of Draft
Environmental Impact Report No. 2004-01.
In accordance with CEQA, a draft EIR is being circulated for review and
comment by the public, local, regional and state agencies, and interested
parties on October 15, 2004 for a 45-day review period. One of the
purposes of the Planning Commission's actions is to obtain input from
interested members of the public on the DEIR submitted at this hearing.
The DEIR has determined that implementation of the project would result in
unavoidable adverse impacts to air quality and traffic. All other
potential impacts associated with the project were determined to be less
than significant or were provided with mitigation to reduce impacts to a
level considered less than significant.
The City, after the 45-day review period has ended on the draft EIR, will
evaluate the comments on environmental issues received from persons or
agencies. In accordance with CEQA, each of the public agencies and
interested parties that comment on the draft EIR will be provided a
response to their comments. Within the DEIR is the Mitigation Monitoring
Program for the project. In addition, the Findings of Fact and Statement
of Overriding Considerations have been included (Exhibit 5).
75A-37
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
October 25, 2004
Page 5
The environmental impact report has identified a significant and
unavoidable impact to air quality and traffic. No feasible mitigation
measures are available to reduce the effect. A statement of overriding
consideration will be needed should Environmental Impact Report 2004-01 be
certified.
Zoning Ordinance Amendment
In 1993, a specific development zone (SD-59) was approved on the site to
accommodate an extremely intense mixed-use proj ect. The entitlement
included a 22 and 32-story office tower, 19-story residential tower (216
units), hotel, parking structure, restaurants, health club, retail
space, cinemas and live theater and attached residences (64 units). The
total project gross square footage was 1,964,770 with parking to
accommodate 5,464 spaces.
The specific development district is a customized zoning classification
used for unique and/or mixed-use proj ects. The specific development
plan proposed for City Place incorporates the intent of the previous
enti tIed proj ect without the high-density residences or intensity of
commercial space (Exhibit 6). The specific development text lays out
cri teria for the review of the proj ect. Due to the lower scale and
intensi ty of the proposed proj ect, the development of the site is in
many ways different than that previously approved and therefore requires
an amendment to the current SD-59. The following highlights those
changes:
Land uses
A variety of commercial uses will continue to be permitted with an
emphasis on sit-down eating establishments, retail and a live theater.
A change to those permitted will be to require Building E to be occupied
by a minimum 25,000 square foot tenant in order to accommodate an
appropriate sized market. Additionally, prohibited uses would include
schools, clinics, take-out only food uses and drive-through facilities.
Those uses allowed by way of a conditional use permit include any
establishment operating between midnight and 5:00 a.m., a live-work
community, uses wishing to sell for on or off premise consumption of
alcoholic beverages, banquet facilities and a residential model complex.
75A-38
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
October 25, 2004
Page 6
Building Height
The maximum building height will
proposed, a maximum of 50 feet.
levels above a garage.
be adj usted to mirror the proj ect as
The tallest structure contains three
Setbacks
Buildings have been placed closer to sidewalks to allow a greater
presence reflecting the urban design of the proj ect, which emphasizes
pedestrian oriented spaces. The setbacks will continue to address
building placement and allow appropriate landscaping and hardscape
wi thin those areas. The use of decorative stone or pavement, trees,
lighting, fountains, artwork, etc. will be located in the setback, as
well as throughout the site.
Main Street will provide an average setback of 19.5 feet and a minimum
of 8 feet; Memory Lane will provide an average of 11 feet 8 inches and
minimum of 1 foot; Lawson Way will provide an average of 18 feet and a
minimum of 5 feet; and the internal crescent-shaped road will provide a
15 feet setback from curb face.
Open Space
The open space established within SD-59 requires a minimum of 35 percent
of the aggregate gross area of the site used for residential purposes to
open space. The project as proposed provides 59 percent of the
residential site to open space.
In concert with the attached single family residences envisioned in the
original development scheme, the open space requirement reflected a
suburban standard of 225 square feet per unit for ground level private
open space plus 90 square feet of private open space in the form of a
balcony. The urban scale project proposed within the City Place design
reflects a lesser open space calculation relying on greater utilization
of the larger open space on site, the commercial component and Santiago
Park. The on- si te park is approximately .34 square feet, which in
itself represents approximately 60 square feet per unit. The average
private open spaces for the Courtyard units are 50 square feet; the Park
units are 60 square feet; and the Lofts are 50 square feet.
75A-39
EIR No. 2004-01i ZOA No. 2004-06i
DA No. 2004-04i CUP No. 2004-28i
VTTM No. 2004-06i and SPR No. 2004-05
October 25, 2004
Page 7
Development Agreement
The development agreement is a legal contract between the developer and
the City defining the terms and nature of development. The term of the
agreement is eight and one-half years. It establishes development
intensity, density, permitted uses and standards for the term of the
agreement. In exchange for the City vesting the standards and changing
allowable intensity, the development agreement requires certain public
benefits (Exhibit 7). The main points of the agreement as proposed by
staff are:
1. Term: The term of the development agreement is 8~ years.
2.
High Rise
building
developer
approvals
Residential: The developer is required to
residential, for-sale, high rise tower(s)
does not proceed wi th such a proposal the
in this development agreement are vested.
consider
If the
underlying
3.
Public Art: Public art amounting to
is required. This is expected
requirement of $272,500.
.5% of construction valuation
to amount to a public art
4. Inclusionary Housing Fee: An inclusionary housing fee of $3,000 per
dwelling unit is required. As 241 units are proposed, this would
generate $723,000.
5. Santiago Park Improvement Fee: The developer is required to pay the
City a special fee of $1.64 per usable square foot of commercial
and residential development to be used for capital improvements at
Santiago Park. This is expected to amount to a fee of
approximately $776,000.
6. In-Lieu Park Fee: The developer is required to pay the City an in-
lieu park fee of $35.50 per square foot of required parkland
dedication. This is expected to amount to a fee of approximately
$1.79 million. This fee would be offset, or reduced by the
Santiago Park Improvement Fee, resulting in a net in-lieu park fee
of $1.01 million.
7. Black Box Theater: The developer is required to construct a ~black
boxll theater.
75A-40
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
October 25, 2004
Page 8
8. Conditions, Covenants & Restrictions: The developer is required to
prepare and record CC&Rs to cover the live/work units similar to
those CC&Rs required of the Olson and Santiago Street live/work
loft projects. These requirements limit the number of residents in
each unit, require owner occupancy, and restrict commercial uses
within the live/work units.
Conditional Use Permit
A conditional use permit has been requested to allow the live-work
component of the project. Should Zoning Ordinance Amendment No. 2004-06
be approved, a conditional use permit will be required for any proposed
live-work project within SD-59 zoning district. The live-work component
is envisioned to create an urban element while providing a transition
between the commercial uses and residential living. As the overall plan
is proposed, the live-work component is encouraged to link the components
and accentuate the District Center urban character. The live-work units
have been designed in a manner that is harmonious in scale and character
with existing and proposed development, contributes positively to the
surrounding commercial and residential areas, has a net community
benefit and enhances the quality of life by providing a development in
keeping with the standards for live-work communities.
The live-work units will front on and extend from Main Street along a
curved private roadway to Memory Lane. Each unit will be approximately
1,496 to 1,771 square feet in size and has been designed in a loft
style, three stories in height. The project has been designed to meet
or exceed the development requirements for live-work communities within
the city's downtown.
Vesting Tentative Tract Map
The proposed vesting tract map for this project satisfies two objectives.
First, it subdivides the existing parcel into seven parcels suitable for
development. The parcels created allow the development of the commercial
and residential components of the mixed-use project.
The second objective is to create condominium subdivisions for each
housing type. The condominium subdivision is necessary to provide for-
sale units. This encourages home ownership.
75A-41
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
October 25, 2004
Page 9
The vesting nature of the map ensures that the standards to be applied to
the project will be those adopted with the approval of the map. The map
is designed to be in compliance with the applicable development standards
found in Chapter 34 and the Specific Development document.
Site Plan Review
Santa Ana Municipal code requires a review by Planning Commission of all
plans within a specific development area to ensure the project is in
conformi ty with the specific development standards. The review also
ensures that the buildings, structures and grounds are in keeping with the
neighborhood and will not be detrimental to the development of the
specific development zone. The proposed project is in compliance with all
applicable development standards including the General Plan, Municipal
Code and the City Place Specific Development Plan (SD-59), as amended.
Additionally, the proposal is in keeping with the surrounding area and
will improve the desirability of investment in the City. Finally, the
project has been determined to be in compliance with applicable parking,
landscaping and architectural provisions governing the project.
The City Place development project will enhance and provide a positive
improvement to the north Main Street districts through the development
of a significant vacant parcel of land at Main Street and Memory Lane.
The development of this site with high quality design, materials and
finishes, the inclusion of a public art and plazas, and the creation of
a physical and visual link along the Main Street commercial corridor and
the Main Place Mall will help in energizing and strengthening this
northern gateway area. The proj ect will reinforce an active, vibrant
urban lifestyle envisioned within the District Center designation of the
General Plan. Additionally, the project will be of direct benefit to the
community by providing additional housing and service opportunities in the
City. The project addresses many goals and policies of the General Plan
by assisting in the growth of an economically viable corridor, provision
of a variety of residential land uses and the construction of a high
quality development project.
75A-42
EIR No. 2004-01; ZOA No. 2004-06;
DA No. 2004-04; CUP No. 2004-28;
VTTM No. 2004-06; and SPR No. 2004-05
October 25, 2004
Page 10
As a result, it is recommended that the Planning Commission recommend that
the City Council certify Environmental Impact Report No. 2004-01, and
approve Zoning Ordinance Amendment No. 2004-06, Development Agreement No.
2004-04, Conditional Use Permit No. 2004-28, Vesting Tentative Tract Map
No. 2004-06 and Site Plan Review 2004-05 pursuant to the findings and
conditions attached (Exhibits 8, 9, 10 and 11) .
SK:JM
sk\reports\City Place.102504.pc
75A-43
C j t Y
o
n 9
~\-
.J
I~
LAVETA AV.
R1
R4
3
~
~
R1~n
LJ
lRRH R1
(li R1
'nO
I
I
[i]
AD
A1
R1
~
I
R1 ~ R1
~
R1
R1
R1 R1
~
R1
R1
Al
-B
C-SM
Cl
Cl-MD
C2
C3
C3-A
C4
CS
GENERALAGRICUL TURAL
PARKING MODIFICATION
COMMERCIAL SOUTH MAIN
COMMUNITY COMMERCIAL
COMM. COMMERCIAUMUSEUM DISTRICT
GENERAL COMMERCIAL
CENTRAL BUSINESS
CENTRAL BUSINESS-ARTIST VILLAGE
PLANNED SHOPPING CENTER
ARTERIAL COMMERCIAL
CR
GC
Ml
M2
MO
o
P
PCD
PRD
COMMERCIAL RESIDENTIAL
GOVERNMENT CENTER
LIGHT INDUSTRIAL
HEAVY INDUSTRIAL
MILITARY OPERATIONS
OPEN SPACE
PROFESSIONAL
PLANNED COMMUNITY DEVELOPMENT
PLANNED RESIDENTIAL DEVELOPMENT
Rl
R2
R3
SINGLE FAMILY RESIDENTIAL
TWO FAMILY RESIDENCE
MULTIPLE DENSITY MULTIPLE
FAMILY RESIDENCE
SUBURBAN APARTMENTS
RESIDENTIAL ESTATE
SPECIFIC DEVELOPMENT
SPECIFIC PLAN
R4
RE
SD
SP
1m
~~
ZOA 04-6/EIR 04-1/DA 04-4
CUP 04-28/SPR 04-5NESTING TIM 04-6
ROBERT BISNO
2775 NORTH MAIN STREET
A
#{'
- = 500 FEET
l' = 1000 FEET
P LAN N
N G
AND
B U I L 0
EXHIBIT 1
75A-44
N G
AGE N C Y
OFFICE
MAIN PL. DR.
OFFICE
RESTAURANT
~
~~~
P LAN N
-J
<(
::;
'"
(,)
<(
-J
0..
~
<(
::;
t-
W
W
a:
t-
en
OFFICE
COMMERCIAL
>=
==
Z
o
en
~
COMMERCIAL
AND
PARKING
STRUCTURE
COMMERCIAL
ORANGE CITY LIMITS
z
;;:
:!:
------
SENIOR
CARE
FACILITY
PARK
OFFICE
-
- _......... PARK
SANTIAGO " \
n
AND
PARKING
STRUCTURE
ZOA 04-6/EIR 04-1/DA 04-4
CUP 04-28/SPR 04-5NESTING TTM 04-6
ROBERT BISNO
2775 NORTH MAIN STREET
A
eW'
N G
AND
B U
L DIN G
AGE N C Y
EXHIBIT 2
75A-45
,~g~~?,~,~O"~"; 3UI Sl3ajllpJ\1 11111
\,jl 1I1111j \111 \11111,11111
1II1I1:lllIlIlIIj fllllllilVld
'u '1'003 OS 0[,'" ''''11.''''' Jltl I ape N IIII
;"M"MM.
~ ~.
. M
o
~
o
C>
z
o
:!
=>
[]J
N
a..
~ .
l 1
. ij 1
vO/B,IO, - Tv'illL^JSnS NOI.18'v' AtJ'v'NOI.13tJ8SIO - M31^3tJ N'v'ld 3.1IS
i
.
'v'INtJO.:lll'v'8 ''v'N'v' 'v'.1N'v'S
3N'v'l AtJOL^J3L^J 'iI .l33tJ.1S NI'v'L^J
.1S3M 38'v'ld A.1I8
. 8
~ ~
lli :;
. "
. ~ ~
19mm
. .
.
.~
~m~~ 5;
imiiWi
'i~:!"..;:i~:!::'"
, ' . , '...ir
Hm~m
i~~j~iii~
....,;,,;<O'f!~:"-';:'"
~"'---.,
.~~~
I
. ~.
.m~
<l:
~
o
C>
z
o
...J
5
[]J
M
a..
tI '! I
~1J- . -
,~,'"'"".I.',,I,-,'.-,
:~ ~~ ~~~
~
~ '
,oF"',!"IO
! 1"1
'!I"
I ~ :ll ;!:
i~:1i\i~~
~~~,~I~r~1
lll!~~!j
.~
i:~ ~l ~
;;~ ;i j
~-~~~~i~i:
~f~~~i~lf
~l~_~lii!~
~~~~~~~~~
J
"
.
w "
~ w ,
-;;:-~ ~ i
u..,u:iu.._~~>- ,
~~.~~~~ ~ h "I
~ 0>_ '" Oi'l ~ !"I~ g~~~~~ ~~I Bill
I ~ w
z w ! f~~!1
w < ~uu~r u~~j u w
~ ~ ~ (/)(/)UlUlVlVlllJUJ ~~~~ ~
< ~ U~~888~
u ~ ; ~!" ~ ~I
~ ~ - ~ .... .....,g-.... N;!:l:;:; N ,,:i iG '" ~ ~I 0 ~
0 <l:
~ S 0
< ~ ~
~ ~ - <
z ~ w 0
~ < w ~ '"
w z < ~~~ 0 \1 C>
w 0 8 \1 ~~~ 5'- w ~ Z
0 w ~ 9 '" 0
'" ~ , ~~:i~2~~ 5 ~ w ~,il
f- w ~ ~ ~ 1-1-1-<:(<(<(:':: ~ ~ ~ '" w ...J
U z ~ (/)(J)VlI-I-WO: W < U
0 wwwww:r:<C ~ I z II t;3~ 5 H
U.J " < w !f.r;.~l!.!;.C.6 < ~ ~ ~ ,
~ a:: ,,0:: '" '" []J
--, \1 ~ <(CDUUOOw ;:).1- ~ "_::::ll- W Uw r ~~ "'J
0 z Ii' <(...IWI- ...I<WI- ~ < z ~!
< ~ ~< ,;
0:: ~ z w ~ 9999999g ~~~~ ~~~~ ~ ~ w> a.. -2 ii
2 ~ ~ mN_
a.. ~ CIlaJllllllllllllllll- a::a:::::!il- a::a:::::!il-
Ci
U.J
0
:>
0
0:: :il x
a.. w
" '" ~
C> ~ ~ ~
z if z
~ . ~ " ~ ~
0:: z
<l: ~ ~
0
a.. ~ ~
...J ~ ~ ~
<l: '" '" \1
< " "
~ ~ ~ ~ ~ ~ ~ 9
~ z ~ z ~ w z
Z ~ ~ ~ ~ ~ ~ ~
U.J
0 " " "
Z ~ ~ Z ~ Z ~
(jj " ~ " ~ < " ~ ~ ~
U.J '" . '" '" <
0:: g: ;; g: ~ ;; ~ g: ~ ;;
:;.:
~ 0::
~ ~ ~~ <l:
. ,- ::;;;
o~ , ~; ::;;;
~ ~f~ H ~ ,!.~
~J. =>
~~~ 0;;-;;- ~ I~ o;;-~ en ,
~ 0- S~
~~ e:~ ~ . ':"! z
~ ~~~ ~~ ~i 0
5 U~ ~
u
u: ~
~ (jj E~
en
~ I'i <l:
...J
g L Go i~~ ~ t:: u
, ~. ~~ ~~, ~~ rN ~~ >-
~ ~~ i~ ; ~~ U
z J.~ ~N ~~ ~" ~~ z 8
~ ~~" ;~ ~Z ~i~ N~ U; <l:
~~; Ii I ?~ a.. ~
i . .ef ~<tl .eO' =>
~ !~m ~~ h~ ~~ ~~~ ~; U ~~
~~ ~ U 8e
0 ~
0 ~~
~ Z uo
<l: u.
~~ 00
~ ~ z
~8~ ~ 0
<l: ffi ~~ ~
U.J ii~~
f- R ~ I~~ ~ 8 U
f- ~, ~ -" ~~ ".~ ,,~ =>
u ~I~~ ~2 . ~~ r~ u 0::
U.J N~ i f-
~ ~ ~~ O'~ ~ "'~ O'~ s~ en
0 CS ~S~ .eS ~~ !3.S Z
0:: ~ ~; ~ h~ !iC ;~~ ~; 0
a.. gh ~~ u
~~ "~ ~ ~ ~ ~
~ ~~ ~ ~~
~8 @8 h8 8 8 ~8
~~ H n~ ~ ~ ~~
~d' ::;;;:
~~ ~~ ~ i:~ 0 0 ~~
@ @ ~ ~ ~ ~ @ @
~h! 88 ~ ~ ~ ~ @8 ~h~
~~ l;) ~ l;) ~ ~~ '" 0 ",0
UJ UJ UJ UJ UJ UJ UJ UJ
W W W W W W W W
>- >- >- >- >- >- >- >-
'" '" '" '" '" '" '"
:I: :I: :I: :I: :I: :I: Z :I:
:> :> :> :> :> :> :> :>
'" CD
N '" '" i ri: M ri:
'" '" '" CD CD '"
UJ UJ
W W
::; ::;
0 0
:I: UJ :I:
Z Z
'" CD U 0 w ;: t: ;:
'" '" '" '" '" 0 g 0
.... ....
9 9 9 0 0 '" ~
..J ..J
CD CD CD CD CD ri. ri. ri.
:;(~~ < ,,< ~ ~~~ ~mu
www w ww w www www
~~~ ~ ~~ ~ ~~~ ~~~
~~~
~~~ ~ ~~ ~~~ ~~~
~5~ ~ ~5 ~ 555 555
www z ww w w~w www
~~~ ~~ ~ zzz ~~~
< ~~~
~
~~~ \1 ~~ \1 ~~~ ~~~
~~~ " ~~ " ~~~ ~~~
~~~ i'l ~~ i'l ~~~ ~~0
000 0 00 0 000 000
www w w www www
~~~ ~ ~ ~~~
III u II u uuu III
w w www
~ ~ w www
a ~aa
w 000 0 00 0 000 000
r zzz z zz z zzz zzz
w ,,<< < << " <,,< ,,<<
~ ~~a ~ aa '" "'~~ ~~~
w 000 0 00 0 000 000
8 ~~~ ~ ~~ ~ ~~~ ~~~
o~~oq~8~~~~~~~~~~~~~~~~~N _N~ O~"'..,.(Q 00_
000
~ ~~~<~~~~~~~~~~~~~~~~~~~~~ <<< <<<<< <""
I-
ww ww 0
ww ~ W
~~~ QQ~ gQ~ zz QQ~
~~ 00 I-
i=i=
) z ~~~~~~~~~~~6~ ~~z !;(!;(Q I- ~
>>~
X ~i" ~ ~uJuJ~~uJuJ~~uJuJ~~ ~~~ ~~m w
~w ~iIi (J) <(
U.J <~ ~~(I)t3 ..(..(<.(~~ai~uuuuo >
0 Ow OOw www i= c..
~~ ~~~~ s~~~~~~~~~~~~~ ~~~ ~~~
~ ~~ \1 w
~~~~~~~~~~~~~~ gg9 999 <( (/)
f- ~~ " ~~irlQ:; ~~~ ~~~ I-
U.J ~O g ~1-(J)lL If.ia:laJCIla:laJala:la:lala:laJala:l Z c..
U.J 80 <(
:c " ~~~~~~N~~g~~~~~~~~~~~~ W
en 99 ~N<,,)"f I- ::2:
,,< u uuuu <<<<<<<<~<<<<<<<<~<<<<
ZOA 04-6/EIR O4-lIDA 04-4
CUP 04-281SPR 05-5
7 S:~~ 04-6
~ ~ .
~ Ii. I !~ j "
, j III , ill ! I ~.1 II ,.,' !
8 HI" ,,! : j i '" I I' dill " 0 0
!lUll i! h H I! !!l HI i H I il.! II." ~ i
. ! hi' .. .. ,. " ".. ,.' , .! .'" ,." ..' f"
w 0 ".. 'I" 'I" .",.'." ,H 'f .j' 8 I 'II <. ,.
~ ~ liP 10 : nl ~~. ~ bill i Hi ~ H h 1~1i ~ t-U1'i if U
~ ' mi.: Ij i' Ii l iI I'I j Hi ." l' '. · '., .0 OJ
" . _ .."'''' .. !;. . ',. . j' ....}!! j I
~ ~ . .. , " , .; ;,J i !!ll!lli i lill :
". . . . vi' ffi
~ ~ ~k '--- ~ i: ~
~ ~".; ._l"_~,~'~'~'->"'"- I '"'I ~
N ,,~~'" ,....'.-. "C".. . / -\ '
_, ~. CN~" i ~.s: .-;,..~", '>" ~ l ~ ~
.. ~ ffil':!'~ ~:~P"'l L".'~'!c 1~~~
I: _ - I: :f;;~-~: ~ R.... "[ ;: ;;..
I: l~f!:I"~ En"7~.!~.:l!\ I <~
I: w::IJ[ TiT..J ~'7= -" \/
0-. ::lllJfl!, \.. ~u_.'o I ./
i: ~,~: :1 ~t' t (l ",..I;cc 17. ~
lo~ IIrffif ~B~i' ..It~:' in, ,7'" ~ \\ \\ ~~
. -.l m .c ~ _~ ~...:::Q 1...\\ \ ~ Z
: ~b- ,..;:".. , ~=q=" air ~ -\\.~ ~ ~~
~I: ~.;; "- Ii -,EtH ~~r~ ~ ~\~' ~ ~~
II ([ "I rT""""" = U ~...\\ ~ \ \ C"
I~_ ~'~ <<h~ III I I ijG....' ~ Q~ ", \ \~!
..-{'\ "'"~' ....>-"'-1. n '!'1 l' I\'" t\.' .. \\ 5 g
. _ . /--a..I . . . . --n JC ~ ~v . --II ~
h- ~ I/O .;.;'~--:<'"'TI" ": " '," '>=7 ..\ '(P ',I. \ i~
. '6>(.' ",\' mm:t'" II III;. ." -=- 4~,~ ~~
If;;. '1:1 ~!WlllJilllWJJJ1~! " ~ IS: !~
""= . I I.lW1lWW 1111 n'U 11111111*1 ~ I mu - \
,;- , 7: G1I1I1TIITTTTTTT11I!~1I1 ".,,~, ~" = III ' !
b~T t", illWll111111111n !""'~ 11100 ' :ll \ I
'i. c= UITIITTmmmru ! nll~ "1111'" \ ",! I
_ :'i: ~ IlillWllllll1ll1lln! ulI~I,!rrm, d 1 \~ I
:11" ,I. >= U 1II1IITTTTTITTmT11hP' lliii'!i lilll :! I I
~ i~ ruull~!~':::~~:::~ L- :1 I
l;;;;{t 1 ~ lrmmrr" " "''''I. J!~ '" / i,! 1.'
I j"C GD = .11 ,/~'Il:,~ I I!
I .. y - ~Jj. ~. . I I
,-,-11 i ;.::; ',: 'f" - -.....,. ~ """,. i I ~ I I
~ '.~l- ~~ ;~~ Ha06" );H~GSoa ,,0'.0 I' ~,i i
.J.:; " t .. ... ,] . ~ q@' " · ..0 .. ~ III !
, .......'- IHi;~' · '." I W , I
1 _ -" .".- '''''::-''' ~ i ,
_ ---,l<~~ ~ _o~1 jl I,
_- ~ ______ , I ..1
__ _____ ... ~c:;"__",,-=-=-__,,,-__c~::J~I~ NIl/IN \V i i
~ ~---l& II
- 0 s ""----;.-j
e-"- -
~
~
Cii
z
w
Cl
~
()j
u~!:::
N <( Z ~
1m:::> M.
0... N ~ ~
~
<(
::2 ..
~ <( ~
en ~5~
~ ~ <i!Cii
(j)!::o15
(/)f-Cl
"
,--
~
\
75A-47
::Irn
i~
o
I-
....I
....
cn<
Wz :
::>~-
>0 Z
u.. <
w::;c..
U<~
<ue
-< u
.....z
c..<z
< e
> I- -
....zl-
< U
-en <
U II)
z
<
~
I-
11-
&1-
-
0-
I JE]~
-.J
2
75A-4
w<
Uu
<..
...J!
c..<
>-.5
I-~
-(I)
U
..
.. (/J
I- ... I-
_ U
W . w
. !:::
en'iG~
en :. ~ ~
en 18t:i
w . ~ ~
O!:: 0 ...
a · ~
O .! ~
.. -
~ . "-'
..... C ;;;l
c.. . ~
. ..;l
. r.o1
..
...
3
-----' '-- ----------
v _r<."-::,,.-o ~= ; A~MNOSM\f1
.. . ~ I( · . "T
.
b< ~ e.-1 . I
: :mt~.' -' - I
. -;m: ~::.. i I-
~ td"I~.. , ...
1_ Ir~
~ ' 111 'J ..-
- - I ~
. .. .. J I I'f-I-
.~ I...J ,- - I ( ~
~ Il M ..
-
<I..
IILlJ-- n-:'1 ~:~
"" ,~~~
1il s~ l>!">:;:;i;;::~- .
~. . -:29 .j::..'
rH~.' ;j: ,\ \ \ 0' ~
. :if'l <dfIf~
I~ ~~'I/ . IUJU.!"
J..= ~ " ,.:::.: 1m
..,,' . ( :: .
_ T" II f-:"
t= it. 1\ l= .
~ .J ' ' I'l'!E == .-=,
j =-: : Id ~ \fUW" '"
0- n, "' ::: cPL11m
:= -'1', I' ~ nn..
..._ 0 . . ~..,.~.
I .. 0
I
--------
,-
/ \
./
~'~I~~ ~
~ . .~. '. r-t =it
I ~ '"~
L~ ~-. = ~
.. . b
:c:J .' _I--mt'
-,.n . IlL .' f1., ~ -mr
.~~ ~ ~~
r. I t ~~
~ 11[')
~ ... I TTj1j) -I1T
bl"l~
~.
'2_ l\
, \ ~.L I-
, " ,~'~
. i ~il' ~
=-=>- ] (t:) ~ 3
~ ~. h \
'1 tf~C1( v ~
""'jfL! L' . ;~ l4
, . ~. . iil:tI~~' I ' rJ
.
. ~.~_.~~~?
r
L-
::r-
I
,I
'--
I
IL
~-
IUJ_L' .~
tt1 Hi ~
~
I UJ.LLLII
r11tt11t1 .
H.J...l UJ LiIIl1 ....
I , rIm rtilt-f:T
,.. ....
~
r I fITV'
. .~
IIITI~
leu..:
d<li
~*
pu.;
9~
~..:
...".
133IilSNI\ffl
~
"".
----0-
-- ---
------
0 i ~t
"i=!
c:i 1:f rfI
\ < ! I;
\ I:
~
~
., Ii
..
.
~
lol
0 l:
e
,\
.I
rT=
. k
......... I
(~
+1
It
\uU:
!j!";
~~
I
p T:"
~~ L R.
;!;'" ~ !It'
.. ~ ..
r ..
I
""'
....-
I
"\
o
4
w
,
I
, ,
I I
-1-1
, ,
I I
~ i i
, ,
I I
w
i---i
i---i
r---
,
r---.,
, ,
r---..,
, ,
i-
:
L
,
I
,
I
,
-------t--
,
I
, ,
I I
i -------t-
, ,
I I
"
::'.
::t>
"""""~
::
=====~
"
ii
r-
L_
,
I
,
I
,
--t----
,
I
, ,
I I
--r----l-
, ,
I I
, ,
I I
, ,
I I
Ul
~
t ~~
l5 '
'" .
<cNI
/b
':pi
~ ~
<C
'"
~
Q"
~ ;
~ ~
o
-
<
i-4r!?
..u
"I!'
11 ,~
~Ji
I~
ell:
loJ
..
to
I
I
<
i
\5
"
~
"
.
~
5
, II '
~ ~
1~ I,
I ill,~ ':
~fulli
I" I,,, I NL
j I)
~~ ~ ~ z
&i~" I 0
to.:::! !;i
! ~,
h 1;;'
~ ~
I
, ,
1,;ll, I!tl' ~I,
I~i~l~~@ ~-,i~~ I~~ ~~I~ Z
JnlJ!i l j~' 11~: !~H l~E~! I.
2~ ~~- ;~~~~~ ~~ ~~
~ ~
I.. I ,., 1,;,1 "I I
---~------l1't"--1
:: I::::
II 11 II
II II II
tI II II
U
u
u
::
u
==~
u
II III II
~----~-- ::
-----1 --=*
,
I
,
I
,
-+---
,
I
I
~ '
~ ~
I;; ,
~ J
, ,
== ====r: I
_dL-_____--+-__
:: I
"
"
=dl
, ,
I I
, ,
I I
----fjt-------- I
I I
, ,
I I
,
4-------
,
I
,
I
.J ~___J
~~l
-
-
<
z ~s
R "I'!
t:S f~
~ Ii
I~
..~
."'
~
I
I
<
i
"l'
U
"
~
.!l
~
6
,
i ~
~ ~
ldi
1
I
I
I
-L
I
1
I
I
I
-i-
I
1
I ,
I I
_-L-L
I
I I
-ii-
I ,
1 I
I ,
1 1
I I
,I, ,1"
~ ~
I ~ I
, I
I I
, I I
,I, I.: Ii" I ~
lJ'lI~'; i~' I. n ~' i ~
! I ! ~.
i'i' ~. I, ~ i
I "I" I I
I~~I~ t~
~ni~ IIi
I
-t-
I
1
I
1
I
1
I
I
I I
-Ll
I I
1 I
- -+---- I- -
I 1
I ,
I I ~I U
~' ~' IJ'h ~'l!~'
, i
,. " 1. !.
2 , 2 ':' ~ ':' ~:: ~,~
I" I I "I" I
I " I,
Ii U I,j.,~
~
I
I r---,
I I I
r---..,
I I
-,
I :
1 _J
I -I
I _J
I I
I I -I
I I _...J
T----- -i
I
I
I
I
~-----
I
I
1
-,
:
I
_J
-,
I
:
_J
-,
I
I
I
_J
I ==1! I
" 1
Ii
==r----~-
" I
"
"
::
=+==J1
-,
I
I
I
I
1
I-
I
1
I
I
I
I
,
f
3
~ ~
~ ;
--1----
I
I
I
-----L------~
.....---- ------"
It 111 II
11 II II
~r
"
"
"
=====~
"
"
"
"
"
~f
"
=====~
"
Ii
:1
=====~
"
"
"
"
"
====-=T-
II II
II ======~
I
~ 1
w
~ ~
~ ~
~ z,
~l
I 'II f"
_0
..~
~ If.~
.( ! Ii
i I~
~ 1~
i ~
".
\C
"
,
"'\
~
c;
7
'B~~ I
I !
~' ~
~ ~ ~
l> 9;
-' i ~
I ~
-4~
I :i f:d
M iii t:
- If J.ri5
< ! i
j II
I CJ
< I'"
I l:.
3
~
~
,
~
8
'II'"
I .. 0
0 ..w
6.J ~
~ N rS f;
.. <
>- ; r~
~
-'
~ I OZ
0: <:
I~
I
lIlI c~
f loJ
~
~ ~
~ ,
0'-
~ ~
$
$
,
I i
-+-----~ 1
1 r----'---
I' , r
I i
1 I i
::
~ ~
~ I
75A-r4
:s
l!
4>
9
~ ~
,!
h
~
i
g:':
:::If;:::::::H~;;:::::::::Tl
II II II
II II II
II II II
II II II
II II tl
II II II
Ul
z
o
~
w"
t; ;
~ ~
=:=:::"
--,1-
"
======.
"
-======~
"
-======~
-======.
"
-======~
11
I ~==!:_
"
======.
"
=======~
"
"
~======~
-====="'" p
II:Z ;::
II:S .
~======~ ~
" 0
======~ ~
II LL...
-=~=-1~1 ~
-
N
-<
-4~
I :i ~
rf f;
~JI
I~
c":
lo;j
~
i
I
lIlll
f
\5
~-
"'
~
c';
10
:<
~
,
. !
~ ~ ~
~
! 1"1 '
m'j
; ~ ; a € i ~
;'; ~ ~ ~!;> ~" l;: -
_ _ ., ,.;: ~;; h
~'''' " "" ."
~==~===a==~=- _1
II :: II -~-..,-.
II II II II I
II II II 11
II 1\ 1I IJ
II II 1: :1
,
rn~
~~
I
1
I
-t----
,
I
I
-~:::=:::::::::::R
I "
1-=======1J
"
I ::
1_=======:1 ~ I
" ~
I ::::::==::::::~ a
~ ,
~ ;
g I
N
N
<(
C!i ,. <I)
fiI :i ~
i jl
I~
c~
."'
..
to
I
j
I
IIll
I
"l'
U
"
-
'\
"
~
11
I I I
, , ,
I I I
, , ,
I I
, ,
I
I
. i
'-----
I
,
, !
I I
-~1 "
I !! i I I
. ., ,{ '1'
. . " i ',--
:d ~:'> ~ ;:: 1> ~ ': :"-
i!5
~
I '"
I, ~;
~ a
z
o
~
~ ~ :'
gi\ 9!!
~ ~
I I I
, , ,
z
o
~
~ ~ "
~ ~ 9';
~ ~
U3
0-
>-
!:i
O.D. ~
x ~ t1
R .. ~
M 1iS.3
~ 5 t~
< ~ U
j o~
I~
~ 1~
i ~
""
u
~-
'\
"
~
12
<$
I ~
0 ..
U 3 M rS f U
Q. -< ! Ii
>
!;;!
....
~ I
c: <:
~ I I~
~ u c:':
f I;;J
~
r_---J', r--- -, r----_.., I
~,
$:
PI' -----
"
"
"
"
"
~======
"
"
"
Ii
~======
"
"
T-
"
,
--1-
,
I
,
I
, ,
I I
j--r--r-
, ,
11
:i
~======
"
"
"
"
"
- r==--
i i i
,
---~-b
<
~
~
<$
~~<:'
8 '
a: ~
N
<$
r- - ,
r ____.., I
r-_...._
,
---~
,
I
,
I
,
! i~,
----r----------~
, I
,
I
,
I
,
J
~
<$
0.<
~ ~
~ =
<.:J ~
';'
u
.-
il
75A- "8
13
I
I I
~ ~11
I I
: I
I I
~+--1
I I
I I I I I
I. I I
! ! I' ) g~l~ ! ~ " I , I
~! ~-! ; ~ I ~ z
I H!! j 1. ! ~
I ~ ; ~,
~ " .. ., F" ~., j ., 1-':'
~ ~ ~,,~ L,
I "I" 1,;,1 "I ^" I M
I
, I
.. ~ -+--
I
I
~ I
I
I
I
~+-
I I
I Ii
,j, r
I "I ",
ill; I,! I, :
c. ,,1 "'." '
i il~'i '~' HH.~' I ;
~~~t j~ ~~
- .. .- ~ 3
I I" I 0, I ~
I
~----~
-----
,
I
,
I
"
I
6JJ
I I
II
, I
II
, I
II
t
I I
II
I I
~-J -
, I
~~
I I
II
Ii
====~ i
~w !
~ ,
~ ~
~
~ _ =====1.
I:
"
I "
I ======~
I 1:
ii
I ------
Iii
"
~ ----'L
I' ======~
"
I "
! ======~
"
"
"
======JJ
I ~
M t:f6
< ~t
I
I
c
I
..
..
J
I
U
f
".
U
"
-
":
~
~
~
14
, , ,
I I I
, ,
!g i!, ! ,~ !, i I
l' '~' ~'~~' I'
,11 I I !
,! ,! "i,L ~
I" I I "',,I I
I
Ii
I
,
I
,
I
,
I
,
I
,
-+-
,
I
I I I I j
!, ili 2! i ! ! i
~ ~ ~llilli ii
I" I ',,1,,1 I
, I
'===I==Ji======Ji======~ 'I
. II II It
II II II
II II III
II II II
I
,
-r------ \
-f-------i-
i '
, I
I '
, I
I '
~-------f-
I ,
i /
, /
I '
-~---J-
i /
'/
~'
,
I
,
,j
I
z
o
~
~ .
i i
~ '
w
~ ,
~ ;
--=----11 -
::
1:
======:iJ
::
"
::
======~
ii
"
~=-----W _
z
o
0:
L
~ ~
5l ,
~ ~
~
:l' .
!5 ;
~ ~
~~l
C!i ~~
iii .. ~
~ rf.~
< ; Ii
i o~
S! I ~
dI c:':
lo;j
~
I
U
i
'r'
U
;i
~
~
.
~
15
I
I
,
I I
, I
! '
~ -t~
i i !!!
'I I I
I 1 I I I
~ ~ U~
.m
~"
:l
m; l~
I
, I
,
! i I
J-~' '
, I~ : ~ ~
! i ~,
l' '
2' J ~ ~ ~
~~
~
Ct.CJ.. ~
w'"
Z ..t;
M 1iI"~
~ill
j i~
I 1~
u '"
f ~
J
"
~
"
.
~
16
I ,.
0 :;
g ~ a:r -
~ < ~ t
>-
w
'" !
~
~ I
a: ~
N'f1ddO< I
C
f
..
to
.~
w
~ I
~
c.
8 ;
a: ,
'" ,
~
.~
~~
.~
(;
"
~
~
~
""
17
I'
!
I'il'
131
, , ,
I I I
IT1ff1'
: ~ ~. ~. !' ! +
I, I 1"1
'I ,'"
I, il I
,
I
,
I
,
I
,
I
,
I
i------i i------i' rnnni h
z
o
~ ~
~ ~
~ ~
,
I
,
I
,
I
,
-------1--:-
/' "
/
----+
/
/
-------H
Ii
"
=::=::::;=~
"
::
======ojj
"
"
"
"
======'lI
"
11
nnn",
is
~
~ ~
g a
-"
-i
:
,
,
-"
-i
:
,
_J
-i
,
i w~
- ~ i~
U 5 ~
ll. < i r~
>-
~
~
~ i u~
ex: I~
Ji c:':
I loJ
Q ..
f to
~
~ ~
~
~ ':'
t; ~
w,
~ "
~ ~
a
~ :
~ ?:
~
'\
"
.
."
-;
3
18
bQJi
!r
I -,
,
Ii
-~
I
t
I -1
:
I _J
I
-"1
j j
i =~
,
_J
(
I ,.'"
N :;9
>-
~ 11 eI
< ! t~
I IE
OZ
J I~
c~
I I~
Q
f ~
(i
if
"
~
~
19
~
~
, , ,
I I I
, ,
I I I
, , ,
I I I
! ! I
h! !,
, z'
~ ~
, ~
2 "
, ~"
~ ~ ~ ~
~ ~
I I I I I
, , ,
8
,
I
,
I
8 ,
1 -
";,;1,'
8 JJ
, ,
I I ,
, , , ,
I I I I I
, , , ,
I I I , z
0
~
! lli lli ~ ~ ~
Ill: ,1 " 9 ;
- . ~ . - . <.
~ ~
~
~
8
, ,
~ ,c,
I I I
, , ,
, , ,
I I I
, , ,
I I I '
! ~~;~ ~~.
" ~, " ~
,,~ :;; '; ;' ~ g ~:
b~l
I I I I
I I I I
~I i i i !
1JJ::~" 'I'
"go
X .. u
("t") iii" ~
~ llf eQ
. 5 I ~
< ~ j~
i I~
dI ..~
I I'"
j ~
3
~-
"
~
20
I ..
0 :i
bQ11 IJ") t:S .
< ~ t
l !
I
I
...
i I
~
$
@-
,
I
I
,
I
i i i i
l-----l--L-------j-
i- Iii i i
L_
i i i i
i i i i
i- Iii i i
L_' t-----t--~--------+-
i i i i i
I ~
@-
r- I I
L_ I I
r-
,
i
L_
$
r-
,
,
:
L_
"
"
"
"
~
Ii
~
::
::
~
::
1l
@-
"
"
"
~
::
"
"
~
I Q
"
--'
@-
,
I
,
I
i i i i
~-----~--~-------j-
r-! t I I I
L_ I I I I I
I I I I
I I I I
I I I I
I I I I
r-
i
L_
i-
L_
"
"
D
"
"
"
;i
@- <
,
~ ~
4
,
~
-,
(l
"<
~
~
"
'"
21
I I
@- .
r,..
~dn______n___ _n___n_u____
@-
@- -
@-
@-
@- .
$cID
I
I '____m_____ m~"'~__
, , '
I I I
, , '
- J t- ~
, , '
I I I
, , '
I I I
, , '
I I I
, , '
I I I
, , '
i -t- ---4
, , '
I I I
i i ! i
_l__L i
I I -----------.-----
I I I
i i i
i i i
i i i
~ t- j
i i i
i i i
,
cb
~
~
'"
;'l
CCd! i
l:
~ '
~ ,
0-
~ ~
i .. ~
:;u
- ~
I.t') Ilf. Q
< ! Ii
! f~
'S I ~
~ c~
I I"'
... I:
f
(;
"
~
~
~
22
I
!,
.,
:1.
~
I
,
I I -i
, ,
I I -~
, ,
I I -1
,
,
, , -~
-t -,
, , ,
I I :
,
-~
, ,
I I -,
,
,
,
, , ,
I I -~
, ,
I I
,
-I
, ,
I I
, ,
I I
,
-t
, , -,
I I ,
i
, , -~
I I -,
,
, , :
I I ,
-~
, , -,
I I ,
:
,
, , -~
-r -i
, ,
I I -~
, ,
I I -i
i
, -~
I
,
~ '
w
g ~
x',
lr '
~ ~
~DJI
z
o
~ ,
.... .;,
i ,~
~'
~
~ ~
I ~~
..u
..~
l:f "is
~ i Ii
I~
i 1:
I ..
... ~
f
()
"
~
""
.
~
23
~I
~
'ii -"
! I I
I
I
I
I
z
o
i=
~
!;
:ill
::
---n-- - -
II
II
I 0
I II
II
II
II
i ~
II ::
II
II
I 0
II
II
II
---n-- - -
II
II
I
I ii--
II
II
i ~
II
II ::
II
I 0
I II
II
::
II
I 0
II
,-++---
I:: -
II
I 0
I II
II
II
II
i _1
-- ~;
~
~
~ ~
~ a
" i
ill
ill
bJ~
~
POP .1
~
J ~ f2
iii .. ~
M Ilf,rr.
lr) i t~
< f~
0'"
I~
1~
~
i
j
I
...
f
\5
"
-
'\
~
,:;
24
~
I
7-A-70
. t+4,..L '.
." i,
'"
6J~
"-
~
qDD i
~
z'
o
i=
l;j
'"
z ,
9 ;
~ ~
,,'"
X .. r-
~ 1iI"~
~ i f~
j II
f I~
ioJ
..
I ~
...
f
3
~-
'\
;;
~
25
~ I
" I-
u z Z
~ 0 Zll Iii -
'" "'ti ,,:I II 0
" :r~ _lL Z
UJ 5t; ClIO CII 0
z 11..1 w ~ <C
w SOLl:6 YINHO,..,y:) 'YNY Y~NYS . Zz IClII .: ~ . ~ ~
0 ~ II
> u I ~
w S~:I0' 31H~ :31:n"d A~I::>> I
.... ICl 11111 d
VI I u
UJ <(
:z:
~ CC
i.; i 0
I i, LL
ld~!! h --l
hll! Ii 0 <(
c..:>
I " - II ..I <(
'I ii- Hi i ' .! .! L :z:
~ II !.! i II .! I~
illll! ~I liD ,- III <(
him III ! II III i "'1 Ii
l'B! ',no
>- l!im !II ! l!!gl i iili:: h !I~~! -I <(
.: .I ," i :I: I--
e :z:
u
III I I- <(
.:
i5i " I i (/)
Ii Ii .
I- 111111
u III p
III I,U '
.,
0 'II" II
.: " !. I i!:~ I
lL !hll! !
III
~
a.
~
-
()
L 75A-71 ~ 26
r- -
" ~
~ z z Iii N
~ 0 ZIU
",,>:: 0
'" OU ,,:I ..
" u.::J _II. :I: .
~ ..."" 1/10 1/1 0
z SOLl:6 YINlIO,..,y:>> 'YNY Y.LNYS oli; ..... 1IC ~ ~ <C
Zz alU ~ ~
w 0 ~ ..
> S~:lO' aH~ :a:nnd A~I:l I U >
w ICl 0
... II
V'l u i ; ! . i
!
!
.
!i
ll~
1- !
d I.
~ ~ ~;
j! !l
Ii Ii
!I
! II
, ,!
. Ii
Imi!il
'mil ..
i ;,
e
l-
e
..
I-
U
..
..
o
0:
..
i I
I :
; i!
Ii I 'II
II i .
, I .
c~~H!:t::<l! U!:2i!:!1I!a;!i!;;;O
rf~ !lmm In!!!n!!!
,- mill!! HH~Hiiii
ill !!I!!!ll !l!!!!!! m III :m! m
, 'I 1I!i111! iliiii!!ili
!if, u~~un luuunu !!ii! IH
!1Ii~ "55;C;,,50';,, !!! '!II!
~'!i~~~'!i~'!i m
runull! iii~~i;~~U ~;~ ~ ~ ~~;
l- I i I ~ i III I III I "mlllllill m !m! ~ ~~
I !!!!!I!! !!I!!!!!!I!! II!
.. !Ii!! !" II
.. i.:========~=
:I: " , gggg !!:: (:' ~! ~!:: ~ ~ 2;; ig iSse
.. " , "'......................... :1:1:1:1:1
........................
.1 I It" , i l
!:!! !, 'j,j 'I I i I ;.1
,!'-I-, ',' Iii "I
" ,!iil! II I" I , i !i'
! I!! ~ a"' e ~ e ~ .. i" I 'j i . I i
ii i:ili'1 I! Ii I. i- I I ! 1!
!! Iii!! 11 ,!I Ii I ! III
g ,1!l!"1 iill 'il ! Ol',
11 -l!1!ll ~h!i !,. 01 !',
~I ~~n!~ : h~ .._ ~~ ; i ~
'1- !P!j!i :.1 iil ~! h! · _ ! i~
It i ! 8! .. ~Il!:; it'~:;; 'i 11I<; I I"
.. " 'Ii.!, r !~i ,.!!. 1',:1
Ii II II! ll!! i l; I il 1! ill! ! i ~
Z !'! !,'''I 'i. ilil:' II.! !. . 'II
~ ;Ii !,III' I!I i!l! ii !'l"ll I !
.. I!I ill"I!I" !"i.~ il!i II!' ill!, lio' " .il"
I :c;:i ~:;;:L ~ 1I 8~.~ ~ I.. !~ ~- ~ *'...
i ;ol;'
, II
I : illl-
II I! I I I l I I Ii I '! !, l !
.. II, ~ I i I i I! III! !" Ii IIi I
~ I V:J IrI II II III
~ ~Ei ~~.lli@8<tJ~~~~[;]
..
~
..
0
..
0:
..
..
..
..
>-
...
e
Z
e
>-
...
0:
..
..
0
0:
..
Z
! 1 0
; ! Z
~ ! ~
...
e
u
0
...
~. " h .J~~15 ~ i " ~
hJ . nil e'~ li~~hd~~~ 'I~~~ h~ ..~il~=~
5 ~h i~~1
u- ;~~~~~~ !. .i" ~. . 'B'~c U'o, .~~.~~.~i~H ~i~~.~'~
..:~ o!i': j;l; !ij~i ,d~~~ ~ ~~ ~~~~m.;~ ~ '5!Cl:l!t:~~~
:!F;~!::; ~3:i~S'3~ n.
~ ^.~ i ~'@~~ I. I!h
iI .n~ ~ . ~hm
i~ ~@o ~i~ "" .m~~. nmt~ u.
.. .g~. -! ~Ii ~;
~hz o' !, ~B@~~ fi
Z "~,a .' ~~~~ %''';' , ':>:...;~~ ~~~~
.. !~~; . " ~ ~E:: :",,, d~~h"
c-;.... ~Ei . !~it~ (!j~~~ 9~~i
;:
~ !~ i !
> Ud . ~ . I d
..
0: i~ !l ~ ~~. ~ 0,' ~ Ig;!o.
~~~.. h :~~Wm~~m
.. H"~ ~~ "d~
.. ~:Ci~ ~u" " ;!~ ~~~ · '':~~ .;,i.;~
e .oo..g ~ e~'e"he~ een
L 75A-72
..
c
.
i "
. ~
~ .~. Ii ~~
.9 ~. "~..~. ~.~~iI
~~llji~ai!'I';; 8
.;~ h.~.!~;i~ ;
. ~ "
~~ ."~ ~
~M~~i!'~
t>Jt;~'?....~J:~!;
~~g~~~;~~
ia
~~~
~;;
.
.
~~
~~~o
i7i7'":~
~~~~
~
-i
h .
U Iii
~~ ~~~
~
;; "
sl h
i:Z u"::
!il ~i
:~; ~~
I
~ ~ eh~;
~~~8dh:~
;i~~i~~~~!~~
~i;;i~ii:li~~~
>-
...
Z
U
>
.J 27
r-
"
u
~
"'
"
UJ
z
"'
>
"'
....
l/l
~ 1 ~
H PI II II q II 1-
~.I i .~; !~ l~ !i~ !i~ !!
~"l t II i. I~ . . i~
l~ r .t.!.,;; I~!~ I~ I~ ,!
!! ~III lJ '. I "~ ~- e- e- .,;
!~ I, · . t i' Ii f i:i~ li~ ri~ ri~ Iii
I" I! U. . !I :1 l i.. h. io. ". '"'
,I, '. . .. .
_,).. t! l!:
III
l:l
Z
D
...
:5
III
f
SOLl:6 YIN~O;lI'Y:) 'YNY Y.1NYS
S~:lO' aH~ :a:>Y'd A~I:> I
! )
1 !' ,0 ! h
I ! {!if. I !!
II S I.t j 'I, Is)!' . It
.t I f Il!" i! hI ~lwll i 11
Jlft ! ",1 j' I'. .h' I i -I
II:' 1 HI. 11!H 'HI'. 11
riil I '.11 d .:1 lllll! II II
II 11"1 If ~.hl ii I~~ ;liziJ II I
!, ;!l' t. ,.!i!,' I, lil'i N:H~ II !f
i " 't l:!! r f lof_uo loJ J
; i I' t. tilt! i',IH "1'!l' Ij 'j
I~ i II! II; i 'I' I! ri' ! _H' I' II
.~ ! !tfjl. ';"1 ',II i h I UPll " ,~
!-, . . H... .f<l'" I' ....1' ,J )"1
'..,'";~ · i1h: iii :il' JI)I' I q,!,l 1:~ h
"C ~ 1!Il'! !!I f!.H II':' ..hiS m ill
! . 1..1 ~I. ~l>!. ." :1, !l>
~
f
~
r:t:i=
OU
...=>
....r:t:
0....
z~
o
U
I-
Z
ZMl
,,:Ii
_lL
III 0
.....
a..
~
a
Iii
iii
>-
...
CZ
Zj
ClL
MI..
al-
0_
Ulll
\\
\
r
\
\
\
\\
~
\
\,
\
..
\
\
,\
\
\
,
1\
\
I
~
I'
I
I
i
I
II
I
I
I
I
I
I
I
I !
--~--"----~-------f~-""-----"---"'--------~---------"'--------"~---------=--"----~--.~.L__
~
~_-7~
:5
III
L
~
I.
I.
,.
C')
l:l.
Z
D
...
:5
.11I
,75A-73
~ 28
:J:
U
~
'"
:J:
LJJ
z
"'
>
"'
>-
Vl
SOLl:6 YINHO....,Y:) 'YNY Y~NYS
8.1::101 aH.1 :a:n'1d ..\.11:> I
I
I-
z Z -r-
0 Zlll
<>::i= 0
OU ,,:I
....=> _II. ...Z
....<>:: 11I0 . -r-
ot; II'" ...:5 ~ ~ <C
Zz alii ~II. ~ . ." ~
0 ~
U 11I11
a >1- Ill: ~ d
oUi
l!!
z
::J
M
...
CD '" II
M N "" ..J
>- " " " <
0:: ..J 0 ..J ..J I-
<( COtD,.....M-q-C"':lM-.::t ;:: MvvNor-.....NN..... ;:: ...... ;:: 0
::< I-
::< 0 0 0 I-
::J l- I- I- U
U) l- I- I- W
to Z Z Z ....
, , , , , , 0
z <~~~~~:;:~ ::J ,.... NMvl.O co r--. coo> ::J ~N ::J n::
::J <( mmmmmmmmm m uu U D..
-------~
-1------
I
I
I
I
I
I
I
I
I
I
I
I
-rJ
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
L______
_..,.:JIWI
__...iiD.,___.
L
\
\
\
\
I
\
I
...
~~-
z
:5
IL
W
...
iii
,
I
. .
Ii
!!
Itl
C1~
z, ,
is I" I,
...., .... ..
5
..
~'
,
.'" "." ,,'" "
.. ..' ." . :
. . .~ ... ..... . .. .. . ..... ....... .
I
I
\ I
1\1
\1
, j
I I
I I
I
I
I
I
I
, I l
I I,
I ,I ~
l-U__
I
I "
/'
I
,
J
J
~: ~'._~'_ ~c;;_____
~- CI
- z
2i
...
5
..
--
...
CI
2i
...
5
..
75A-74
~ 29
~i
~j
II
-
~. ~ I
-l~ St.;
. ~ ~~
. "
:i
!I
:!
IiOLZ8 YINIIO:lnY:l 'YNY Y.I.NYS .
8.1:10' :lH~ ::1:>>",.. A.LI:>> I
.......'1<
I
rr ,- .......
~ ~ ~ @ ~________ln________nnn
+~~i . ~
I
,-'- -_._--_._.-~.
+-- -
I
~-
.-
lfli
P
l' L- i
u-~
I
I
~
~
~
,I
.;
-I
I
II
!~ ,-
,~
~
$
,~
; tit
,.
II
i9
a E 2
a
'P'
~
L -
- I!
Ii t,
.~ !' I 'q~ I
. I!' ., ~
!: t, -I~I:!' 1~6
; t &. .:; I 2~.il
... 2. .> .. i · !it 2
L ;;.t. lifc!.-'Fcc.:c'~:!"
~ijf Ii I I.hi
L
fi
.:
9
L
5
~
~
L
.:
9
L
tl!
8 i'
IE
L
fi
.:
o
o
...
...
a
z
o
U
III
.
L
fi
.:
o
~
Ii!
!
@~I[i]I."
. . . :: t!
N
I II I I hi 1 ~
i I[Ft.'lcIP-+ -, l t--cc
I'" InH! ill i i i
III i~ I~ II I · I
f I' II: I!& " · !
~ _; !I !I Im~] ?-!
..,
~J
.~.
.
I Ii
~ It--
~h
I u
. .
L !-it'd!J It':-'
11 ,Tl1llS!+ m._...U__
u--lnHrnntth--- - ,.-
II)
.'. .. . . . Ii ....... " . . .. .
. It- I d -- - I - ------
II P II~i I .1
It t L '1111 Hili' : '1. -J. '
_t!1 I'___.:-~-=!;.:!::~-=~~=--.!..--a__-_:.:=..::=-.~~,::~~==
i r; i
II t I I il '.'1
~i I, n!'1;li
Ii t I . . 'I I' I
R II I ! ,lIf IIIII II
; II II I I d 1111111 ~!
o .
3q
:r.:: - ~
U
...l .... ;
l:lI:: .... :
:r.:: ... ;
LLJ ... :
z .... _~
",'-.0: ,.
> ...
~ ~
Vl<
j ~I
.I '" l:i II)
, ~ Z fi
> ~
i" "
scuaylNllO:tnY:>> "YNY Y1NYS .
8.1.:10' 51H.L =5I:')",d A.LI:,) I
.l..h .<
I~~ c_________________________
L- @ ~
I c-------- ~
i~
~
...-
t-- - '-,
-t~
'.
r
',.1
-::><:--
~
~
-.
-----4
;t'"
, z
..
Ell
i~
DE
D
z
~
,L <:
~ t
o !
'iH
ii: ::I:.
Do
~
.
9
II.
5
ii:
S
L
.
8
...
II.
D t
il!
Co) t .
III~
,. ..
Do
~
.
9
II.
D
Z
8
III
.
S
Do
'.
D ~
9
,II. I! ,.
Il .'
_ r!
Z! '-
.to!
Do
~
.
o
9
II.
Ii!
!
."
CD
C\l
C i i
~. " ,!II N
! ~I!! C!
, ~ J!2 . .~. ',a,!~i ~
L a _ , .-: :IIOi
t'". !,~"~i-; ....~'"....,
i i 9s.ll~i:1 'f, ~l !:':&:lY1d AJ..I:>
I::>> II. t'" III ,lil!1 I! i "
I: t I~:I,~ ~:,
1,,1; I sl~i."" . <~,~~~=
~f z. ! 5S.., , . ," .
....&Ll., ,.~t""'-'--' ,. -.~ - .....~ .-.-
tttr r~ '~:" ~..u.,... . ~,..
"Ii at s ,'.' I .ht
@~IOOi~~
_ __ ~ _:: Z!
IUIJldl ;.
mil 'f 't..1 m,l _uf', "',i, ...
I ~ 'l-m'I" ~Tn-
I Ii .; I! ~ir ~ I :
e~ ;. i~ ~~i ~ r i
811 Ii Ii I=! I, i ~
~ ~,'!I!I.in ~JJ ~>-1
. .
.4Cllnl"Ul.f= .---'===-.-.
I " tIll R Sal II
-fTn II i I'll itrn.
a ,I' r; . " . Ii . ~_." a . a a
, ::!.I"c:t-tt=..:cc:c,.:c..-t=-'c:CT,~:";."::;;::.,,,.c:'
I n I ~~ I I i .0;....;"..
I " ~ I il , ',:' ': ,,,,..,, e-
III II nl1HII t: .~ l; '.
.l:s ~ It . r:. .. 10 .. ~---' -
-'-- ---.-.-----.----- ---------------'--'-~~--~
o..-.---________~_____~_______.__~_~~_~
e'J I I I i C;;e 51: f
! I I f ~"hlld
III I ; I npi IIPI
~ IU, JJtIJdUu~_.__. __.,,_
o - ~. ..----'*~..-r-oF. .(-~- ::~-:i --f" Y- -I r-, ,---------.
Ii ; !.ni 1
~_-L-:J.. .....:.'_.J:__~-'_.Jc_
j .Lu. _. .~~L]TJ
31
:z:
U
...
..
:z:
W
Z
...
>
...
....
VI
I
1
1
I
. , ~. I
;Ra....,.~,...:w.umlf .
WO] aHJ. :iI:>>rilA.u:l!1
IE
-'-- ~
~
~ I
! i
~
I!.'....,
,
~I~ll
~
i .. i_
~~-
~
I
r
I
~
i
~
TI
~
75A-77
,I ~I.-, III
II ~": ~
a
,n<
j
.. it .
It',
... ,
iir
it ;i.t..;~
..
~
III:
9
...
5
ii:
j
..
III:
8
...
...
~a!
8 t
IE
..
~
III:
9
...
a
z
8
III
.
ca
..
~
III:
9
...
=
!
..
f:":"-:-:-----
~'~
C\l
~
it! ,8 Ililf . ~~, "
.J1- k.L I!t_---------------------'j
.. · ,-acnfl- --------- --'---
Ii Ii: I I 1M
@ ~ 1001 . 't
.. .. P::- fI
I n i q!~i I i
mill: kfftJ r'-~
I h ~; i; Iii I f i
"1'1 .; "t; .! t i i
~ I~ :. e& r ~
~ _! !! !llm ~~J?~ !
'"
--..-......... ---
--_._~._.__. --' ---...-. -- -..-
.... _ H _ .__..
__.u__ ., _'__ _d_,_. _~._
..
I ii
ill
t I"
i I
. .
- -" - ..-- -,'
I TlfTf4tir :c;:~"'.;
I . 11';111' S h
flil-rtiff' n;-
'.....s..a"'1
T --H.Cld n.__ r 'Ie.
J I u II ;11 1<1; h ;
J ~f f ~ ~ ~1I1]f I1111
"~_ :! , r ~ ~
I . ~ i
; I I I h I "i I
( '. If! II!
& I, i iill !~ I
I Ii d II Hi lUll II
~ I. II,llUulW--u:=-__-~-__ __
o . ......:. ~ ..: .:j '": ,I" :!: ' ~: ;:: " I
I:;
,.-~-:~:::::~~--.
.j.__.;_:i___:_,_"._.L...'. ...;___.;,__
._.:~...;._--~-----
.J
32
U'" 11 ~
Ii
Hi
I
L
~_. .SCUZSWlN1lCWl'1W ....y-y,lNft .
8UO' !IIlL :31:>>",. AJ.I:>> I
~.......... -------
~ ~ I!I
.
-
-----
, "
I~f>
It>
J
,
rtJ ~
ISI
I
I
~I ~ 1~~llJ...~.
.....~
;i:~
I'
i'
1:--4
--~
r;;]
I:.;J
75A-78
I ~':;.
! i J~ I~
i .; E
a
i,,/1 '<.::
II.
~
III
o
o
...
u.
a
I
u
III
"
j
II.
III
9
u.e!
iii t
!I
II.
~
III
9
u.
iii
!
I
I
.1 ~
i ~I C!
51~
. ,I . s-
;.. -,,"~-"'-'~'Y"'_'
. . J. :;J:1'1'1d UI:3
illd
..
j
II. i.
III t
9 e
i!r
ii:lh.'
~. <
t ....-.
I 1.1 .' 118 "'-
;~. 3..;; I. ".:, eJr-1 ' ~!~:
r ,: I: I t.!m
i- ~- f'='rmf=:;;.~=""==""=CC==
Ii ;~ I I thl
@~I~.~
. . ~ ::, P
I U I lid; I
~ 511 .i. 81.1.--.1---1.......---.-- . -....-...-
li lilt -T - -'-,. ----
III !!!~!~ 'I~ ~: >
e Ii: ~~ U. ! I
i'l sq: 1=' -, I ! . .
~ . ~ ~i~i,ill ~~J <:;-! .
N
II.
~
~
u.
i
ii:
~ uu_ _ _. ..... .. n'. .__.. .___ ._ ._ ____.__ _____..._. . ._.__ _______.___,
___,~_"'O~.,___. '~__'_"~ __.__. .___..___~_~~.,_.~_..~_,_.~ __
,".I
'"
j
II.
III
o
9
u.
Ie!
St
:a
>"}
..,
.
!h
ill
, ;"
~ I
hi i1rttlllF'
In ..1ll...S.......
It ~;e... ....
. ~ R II - .. .-1- -
'T--J i ; n I ~
I~ I f II ; IIIII1 Is ~~:.: i
I H In ..I!!TI
..:p ' ~ ~ !t ~ ,. t!';o II II A
.,. ~
II
; i I dt 6;1 II
~ I ! !' I !I' 11= ""
II; d I J lIillln II f
~ I. II f 11IJulllt!I-__~_
o . ........... <-;'!""-';I'l.,..,:-~-::-_,-:.,.m )--.---'/-
.J
33
I
% ~
u
I
:1
I
I
I
~~~Ii
...l ..
.. ..
~ ~~
~.
>
~.c'j
I'",
g~(//
, 1'"
'1/
,//1"
f
I
~
I
I
,
tl
".
"~ /'
.;f
./ I.
/'
L
II ,,;' ~
. Zlll
. ~I.:!!!~
.! 151: 1;9
i. z ~~ ell!
II .~U .~ Iii
CI
V'~ ,.,:
IE
I
ttJ
I-~
I iii I
II I
,
L
iil
III
o
9
II.
II
!
75A-79
9'"
j
L'-
1Il'1!
! 'r
II. .
In
it It.
:''?''.. I'i'
"'h'~!il I e~ .
~. If I I ;~II
if ~., I ..; Jil'
UnT"r'mf"-=
@~I[i]I. 't '
. . ~ ;: If
I I j' .1.1. .. '01
..Ii . ...2t-t.. 4.,.:;
i II lie JI! i ; .
III n I~!q I" : 1
· Ii' Ii, B!! ~ i
id a: I: I.' -, j l
~ .1i!1!1}1I ~:l;:-! .
N
..
iil
III
o
9
II.
I
it
@
j
.. .
Ill-
9
II.
ie
o r
iii
~'"',
...
L
iil
III
9
II.
CI
Z
;
.
! ii
ill
~ I"
i I
.: :,:, ,
_~. .; .___L_.": ;
j'H-Tcf ,'. e111J.,
s'nft f,fr' ,..
'h h 11il ITftit ..'
1ft
'..1:"1;1"'-"'..1
j
L
III
o
9
II;. c;
II r
iI!,
... .'
Hi.al.... i ('::.
j' '1' ~
" ,I i I. ' I
;,. I i I i II Is ~~
111,1 i! II i I U Hi
~:l!$::.~' ell; IR~
r . i
Iii I UI r'iill '
G! I I j ill hIli h
; ill I, .11 I Ii II lot II,
~ I. I I rt.illJmii-i-'c::.c.::co;::;c,:.
o - ..~ ~ ~ ""! .'; -j -i ::j
1ft
i. " I
I. ,i
; : "
:, :j :: ;
:i :: .: , ::
:" ill'
--'----.!..-,.--.;-- ,
----------..-----.-
.J
34
r-
:!: -I.
,
u ,
.... ~
~ ~
Ul ..
1j
I
~,il'
.
1
I
'":SIOLZ8:YlNIIOoII'IW ......y.LNn. . '
81:10' aH~ :a:>>nd A.LI:>> I
I " ., z~i
!I' et'.
i I ..,;~ -;, ;;~'
I. i' III' .
,A' a
"
, a
'I"\.<
~ ~,
~ l,
.. Ie
~ ,~,
i;f
it !.t,.
IIC. '
~/~<-~,
C\I
..
iii
II:
~
II.
~ i
it
'"
~
..
II:
~
II.
ie
8 I
liE
~,
~ i
I
j
iii
,
..
U
II:
II:
9
II.
CI
Z
;
.
ill
" I "
...
,,' 'I';",
I
8
-::"'''''::-
lD
D
II:
~
II.
iii
i
to-
L
75A-80
I
..
~.~~. '~I II,~ ~EI
~"ir A) lis .~
Ii ;1., d!il ' . ',,'~," "','~
'. ,'I 5 -IIH=' . ,. ,
ii' 4,,1"'-" . · ..,'-,..---~~~--.:..., ,,~,-,'" .".,
f iI,l - 1-. I .m,_~-.'u ~~:
@ i 1001 . ~' 'c ~
. . II ;: (r
I I" rlldJ!
i 1',11: kiJll-r'=cc'o:,cc
I · i!i! ~!I I r !
I'h, I-I.' , i .
~ .. n !I !I .m ~:;J "?- !
..
.
115
a II
f 1,1
i ;
. .
"ill
- h 11 rrtH:rlH~c~--~-:c
. . ft . .'. ii . . a- ._. ..
'1 .,
II" :11 ", CT
Il,i,pii ",I a
nil i 1112'111 h-
JJHb! In "1111 W
)t2;t:!,::tt::! ~.'.. IIlA'v>
I . i
I!! , I I II '.1 I
i I I . ! IS I iU
i I !, i iill I q
I il d iJ! !i 11111 II ~2,
~ I. 11,I-tUl!FWJI='~~c. --.--___,
o .. .. ';~ .. .j.. · if "I !'iTim
II , I
'! ;j ':
I ;; : :: :: ":::;:::,:-''---:"'::-:--''"'";'::''_C'''
; : : ; : : ; : ! : ! : ! ~ i : i ~ !
_ _ .___L._iJ.~". .__:.._~.i-,_-,__J:_ .....'_,,------""---- ~ _.'-~
.~- "-,_. --_._~. -----~-_.------~.-._._~ ---...-
.J
35
,-
:l: t
~ :
... ...
" .,
:l: ~
W .,
z .~
~4
~~
I
L
!!
I
:SCUZ$wINIIo.Inw.... yuma-
81:101 !lH~ :!I:>>"'cI 411:>> I
! I
III
4
--+--=4
J!J
L....,. ~
,....------~---- ---------------
,
~
,: I
_.:--..-J-- -------i
.
~
i
iii
~I ~1
~""
11I;;I'",-
~~/"/'"
1
I
,
IClJ,
~', IrJL
,
t
, , ! '
,
i
I
L
r*J ! ill
!
----.l-.. -+
.
1/
,/i'.,
F --
I
ft, ~ .,-
i I ~ ' , I
111 'L ..
II i
I
L-
h
l..:.:.::1
iJ
75A-81
I !I.~: JI
I u., _!e_
'! i. _~ I~:
I ~ _ i
-;...f") -<
j
L
Ii
~
:a,
Zc
8 t
=1
L
Ii!
iii:
o
o
...
II.
a
Z
8
III
.
~
...
!
aC
lli:t
~.
D
iii:
9
II.
Ii!
i
too
~----
""-_"1r.fTV-'W,"'n~.'
..
!
~:i ,
R" t
; tr:--i~ if'l I fur~, ~;1
~ h uU tt~+~fi~~=-',~=-~==-=:=-~-'?!-
8~lool.\
.. .. 8: ::: II
N l!i I Ilill-l:e _..
! ~ II t::l'nt'! ! f
9 I II i= ;:111 I r i
i ~ In ~i Ii lih ~~ ~- !
~
~,f ~~
(II)
...
Alg
Hr' u
II;
. .
i' :, '; :
'_~:" ~_':_~-' ': 'I
· ,',- ',:l 'J-1J,'-_____u,..____
-t-lt=ar 1!1--------.----
.1-dltlffl!Hil-" -,,-------..
..11..........'..,.
10
lit
It. .1,:--,.---,___:
'illll. I r
j In I! Ik:i IItJ-
I II I ~ , II lH! I r.
; I I I it !1311'
e I; ~ lid ill - ,. -.
I I; d I, 11'11111 JI~ <
~ I. II, I ~ IllilftU;!i;-=c-,,,====:
o - ~~",,:-:.~,--=,~':::~-:,t ;:. f, .,1 ,;'; -, :'-~;--~:;:::---i
. , .' ,-'o,"~.='o.-'-~" _._ ' 1
"
;1 i :i
'; L,
" ,: ,I; !
I' (f':':'-
;'; I
36
,--
:I: +
~ ~
]j
L
~I
~
'il
= .. I
q;
Z'2
... - i~~ :
o '
z, .'
II
I a
, Vl<.
-,'; ...sazza YlNIICWI'IW~ "..unftI, .
S1::Icn:JH~ =:J:>>Y1c1 A.LI:>> I
L-
'~
: I
~
....-
-..
~
.',
~c-,
nd'.,/'
~_/-""
I
I .
j...- j
j-----
i ~ ~
_.. I-
f
s
1/
. 'I'
-=
n
~ ~ E#
L~
" /'
, ..." y/
)<
,/ 1'-....
r;,
L::J
fu1
l:J
\
r:::?l
L:.J
75A-82
D
II:
9
...
5
ii:
~
L
II:
9
...
~e
o t
u '
= i '
L
Ii
II:
9
...
a
Z
o
iii
.
ID
L
Ii
II:
9
...
Ii
i
..
.-............--........-.--
....00 -, -"""v- .....".....-;
, ,
,
i:'
I I 'n h~'
L ,I- - . I 151 ~s .-,
1 Ut~~cc~ .c...~.... ..~.
8UJJI+"
.. .. Sf :; 11
N
I -of I' ,I.I~ :
e 8S I ;i9-1' --:c-
'I If i- ,1;1 Ii:
~ I' !: Ii 1:r.~ I i
I .1 ;! is III I f l
ill .: I: I" -; I !
~ _ U ~I ~I . ill ~~J ~- !
~-~..::~..:- >--:..------
1"1
>
:>
.
ni
ifl
II;
,-"-"--,-' ,"-.--'-.--
-- ~-'
I 1i-~JTff"itlr= _==~;c-;:~-~- ""~,"
lI11 fHlllnfl --.. ----
" . " . . "'S'-II a .- 1.,41, . >,.
c1llt4 I r
1: H Hlllu W~h i
t! " ;l :!~~-:~t!=1i t';; II I "
~ i r nit fld"
5 I !' I"j il' ,hi
D II I : I IIf Ji tili Ji
I 1IIIc 'i;utllJi .11. ...._'~
~ . II. t IJ1Ui iltlt------;
o _ ....... ~L..:.iil'~~:. i: .-: . '::;' ,
I" .
i~'
..J
37
II ~ t I
~ j <
i ~j~
, ....
V\
.'
:1
I
~I -
......~YJN~Otl[I.Y:)~y,Ll(ft .
WO, !IH.L :!I:)Y1Ci ALl:) I
~-- I
q ~ z'2
o '. CD
~..; it
',,'"l<
...':___.........,"'-".~,....'\lI.....:,.Io-....-....:'..............__._""~'...~~~~,,;_~'..,."".~"'___,_.,.,_......~....,...;,..,~....'h-.....___~__.~___jo~....~......0t4.,...... .... .. ._,~~:.'.'""'._:,".,.::~ '0\'_'''''''''-''''''''''''
,----
I ~ ~
~
,
,
L____
"l
L_"1iJ
~
~
IiiI 00 iU
I
I!
i
i
II
I
..
--..-----
-I
-.:
"
II ~ i IIII
11I--/ ~
I BJ
"J:Z]
L
75A-83
~ ;
lit
~r
... ct.
i i
it !~
..
~
II
~
...
i
it
...
r;
II
II
~
...
a
z
I
II)
~
..
&
9
...
=
!
..
N
~l~: j,;
<~ .="
U "..] 11~'~_n
Ii ira -'l'mr ;.----
8i!lIlI+i
... . II ;:;l
I K10 f I ,I~l-c t "ce-.'
t i I i 'n r I ~
mil' !ndir ~ I j
I 0 il Ii: ~!i If!
II i, "d I .
f s. I. O' ~,i .
~ _! ~I ~I }II ~~: (:r- !
.
!h
ql
II;
. .
I t.tl';'IJ.llli.
- n f i1fHl!lffr
.lll.1 II .'i--. a-.'. I"'.
-1-- . -. .-.--
I,d III I 11--
; I i -f I ill r I . -"
11 ,JI, i II i t IIII
"'=:!,3:'~..t:~ e'.,. a..
. I... ..m..~...."'" .c::c.:.::-=.=---...:=-...
I if i J. if ed Ii
i I r ~ I II" III .
1;1 I II I PI In, Ii
~ II', f::ilJll, IiI II... __...m.. -. '...
Ii I I ., ,~nnh5nlrTr~,-n(
o - ....: ~ :1- .. t ". :.:' 'f '7--'...;..;O-;:~~,::~:..:..:"'....->-=~_=_:.~,; ,
L ,! ;;, ;" Ii
': -J
, 'i
, :1 ' ,
-,~ : ,I
,
,
'!
, ; , i ~ :
-----~
~: ~_L_ ::~.__i_~i_..;:._ _;~._1-j'____ :
:-. ,__!'_~L_. .;
J
38
% ~
u
~ j
lj
- .
. .'
~ ii'
, 1
,~, ,,-,
:;;SGa8 YlN1IOlII"1W~"".LNW8 .
CUO' :lH.L =:1:>>'"-1 AJ.I:>> I
r---;
,
,
,
"
L-i~
,
~'
13
~",/
~ i
~ S
r
..
..
iii
t
@
75A-84
~ I
~!~ II
:;1.. 1M;:;
z.ft~ as
a
~<
~
iii
o
9
...
Ii!
i
...
...
~~: !,~:j
~ '.
.. i
~ :
~ t. ' 1~ i!t)1 rl~I,~ iSj
... I ,~ ,:, I Js'.
ii: h . 'fill I rtitr'7CC=
@ 11001. 't
.. .. 11 ;::t
.-
t.'~:
~~
N
Iii 'I ~r'i=T'=~=
~ !11:'i I~r; 1 I
~ .1 if I; 1'1 I r !
I 1ft I: I: I~' --, I i
~ ,Ii ~I !! )11 f::J~;~ !
..
~
iii
~
...
Ii
ii:
I")
~
..
iii
8
...
...
~c!
8 t
I!
~
'It
..
U
iii
iii
8
...
...
a
z
o
U
1M
.
! ii
ql
II;
. .
I II ~tiUllr .,:-
t ,.lj "I 1 lI-I-.,t! flip
dUll. JJ
.''''''.....al_1
1ft
~
..
iii
~
"'c!
Ii! t
!!
I r-. ,~!I, 1
; IS ; "'", M,,;
I h,tt 11111 II i
D I Itb! lIH I II J I
;_~ 3 ~ ~.:: ,~;__ _.,_~ .,. .." I
, --:;-'1
--- ~._--
, ' --~_._ _._.__~___.._,__ --'o-
m ( I f' J~'I il'll
i 1111, 11#.~n'nF iT'f] :Y
o - .... ...--.~ ';:.. .. :,~;~ .i: iF ii!:; - __c-_ ""~:~~:
- : n! Ii
ii :: :: n
G
'-~~I..;I~,
'; :;!! ;'.----~:c--~, i:
-:~~;~~:_ S:;.:~i~; :.::~_,..,~'~::,.::.;-::,~-::!:.:.-;
J
39
N
..
111
..
~
...
i
ii:
"
~
..
II:
~
B!I ...
D
Zc!
---------:1 " 8 i
lifE
...
~
II:
~
...
D
8
III
"
1ft
~
..
II:
9
"'c
It
~!
I
;1
i,
~
,~,~fGlO'U'IW '!NY YUlY,8 . -,
W01 ilH.L :iI:>>W'1c1 A.LI:>> I
r -
v
I ~:i
H
""~~,",-.'--"""""',~''''"''''-'_._''''''__''''''''''-';'~'-....-''''''''';.-",..,,~__:t>, ~;.y.',-....' __ ~""""'.""':'''''''''' ,q,s....."'_""""'jI;;_... "'''~'''''''''''~~'-'''''''''_'-<.~,~~W''.~'"",..~.;......./.~_. '_"'~ ~'__-,''''''''_'''.~'' .,'
~
\
\
iii
I\!I ~
4." r~ \ Ii
"',jv'"
tJ
,
,
,
~ ~
/, :
'---
r
(
I
L
75A-85
~ ~
lIli~ zl
o . e.~
, i~:: i~1
Vt-<
..
111
..
o
9
...
I
!
--
..
],
~ i
I t
It cll
It
ii:h
r--__...__~____m .__....._,__._u._____
, ,
:
i:!~!
liJi'; -J-Ifl'h'l~ I~] F~~ ~.~_~
I;~ I i~ -r._c:,,-,-- ~'_; ,:;.
'0 0 toll ...F"._" ,
ii-if I -J[~lHt.c,,::=~::-c.L~~=~:~"=:;c~
8 i I- . 't" _ "
. . . ::, tI .
I ~~ f f hl.!J d._,
l! Ii t ( Url'l-r
I h 1= h IiI. I l
! "I ;: i: !i I f i
hi ;= 1= Ir! -, i :
~ ~n ~i !i . ill~] ~'-!
j -(
~ .';
! i!
ill
, '"
~ t
. .
- II. ii". },:C,"'.'i
+dlllfttfmtc=~lc~:'o
.......1;"...>.11.
,,' ; t t i ,f" "s':
.'1 I i I,ili I, _ ~
'I hi ~rm ! ; Ift'l i
~ ~-,,,"::! S! t=,!,,' it. Ii- iii."
CD
f T-=-~:" 'c.. ~ -.-=.--=
! ( I I I ~II itiJ
11111. hID~i' ~c~ ',-,-
o . ......... -'..:~. ,:-!: II! ,;=:i -_~~:-::::-:,~_:_:L':7~:S~'
:1 : i
i :, ' i'i !i
1'1 iii, '!
G~~l:~~~-~~~L~~~):~~i.
-.--.-.-----....,
"--~-T.-.~~-T.-l-::-
.'!_~~-~~~-~-:-~-
!
-
40
:r -
u
.... .,
~ ~
w "
z ...
w .,
> ...
~~
I
SOLa Y1N11CYI'Y:) 'wNY Y.LN...I.
8.1:101 51H~ :51:1Y1c1 A.lI:l II
~
~ ~
;..w .....
z
> '-"l
~
V1<
-Jl
-'l,~).
(~
....
..4
r;;]
d
.,
75A~86
z
!~
"'i
bl;;
z~
!E
Zlll
C112
-..
119
aE
a
"Z
o
:lC~
.;:)0
u.::::l
9~
Z;z
<:>
u
I
a
z
M
.
J
I
m'l~
_ t
...
I
i
I ~
..
j
.. 1
III: t
9 !
... III
Ii t
ii: !~
II II~
inn ~! !JI~li
i. i: I ~. ·
Ii n I 'thi
@ i 11!It. 'f
. . II ;:,
I Kel i I hi 1 !l
~ · ! i hI! i
!~ i! Ii i~ ill I ~ r
ili Ii. ..,"' ,
~ I~ I~~. ,I
~ . ~ !I ~I . ill ~~ ':-
N
..
iii
III:
9
...
Ii
ii:
,t
~~ l1 -..::t'
.. --
'.:1< Q
!:I...l <;) N
)oil. 0
I-QC: '" <(
1-0 E
,- 0
. Z..l 0
,~ ... ...
zi
f
lj~
~'lIJ" "
1..:1 ,.'...., l..
t.. '. ;
'" \
~ ~
Iii- ~~ ~
~ ,r,i, f,i' II II I
'~ U III Ii lei! I Ii
~ ~~.ii'~'.~..~.a ';fI'
I iUI Ill!! ' . I
z ", I:L I 'fl I, I
~ f' P' I' I' ~ . ~
r : Ii I nid ifill i
::!~3~'e~ !!11O A'~
.,.ot .; ..I."'J<"
; '1l ~~;;I ~ U I. .'ll ';~.~:
~ ~i f' i I 'I .. Pi ,~,;
.- ~ Ill/ill ~Ilr
_. 1._.___...~__._...~~_ ..._
o - ............. . ,
:
a
~
41
I
" +
~ I
.... ~
~ ~
z ...
~j
~
'"
J ~
V1<
L
I
II
r
I
I z Ii
I ~i ~I~
I~ iB =J,
III
SCUIe YlNIIO.I"W 'YNY y.LNYltl' .
S.I.:IO, 5IH~ :51:>>",.. .A.l1:>> I
I -
u
~,..,-_."'\~
j;J ~~;
..
..~-~.~~
'> ~.
z
.::J
.:.;: ~
00
<.I.. ::)
'-~
::; u;
Zz
o
u
,..C't
~~
3~
.. A.
!/Ie
;;J..!.
1:l~2
1lI:1
c..
III
..~.;, ::--~
-~, "'w
...
~ i
I I
i ~i
ch
II I'~
i' g. 151
ff Ii I j hil
fnll 11m
@H~I.~
.. .. St ;:: tI
I !i I filii; i
~ ill. ,u'! i
Ii Is I' '.!if. I
I 'I iP! BIll r
Id 8, "1" -, I
~ _ ~qi ~i .l1I~::J ?-
N
L
&I
I
..
=
it
8 t
IU
N
<(
\.0'
~
z;
<1;:
I:
Ii
III
8
IU
.
mj,
"I' ,
lJf~ !
~:~ f: 1
,.l:j'fhl Iii
I I .:11 n II! ! II
U II[ 1;1 U II I Ii
:[ r;; lill'i' T;'
<~ 1;1:..,' 1'1. ' . B
F !:i:; ; , I ~ ~
II h (I i~1 ~ B h I
silL! nlllllll
I
i
Ie! _n
_ t
l'~~:!~t:" ~... /:till
r
'"
'"
.~
~ .~ ~,Jt i iii e.: II;:
U ,,\ BC' · 1 I I' ,
Gi .'- I"'! ~', : ('\j
;. '~Ii hUnt J :t~4:
, .jJJJJ.tll~JIIJL_.~_
0-.............
..
t
i
'l ~
I'
,..
""
~
42
."
I
~ 1 z ~ CD
!~ Zlll
0:1 ~
:c _ ~~ ~~..
LU ~
~ 3 liO.l.Z8 YlNBo.n,W 'wNw W.LNY8 . 0...
> . z!
~~ SJ.:I01 5IH~ :51:>>",.. A.LI:>> I ...
a
..
,- ~ i
~ I t
m R I 1'(5!
L- ... Ii Ii I
i ;1
JI~I
· I' I i ~I
E !to ;~ ;~ I I lill
~! UUS
I @H!JI.~
t- o . . , .
N Inllhll i
..
~f ~ l! i I I 1;1 I i
; II.: Ii I~r ~ I
~ I .1 i= if IIII r
I, N I' If I" ,
&. ~ . ~ ~i ~I .ill ~~ ~>--
I =
I'
I
Ii:
-
u ~ CD
- Q
~
." xF ~
o ;:J
- u...::J
UJ . ,__ a:: N
z . f?~ <(
-
> '-"::) ,~
u
VI<:
L
15A~88
j
J
-. c---
_ t
;F
"
'~
~
&'.' "....
, ~' "t '';'
.. '"
:t
...
I:
I:
a
z
;
.
~;~1
\~r
a"li ,
I;J~ji i
In' j
w' '.~: :,
..I~'irl'illlll
~I I Jqn Sill
~~ l, r I ~ I J i ~I ! II ! i
! i[ Il~~ lr"''''
~ :;- 1;ir'l ,: I
f : II n ill 111111 i
:! =: j ~ 11 t::!! 2' to A It a
I ~; ..J~I I il '13 Ii ;;t)
~" !.1 ~ ~ I 61 -
5' -{B~ II I .
i ""f~! I. ,3 .'~
D ':1_. ~. ''III hi.lf:t
UUJil..UllJtll_~._. _'_'
0_..............
~
43
:J: -
U
...J ,
.. ...
:J: ~
I
.
,~
~ ,
,t: ...:.
'7 '
- ,
"
:>
',/") <
",') .<:
I
~
SOLa YlN.O:lI"1Y:l "YNY Y.LNYS I .
SJ..:I01 :lHJ. ::I:nncl A.LI:J II
,
4-
L- @ ~
~
I.
1-
, "~
_c1C_-:~
"+','"
V
; :
r:;'l
lJ
y
,<"75A-89
!~
~~
i'"
~
~
z;:
OIL
=9
al
~
: 1
8 !
~ t!j;
Iii i'
'. ..
:y: ;.t,.
IL
~
.
;g
';'"
J&.
I-
:=
;:
...
II II~
~, i" I Ih
III It f'
f: i. I I~il
n iil I un
@ilool.~
. . II ;:"
N
1s'l!;"1
~ III. Ii iii! !
I ~IIPnh I r
Id I" '"I~' r -; i
~ . U !I !I .III ~]~ '?-
5~
'-C ~
'-~.. a::
1~
C
<)
z
a
z
o
=
-
, "
.
'.
~
q;:
"
i)
;;t'
It!
r-
~
N
<(
I;;'
l'~!j
ilP
f,,"..
!,! !;; i
If, ~',H,i,' II I !I,I
· .,1111 ,; I
II,hUMllllI
~,t 1- t ,~ . ~Q K ! · ! .
~ -. ',; "l ,
:.:: ': ~ : ;:'; ~
";1; J~, : 1
I;; 'fIt I : ~
I ill' !lId 111111
==;t~:!~:! :!R;r; AII~
, ",I 'I i;, . i "'..,.
l!! ;.: .ta,' ~ ~"I,: 1""_
Ii' "'a I 'I",
a ~;' fir iJ 1113'~,:
& ,I ~I,,",~-, ;1 ; Ii 'i IIi 'I-~~
i [~', il 'I II; 'I
~ 1. LLlthlUUtl__JL__..
o . .............. .. II ;:
.J
44
~ !
1]
z ,
w .~
> ...
~~
..)
~
L..i..J
z ...,
> ..."
</1<
!
SCUZ8 YlN1IO.I1-nr.>> 'YNY Y.LNftl' .
8.L::IIO, :lH~ ::1:>>",,, A.LI:>> I
~
III
f
~
,
, '
: '\
, '
NHO,UIlf' 'VNYiYJ."'Y.~ -/
HJ. :3:lYld :~>t
-;r
...;~]
~ ~ ~
--j--
Vi
[@.
1.5A-90
z
l!i~
~e:
~~
~
Zlll
"iI
-..
IS
ai
~
.. l
.: t
g ..
~ c!.
i tJ
ii: .~
C\l
&
.
g
....
'"
i
ii:
'- '"
"" Z
::) ~ ~~
:5~
;.J....;J ii} ~..
;:-::~
'.~ ;J1 .. ....
z :z: Q~g
'"
~J ~E
a
0 t
u ~
Zl
~
.:
I i
~
..
I' &
e
,~
t.
a
I
..
ll.
ll:
~
i
n . ui"
_ t
~:..
~, :;~
II.
,.~:obI'
...
II I'~
h !! I U.
I- 1= I I Itll
Ii Ii I I nn
s ~I~~'!i
. . i! ;: ff
Ilill'llll
m Ii 1= Id;r ~ I
~ "2 ;: i: B!II r
; h~;f if I~' ,i
~ ~U ~i ~I .m ~]J <:'~
::
0:1 1Jl .
~:z 1
Ill< ...
13....l iD
)-:1.. 'r'"
!- ~ '" "
l- 0 -
i oS
~~ ~ ? : .
~ t'C
~
N
s<(
Iii" ,
~J~~ '
~fii !
.:~. :l~ ~
".' I t ; "Hl' II ,n II
~ i I; ,llll i 1!l1
~ d h~ I: M I n I
~ ~~ ~ · .;1 ~~1 .~. a ~ . , .
i j::, 1!!)~!j11 i J ; .
',i,:',! ir,i Iii " '~
i f' p' ,I I I
t : II Ii ill ! 11111 i
:! :! ::! ~ ~ :: ~ ~. N II R ill
~ d ~ I dl; .U Ii :~
i t -'I ~ II! ill
; It :,1: I nntll~!1 ~~
il,'.1 1'1 ;'pt
","- . t _~_b IJU luLII.
J'! D..........
.'.'
;0
,)i.
!;JI,
1:.
I '"
~~
,., .,",.,'2
. .. .1' ._
;Jo' "
J
45
G t
j ~
I z ,
"' '~
1]
-
',.J
~ :
\,.,W ''"'
.,. '>.,.
I '
:/1<
!leuze YlNHO.nr.t .".." Y.LNft .
8.L:l0, ~H~ :~:>>"'cI J..LI:>> I
l!S~
il
~
Zlll
0.
-A.
11I9
Q!
o
"
- ~
I
.~
.. if
· t
9 g
~ if
,I!
;: ;.t,.
l
, I
I ::
'---,'
, '
<:) i i ~
, '
'i
,
,
I!J
!
,..
u
,'.
.
,8
..I
~
i
it
z
g
~0
~~
?i~
<>
to I")
Z
~;
'''4
-!!:'O
...~
~
Q
----<).
Q
Z
o
u
I
75A-91
4'
'It '.
Qo
~
:;l. c:.
..
II Ir~
Inll e dii
'- .f I I ~.!.
Ii II I I Ihi
S~I~.i
. . II ;: I!
N
I 3". i i 1111 !l
I" I hi I
~ II !: Ii U, ~ !
~ II j= i! HI I r
; h~ If I-I" , j
~ !U ~I ~I }I(~; ~;-
,~
en
--
(,'4
<(
.:1> '" ""
>1J~ !II
~..l ~
>.. ~ >p
~ ~ ~'1
, 0 -0
:: 0 ~
z... ,:)
::t,. ,....
;
t
~
.
Ii'
~
..
.
11i~,
alii"' ,
t~ ~~ ~
II"" ,
" I" -
-a ~~ :~
II, ',Hi'tI !! II
~f .,IUR '~I
~ t' I it Ii U ! II ! I
~ 1r \' r ;P .;. , : · ; .
~,,~, -;,' liL I,',' Ii! I
....~,~i~ t. ~
~tlf't I S
h If i Hid 1111 II
~ :.'! ~ ~ :.'! :: \! \! It iij a II a
~ ~';". r: I I -I "01' 1:~,-,~'':>,',
-:!Ii: l f' @ @ ,R. ,_
J~"8 · I 1;'11 .
~ t. ~ I ~ i g 111:',~
91 'f. L,d, ; !t Ii '1~114~
i :~~. ~ 11110. II
';'__ '..t .JlilUJuuibt.__
o - ............. . It
~
46
~ J
LlJ ~
z .,
~ ~
... ~
I- ,
V1-<i
T --
I '"
l..l..: <",
z :
Vl<
S0LZ8 YlNBOdl"1Y:J 'YNY YJ.NW ,
SJ.:IO, :lH~ ::I:>>Y1c1 .A.LI:>> I
~
:tl-
~
----.@
"-=f
')\
-,=-:'~
~0\
-- ---~:-}.
,
:;"""":.:=:
~
-1
< I ,
- or-, S.11i' 3101 ;
} " f
1____._;
r--
I
~I
r-i, ~\1
lr-~ ~-~
J
II
I:.
-- ~ --
f I~:--~t~
I ....
"1!5_A..92~<
II d
I. Z ft
I'
I,
i
Zlll
0.
-..
-9
11I11I
Die
D
z
:5
.. i
II i'
9 !
.. "I
ti.
II r
it It;.
N
..
i
8
~
&
it
...
I, II~
h ~! I III
~. II I i I~II
Ii Ii I 11m
S~ 1001 . ~
.. .. if :: fl
I !i I lid r i
t I i I In! i
~ II l: I~ I~r, ,
I -I Ii !! III I r
id I~ i'I-' ., i
~ . U !! ~I .ill ~J'J:-
a
~t3
~~
~~
o
~J
'\
4
I
I
D
Z
o
=
<::)
N
N
<(
~hl
~idh 1
,,~~; i
f,1~" I
~tll; I
,Fur I 1111
u Iii 1;1 ~I! 11;1
Jli~m i'T"
; ,f,j -14 .: I
-, Ii! , \ I
r' fi ' > I ;
II If Ii ill ! 11111 i
=~~:!:!=== :!.~ AlIo1
; .~ 3 FI nl.lii! i .~~
; ~ i.'; i..,:.. !Il ~ll Ii! II""
<..' . It~: · III Mli
_.}:; _. _.1. LLhulIUIULu..~__
I." 0 - ................ .. .
,~
..
i
..J
47
'" +
u '
J ~
1j
-
u
~
'" ~
WJ -,
--
v, <
-.;:,:
I
~I
"'
,
scuze YINIIQ,jII'W ""'Y Y.LNft
8.1.:101 ::IKL :::I:>>",cllll:>> I
~
L- @
\5~
~ i~
--+-4
____..J
<----
----->
~
'1'$
<JtI
, :g: "!! ~~5 ::~'
I
--.- --.._-~-
,--
-~
i ~~~~~:
. ~,:~~~
L.___
-=-'~_-- g-c::;;==c:-_c-,-
-)<-
- I '-"
I' -~
- - --.;-..
l
I ;J
I'
~~lll
~~i
.=1J
I-
I
,
rr=?
'IFL ,
, -
-- r,_~.::_~_...~_r__~
~ ,~ -. ~
-. -.--.--- .-,-
~e
om
za
5
Z:I
!h.
=9
alii.
l;
-~
L i!'
_! t
-II. i
1;1
-;:h
L
i
.
8
....
-&.
1;
II:
ii:
;z
C
.'If" i=
aU
~~
'.~ ~
o
u
1-(11)
Z
~;
,y~
~!!lO
~
~
z!
t ..
.,
;:
.
i ..
~
.
"
.
a
I
III
11
-1f
c.
&
~,,,. ~
c
01 . i ~
11I:5 ! d ~
LL:I , ! 6] ~
~! :: ~-,' II~ s c:c
1~9 I "1 ,.,.
i :I... to- I I I I 1 . i
...
N
II If~
~, I' I ~!h
Ii ~ t h~1
~, : I 5 .:!I
iiln I un
8~I~t.~
.. .. " ::,
I n f I 1111 I
1I I a I In I i
; II h Ii I~r ~ I
I -II! i! III I r
Id I' I-I" - j
~ _.Ii!1 !I.m ~Jl ?-
..
....
'"' III ...
;;./~ ;;;
III ~ 1;;
~ ~ '"
l- gr; ...
..0 ;;
z S Q
:;)... ,..
~ ~ 6
T""
N
N
<(
~j~
l'IJ;' "
flf t' ,~
~il~i;
~-n,' ;
11: ~j ~
I n {hi II
~ I.J II II ! II
~ U J h II 1;11 I II
~~"~':W~~II;.a .,.
~ ~ ~ ~~' ': ~ ~ ~
~ ::~;s ~:i I
l i,ilt Ii, I: I
I : Ii I nld lilt II
~ :! ;! :! ~ ~:! :! iii.. R R I;
",^ r I i I
~ \ :1. ~ .', I 2 U ;ii I
&i;:: · {; i : i!',h:'.>l
I. i I ~ II ! Jill Iii 1'4
'.t, IhliLJnlKUL_",_
o ~ ...."...... . II
I
_J 48
% - ~
u 3~ i
... - Zlll .....
'" ~ 0:1 In C!
% - "'ii! -..
UJ . ~B -9 (It)
z - IIOLZ8 YlNIICNI"1W 'YNY 'I.1.NY8 . 11I11I - , <C
"' " DiC
> ...
"' - S~:lO' :lH~ ::I:>>",d A.LI:>> I
~ ..; D I - ~ ~ L~ 11 i
lI'l<i
... N
- z
ii!i z 0 - z
0 - ~ 0
~ ..-
0 ~
- ~ it it
..- ...
c( ... III N ...
III ... 0 III
- a z ...
~ - i z
~! -
..- 0
... 0 IIC
...
.. - ..
- N ~g N - ..
N
N c:I g 0 g I
III a
... ... ...
.. - .. - .. ! (I,
LO ..-
III 0 m 1111
-
N
- 0 1;= II
~ .( i:
- ~ hi'
t) B' ·
i ~i ~I
-
.,",
~
,,",
ex:
UJ
z
> ->:::I
i- ...
Vl<
,
N
Zl IIC
21 I
:;.-'
c'
::.
w.l
...l
:JJi ...l:
1-' iO,I'
z: 1-'
O' Zi
~. 0,
l&.. :li:
'"
.,..
,...,.., z
in 0
- ~
C")
<0( :>
III
,.( ...
III
Ie- ~
i III
IIC
- .
~ 1ft
c:I
- a
...
~ ..
'~"t1ii5 ~-~'."".~"'~"--~.'-"
LO
m
-:"'J
0.! ,--
'1-
~-.r.:
:a
~~-94
"T ,~ ".'
aJ'
! I f
i; Idn
In! II ;
" . " iii
i I! d II
IlIinn
" la . III . .. . "
d
HIPI Ii
I tJ 11111 'I
r:l;tll! d
"~11~ ~ " l;; A . a .
In'l i III
IIIII!IIIII
IS . . ; ell:: , It
i
~ I!II.. fti
n~d II
! ill; Iii !!(
. Imu d.dl~,_
5:. CJ - ......
~
H"
z
o
~
it
...
III
...
. IIC
'H ...
.
~.f
_< 'J~__"."'--"-___"~' .
-
Q
~
!
~
"'oJ
--
Q
M
<:(
""
'j<"\,
'-'
49
.;"",
~
1 . . . .. .1
:r
U
3 ~
lj
1IlUZ8 Y1NIHNI"1W 'wHY Y.LNYIt ,
S~:lO' aH~ :a:>>Y1d A.LI:>>
.., N
-
Z Z
0 0
j:: ~
S -
-- it
........ ...
... !ne
III III
~ i
i - III
-- a:
... CD'" I
I ale N
.., N
(:) Z
a
... ...
II II
-
-
l!5~
""I
Is
z
...
z
II
_Do
"9
IllJU
o~
o
-
'"
al
I ! I I !
! 111111 ~
~ : II~I~I~I, <C
,I '
I ~ I ~ I; ~ I ~ : j
z
2
l-
S
...
III
I-
Z
i
...
I
N
N
(:)
a
...
II
I
I rl,
I il Ii
I-p:
id:
5 ;~ Ii
i ~i!i
~ J ~I
;1
;
w ~ !!
~ .~ "' scu.ai Y1NlIOoI.'IY:) 'YNY yJllft .
~ ~ ~!
"I SJ.:IO, .~H~ :iII:>>Y1d _~I_~_I
V1~
fit N
Z - Z
It) 0
- 0 a:I ~
<0 ~
a:I it
it - ~
- ~ M III
C'\I III a:I I-
() = z
II! - ~
~ ...
.... . .
a:I 'It 'It
8 - g
- .....
It) ~ <( ~
a:I II - II
- ~
~ -
~
-
....
<( -
C'\I
- a:I
....
a:I
-
....
- a:I
C'\I
a:I -
....
- <(
~ ~
-
~ It)
a:I
::(
- -
~ ....
a:I
-
C'\I
- ()
M
a:I
-
<0
a:I
-
It)
a:I
75A-96
'0
.r -......,.......".--,..-
! I r
1;1;111
I~ 1111 f
II II i. ~
a I . iii
l jldll
IH!!j!1
Inlldl
. III . . It ~ . .
_'.r' d
-- Il qll U
- HI l-'t
nindlll
!: , I! . ;;; II . " II
- I 61 i I
~ ! if: III
- II Iii 111111
It)
a:I
m .. . := f! a ::!! Ii! ,
~ I'll . .
PilI! I III
III I I III
i lid ! I I Ii
I md II ill.
D - .. ... ..... .. ..
'I ~t
~.
; Z:III'
, cd
:;0
am
a
'..;1 ....;.~
:.:1 ;
'I --i"'~"", ~
~X~;i -
.!. .. ~ L:......-_.- .' .. ,
~-"
,0;;::.' - ~ J _.
_! :, 111'~
1 _~ Iq~
~ .! I:
I it Ii:
~ I~ Ii
i ~I!I
S1
i-o
-41;
~
1.i1.
':.t
>1:'
-.J 51
jj
z,
...
>
...
.;;~
~ YlNHCYI'1V:>> "iNY Y.1NY8 .
8..L:l0' .aH..L =iI:>>",cI A.LI:>> i
..
I f I f f- ~
s >. >>;[1[ ~
;~ ~
; >{>
.......... ";'
<:S r .... . .....>.>./1.,.>
j IJ~ ~ I
--..-", . ~
~.
[
'.
1 t 1 1
=II
1 ~ 1 )
i
l$l ~
, f
r~"' ''>,i I I
,
,
~
I
l .
-""
I ~ I ~ l~ I ~
Ii i rIJ
I
I I
....~ ~A ~.
~4 .------+
+-- ~4
+-- -. ---_._--~...._---
! ~ ~ ~ ~
--------:
. n -..------t
I I ~
r
I
-.11
~
j 1
gg
'"
~
1
t
J
r--- ....
r~ I ~.. rr~" ~.
i ~ I ij ~!~ ~ 1
'I 1 ~E'\ ," 111/ .-
'i i '!i ' ~~"~ I
. I@ .
j ! j j
.
\ '.
II
-,
~.
j
1
z
o
~
>
III
...
III
t-
Z
i
II.
,
~
t-
i
::>>
z
o
~
...
III
t-
Z
i
II.
j
.
:II
t-
i
::>>
:., j&
~: '.:.' II
! i;.~ liil:
~ ~
cr...:; a
11
i!:i III i 0
=1' ii~....
~.. a I~ 16M
i= ~ ~ I('~ H' ~:80CC!~~:
; i i tel,;.. . ~1~..L :3:3
i :Ja. ill I! I ! " d
6
z
0' "
-, ," ; ...~ "f~- ,---..
III
it _,
'd__'~ Ijl
- __me
t: I,
z .~
.:1 ! (I: -'
.,:, I!! 'jl'
, II a' ; :".
I'tl ·
P:
@) I. ;.
") ;. i'
,-' ili .. ,
ill i' I'
i ~i ~L
I ijJ III
~ ~ -filii IIU n
t 1 t f'. . ~ I !I!II ! ! d !!
. I :Ii Iii 1111111. j - i Ili1dI." ~!I
~ ..> ....... iil 5 III'. i I il-'-
...: / ' = ! il,i I ; I I'
1 " . :......-'": -j- - - - --~ lmH ,iT '11
~ ~ * ~ .:".'~-1 1-: +-[]~--_: . . . . .
i
,.:1
C'I
z
o
~
&i
...
III
~
i
II.
,
= 1
I
-t
":!11
1
~ ,
;:iL;>. J>::':~F'<<>.:..:j::>/<:>
> t;>> / --J./<
~ .,<',
.>/- IL.:..:.:.JI '.- -
fS,C>> 1 ~ 1 .........
I ~ rI ~ ~, - m
...
C
t-
i
:I
,.
.,
-, '.;
...
J j t 1,
~ ~ ~d ~ ~ I
~k,-" ~ I~ I ~.i i __,
I I ~~l~~~~ 'f ~.
I I~I~~--tl
~.~4 I~.i ~'l
I Z
_ ,___ 0
~
__~'_H
III
I
.~
t-
i
::>>
...
@
.".
~
'I1T l z
0
=
I II it
...
I : III
- ;1
+ +
J J ~
~
y
+
~
::;I
J
8
j
-...
1--'
~ '-.~'
8,
iH
.
---:II
t-
i
:I
1
....-- "
I~~. ,~J*~.
~~.
m
~~ J 1
z
0
~ m:
> :1
III
...
III
t- I
Z
i I
...
,
~
t-
i
:I
1
~ ~
::~ ,.-,~ -_:t
75A-97
. ~
~
:::
<<'
c:>
~
m
~-
:"~
-
"
-.--.
r,J
~<f
"",
,<
-;,;
- -
.. ~') .
.'.
~:
q
"{~
....,
I I I
Ii llln
Illllp
ldald
" II II Si
I ill II I
tUriUI-
. ,'. .' II * . .
- .~[- j
n 1111 d l
- nttl1tl U ~
~
:',,4.,
...~ I
,;,
~.
:t.,
;::;
t: , II II Oi II II " .
~:,;
u
."",,,
"
w
~:~
;l
1;-
~
....
.J
52
:r -
u
~ ~
1 ~ ~
, Vl~
rIi~
1 !
1 j ~
~
II
:1
:: :,
;"
, f f
I~jll'
:" .
,
': 100.".,
!
:
~~ i
I
-
1
J
..
j
j l
~ , 8
'.,!,
: . I ! ( '. I t/;
1 ~,,~~---:..-~~ . ;
-~----+
i---..-----~--..-------..-----~-_______t
i-----nr-----'-i--~-'--~ i ~.
.. ~'" ~ If II, If
,I ". .
BU..'
K,
~
jj
~
1 j
j
j
I !'. ) f .. ~ r~ - I" ~
~ I Iii J> 1111'/ \'.
,I i 11 "I m'H
1 ! j 1
1
~
J
~~
z
o
i=
~
UI
...
UI
~
z
i
II.
1
.
~
~
i
::::a
i 111 III
luf!lml !
11111 all ;
. III ,I ": I '" . . .
u_ " ','-JL_J
Ii IPI U l
.ITttUfrir....!
r:: ., I . J; 111 " ~ .
I &1 1 I
.... ~ ilrl.111
c~ ,d!1I II I n
+ z JUild I II I
, ! ::-2.. m ... ~."" : .
ill "{ Ul1fllll
I UI: Ihlll I:. 01
= ~ IBti 1'1 Ht
t-I-~ -~ tftHllltt II
it . - _r:::." .......
\ :
i
,.::::a
'"
! !I;: iii,
z ~ a
:
;,'1"'< a
,_ 1_; ,
I j
1
z
o
i=
~
UI
...
UI
..
z
i
II.
I
: '.
x".
::, ~': ~
"': \ 0E:3 I ~.... I: "
/ / \ 1\ I
I ~~IIJ ~II riJ ~", ;, liJ
.... '<... ,<:::
. -.
~
~
i
::::a
-"
po.
z
o
~
~
UI
~
z
i
II.
I
t t
:J J
8
1
.'
- .-t
:I
~
i
::::a
1
, ~ f If
rzsJI.' IN,L.':::::.. I
~.~:,:.:
:;:::;~
.I:~
~ ~i ~ j U : ~
1"'. J".. '
~ ~ .11-..
AI
~'
~,
...
z
o
i=
E
...
UI
..
z
i
II.
t t
~ ~a ~
~
J
1
f'l
~
I . r j
HI
\ ia~;3:~>
\.
~
.
~
~
i
::::a
n.
i/
( (I
I 19 rd',
I .. ,
j 1 ·
f
ill'
J
1
Ilmlll:'.'.
~ .>: >:
, ;<><
\ r. ,:~k
/0'\ III / \
~ rk ~ . Ira iJ ra rJJ
" "
.~,~ ..
..
75A-98
· ':h ,lid' ~
~ to!: .. 11 . :"l~",-",....n
z'" if,. . .....
~ !i i ~ ~::~I\i '~I U l3:>V'1d A..U
I ::I..... I I I : " ,
.~
e
\
z
~. 0 "
t: . "'-'-"'--"-
. !~;ciC' c<n'1'
I'i',
.1 "~"-'. i '
, '-' ...-:j - -~ -,,--
~l'
,::::a ! II: ~
, i ~ I!!
... (~l!~;r'
+ ; ;qi
! i ~I!i
;2'
o
~:'
.:(
')0'
\i.li
...
w'
~
~:
i
:~
.---.-.
.', ..
.;'1
.",
-
"'"
:;
,.
'5.
. ~
~
~:..
o
0_
I
I 1
z
o
u._.j:.. ......,
C
..._~ "'---....
...
UI
,i
..~ ,--'"
~
i
::::a
',:>:
<;
"
:~!
,.
J.il
t:i
....
i~
~;
..
.J.,.:,>>:
.~
f I
~iIJ
@
Iff
1;1;lli
8; 1111 t
Idaid
a _ ". "
"
i 'I
I
z
o
,~
~
UI
!.J
.-
.
...~-
~
i
,.::::a
!",-,
.<;~
t'...
.~
"t
Cl,:
.;,
~':;;
;.i....,
"'.'
'"
>.~
-.
<::
~
'1;~ :
..
CI.!
~.
-:i:
'.I.
<i)i
.~f
Ii
t:
:,e!'
;':2:
,
:~~
.~~
"
I
.-J 53
I
:J: -
u
!~
~
"'
~I
I .... ~
: ~j"
z.
..
>
..
....
V!
--,
-. ~YlNIIOIII'1W~ Y,LNW .
.....01 SH.L=S:>>Y1c1 A.L1:>> I
!
I'
"
I
II-
a
iCW)
d ~
B CW)
.... ~~.v_".I!'.N:
~ ;;I:)",d A,1I
'1 "
z
0
!;
~
IU
I-
Z
i
II.
I
..
III
l-
i I
~
~ r'
,.. !
z
- 0
;::
~
IU
...
IU
I-
Z
i
II.
I
g
l-
i
~
;:""-",,,,,,.:"~.";,-,r,'--""'''' _.,.
~
-
t
" If
,
,
\
L
.,.
:j
:-.
~I
,~' zi
01
?::)
41
>:
~:I
!
iE
>L
"
?ai
-
z
;J
z
"
':;
.."
""
....
;..I,
1-'
:z
'oJ
'1.:
!J..,
"
';>i'
:~
,-
d
..
f f J
tit; ~ !
1111111
:Ii It II .
",. ~n i I ill r
-"-h~ ! ! I :lln,. i
11U I rill ,
1';1.':15':'" ~
',', '"nT --1
: - ,,': ' !: II i
", "1 I. Ii' n I
~J.'"fr4+"-lr"'-"1
!HIH!-~HI-n I
i 1::".,I;I,lal ;
" j ~JJII
11111.: II n I
'!! !II! I ! II~ !
!': .yfij~fi~..:~!
+1 .J. ~JIlnrl
..~* . ) ILhML..J
.~_~__ 'n':":~~__. .,
I
I
z
o
~
...
IU
I-
Z
i
II.
I
:iI
l-
i
~
~;
<~~.
c~;
-
"
'~.w
.~:
~:
~I
~"
r.Q
Z
,,'
~,
z
o
;::
S
...
IU
I-
Z
i
II.
~'
~
4"
':b
~':i '
w,
:;>.:
;:}I
~:
I
~
l-
i
~
-'
t.li,
t:1
4:
::
~
! 1
75A-99
54
}". "'-
L_ ,,>'..'
J
........~.~".." ....~,,.-,-.-.;It" ._.'_
, ,..>,.,-=
+
.
..
"" ~WlNIICNI-~,~yc".&.NW ; ", ,
1.&:10' SH.I. :S:>>Yicl' A.l.1:>> I
_ 'C, @
j J
F,~ L" \'>: ':<>
1-:- 1<,>;,
<~ :.."<:;
, ',,"",'-',',
-"-,-, "
I
i
-..-
!
I
-
1
',' "~
D
I
I
-~
1
1
,
I'r~l</< <'OOFF
,i_<, .... F= F=
<~/'<ii II []
:'7 '.'< I,Y, .-7 Jc-
~~_ .,' ee., ,'/ < le7e" <i' '" I,
I I
-..- -..-
:
-
~
..
! 1 1
1 ! e_~-7
, .
--.-
D
i I
I .
! _I
t
.
.. j
-~::-. " ", ,-':"'i"',
,',,' "
, ,': ,2:. i I
',' ,,'.."
e "'. , '. "
l~~ <".-,
L
;. :.:. ~:;:.~:;: :::;:
- ~ -
1
I .. j
1
'e.' ,i i;:f'<
D
I
..
'" ,/'1
I
I
I
z
o
=
it
...
III
~
i
...
.
:I
~
i
~
G~
z
o
t:
~
...
III
...
z
i
...
.
Ii
~
i
~
c~
z
o
=
~
iif
~
z
i
...
.
I
~
i
~
z
o
~
~
III
~
z
i
...
.
I
~
i
~
...
I
] ..
I
, '
',' '
, ,
, ", ,,'
, ,...' "'.
',', ',7,
.. ..
I
!h , I:!:
~ ~ e . ~i~lillI~V-..ul'
I ~ i ~ , . ~~ =3:)Y'1d J..J.I
i ~.. ill g . I. I.
~~ 1 ;;
-1. ---~-- -~ !i
T i!!T~TI=';---'-~'----' ~!
, ..i,;:lel, I ~I
, ti ' jc lit: .(---.. '1 ~,
LL; _ LHLJ iL_~.~_,,=~~, ;;
l.ml-1.--u---..--.:..=.~1 ~'
.. ,~ .; ,.1:." ..
. }'r- =, fl.f!-e~. -. --.---;ee -, '--,:".
1ft i~ i: ~ :;::-
5 Biqi: ,.~ .2
i ~ ~ g'
-- .-z ,,------ '
o "'"
j: ." ~'
---;1';""7' ~:
. JI., .....', ~:
10 ,~i
. fa
_ _ .. -_,.___ _ _ _ ee 1-,
i ~
::::I :5
__, e-__
"
, e
r==
.. I';'"
i I
-e
e,ee ;_: _.
~,'. )-~
" .", --0-."
t 1
ail
..
.. r ... r ....
'e
'.
e
!
t
.
!
I
~;'::.-:<< =
>:>'~>: -
",'i'. ;;?<?
,
eeee..
<:
..
75A-100
J " J
.' 1
-----=-t--=--+
I 1-'"' .
e'e'e
--.-
I" f f r
'-!PI!1~ i
~@ ii II R I
~;~ :!ill'. J~:
I -! i I i I thui ~:
t. I I., _c. --'....~ C I-tfllllt~"c..-l ~.
-j f-.-.:...jjI --:-htthfi~:':-~-"j ~..
iiI .; .~'-... Ii. . I ;...:.
! i i .. .'. ...' .nr-~ -I ~,
, ! Ie.., ,i B i ,%:1
i < "'.~ i1jJ~ITl ~"
-- "'~~--~f .+H. ,'.-"1 ~.
-. f ~ I
... j ,
. I. jl J II' . 0' .
'.. .--1 ~ J.1k--LrJ--- ______._
t ~~ ~ If III i II Ii I <;~)
J i:ii '11i..J II Ii I 'I' 5.
~ ~nU 58 d I ! t:'
",n__ .--~-= -1-- -_..-~- --~- D--tl--~.-. ---~- - ; ~:
I...! '." ~. t.~ Ilf....,..:f........:11n-..". ". -).' ~!
. n~ I ~~'.: q....'.~..ni.---.. -I' :1
,~"L'.fd' . 1.1 ~=- ~'"
Ii 0 - ...... -;'" .. -~
-. '---_._------'-"-~=:_.:.==-: ;!
!:z I .',
:i!
.'0::1 ,.., :;)1
j
1
1
i-.
j
-Z" ....."<
77
, '..............<<>
a<G.))~ - -
"\'] ....;, ......x 'v
-...
.J
55
..;IIO.LR .YIIIIICWnW,!.WJU' ".LN". , c,>
WO'SIU :s:>>ncl' A.l.1:>> i
, ~ j"'" ~
~ i
:J: -;
~~r
> .
..
~<j
!
"".""HC"'"",,',,,,, ~'. ">'I'..~"/"''''}'''''' .~'., J
l'
~
i
t8
j
j
, I
J.----~
~
1 "
Z
0
~
~
III
I-
Z
i
...
I
..
U
l-
i
~
1 ...
z
0
~
it
~
III
I-
Z
i
...
.
11
l-
i
~
"l: -
u Ii
~~ U)
'I
z_
,. ...
Vl<.
! 1 1 .j<.
;;~
...
~
~
.@
~
I"
'! f I: .
li1!~-".-' --------'.- --
I: I' -:: ...
1= i~' }
5 Ii Ii ,~ :
i.~ .
....
-,
.....[
'I
Y"'1
~i
'-,
21
~!
+
I
.
t'
.
1
, t
~
g,
-,
If
\
...;,
;,..,
~.
""
l..
..
(3
;;t:
llo!
~_.
I
-- I'll
U
~~:
v
z
-
-t
-----+
i I !
[; 1;1; J'-
1111'11
il is i. I
a It . II
; ndl,
lunpl
IUllah
'11:.'.5..
II
Ii 11I1;i
II II II I Iii
t:~'.r;II.a.
I 61,i I
! if: "r
IlIlq II I n
I! m d ! III
;_. ~1I=:I#.
& 1'1 [ i
I il-n I I II
II (rIp · ill
i iX.i I II II.
IlIilll j ; III
o. .........
75A-101
.J 56
% ..,. "I
I t~ I
~] ~I
!"l"""
. I
'-- WI...o.InW..w..W W.INWS/. ..^,.
8.1.:10' aH.L =a:>>Y"hI .A.LI:>> I
"'f
l'
~
\\,\~~", Jj~,
.\\~~
' \
\ \:
\ I\;:}
... \ 'J
~
It! If]
~
rr
tI
!__u_ __m_~____
r ~
I I
! !
I I
I I
I I
I I
I I
I I
I I
~ I
-- --------- - ------------- ------------------------ -'
L
z
o
t
III
III
.
..
C
l-
i
~
'';
4~
Vl<
~-
~t ! 1 lj ,~~
(------m_____________________m__~':~~-~~~-- :--'r"
I I
I I
1 tl i
I I
I I
I I
\_--- -)
~
"
J
1;
=1
+
~
+ t j 1 t ..
J ~ j t
~
~ z l;ll
0
t
III
III
I
~ ~ ~
l-
i
~
L,
L,
L,
..
L,
L,
L,
L,
L,
L,
L,
L,
L,
L,
,
~
It]
~!
75A-102
~~
.
~ ~~~r
,I:
!"
~ I
:: ,1?1= Ii,
' Ii, .Ii
I · I~
1 I: i:
'i: i~
i ~ii Ii
GI
! ,I
1;1;1,"
1;1; i! ,
iddll
;11; . . II
z
--.0
'~
':11I
!, I
ij
~
it
'Z
~
J.:.:.,'
!
r~
; j'i:f tl r
IIH4!1I
"'P'''.l'
,eU I, F' II
! III~! HI
{ijif'(i,'!
11111 ~ I II I
I . R. ~~_a:_~'. ,:
Ili,ill:~ ;Jlr~ I,
L4,1 i iliJl-- ".---r
JJd.lJ~l u 11:!____ ~,L
o ~ . t~:... . .. . ':
~1
;.." t
~iU
_..~-~~>~~~.~:fJ "i
"~
!
:?
z
o
;:::
iJ
W
~,
"
I
...
~:
~[~
...
~i
:1'
""'
....
,,"
.::;: I
>.~
''oJ
~::l I
~ I
,
.~
<I:
;-
i
:;)
~
57
-
,-
scuz.e YlNllCWI'IV';a-'wNYY.LNW .
S.L:JO, ~H.1 :~:>>Y1c1 A.11:>> I
Il
,
..
~i
z'.
fl
- ;;
~
j t 4- t '~ ~
1 ~ z ~
t ~ 0
r j:
I u I
I w
i 10
I
::
l-
i
::)
t f
t
~
I
L
"
+ ~
1 I
""
%
,
~~
z
o
~
10
I
~
.
l-
i
::)
:z
a
1=
&;;
III
~!
....
D:l!
l....:
:w.i
~
,~,
.",;
..
I;~
I f I~'
;,~ Ill!
;,~ .!.~
'I i~ i:
~ J: Ii
Iii ,~j, ,I
~
~
ell
f J !
1; Ii!; I
I. Ij It .
=;11 i; i
. 'a-: . 1:1
.,..
J "
I
I.._~,.,..
F"~J
4-
~
z
2 ijldlr
MII/!!'"
;r " -, -1tlti18 II
1"- ''': ___,-aJlirai' . II . '.
, ~ -:~: r-: I
t: '...____j I
.- "'-'h I I. ii
~;; ::;, I i,.; 'I 1."1'
!.- ;',": ".1,1:,1 II If!'.
-,..d~ll! .11
~ ":~ ':~; IG-!' . , .~':
i :""i I
61~ ','
l '- '. I
! IIi ,-:-{! I
11111 I 1.1; I
, , !! m II nfl
I '~1. :: II' I! : ,'-,.:~-
; I!I d I I il
c ~~ I . t 15
~ <,;Ii 1,1 ')~I
s 'l~l.i tIt f11
-- .tJlkurnD
D. ..'O'.....
~~
_:-c..'
~.i
..s
;"
cr::
~
~
75A-103
-.J 58
,'so.c.zeYlNlUNl'lYO.,"WNYW.1Mt8 .
8.1:10' iIIH.L=iII:>>Y1" lll:>> i
r--
H
lj
n
t r
m ~
~
~ f
L
-' j,
I;; ~.~ II
v>< Q
r ~: f_J
L-
>-~
dl
to-
i
>~
z H
0
t
IU
-
I
..
CI
to-
i
~
~
,--<
, ~
;~
'" --"'--"..- "-"--'--..'-'
~. ,.......<-.__~ '___u._ ._.__.,.__
75A-104
N
..; l"
i ;
;~ 'c,"
"'"
2
~;
\oj
!.II
~,
~ 1 j 1 ~ .. l t ~
J ~ '"
t J J' J
:J ~ i f
I I I Z
0 I I
j: I , I
CI I i ~, ~
IU I
-
.
D
to-
i
~
If~
~':l
,
3!
, !
:':i
...."i
5:
~ I
1,1. Ii
'It!i !i
: I~ Ii
~ .: i:
I ~~i
, r !
I'll' ,
.1 Ill', Ii
ii II ; I
1M
..'~j
1,; . . II
z
u_', ',''1:,,2 k:y:MJ!r'= .:',
c~;~ II f !~IIII ::)
r'i' -tau a ! I
,'N ."~".';
;,,,CI ,
t~ R i:~1
l_, 11 J;'~ I II."
II 2;1-1111' -I
~ Ir~J.1
tc , t . ~_~.,. a I
(" 'Ill iff~\ ;
L "II I II it' ,~
P fal, i I i :;,.c'
!! fK1alnl ':",
1-' i:~r'~=.
~ 1'1 fJ I ".
B ".( i: ml
5 J'II $j I J 'I
filii ~ II ~
!ji 0 - lj...~'
'ii-n
I
['
',i;.:j
". ~,:c,-~~_",!
t ~
'-\!
'{'~
ti
!'-'
i
~.
J
59
u
"
~ mm ~mm
o ~ ~ ~:_;~:: =-.::::::
$!' ~ ~'~ Ui UfW uum
i;r~ ~ ".~ ~
I r~n III Ii J \
____J / ' I
: --- - --- --------- -, - ./ \ \
i_.-~ \
---c!:::~-:---AVM-----J-N6$^';Vl----------l--
---,- - -rh~-.-______._-___.., \
.f. :l' \
. i ' " i
. i ' i
1 \
. I . ,
... I .. \
I ,
... , ~ \
I ,
i
~ .
.t
. ! '
. I '
! )
_.;;/'
\
\
\
\
' \
i I \,
il
i'iI
, :1
'I
" :1
1
I ;j
i 'j
" :I
'I
i 'I
II
il
i :1
i :1
i:
I "
II
i 'I
i ::
!I
I ]1
i" I
i! 1
ii'l
, iT [
1 I I 11." ,__
~~=-=-=-=1-=-=-=-=-=~~-=:==-4;::~.:~"=~~~~_f[[=~
" (..- ----=:;----- ..-- " \ i ; )..-
75A-105
60
r--~..-~-1
f~-----l
....l
W
>
W
....l
0
'" ;:r
::I:
I-
75A-106
N
....l
W
>
W
--'
?-
m
;:r
u..
61
"
75A-107
....J
W
>
W
....J
I-
en
a:
LL
62
~
-' -'
w
w >
> w
w -'
-'
0 0
:z
0:: 0
I c..>
>- w
(J)
75A-108
....
63
75A-109
>-
..
;;:
z
o
'"
;;:
..
64
\
\
\
\
\ \ '\.
i I
[ ,I
, ;1
'I
'I
['I
[.1
[I
i ::
[
1,1
;1
i :1
[ ,I
i il
'I
I il
[ 'I
! iI
I :1
i: 1
I ["I
. '-~ . :.' . .'.@ _.~--~ I ~ hi t
:--7~._-.....t.~.....~=;:;2-S.-::-J:'-~. .::=j]!,~
.............--___....._""..._-0- .... ._....~ ....--_m....--t::. ;..J.:
...... '
"
u ;>.: . ~~
"" ~
~~ 0::
~:i~ ~ i i~
,,::>..
)..: M~~ (J)
0:: Lu
~~~
~
H
~.
~.
~~
~~
~~.
Uf
i
~ ~ I~ I~ I~ I~ ~
Q. ~ it [ cr fl.. ~
; : ~ ~i ~ ; ~
., gi g. g_ g-' 8- 8- 8
~ ~.<: It!:. .~ .~ .~ .~,13.
~i
H
~f
/
./
'\
-....
/--
.,.
75A-110
':.....-
, )
65
. "
'-'
O!i
~l
Co
,
..:
a:
o
o
o
:z
o
c.>
'"
o
a:
:c:
I-
75A-111
a:
o
o
o
:z
::>
o
a:
t!J
66
...
z
<
~
....
~
a: ~
0 a:
0 0
0
;Ii
0 i~~
z 0
0 a::~ z
c..> ::>
0
'" a:
C!:J
~;Ii
~i;
~
0..
"
~
a:
0
0 a:
:$ 0
~ 0
c
a:
I-
::J: '"
I- a:
75A-112
00
>
L.U
c...
>-
I-
a
o
--I
co
67
~
z"
-z
z'"
~=c:l
~zz
::~~
~U""
"'''''''
z
..
>- en
co::
0
::;; z
..
::;;
..... >-
.. co::
0
>- ::;;
..
~ :E
z
0
en
~
..
7
3
68
75A-114
,
..
1ft
.. .
1ft ·
... ...
..
...
.
e~
o
....
..
..
N
ap
~~
C>::"
.....~
;Z~
<U
::EW
~~
tI)-
::J~
~v
...l~
~<
....
...
69
I
/":::::~~~.. .:.',,'.o.'I~~'U.J
....;
.....:
-- ~ -,
~
~
G
I~
!:!l
I
..-.J
l',
~,'
(
,~
.
~f
~
I .
....---
./ ....- r~I~::TI'. JAt",C
;z: BLDG. "A"
7,900 S.F.
/1
.... fAt>>
u.... ......1...........'
WOOt 'uu..
::::, .......
~
ulAn 111..... "I'
1'1'" enUlfI..11
win 'II'WI.ILI
(Y'IU ."IOU
....Ul.
c..... Ult
",." "'IWWOI.
nUIUTI
BLDG. "B'
7,900 S.F.
WAlL '.',"AtI..
InA.... .AU
{(
ell'IIIUM
I"." UU"'u.t.
(,./itill' cun
"nl..' un
""'"
tI'IUI
BLDG. 'C"
7,900 S.F.
, ~r:,':::n'lf .",.
I ...........n.'..., &lU
/' ~~"TlI
Ylanl
I
r
LUlU ....,"'..
lilt.. JIT'
30
~1111111(Q)11111111tJT\11 n -:-O~ 'lIig .
/1'.~"" ,..... 'OIl I ~' '!J!)/' f?l7l.. . . 0 J
Itll" c.........n . . ~
~ .
. ~~ ~Ii ,...oJ ~~ ~
--;; . T " '" ~
~~ ~!' ""-0./ ..~. 0 . ;;; "'"
;:7'J7' w""'" ,........ 'TII....' '"'-/ . ~ \,,- .
T Y""T ~.
'&,y&
~.'
~^/
\&J.1. }.
... . UIII& ... J
(fl . C-:;l:'.~:C
~'i:
~
'...)
~
)7Jh
~~
PH
:lJI1 ~
~i<t/ ""H~
..~ r 1111
~
~
...'"~ \ I...... "" I m
)~;a '",11...- ,'U"'... .&CI....UA) Ill.I'.nt.IIl'
~' r.-'~'-' -~I--;-....,.LtU'a ~,::..tl
In'. II
, I ~~ 'S?kJ> ~..... ·
:::;; --i. ~...~~ ~ =t~ =.J~
'" 1A'">-1 - R~~W"'::3: L :f 9:: :f ~::.::~~::..
~ l~~~ 7- ::E;E ::E;E ::E:E E "~
-1 ~ 1::~::t +: :f :E :f :E ::E~
~ ~ "::.~a= ::ErE :te= :t~1 - ~
~. ~ ~ :f:E I"."""f t\- -.... ""'T::::J
t:= ...::::. ::t: 'X. + ....
. :~. . ~0 ~...
~ll;'~ ~.~.:'
--\~ ~ E .~~~J: ~ F
-l - 1- --r:'\ -L~!".:~rz:h- -:r. Cl=e"'"'' (". \f-
=l tml ~ ~ ~~!l1i"'d~ -' IL-""" = 0 {" ~ ~ ~ ~
~,: =ttE =ttE i~ i~ 3~ {,I~
'::\:~~'n ~ ~ ~ 9= ~ += I~I~':;:T~ ~ . ~ I
'v IT,",,'; ..,(!\ .~I\I -hL--"~ e' ~
,,,.~~_........./ ~, r '1'
AO"". ..." ......,. I--" 1 ...................., ~.... / ~!~~;lT: ~ T
~ ~~f'~"~~""
. C'I'II ..
IA'
~
, ...,,,.
-;
-'l;"'~
( .,
i~
t-
I,.-
0- ~
. . "-'
...:
~
.IIl
ncu...
ClU'..... UC'M IAI
MARKET 'E'
25,000 S.F,
l=r:::::,,:; ~
~\
~'\1'~
I~ ' ~\JqlC ~
'-
~~
.,.... ...... ".. ~
..-I.Nn'f" C~U'I"II.t c::::-----:=
~~
---
--===---
i:!::
SERVIC~
RETAIL & THEATER "0'
9,000 S.F.
.... 'U'LI' ....."
.n.... ...,..
/" :.1:::,... JAP..lcrtl'
~
_'_~r
'~'II'Ul. ..
UtAI." IO....IO",~...' 0
,
-L :.~:~ :~~~"r::=:~lf ,~::"".~.Jtlt
Om
IVlcIvlOR',' LAN[
------====--
/
60
90
I
OCTO.EIl 14, 2004 '".30'
"lt2J:~,~:-~,4" ~\8.q~."'>.1~~~~~.EH~
-.
1RiiIBi.
'-75A;:~5-
70
rl.~~ =".._
~ ....:h. ~
~.. ~n. ~_
r- 1'>'. r_r-
-'T -.I
~:iJ bT.;\,' r.
T rtm '~ ..S~.. ,J. I'
~ I'.... c...............
~--.l_ I'.' C...........III .......-.::o...n
J:~ / /" X....... (I...... ~
J. - ~ ".'Inll.a" ~ ~ .I
lii'-Y ~ ..~__ ~.-
.. ?~ _r;, ~ ~ _....~.~
~~ Wr~' ~ - ~ -
~~wr~- _
,~\!Ji ~ .L-
~ J.. -;;~::l'c~'~::' PI .___
. f.... ,
JA/
\VJ.l. ~! ~ ..L ...\\:
-............ .IIAI u.,n ,..
(ftcl' .. "'II..,
COUII.""U
AU" IIU. ,....J.
In... cuu......
.11. "IIWII.\I
l'I'IItCA '''''')
.l.\ . II . It .
;10"'.'" Till
"DuUITla...
""Cft..t.U)
~~
~
1'r?f'll
i!:;:: ~
,-
--4
tf-
. ;!.b~
7'-
JlI "i' z5 ~~
, . f
'<::'
~~'-y I ~
,." I~~
~. ....--
~'''' ) .
y~\ : I.!.J
,,~\1."11.
t' I
I_ }f 'o:': ,~~2\
\- ., \\~ ( .~ :-
. -1~ '5\~~~ c;:.~q
~ . I . ,,1..lt:;1
d I .... II .........._
n .- .."'-".
~ L..;-~ P
IT- h I
r' I
[J
[J
r;
..",- ... "
Vb;!l
~~
U'llll
-- ~rl l+ -
/'II .. I
AC""~._~..~"ClI
U..CAU..... ...."'.UA. II..... UUT,u
'""'" ........ .,..,., ...-.. -
I
'fj) (
I .........n' "" tl
rt""" ILI......u nTUCIfUA. t;1
I.
=--
.....,....
~
I ~
~
....
r-
T-
.
.
F
-
'--'
l
r
I'
}'1,~: 'el :::.~:
II J I' . IU'
.l. .l.
.L ..L .L ..L .L'~'
r ~aL"....I. "" - \
I ~ :~~~~w~ r-1 ~ )
LL; ~ \
Vb! ~ \ \ \
U'I , \
r1
~
lall.
L
I L
. -'I
........-- r.. A.
V~ f' a ~~
f---.,
-~~
I~ 1-):;
g \.J' '-:W~l~:~.'-Y ~.~ .=..""";;1' ~ , l
...funuI.. "."".'.'1 I.""OUA 1.....uaT"
-~"....".....,,"""' ~-----..-...
Ii liilil ..:;;:
elf
E~
rUI..IT.::::: I':~~"\
Iii
) I
""I)
=-a.
,,-,. Uti
\_.
*'
~
j
II!I!!I
r'I) ~I
~~~ ~) ~
=1f ~~'-'.J) 0
re.H'. ~ 1./ ~
.~~,;,ti~~~ p
~ . JI/~
.:. ~: ~
!:lI
r-J .
lrk ...
- II (~.
;Ii-
,--,[ . J~
'.
~
.' . IL, rr-
I
I
~
~f
30
60 90
,
OCTOBER 14, 2004 1'.30'
EC~~:'~,'~~_._.-~~~4.Sl:~~~h~r~~p~
.
..
I I Iq) ~ UlI
):~:.~.., J
I CI ..
')" u
--1 rSk
~.~ ,fi}f......". '''IU
IIc_.. MOWI
"
~ [!II
T ~ T~
.>-" -
-... ~
MtMUHY LANE
~,
/
t5A-ffG
.~
71
ci Ul
I-
Z w
I- ~~ ~E]
...~ W . Ul
W 0...
n. :r: .1
< Ul 0
::E
~
Z
0
>~
~:]-'
~ ~. ~~, I~
~~ ~!
~
.
i!t! ~ !
~ll'
Si I ~
~ h
i !u ~
Uh I
ill ~
~ I ~
~ !u ~
I II".
II. ~
e i:u~
i ~~HI
_ --,---2-~ NO:."'~ _ ~
'\
~
\~
'!.\ ~\,
. \"~~\\.'
. \ \ \..\
" \1
'il
,I
1\
i I
i I
,
>- <
~Wi
<( ~
:::is U ~
:::is <( 3
::J ...J <
en 0
o..~
C)>-:
z <
521-<
~ -I-
<( U~
0.. (I)
----. ;'
'., /
It:t:- :!~~5..;
I_ . :':' I i I ~
IIH~UI ~ ~ I""
I..:.:.._.....N';!::; ~"'~
!!! 1-.. =
~ e i!~.
'" .." ~ .. - .
.l... .111' i. 0" I !, ,
75A-117
72
I I
i.ll.u.. . !i ~
9 t::t_::!:! ;:::::;.
I.~:~ ! I: ~. i I . ~~i~ :~! ~ !I! ;il ~~il!1
~ ~.. i ~l: . . ; a~' '. I !'
I !l!~ I ~lii !!!' ':I! ili ~ !!~i Iii ! ~I~
;~I ;I!!! hi;;~ Ii il! i~!i ;:!~ L ili! !!~ i ;!!I!
. i"i~ Ole"" .u5~I~il~iz!!~P h Ii !ilii.E
. ihl!~; ~ i~; ii U;i i :; i UII idh~ i!:~ I !tlil
B I~ :dd ~:d :! ~;~, :~~~I~ :~J h ~d. ;h~ ;~~M
~ ~
h ~ i
~ ~ ~ ~
~ ~ ~ :
ci U)
Z l-
I- N;
w . U)
~ 0...
U) 0
.~
~ .
i: '-.l ~ -.
___:t:.. ~~i i~
~ I. ~~
,
~ ;;:::!;I~=t~ Ii: Ii!:
.. . ""' ooi.....: "'::: .. liii
iIlt....-<..... i~ : I
~" I
,,'" I
JE
.1
! ! i i i i i!~ II, ~ I ~
11',11 ~11I;~I'!i II~
I! I I i,l i!, I I, !! I
I II' , !;, j-I ! II "~ " i:
I " , " " i 'I' I Ii
I' ~ !nlll !ni! !II!!;!! 9 i
II,! '! ",I.! I!' '''I ""I
:r _ 'l!! tl Ii I. ..-
i'll i: i; ii ii I::~i ~ i~!; i; r.i:' I'
. ,1.1"'I'li~'I'I:t ,-
I: Ii I~ I' ~ 11'111 Sol fl:1' I
:I ,j 5 .LI .Il 9. II .I:Ill,1 ,
'@@@@@@@ @@ciJ@@1
~
,ll .
"I ·
!=;h
e!~~f
hU=
<"1 Hi;
ii --
eiH~
I .'~
i'Q~
h!i'
uhl
75A-118
z <
<( Wi
..J 0:::
0..00
W <(~
t:: ..J ~
en 0
..J a. ci
<()-z
o <
-1-<
Z -I-
:::I: 0 Z
o <
W en
I-
I f
i; -
~ ~ .
III ;
;;u I ;
1~~i5i ~ ;
~~ :~ Ii $
.. ~ il
l~ ~~ ~. f
;1;1 I; ~ ~
n
~ ~
~~ ~ ~ i.
~" , . .
~ :.; )i I
Ii (
.
i~: ;1
I
73
~d
.,:::J
.~~~
gi
~<
'"
WI
<.>
'"
"-I
<.>
I;;
w
go
en
8
go
en
z
~
I
z
o
>=
~ i
)
--,
".
a~
o.
~.
.
~~
:::J
.~~~
. ~~
'"
all
<.>
Vl",
l <.> 0
~ w
z
:5
g<
>-
'"
z
o
>=
~ e
I
~
"i
~~
~g
('
hl~
15
75A-119
ci ~
z ~!I!
:;:; I U)
~ U ~
U)
HH
ilJ~
.1
~
wz
0::
00
u.
en 1Il(::::i
Z..J~
Oa..~
- ~
t->Z
t) ~
Wt-~
en_I-
O~
(/)
74
~
~ ,
j51.l' -.
------' :t .. ~ ~ 2 i~
~~ ~~
;-1;111 Ii
III; ~~;i I~~
II! Ii I:!i!ll.q
i II . '~;"! ~.~fi.
I~~~ . Uimiliiml
~~, gjh..,,,. h.. ~
~Olllil!/l. ..
I
~
ci (/) ~
l- i>
Z W ~
'!Il;f" W
l- X J~
w . (/)
w U
X ... .1
(/) 0
! :
75A-120
z ~
c:(wz
...J 0 ~
a.. II..
UJ<(3
UJ ...J 0:(
w u
o a.. ci
(;)>z
<( I-- 0:(
0:(
W -I-
O::oz
- 0:(
u. U)
75
LO
(0
LO
(0
,.-
. ~
01
Zls
l;
-~
a. ~I..i
~~
<( ~~
!l!i
lIlIl::::: Is~
till!:. ;8.
~l!
I- ~;
O 9~
isis
<(h
~"
a: ~~
I- ~~
liii
W ~G
e~
> ~~
i= ~~
<( i!!"
Is~
I- ~~
Z ~:
~"
W119
ills
1-1
C!J~
z
-
I-
(f)
W
>
;,
~ ~E~~I
~ P !.~
~~~m;
I! d!~~
'~'~n
M Q"
~'d~'1
~~~e.
Imml
I ;1' . ~ i 1'l! I ! ~ II'
PII:IIII'I,III!il!!!~I'I!
I I I ! I ';!Jil'l'~ III!
I II' , I;! ~ll!Ijp 'i P. h ,
II Ii l, l,lli, --: I' 'Ii!"! ilii
'; "II' Y. I,,~ '. it
I-I h iii, in,. ~'n! W il ~
~ q 11I-' illlII ll!a"' lif iII!:r III Is.
! I' I' I' IUIl!:1 ~I: I; I' I'
1'1 ".1 .1 '!!II'I '11iI!! ~'I ,! fi
· II'!'!'!!I '-SO! T
i',I;i,i'~'I~:III,I&',I,
~6~~@@@ @ @@@@@
a I ~ I
li'1 i" = II'
!II!: P!!l !Iii
" I !! I, I'i I
111I,lni ilp
!!I!!' nn ip ~
il': !i:1 tiH
~ :Hq In; !II n
; !nllllll!l!!lH
.. I". ,,, ! 1" !
~ i:'!I"IIIIIIr.;'i,
i! . I . !1I1l!.i
~ ,
I:,
In!
~g.5
l!tl::
;if.~
I ;Ii!
II:.
!~d
~hl
I I
Ii :1 ~
! I~' ~
~ w.g i
! ~ s I i~~11 ~
I ! I~!. G E~i~~ !
! ~ ~I~~ i IH! ~{
~i I. M, I Idd II
t; ~ III III ~
pm
.
rn
w
rn
a. <0
WOn.
," <( LO <a:
v > (O~~
Z-I-~LO<~
- (OI-:J'"
I-<(I-_~z~
(f) I- . 0~"
WZ~d~g
>Wa:Z~~
1-1- _0
oa:
o
II.
~ :i i:i
'n
.. .
~ ~ ~ Cl o:l
~~x
I
~~3;;
iiH
ilJ~
I
i.IH
I ,It iii, ,
ii/filii,
; illlln;j~
Ii ,,'!i'
i ;1'iI~I'~n
!'! I p I=j
~11(lnia
'j '!' I, ! ! i I
I !,!.o'll
;1 ! ;qnl.i
if InnJip
" 'illl,I"
" i, !liidP; '"
~ II '.'lllin c:
;I' if IlIi hili ~
'i, ill" I ,III "III · I~ Iii,
",', i,. ~'I"'''I''II'''! l'. I,
jl "II! ';'.1"" II'.
i:! Iii, iHihihq!!i Ii l!!1
I~, ~"lli'!i.,i"_lli d ,I!
ill ;;L 1'~lilll!',h:,1! 'I,ollll'
I I q' , ""illl ·
, !ill, :'i'~":<I" 'i q,.
; , ili'lhl,liijii.ja ~!II'11
, . . 1'1'" '1-'" d '!i,
! "I' - lolli'I"'I; !I 'P
~ .II'I'illnllli h.., ' !,'I
I! !'llii", .,I',i', !: 1'!1I
ill !i'l;;I,!I,illIllidi II il~in
: I. "',l" .,n II',,' I I "1
! ""I" 011"'1'1,'1' I' II i~h
. .. , !, II' ,i, I I II,'
I Ii 'Ii! ,i!"dhn' i ,Ii q
I :, In, Id!!!llilldh i,lili,
i
I
:! "
il~
id
ill ili! !.I ill i'l!
,I! ldi ,I! Ill'
'II lip ',i III !!l i
!q fin 'I Iq III!
l'! IPil I, p, 'lEI
Ii" !,.;.. 'II Il!i ','11
',i , ",! '-I ii,
'! I I'''' i' 'I I'll
I 1.lld l; I II ,11,"
. i I ~ 1I Is Is ; II i I ~. Is Is ..
I iqllidl.; iqlliH
~I !!iP1:i!! h : !,!il :I:n ~
'" "i" I," i' " 1'1" III U
;1"1>.1; I~.> ;I~
I.'
nu I
! ! I: I
!III ~
III !
" I
'j' I
" I
I III i
I alii I,
Iill.
, Illi'
~ 1 1111 I!
Ii! , .
,.j ,
"! II.,'
I', III
,I! , I'
I II ,~i!
!'I Ih;
II! d,'1
10 "
. i,' : "I"
I' -,..
dl !dl,
-Iq 'Pll
':1'1",1
ihll'!!r
un :Ijii
III! Ihll
. i '
1.1
,,' Ii
'II
"I
;nl
'I"
I, =!
!IJ i
'I il
I ;11i
'1'1
! I' I i I:
! 'II!
, I ,.11
I I II!I
I <1!,J:h
'I' , < I
'j I'dl'l
;' ql. '.II
"'11 ;dl iii,
'1.'l;ll
, 'II dl
Ii !!n liP1"
'~ II' . iii
i~ ! q li;l
.1 I! I, ' , 'I
I' 'l'dl'
I! IlIlp!i
;1 I!!nilil
iI 'I' -- ii"
In id!lld!
75A-121
76
]
~. -"
___~l~~& i~
~~ ~~
c
.
; ~ I
bnHUlu
" II : , It
~ I :~sl!! e-
~ I I I
I! II
co
w
<~
Wa.. On.
," > <( LO < gj
V (Ozn.
ZL:~LO:~
- r- (OI-::J...
t-<(t-,..~~~
ent-O .CO~...
WZ<(O~~
>Wa:Z~o
t- L- _0
r- 01I
o
II..
LO
(0
LO
(0
,..
~I~~
!Iii
~lJ~
i
i.l;!
.
o
Z
ii
a.. i "":3 """'!i
<( t; ;::./ ~
~ "
'lIIl::: ", .
tIIIlf:,.... ~ ("""._"-
~~~/ i'~
"''','''\
t- ;:::gili v.:
O 3t;ar ..
a ~~. ~i~
<( ~i!;~
a: ~~I'
ill at ..
L-E",ajj ,I
r- I::: .~.."l.
iii;r-l
W ;~i :
~.:~ 1
> g~!i ~,
~~~
- Q....a
t- ~ i~
<( ~~:::
aQ~
t- ~h
Z!
W~
t-
e)
Z
-
t-
en
W
>
i
.
~
~~
ii
75A-122
77
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
CERTIFICATION OF THE FINAL ENVIRONMENTAL IMP ACT REPORT,
FINDINGS AND APPROVALS FOR THECITY PLACE PROJECT
1.0 CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT
Pursuant to California Code of Regulations (CCR), Title 14, Section 15090, the City of Santa
Ana hereby certifies the Final Environmental Impact Report ER-2004-01, State Clearinghouse
No. 20040418 for the City Place project. The Final EIR was completed in compliance with the
California Environmental Quality Act (CEQA), Public Resources Code Section 21000, et seq
and the State CEQA Guidelines, CCR, Title 14, Section 15000, et seq. The City certifies that it
has been presented with the Final EIR and that it has reviewed and considered the information in
the Final EIR prior to approving the City Place project, as set forth herein. The City further
certifies that the Final EIR reflects the independent judgment and analysis of the City of Santa
Ana. The Final EIR consists of the Draft EIR, the Responses to Comments Report and the
project Mitigation Monitoring Program (MMP).
2.0 FINDINGS
Having received, reviewed and considered the information in the record before it, including the
Final EIR, which is hereby incorporated by reference, the following Findings are hereby adopted
by the City as required by CEQA (specifically, CCR, Title 14, Sections 15091 through 15093) in
conjunction with the approval of the project, which is set forth below.
The City is the Lead Agency for the environmental documentation for the project evaluated in
the Final EIR. Based on the substantial evidence in the record before it, the City finds that the
Draft and Final EIRs were prepared in compliance with CEQA and the CEQA Guidelines. The
City finds that the Draft EIR was prepared by consultants retained by City staff, subject to
independent review and judgment of the City. The City finds that it has independently reviewed
and analyzed the Draft EIR and the Final EIR for the City Place project, that the Draft EIR which
was circulated for public review reflected its independent judgment and that the Final EIR
reflects the independent judgment of the City.
The City has based its actions on full appraisal of all viewpoints, including all comments
received up to the date of the adoption of these Findings, concerning the potential environmental
impacts identified and analyzed in the Final EIR.
In addition, the City has reviewed and considered the MMP, which is contained in the Final EIR
and which describes the process to ensure implementation of the mitigation measures that have
been incorporated in the approved project to reduce or avoid significant adverse impacts of the
project on the environment. This MMP will ensure CEQA compliance during project
implementation.
3.0 ENVIRONMENTAL REVIEW PROCESS
3.1 PROJECT BACKGROUND AND OBJECTIVES
U:\DBott\wp51 \ City Placejindings.doc ZOA 04-6/EIR 04-1/DA 04-4
September 29, 2004 CUP 04-28/SPR 05-5
v~~n
Page I
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
The City Place project site is in the northeast part of the City of Santa Ana and is generally
bounded by Main Street to the west, Lawson Way to the east, Memory Lane to the south and
Town and Country Street to the north. The City of Orange borders the project site to the north.
Local access to the project site would be provided from Main Street and Memory Lane.
Regional access to the project site would be provided by Interstate 5 (1-5) to the south and State
Route 22 (SR 22) to the north.
TransAction Companies, Ltd. is proposing the City Place project on the 17.7-acre project site.
The project proposes a mixed use development with a total of 57,700 square feet of commercial
uses, consisting of 21,900 square feet of restaurant uses, 33,800 square feet of retail uses, 2,000
square feet of restaurant/retail, 74 live/work residential units and 168 town homes. An internal
loop road, Crescent Road, through the project site would separate the commercial and residential
components of the project.
The objectives for the City Place project are to:
. Develop the site as a commercial and residential center that provides entertainment,
shopping, dining and living opportunities for the residents of Santa Ana and surrounding
areas, and that maximizes the advantages of the sites location on Main Street in terms of
its visibility and proximity to SR 22.
. Develop the vacant project site with land uses to help meet the retail and residential needs
within the northeastern area of the City of Santa Ana.
. Expand live/work residential opportunities in the City of Santa Ana.
. Provide commercial space suitable to attract retail tenants consistent with existing retail
uses in the immediately surrounding areas.
. Provide a project that is consistent with the commercial and residential uses in the
surrounding area and to contribute to the continued revitalization of the northeastern area of
the City of Santa Ana.
The City of Santa Ana is the Lead Agency for the EIR, as defmed by Section 21067 of CEQA. The
City of Santa Ana has determined that the EIR is required for the City Place project pursuant to
Section 15063 of the CEQA Guidelines to assess the potential impacts resulting from approval of
the project and other discretionary actions necessary for its implementation. This EIR is intended to
serve as a project EIR for the City Place site plan approval and other related implementation actions.
To implement the project, the City and/or other public agencies may consider various actions,
permits and approvals. Other agencies may also consider the EIR in the review of project permits
or other actions. The potential actions, permits and approvals for the proposed project are
anticipated to include the following:
U: IDBottlwp51 ICity Place findings. doc
September 29, 2004
Page 2
75A-124
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
· Amendment to Specific Development Plan SD-58 to modify the adopted SD-58 to reflect the
proposed commercial and residential uses and establish site development standards and
parking requirements for the proj ect.
· Conditional Use Permit for the proposed live/work units.
· Tentative Tract Map for condominium purposes.
· Approval of a Development Agreement
3.2 DRAFT ENVIRONMENTAL IMPACT REPORT
3.2.1 Initial Study and Notice of Preparation
The City of Santa Ana distributed a Notice of Preparation (NOP) of an EIR and an Initial Study
(IS) for the City Place project on July 5, 2004, for a 30-day review period. The NOP/IS was
distributed to the State Clearinghouse Office of Planning and Research, public agencies, utility
and service providers, homeowners' associations and other interested parties in the project area.
The NOP/IS is provided in Appendix A of the EIR. The distribution list for the NOP/IS is
provided in Appendix B of the EIR.
The City of Santa Ana received nine written responses to the NOP. Copies of these comment
letters are provided in Appendix C of the EIR.
3.2.2 Scoping Meeting
The City of Santa Ana conducted a public scoping meeting for the City Place project on July 28,
2004. The meeting was held from 5:30 PM to 7:00 PM, at the City of Santa Ana City Council
Chambers, in the Santa Ana Civic Center. The notice of the scoping meeting was included in the
Project NOP. A copy of the NOP scoping notice is provided in Appendix B in the EIR.
Approximately eight individuals attended the scoping meeting. Five of the attendees submitted
comment cards indicating the desire to be kept informed of future actions/activities concerning
the City Place project. These cards are included in Appendix C in the EIR.
Based on the findings of the IS and public input provided in response to the NOP, the Draft EIR
evaluated the following environmental issues: aesthetics; air quality; cultural resources;
hazardous materials; hydrology and water quality; noise; public services; transportation and
circulation; land use; and utilities and service systems.
3.2.3 Draft EIR
Circulation ofthe Draft EIR
The City of Santa Ana circulated the Draft EIR for the City Place Project for public review
between October 15,2004 and November 29,2004. The Responses to Comments Report (RTC)
documents the public review and comment period for the Draft EIR. The Notice of Completion
U: IDBottlwp51 I City Place findings. doc
September 29, 2004
Page 3
75A-125
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
and the Notice of Availability (NOA) for the Draft EIR are provided in Appendix A of the RTC
Report. The NOA was published in the Orange County Register on October 15,2004, posted on
the project site and filed with the Orange County Clerk. The distribution list for the Draft EIR is
provided in Appendix B in the R TC Report.
The written comments received on the Draft EIR included comment letters and written
comments provided to the Planning Commission during the public hearing. Written comments
on the Draft EIR for the City Place project were received from the following:
State. Regional and Local Agencies
California Department of Transportation
Governor's Office of Planning and Research
Southern California Association of Government
Orange County Transportation Authority
City of Irvine
City of Orange
Businesses. Groups and Organizations
Park Santiago Neighborhood Association Draft EIR Committee
Members ofthe General Public
Jeff Dickman
Philip Schwab
Planning Commission Public Hearing
A public hearing was held on the Draft EIR for the City Place project as part of the regularly
scheduled October 25, 2004 City of Santa Ana Planning Commission meeting. This meeting
was held in the City of Santa Ana Council Chambers (22 Civic Center Plaza, Santa Ana). The
purpose of the meeting was to receive public comments on the Draft EIR. Appendix D in the
RTC Report provides a list of all the persons who spoke at the Planning Commission public
hearing. The transcript from the public hearing is also provided in the RTC Report.
Second Planning Commission Public Hearing
A second public hearing with the Santa Ana Planning Commission was held on the Draft EIR for
the City Place project on December 13, 2004. This meeting was held in the City of Santa Ana
Council Chambers (22 Civic Center Plaza, Santa Ana). The purpose of the meeting was to
review response to comments on the Draft EIR and to receive additional public comments on the
Draft EIR At the conclusion ofthe meeting, the Santa Ana Planning Commission recommended
the City Council certify the Draft EIR for the City place project. Appendix E in the RTC Report
provides a list of all the persons who spoke at the Planning Commission public hearing. The
transcript from the public hearing is also provided in the RTC Report.
U: IDBottlwp51 ICity Place findings. doc
September 29, 2004
Page 4
75A-126
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Written Responses to Written Comments and Input from the Planning Commission Public
Hearing
The City evaluated the comments on environmental issues received from persons who reviewed
the ErR. In accordance with CEQA, the City prepared written responses describing the
disposition of significant environmental issues raised in these comments. As required by CEQA,
the City has provided to each of the public agencies that commented on the Draft ErR responses
to the comments received from that agency at least ten days prior to the certification of the Final
EIR. The Final EIR provided adequate, good faith and reasoned responses to the comments.
Pursuant to Section 15088.5 of the CEQA Guidelines, a lead agency is required to recirculate an
EIR when significant new information is added to the EIR after the Notice of Availability is given,
but before certification. The term "information" specifically includes:
(i) Changes to the project,
(ii) Changes in the environmental setting or
(iii)Additional new data or other information.
Section 15088.5 of the CEQA Guidelines further provides that".. .new information added to an
EIR is not "significant" unless the EIR is changed in a way that deprives the public of a
meaningful opportunity to comment upon a substantial adverse environmental effect of the
project or a feasible way to mitigate or avoid such an effect (including a feasible project
alternative) that the project's proponents have declined to implement."
The City has reviewed the comments received on the Draft EIR and the responses to those
comments as well as other text changes and references that have been incorporated into the Final
EIR. Since the release of the Draft EIR for public review, there have been no changes to the
project; no changes in the environmental setting; and no additional data or information were
added to the EIR which would deprive the public of a meaningful opportunity to comment on the
project. Therefore, having reviewed the information contained in the Draft and Final EIRs and
in the administrative record, as well as the requirements under Section 15088.5 of the CEQA
Guidelines regarding recirculation of draft EIRs, the City hereby finds that there is no new
significant information and no need to recirculate the EIR. Therefore, the Final EIR has been
prepared and considered by the City.
3.2 FINAL ENVIRONMENTAL IMPACT REPORT
The City has prepared a Final EIR for the City Place project. In accordance with the
requirements of CEQA and the CEQA Guidelines, the Final EIR consists of:
(a) The Draft EIR;
(b) Comments and recommendations received on the Draft EIR, provided in the R TC Report;
U: IDBottlwp51 ICity Place findings. doc
September 29,2004
Page 5
75A-127
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
(c) A list of persons, organizations and public agencies commenting on the Draft EIR, provided
in the R TC Report;
(d) The City's responses to the comments received on the Draft EIR, provided in the RTC
Report;
(e) The Final MMP and
(f) Other information added by the City, including all documents incorporated by reference.
4.0 PROJECT IMPACTS AND DISPOSITION OF RELATED MITGATION
MEASURES IDENTIFIED IN THE FINAL EIR
The analysis in the Final EIR identifies all the significant adverse environmental impacts of the
City Place project. All the mitigation measures identified in the Final EIR are included in the
project approval and are made conditions of the City Place project. The following Findings are
made with respect to each significant adverse environmental impact of the City Place project. In
addition, the following Findings provide a description of the potential adverse impacts of the
project and the mitigation measures in support of the Findings.
Potentially significant adverse impacts of a project can be divided into two categories:
· Potentially significant adverse impacts, which can be mitigated to below a level of
significance, based on implementation of identified project enhancement measures, project
mitigation measures and/or City of Santa Ana standard conditions of approval.
· Potentially significant adverse impacts which can be partially mitigated, but not to below a
level of significance. As described later in these Findings, the City Place project will result
in some significant adverse impacts, which cannot be mitigated to below a level of
significance.
For each potentially significant adverse impact of the City Place project, one of the following
findings must be made, including the provision of facts supporting each finding:
· Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
· Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such
other agency or can and should be adopted by such other agency.
· Specific economic, legal, social, technological or other considerations, make infeasible the
mitigation measures or project alternatives identified in the Final EIR.
U: \DBottlwp51 ICity Place findings. doc
September 29, 2004
Page 6
75A-128
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
4.1 POTENTIALLY SIGNIFICANT ADVERSE IMPACTS OF THE CITY PLACE
PROJECT WHICH CANNOT BE MITIGATED TO BELOW A LEVEL OF
SIGNIFICANCE
Potentially significant adverse impacts of the City Place project, which cannot be mitigated to
below a level of significance are described in this Section. The City of Santa Ana City Council
finds that these potentially significant adverse impacts of the City Place project would not be
mitigated to below a level of significance, after implementation of the project mitigation
measures. A Statement of Overriding Considerations (SaC) has been prepared to address these
unavoidable significant adverse impacts of the City Place project, as described later in Section
7.0 (Statement of Overriding Considerations).
4.1.1 Impacts Related to Short Term Air Quality Impacts
Potentially Significant Adverse Impact Related to Short-Term Construction NOx Emissions
As described in Section 4.3 in the EIR, the City Place project will result in significant adverse
short-term nitrogen oxides (NOx) emissions as a result of the use of construction equipment
vehicle exhaust.
Finding Related to Construction NO" Emissions
Specific economic, legal, social, technological or other considerations, make infeasible the
mitigation measures or project alternatives identified in the Final EIR.
Facts in Support of the Finding Related to Construction NO"Emissions
There are no feasible mitigation measures to substantially reduce NOx emISSIons during
construction. Therefore, the significant adverse impact during construction of the City Place
project related to NOx emissions cannot be reduced to below a level of significance. Compliance
with the following project enhancement measures will lessen air quality impacts during
construction.
AQ-1 All trucks hauling dirt, sand, soil or other loose materials off site shall be covered or wetted
or shall maintain at least two feet of freeboard (i.e., minimum vertical distance between the
top ofthe load and the top ofthe trailer).
AQ-2 Streets shall be swept hourly if visible soil material has been carried onto adjacent public
paved roads (reclaimed water shall be used if available.)
AQ-3 All active sites shall be watered at least twice daily.
AQ-4 All grading activities shall be scheduled to avoid first stage smog alerts. All grading
activities that result in dust generation shall cease during second stage smog alerts and
periods of high winds (i.e., greater than 25 mph) if dust is being transported to off-site
locations and cannot be controlled by watering.
U: IDBottlwp51 I City Place findings. doc
September 29, 2004
Page 7
75A-129
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
AQ-6 The project applicant will be required to name a construction relations officer to act as a
community liaison concerning on site construction activity, including resolution of issues
related to dust generation from grading/paving activities.
AQ-8 After January 1, 2005, no person shall conduct an active operation with a disturbed surface
area of five or more acres, or with a daily import or export of 100 cubic yards of bulk:
material without utilizing at least one of the measures listed below.
· Install a pad consisting of washed gravel (minimmn-size: one inch) maintained in a clean
condition to a depth of at least six inches and extending at least 30-feet wide and at least 50-
feet long.
· Pave the surface extending at least 100- feet and at least 20- feet wide.
· Utilize a wheel shaker/wheel spreading device consisting of raised dividers (rails, pipe, or
grates) at least 24-feet long and 10-feet wide to remove bulk: material from tires and vehicle
undercarriages before vehicles exit the site.
· Install and utilize a wheel washing system to remove bulk: material from tires and vehicle
undercarriages before vehicles exit the site.
· Any other control measures approved by the Executive Officer and the U.S. EP A as
equivalent to the actions specifies in subparagraphs (d)95)(A) through (d)(5)(D).
Level of Significance of Impacts Related to Construction NOx Emissions
The short term adverse impacts of the City Place project related to NOx emISSIOns during
construction cannot be mitigated to below a level of significance.
4.1.2 Impacts Related to Long Term Air Quality Impacts
Potentially Significant Adverse Impact Related to Long Term Ooerational NOx, CO and ROG
Emissions
As described in Section 4.3 in the EIR, the operation of the City Place project will result in
adverse air quality impacts related to regional NOx, carbon monoxide (CO) and reactive organic
gases (ROG) emissions.
Finding Related to Long Term Regional NOx, CO and ROG Emissions
Specific economic, legal, social, technological or other considerations, make infeasible the
mitigation measures or project alternatives identified in the Final EIR.
Facts in Support ofthe Finding Related to Long Term Regional NOx, CO and ROG Emissions
U: \DBottlwp51 I City Place findings. doc
September 29, 2004
Page 8
75A-130
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
There are no feasible mitigation measures to substantially reduce NOx, CO and ROG emissions
during operation of the proposed project. Therefore, the significant adverse impacts during
operation of the City Place project related to regional NOx, CO and ROG emissions cannot be
reduced to below a level of significance. Compliance with the following project enhancement
measure will lessen air quality impacts
AQ-7 The project shall comply with SCAQMD Rule 402 - Nuisances in the Siting of Trash Bins
and Exhausts of Restaurant Cooking Fumes.
Level of Significance of Impacts Related to Long Term Regional NOx, CO and ROG Emissions
The adverse operational impacts of the City Place project related to long term operational NOx,
CO and ROG emissions cannot be mitigated to below a level of significance.
4.1.3 Cumulative Impacts Related to Air Quality
Potentially Significant Cumulative Adverse Impact Related to Air Quality
As discussed above, the construction related NOx emissions of the proposed project and the
operations related NOx, ROG and CO emissions of the proposed project would exceed the
applicable South Coast Air Quality Management District (SCAQMD) thresholds for these
criteria pollutants. The impacts from the proposed project plus related cumulative projects
would additionally contribute to cumulatively significant adverse emissions in the South Coast
Air Basin (Basin), which is already a nonattainment area. This impact is significant and adverse
and cannot be mitigated to below a level of significance. Regional programs to reach air quality
goals and standards will be adhered to by the cumulative projects, reducing the impact.
However, the incremental increase is considered significant and adverse when added to the
existing nonattainment levels ofthe Basin.
Finding Related to Cumulative Air Quality
Specific economic, legal, social, technological or other consideration, make infeasible the
mitigation measures or project alternatives identified in the Final EIR.
Facts in Support of the Finding Related to Cumulative Air Quality
There are no feasible mitigation measures to substantially reduce NOx emISSIOns during
construction and regional NOx, CO and ROG emissions during operation ofthe proposed project.
Therefore, the significant adverse air quality impacts during construction and operation of the
City Place project cannot be reduced to below a level of significance. Therefore, the City Place
project will contribute cumulatively to adverse air quality impacts in the Basin.
Level of Significance of Impacts Related to Cumulative Air Quality
U: IDBott\wp51 I City Place jindings,doc
September 29, 2004
Page 9
75A-131
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
The contribution of the City Place project to cumulatively adverse impacts related to NOx
emissions during construction and NOx, CO and ROG emissions during operation cannot be
mitigated to below a level of significance.
4.1.4 Impacts Related to Transportation
Potentially Significant Adverse Impacts To The Intersection of Main Street and 17th Street
As described in Section 4.9 in the EIR, the long-term operation of the City Place project will
result in significant adverse traffic impacts at the intersection of Main Street and 17th Street.
Finding Related to Impacts To The Intersection of Main Street and 1 th Street
Specific economic, legal, social, technological or other consideration, make infeasible the
mitigation measures or project alternatives identified in the Final EIR.
Facts in Support of the Finding Related to Impacts To The Intersection of Main Street and 17th
Street
As described in Section 4.9 of the EIR, there are no feasible mitigation measures to reduce
project traffic impacts at the intersection of Main Street and 17th Street to a level that is less than
significant.
Level of Significance of Impacts Related to Impacts To The Intersection Of Main Street and 17th
Street
The project traffic impacts at the intersection of Main Street and 1 th Street cannot be mitigated
to below a level of significance.
4.2 POTENTIALLY SIGNIFICANT ADVERSE IMP ACTS OF THE CITY PLACE
PROJECT, WHICH CAN BE MITIGATED TO BELOW A LEVEL OF
SIGNIFICANCE
Potentially significant adverse impacts of the City Place project, which can be mitigated to below
a level of significance are described in this Section. The City of Santa Ana City Council finds
that these potentially significant adverse impacts of the project would be mitigated to below a
level of significance, after implementation ofthe identified project mitigation measures.
4.2.1 Impacts Related to Air Quality
Potentially Significant Adverse Impacts Related to Short Term Air Quality Impacts
During construction of the City Place project, ROG emissions from the application of
architectural coatings would exceed the SCAQMD daily construction emission thresholds for
ROG.
U: \DBottlwp51 I City Place findings. doc
September 29, 2004
Page 10
75A-132
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Findings Related to Short Term Air Quality Impacts
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Short Term Air Qualitv Impacts
Implementation of mitigation measure AQ-5, provided below, will substantially lessen the
adverse impacts of the City Place project related to ROG emissions during construction, and will
reduce this potentially significant adverse impact to below a level of significance.
AQ-5 The developer shall use zero Volatile Organic Compounds (VOC) content architectural
coatings during the construction of the project to the maximum extent feasible. This
measure will reduce VOC (ROG) emissions by 95 percent over convention architectural
coatings. The following web sites provide lists of manufacturers of zero VOC content
coatings:
http://www .aqmd. gov /business/brochures/zerovoc.html
htto:/ /www.delta-institute.org!oublications/paints.pdf
http://www.cleanaircounts.org!factsheets/FS%20PDF /Low%20VOC%20Paint.pdf
Level of Significance of Imoacts Related to Short Term Air Quality Imoacts
The adverse impacts of the City Place project related to ROG emissions during construction will
be mitigated to below a level of significance based on the implementation of mitigation measure
AQ-5.
4.2.2 Impacts Related to Impacts To Cultural Resources
Potentially Significant Adverse Impacts Related to Cultural Resources
As discussed in Section 4.4 in the EIR, there is potential that construction of the City Place
project could have a significant adverse impact on unknown cultural resources which might exist on
the project site.
Findings Related to impacts to Cultural Resources
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Impacts to Cultural Resources
Implementation of mitigation measures C-l and C-2, provided below, will substantially lessen
the adverse impacts of the City Place project related to cultural resources during construction,
and will reduce this potentially significant adverse impact to below a level of significance.
U: IDBottlwp5 J I City Place findings. doc
September 29, 2004
Page J J
75A-133
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
C-l If buried cultural material is encountered during project construction, the construction
contractor shall immediately stop work within immediate vicinity of the finding and the
City's Environmental Coordinator shall be contacted for appropriate action.
C-2 If human remains are encountered during construction activities, work shall cease and the
Orange County Coroner's Office and the Native American Heritage Commission shall be
notified. A course of action will be agreed upon regarding the treatment of said remains
with the Orange County Coroner's Office or in compliance with the Native American
Graves Protection and Repatriation Act (NAGPRA) and the Native American Heritage
Commission if the remains are determined to of Native American origin. This process can
involve, but is not limited to re-interment of said remains on- or ff site, donation to museums
or schools for the promotion of archaeological body of record or other arrangements as
agreed upon by the consultation process with the Native American descendents or their
representative.
Level of Significance of Impacts Related to Cultural Resources
The adverse impacts of the City Place project related to cultural resources during construction
will be mitigated to below a level of significance based on the implementation of mitigation
measures C-l, and C-2, provided above.
4.2.3 Impacts Related to Hydrology and Water Quality
Potentially Significant Adverse Impacts Related to Water Ouality Impacts
As discussed in Section 4.6 in the EIR, the construction and operation of the City Place project
may result in the potential for significant adverse impacts to water quality associated with
contaminants on the site being carried from the site in runoff.
Findings Related to Water Quality Impacts
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Water Quality Impacts
Implementation of mitigation measures W-3 during construction and W-4 during operation,
provided below, will substantially lessen the adverse impacts of the City Place project related to
water quality during construction, and will reduce this potentially significant adverse impact to
below a level of significance.
For Construction (Storm Water Pollution Prevention Plan (SWPPP)
W-3 Prior to the commencement of soil disturbing activities, the project proponent shall submit
for approval to the Regional Water Quality Control Board (RWQCB), a Notice of Intent to
U: IDBottlwp51 ICity Place findings. doc
September 29, 2004
Page 12
75A-134
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
be covered under the Storm Water Permit. Additionally, the project proponent shall prepare
a SWPPP which will require implementation of Best Management Practices (BMPs). The
project proponent shall implement the SWPPP and will modify the SWPPP as directed by the
Storm Water Permit. These provisions shall be included in the plan notes. The SWPPP shall
include all of or a combination of specific BMPs as follows:
a) Sediment for areas disturbed by construction shall be retained on site using structural
controls such as sandbags, fencing or retention ponds.
b) Stockpiles of soil shall be properly contained to eliminate or reduce sediment transport
from the site to the streets, drainage facilities or adjacent properties via runoff, vehicle
tracking or wind.
c) Appropriate BMPs for construction-related materials, wastes, spills or residues shall be
implemented to minimize transport for the site to streets, drainage facilities or adjoining
properties.
d) Runoff from equipment and vehicle washing shall be contained at construction sites unless
treated to reduce or remove sediment and other pollutants.
e) All construction contractor and subcontractor personnel are to be made aware of the
required BMPs and good housekeeping measures for the project site and any associated
construction staging areas.
f) At the end of each day of construction activity, all construction debris and waste materials
shall be collected and properly disposed of in trash or recycle bins.
g) Any designated smoking area shall have an appropriate cigarette waste receptacle that is
fitted to not allow cigarette butts to enter storm water or drains during rain or high winds.
All contractor and subcontractor personnel will be directed to dispose of cigarette butts in
these receptacles.
For Post-Construction (Water Quality Management Plant (WQMP)
W-4 Prior to finalizing design plans, a WQMP shall be prepared addressing post construction
storm water runoff. This will consist primarily of structural BMPs addressing the urban
runoff from the site. As part of the final design plans for the parking lot, drainage for the
parking area shall be fitted with structural BMPs to reduce or eliminate urban runoff in the
form of catch basins with filters (most likely fossil) or other equivalent filtration device that
are regularly maintained and cleared so as to remain effective throughout the storm season.
Regular clearing of large debris after a storm to shall be incorporated into the ongoing
maintenance program for the City Place project site.
Level of Significance of Impacts Related to Water Quality
U: IDBottlwp51 ICity Place findings. doc
September 29, 2004
Page 13
75A-135
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
The adverse impacts of the City Place project related to water quality will be mitigated to below
a level of significance based on implementation of measures W-3 and W-4.
Potentially Significant Adverse Impacts Related to Drainage
As discussed in Section 4.6, the development of the project site for the proposed project will
result in a substantial increase in the amount of impervious surfaces on the site which could
result in increase storm water runoff and potential drainage impacts.
Findings Related to Drainage Impacts
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Drainage Impacts
Implementation of mitigation measures W-l and W-2, provided below, will substantially lessen
the adverse impacts of the City Place project related to drainage, and will reduce this potentially
significant adverse impact to below a level of significance.
W-l Prior to issuance of grading permits, the applicant shall submit a final drainage plan
identifYing the exact size and location of drainage facilities.
W-2 The applicant shall construct facilities on the project site to transport storm water from the
site to the City's drainage facilities. All such facilities will be subject to the review and
approval of the City Engineer and shall be installed prior to the issuance of occupancy
permits.
Level of Significance of Impacts Related to Drainage Impacts
The adverse impacts of the City Place project related to drainage will be mitigated to below a
level of significance based on implementation of measures W-l, and W-2.
4.2.4 Impacts Related to Noise
Findings Related to Operational Interior Noise Impacts
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Operational Interior Noise Impacts
As discussed in Section 4.7 of the EIR, the interior of the residential structures fronting Main
Street, Memory Lane and Lawson Way may be exposed to noise from traffic in excess of interior
standards, 45 dBA CNEL. Therefore, mitigation measure N-5 below will ensure that interior
standards are met through appropriate design of these structures.
U: \DBott\wp51 I City Place jindings, doc
September 29,2004
Page 14
75A-136
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
N-5 Noise insulation would be installed to ensure that California's title 24 interior noise
standard of 45 dBA CNEL is achieved for those residences abutting Main Street,
Memory Lane and Lawson Way. This noise insulation would include sound rated
doorways, windows, baffling and other measures to ensure compliance of the interior
noise standard. An acoustic engineer shall be retained during the design and installation
of the noise insulation to ensure the required level of noise attenuation meets interior
noise standards. An acoustical report shall be prepared and approved that identifies the
building materials needed to meet the Title 24 Interior Noise Standard.
Level of Significance of Impacts Related to Operational Interior Noise Impacts
The adverse impacts of the City Place project related to operational interior noise will be
mitigated to below a level of significance based on the implementation of mitigation measure N-
5.
4.2.5 Impacts Related to Traffic
Findings Related to Impacts at Intersection of Main Street and La Veta Avenue
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Impacts At the Intersection of Main Street and La
V eta Avenue
As discussed in Section 4.9 of the EIR, for the 2006 traffic conditions, the intersection of Main
Street and La Veta Avenue will operate at unacceptable LOS E both with and without the project
during the PM peak. The implementation of mitigation measure T-I and T-2 below will improve
the level of service to acceptable LOS D in the PM peak for both opening year (2006) and 2025.
T -I Prior to the issuance of certificate of occupancy permits, and subject to the approval of
the City of Orange, the applicant shall restripe the intersection of Main Street and La
V eta Avenue to provide an additional northbound through lane and convert the existing
westbound right-turn lane to an optional thru-right turn lane.
T-2 Prior to the issuance of building permits the applicant shall pay Transportation System
Impact Area fees to be deposited with the joint powers authority.
Level of Significance of Impacts Related to Impacts at the Intersection of Main Street and La
Veta A venue
The adverse impacts of the City Place project related to impacts at the intersection of Main Street
and La Veta Avenue will be mitigated to below a level of significance based on implementation
of measures T-I and T-2.
U: \DBottlwp5 J I City Place findings. doc
September 29, 2004
Page J 5
75A-137
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Findings Related to Impacts at Lawson Way Segment
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Lawson Way Segment
As discussed in Section 4.9 of the EIR, in 2025, the segment of Lawson Way between Memory
Lane and Town Country road will be significantly impacted by project related traffic. The
implementation of mitigation measure T-3 and T-4 below will improve the level of service to
acceptable LOS A for 2025 traffic conditions.
T -3 Prior to issuance of certificate of occupancy permits the applicant shall coordinate with
the City of Orange for the removal of on street parking along Lawson Way between
Memory Lane and Town and Country Road. This will require approval from the City of
Orange Traffic Commission
T -4 Prior to the issuance of certificate of occupancy permits, and subject to the City of
orange's approval, the applicant shall restripe Lawson Way to provide two lanes in
direction between Memory Lane and Town Country Road.
Level of Significance of Impacts Related to Impacts at the Lawson Way Segment
The adverse impacts of the City Place project related to impacts at the Lawson Way segment will
be mitigated to below a level of significance based on implementation of mitigation measures T-
3 and T-4.
Findings Related to Impacts at Intersection of Memory Lane and Lawson Way
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Impacts at Intersection of Memory Lane and Lawson
Way
As discussed in Section 4.9 of the EIR, the planning warrant analysis shows that traffic signal
installation is warranted at the intersection of Lawson Way and Memory Lane. The
implementation of mitigation measure T -5 below will ensure that intersection will operate at an
acceptable level of service.
T -5 Prior to the issuance of certificate of occupancy permits the applicant shall pay full costs
for a traffic signal at Memory Lane and Lawson Way.
Level of Significance of Impacts Related to Impacts at the Intersection of Memory Lane and
Lawson Way
U: \DBott\wp51 I City Place findings. doc
September 29, 2004
Page 16
75A-138
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
The adverse impacts of the City Place project related to impacts at the intersection of Memory
Lane and Lawson Way will be mitigated to below a level of significance based on
implementation of mitigation measure T-5.
4.2.5 Impacts Related to Public Services
Findings Related to Impacts on ParksIRecreation Facilities
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Impacts on ParksIRecreation Facilities
As discussed in Section 4.8 of the EIR, implementation of the City Place project would increase
the demand for parks and recreation facilities and would further the open space/population ratio
imbalance in the City. The implementation of mitigation measures P-3 and P-4 would reduce
potential impacts to a level that is below significant.
P-3 Prior to the issuance of certificate of the first occupancy permit, the proposed project
shall comply with the City's public parkland dedication requirements through provision
of private open space, land dedication, fees or other vehicles acceptable to the City.
P-4 Prior to the issuance of the first certificate of occupancy permit, the applicant shall fully
pay to install a signalized pedestrian mid-block crossing on Memory Lane from the City
Place project to Santiago Park.
Level of Significance of Impacts Related to Parks and Recreation Facilities
The adverse impacts of the City Place project related to parks and recreation facilities will be
mitigated to below a level of significance based on implementation of measures P-3 and P-4.
4.2.6 Impacts Related to Geology
Findings Related to Seismic Shaking Impacts
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Seismic Shaking Impacts
As discussed in Section 3.7 of the EIR, the City Place project could be subject seismic shaking
impacts in the event an earthquake occurs within the vicinity of the project site. The
implementation of mitigation measure G-2 would reduce potential impacts to a level that is
below significant.
U: \DBottlwp51 I City Place findings. doc
September 29, 2004
Page 17
75A-139
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
G-2 Prior to the issuance of grading permits, the proposed project shall submit a site specific
geotechnical report that addresses and identifies the seismic constraints on the project
site, building loads and design recommendations to reduce potential seismic impacts to a
level less than significant.
Level of Significance of Impacts Related to Seismic Shaking Impacts
The adverse impacts of the City Place project related to parks and recreation facilities will be
mitigated to below a level of significance based on implementation of mitigation measure G-2.
Findings Related to Geologic Stability Impacts
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the ElR.
Facts in Support ofthe Finding Related to Geologic Stability Impacts
As discussed in Section 3.7 of the EIR, the City Place project site is subject to geologic
constraints that could impact the geotechnical stability of the project. The implementation of
mitigation measure G-l would reduce potential impacts to a level that is below significant.
G-l Prior to the issuance of grading permits, the proposed project shall submit a site specific
geotechnical report that addresses and identifies soil constraints on the project site,
building loads and design recommendations to ensure the geologic stability ofthe project.
Level of Significance ofImpacts Related to Geologic Stability Impacts
The adverse impacts of the City Place project related to geologic stability will be mitigated to
below a level of significance based on implementation of mitigation measure G-l.
4.3 IMPACTS FOUND ADVERSE, BUT NOT SIGNIFICANT AND PROJECT
ENHANCEMENT MEASURES TO MINIMIZE IMPACTS
Potentially adverse, but not significant impacts are identified in this section. Project enhancement
measures are identified to minimize adverse impacts associated with implementation of the City
Place project.
4.3.1 Impacts Related to Construction Noise
Findings Related to Construction Noise
Project enhancement measures have been required in, or incorporated into, the project which
lessen construction related impacts as identified in the EIR.
Facts in Support of the Finding Related to Construction Noise
U: IDBottlwp51 I City Place findings. doc
September 29, 2004
Page 18
75A-140
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
As discussed in Section 4.7 in the EIR, although the construction of the City Place would not
result in significant adverse noise impacts, project enhancement measures N-l, N-2, N-3 and N-6
below are incorporated in the proposed City Place project to minimize the generation of noise
during construction.
N-l During all site preparation, grading and construction, the contractor will be required to
ensure that all construction equipment is in proper operating condition and fitted with
standard factory noise attenuation features. All equipment shall be properly maintained to
assure that no additional noise, due to worn or improperly maintained parts, would be
generated.
N-2 During final design, the applicant will prepare a traffic haul plan for review and approval
by the City of Santa Ana. The contractor will be required to use only the approved haul
routes to minimize exposure of sensitive receptors to potential adverse noise levels from
hauling operations.
N-3 During all site preparation, grading and construction, the contractor will be required to
site all construction staging and storage areas away from Lawson Way, to minimize noise
impacts on the senior citizen retirement facility on the east side of Lawson Way
N-6 Construction operations for the proposed project shall be limited to 7:30 AM to 4:30 PM
Monday through Saturday, and no construction operations on Sunday or Federal
Holidays.
Level of Significance of Impacts Related to Construction Noise
Construction related noise impacts associated with the project would be less than significant.
Findings Related to Operational Exterior Noise Impacts
Project enhancement measures have been required in, or incorporated into, the project which
lessen operational exterior noise impacts as identified in the EIR.
Facts in Support ofthe Finding Related to Operational Exterior Noise Impacts
As discussed in Section 4. 7 (Noise) in the EIR, even though the operation of the City Place
project will not result in significant adverse noise impacts, project enhancement measure N-4
below, is designed to reduce noise levels associated with mechanical equipment. In addition, the
operation of the proposed City Place project will be required to comply with City of Santa Ana
Ordinances related to noise control during operations.
N-4 Mechanical equipment shall be acoustically engineered, incorporating mufflers,
enclosures, parapets and/or other noise attenuation features, so that noise generated by the
operation of this equipment does not exceed the applicable City noise standard at
sensitive receptor locations.
U: IDBottlwp51 ICity Place findings. doc
September 29, 2004
Page 19
75A-141
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Level of Significance ofImpacts related to Operational Exterior Noise
Operational exterior noise impacts associated with the project would be less than significant.
4.3.2 Impacts Related to Public Services
Findings Related to Impacts on to Police Services
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Impacts to Police Services
As discussed in Section 4.8 of the EIR, implementation of the City Place project would increase
the demand for police services. However, according to the Santa Ana Police Department the
impact would not be significant. The implementation of project enhancement measure P-l would
minimize potential impacts to police services.
P-l Prior to the issuance of occupancy permits, the applicant shall coordinate with the City
Police department to prepare a Security Plan for the commercial and residential
components of the project. This plan shall be subject to the review and approval of the
Police Department. The Plan shall address concerns related to visibility and adequate
emergency access. Recommendations resulting from the project review by the City Police
Department would be incorporated into the project.
Level of Significance of Impacts Related to Police Services
The adverse impacts of the City Place project related to Police Services will be minimized with
the implementation of mitigation measure P-l.
Findings Related to Impacts to School Services
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Impacts to School Services
As discussed in Section 4.8 of the EIR, implementation of the City Place project would increase
the demand for school services. However, according to the Santa Ana Unified School District
and the Orange Unified School District this impact would not be significant. The implementation
of project enhancement measure P-2 would minimize potential impacts to school services.
P-2 Prior to the issuance of building permits the applicant shall demonstrate proof of payment
of development fees to Santa Ana School District and Orange Unified School District.
Level of Significance of Impacts Related to School Services
U: IDBottlwp51 ICity Place findings. doc
September 29, 2004
Page 20
75A-142
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
The adverse impacts of the City Place project related to School Services will be minimized with
the implementation of project enhancement measure P-2.
4.3.3 Impacts Related to Utility Service Systems
Findings Related to Utility Service System Impacts
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Impacts to Utility Service Systems
As discussed in Section 4.8 of the EIR, implementation of the City Place project would increase
the demand for utility service systems. However, the impact would not be significant. The
implementation of project enhancement measures U-I through U-5 would minimize potential
impacts to utility service systems.
U-I The applicant shall coordinate with the utility companies serving the site to establish
service connections prior to construction
U-2 Any pre-existing underground utilities at the site shall be located prior to construction
and abandoned or removed in accordance with state and local codes and regulations. Any
utility trenches shall be backfilled under the observation and testing of the resident
engineer or inspector.
U-3 The Applicant shall coordinate with SCE to incorporate energy savings programs in the
construction and operation of the City Place project to ensure that energy savings
technologies are incorporated into the design and operation ofthe project.
U-4 The applicant shall coordinate with SCE to incorporate energy savings programs in the
construction and operation of the City Place project to ensure that energy savings
technologies are incorporated into the design and operation of the project.
U-5 The Applicant shall pay its fair share of necessary telephone improvements including a
main conduit structure to bring lines into the project site. Coordination with SBC during
the development stage would facilitate service connection.
Level of Significance of Impacts Related to Utility Service Systems
The adverse impacts of the City Place project related to utility service systems will be minimized
with the implementation of project enhancement measures U-I to U-5.
Section 4.2.4 Impacts Related to Safety Hazard
Findings Related to Safetv Hazard Impacts
U: lDBottlwp51 I City Place findings. doc
September 29, 2004
Page 21
75A-143
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Safety Hazard Impacts
As discussed in Section 4.5 of the EIR, the potential impacts of the proposed project related to
the abandoned jet fuel line would be less than significant. However, there is slight possibility that
the existing underground jet fuel line could become active. Therefore, the following
precautionary project enhancement measure is included to ensure full disclosure of the fuel line
to future property owners.
H-l Prior to the issuance of certificate of use and occupancy, a special disclosure statement of
the presence of the jet fuel line is required to be included in all subdivision maps and
deeds associated with the project site.
Level of Significance of Impacts Related to Safety Hazards
The adverse impacts of the City Place project related to safety hazards will be minimized with
the implementation ofproject enhancement measure H-l.
4.3 IMPACTS FOUND NOT TO BE SIGNIFICANT OR LESS THAN SIGNIFICANT
The City finds that, based on substantial evidence in the record, discussed below, the following
impacts associated with the City Place project are less than significant and no mitigation is
required. Additionally, the City finds, as set forth in Sections 4.1 (Potentially Significant
Adverse Impacts of the City Place Project Which Cannot Be Mitigated to Below a Level of
Significance) and 4.2 (Potentially Significant Adverse Impacts of the City Place Project Which
Can Be Mitigated to Below a Level of Significance), above, no other potentially significant
adverse project specific impacts ofthe proposed project are anticipated to occur.
An Initial Study (IS) was completed at the beginning of the environmental review process for the
proposed project, to identify those impacts that could be potentially significant and adverse and
which required further study in an EIR. The IS also provided analysis on the environmental impacts
of the project that were determined to be less than significant due to the identification and
incorporation of mitigation early in the process or based on compliance with existing regulations.
The findings of the IS are summarized in Section 3.0 (Effects Found Not to be Significant) in the
EIR.
The EIR and IS determined, based on substantial evidence in the record, that the following effects
of the project would have no significant adverse or no adverse impact on the environment.
4.3.1 Aesthetics
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to light, scenic vistas and scenic resources. As described in
U: IDBottlwp51 I City Place findings. doc
September 29, 2004
Page 22
75A-144
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Section 4.2 (Aesthetics) in the ErR, the City Place project will not substantially degrade the existing
visual character or quality of the site and its surroundings; the project will enhance the visual
appearance of the site, from a vacant parcel, to a modem urban development. Therefore, the City
Place project will not result in adverse impacts related to aesthetics and no mitigation is required.
4.3.2 Air Quality
Based on the analysis summarized in Section 3.0 in the EIR, the City Place Project will not result in
significant adverse impacts related to odors and no mitigation is required.
4.3.3 Cultural Resources
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to currently known and recorded historic, prehistoric and
archeological resources. No mitigation is required.
4.3.4 Hazardous Materials
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to documented hazardous materials or hazardous substances
sites, use of hazardous materials during construction and operations, airport operations and airport
plans. No mitigation is required.
4.3.5 Hydrology and Water Quality
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to groundwater recharge and natural water bodies
4.3.6 Noise
Based on the analysis summarized in Section 3.0 in the EIR, the project site is not impacted by
aircraft noise that would exceed State or local noise standards. Based on the analysis summarized in
Section 4.7, implementation of the City Place would not increase significantly increase long-term
noise levels within the project area. No mitigation required.
4.3.7 Public Services
As discussed in Section 4.8 (Public Services) in the EIR, the City Place project would require
compliance with the requirements ofthe Santa Ana Fire Department (SAFD) regarding building fire
and safety features. The increased demand for SAFD fire and emergency services for the proposed
project will not result in the need for new or expanded SAFD facilities. Therefore, the proposed
project will not result in a significant adverse impact related to fire and emergency services. No
mitigation is required.
U: IDBott\wp51 \City Place findings. doc
September 29, 2004
Page 23
75A-145
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
As discussed in Section 4.8, the City Place project would result in an incremental increase in
demand for library services. However, this is minimal and would not affect the City's ability to
provide library services. No mitigation is required.
4.3.8 Transportation and Circulation
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to air traffic patterns, hazardous street conditions, access,
pedestrian walkways and bicycle parking facilities. No mitigation is required.
4.3.9 Land Use
Based on the analysis summarized in Section 3.0 and analyzed in Section 4.11 of the EIR, the City
Place project will not result in significant adverse impacts related to division of an established
community and consistency with applicable land use plans and adopted demographic projections.
No mitigation is required.
4.3.10 Agriculture
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to agricultural resources. No mitigation is required.
4.3.11 Population and Housing
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to growth or the displacement of existing residential uses. No
mitigation is required.
4.3.12 Geology
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to ground surface rupture, unique geological or topographical
features, or the use of alternative waste water or septic systems. No mitigation is required.
4.3.13 Biological Resources
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to biological resources, threatened and endangered species,
wetlands or habitat conservation plans. No mitigation is required.
4.3.15 Mineral Resources
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to mineral resources. No mitigation is required.
U: \DBott\wp51 I City Place findings. doc
September 29, 2004
Page 24
75A-146
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
5.0 MITIGATION MONITORING PROGRAM
When making findings, CEQA requires that a lead agency must adopt a reporting or monitoring
program for the changes to the project that it has adopted or made a condition of project approval
in order to ensure compliance during project implementation. The MMP for the City Place
project, accompanying the Final EIR, is designed to serve this purpose for the mitigation
measures identified in the Final EIR. The MMP requires the City to monitor mitigation
measures designed to reduce or eliminate significant adverse proj ect impacts, as well as those
mitigation measures designed to reduce environmental impacts that are less than significant. The
MMP includes all mitigation measures identified in the Final EIR and has been designed to
ensure compliance during implementation of the project.
The City finds that the impacts of the project have been mitigated to the extent feasible by the
mitigation measures identified in the Final EIR and the MMP. The City adopts the MMP for the
City Place project. The MMP designates responsibility and the anticipated timing for the
implementation of mitigation measures and conditions within the jurisdiction of the City of Santa
Ana. That MMP is hereby adopted and its implementation is made a condition of approval of the
City Place project.
The City approves and will implement all the mitigation measures in the Final EIR.
6.0 ALTERNATIVES
An EIR prepared pursuant to CEQA and the CEQA Guidelines must describe and comparatively
evaluate a range of alternatives to the proposed project (Section 15126.6 of the CEQA
Guidelines). Analysis of every possible alternative or options or combination of options would
overburden the EIR with an unnecessary amount of detail that would be redundant and complex
and would, as a result, fail to provide meaningful information for the City to consider in its
review of the project. To develop alternatives that are analyzed in the EIR, a list of potential
alternatives was prepared. For this analysis, the project alternatives were evaluated to determine
the extent to which they meet the basic project objectives, while avoiding or substantially
lessening any significant adverse impacts of the proposed project.
The City of Santa Ana selected the alternatives discussed below for a variety of reasons. The
goal for evaluating alternatives was to identify ways to mitigate or avoid the significant adverse
impacts of the proposed project. The EIR evaluated the following alternatives.
6.1 ALTERNATIVES CONSIDERED BUT REJECTED
Potential alternatives to the City Place project that were considered by the City but rejected and not
evaluated in the current EIR are based on City of Santa Ana EIR 92-02, certified by the City of
Santa Ana City Council in 1992, for the approved Main Street Concourse Project. In addition, no
alternative site for the proposed project was considered in this EIR. These alternatives which were
considered by the City but which were not carried forward for detailed analysis in the EIR are
described in the following Sections.
U: IDBottlwp51 lCity Place findings. doc
September 29, 2004
Page 25
75A-147
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
6.1.1 Alternatives from the 1992 EIR
In 1992, the Santa Ana City Council certified the final EIR for the proposed Main Street Concourse
Project and approved that proposed project. In addition to the approved project, the Final EIR
evaluated three other build alternatives and a No Project Alternative. The build alternatives
considered in that EIR were reevaluated as possible alternatives to the currently proposed City Place
Project. Those alternatives were rejected as described below and, therefore, were not evaluated in
the EIR for the City Place project.
Alternative B: Reduced Density Garden Office
This Alternative assumed development of the project site consistent with the General Plan land use
designations for the site in place at the time of the 1992 EIR evaluation. Under this Alternative, it
was assumed that the site would be developed under the District Center (DC) designation, but at a
lower floor area ratio than the maximum possible under the General Plan designation. This
Alternative assumed that the site would be developed with 244,000 square feet of retail center and
garden space uses. There would be no residential uses on the site under this Alternative. This
Alternative proposed substantially reduced land uses on the project site compared to the approved
Main Street Concourse Project.
This Alternative was not considered further in the EIR the City Place project because:
. Alternative B does not include any residential units. The provision of housing in a variety of
types and price ranges, including innovative uses such as live/work units, such as proposed as
part ofthe City Place project, is consistent with the Santa Ana General Plan.
. Alternative B proposed a different range of land uses, with more commerciaVretail and no
residential uses, than the City Place project. However, the land uses proposed under
Alternative B would not be expected to substantially reduce or avoid the potential adverse
impacts ofthe City Place project related to air quality and traffic.
For these reasons, this Alternative was rejected from further consideration and, therefore, was not
evaluated in the EIR for the City Place project.
Alternative C: Alternative Land Use (All Office)
This Alternative assumed development of the project site with two 92,000 square foot, two-story
garden style office buildings, and retail and commercial uses similar to the approved Main Street
Concourse Project, including retail, restaurant, cinema and health club uses. There would be no
residential uses on the project site under this Alternative.
This Alternative was not considered further in the EIR for the City Place project because:
· Alternative C does not include any residential units. The provision of housing in a variety of
types and price ranges, including innovative uses such as live/work units, as proposed under the
City Place project, is consistent with the City of Santa Ana General Plan.
U: \DBott\wp51 I City Place findings. doc
September 29, 2004
Page 26
75A-148
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
. Alternative C proposed a different density of land uses, with commercial/retail and no
residential uses, than the City Place project. However, the land uses proposed under Alternative
C would not be expected to substantially reduce or avoid the potential adverse impacts of the
City Place project related to air quality and traffic impacts.
For these reasons, this Alternative was rejected from further consideration and, therefore, was not
evaluated in the EIR for the City Place project.
Alternative D: General Plan Consistency
This Alternative assumed development of the site consistent with the General Plan land use
designations for the site in place at the time of the 1992 EIR evaluation, at a floor area ratio (FAR)
of 1.5, which was the FAR permitted on the site under the General Plan at that time. Under this
Alternative, it was assumed that the site would be developed with 1.1 million square feet of uses,
including three high rise office towers (15, 17 and 23 stories), retail, restaurant, cinema, health club
and 36 single family residential units. This Alternative proposed reduced land uses on the project
site compared to the approved Main Street Concourse Project, with approximately 0.4 million fewer
square feet of development. In addition, two of the office towers under Alternative D would be
fewer stories than under the Main Street Concourse Project which proposed one 20-story and one
32-story office tower. Alternative D also proposed slightly fewer residential units than the approved
project, at a total of 146 single family and high density residential units versus a total of 278
residential units under the Main Street Concourse Project.
This Alternative was not considered further in the EIR for the City Place project because:
. Alternative D proposed substantially greater development on the project site than the City Place
project. Therefore, the land uses proposed under Alternative D would likely increase and not
reduce or avoid the potential adverse impacts of the City Place project related to air quality,
traffic, and cumulative air quality and traffic impacts.
For these reasons, this Alternative was rejected from further consideration and, therefore, was not
evaluated in the EIR for the City Place project.
6.1.2 Alternative Site for the Proposed Project
The EIR for the City Place project did not analyze an alternative site for the proposed project
because the applicant does not own or control another suitable property in the City of Santa Ana. In
addition, there are no other known sites of this size available in the City that could accommodate a
project of this type. The City Place project would generate approximately the same traffic and air
quality emissions at any other location in the City, to the same or greater extent than at the proposed
site. Therefore, locating the proposed project at another site in the City would basically shift the
project's adverse impacts to that other location, but would not be expected to avoid or substantially
reduce those impacts. The traffic impacts which occur in the City of Orange under the City Place
project could possibly be located to an area entirely within the City of Santa Ana if an alternative
U: IDBott\wp51 \City Place findings. doc
September 29, 2004
Page 27
75A-149
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
project site were considered, but the level of impact would remain comparable. As a result, an
alternative site for the City Place project was not evaluated in the EIR.
6.2 NO PROJECT AL TERNA TIVES
6.2.1 No ProjectlExisting Conditions Alternative
This No Project Alternative assumes that the existing uses on the 17.7 acre project site are retained
and that no development occurs on the site. With this Alternative, the site would remain vacant and
no residential or commercial uses would be developed on this site. Table 9-1 from the EIR, on the
following page, indicates that the No ProjectlExisting Conditions Alternative would not meet any of
the City or applicant objectives for the City Place project.
6.2.2 No ProjectlExisting Entitlement Alternative
This No Project Alternative assumes that the approximately 17.7 acre project site would be
developed consistent with the existing approved entitlements for the project site which would allow
for the development of the previously approved Main Street Concourse Project consisting of up to
1.96 million square feet of office, retail and hotel uses, and 280 residential units. The existing
entitlements for the project site reflect approved development as assessed in City of Santa Ana EIR
90-2 which was certified by the Santa Ana City Council in April 1992. This No Project Alternative
would result in approximately 1.91 million more square feet of commercial uses (office, retail and
hotel) and 38 more residential units on the project site than under the City Place project. This No
Project Alternative would result in substantially greater land use densities on the project site than the
proposed project. The No ProjectlExisting Entitlement Alternative would meet all of the objectives
for the City Place project.
6.3 DESIGN ALTERNATIVE
The Design Alternative reduces the development on the project site by 123,434 square feet and
would result in a reduction of overall density and FARon the project site. The Design Alternative
would only marginally reduce impacts compared to the proposed project for hydrology and water
quality, noise, public services and utilities and service systems. The Design Alternative would have
no change on impacts compared to the proposed project on aesthetics, air quality, cultural resources
and hazardous materials. The Design Alternative would result in reduced traffic impacts in the
short and long term, but not enough to reduce the impact to below a level of significance. The
Design Alternative would meet all of the objectives for the City Place project.
6.4 COMP ARlSON OF IMPACTS
Table 9-1 in the EIR, provided on the following page, compares the unavoidable adverse impacts of
the City Place project and the No ProjectlExisting Conditions, No ProjectlExisting Entitlement and
Design Alternatives.
TABLE 9-1
COMPARISON OF THE IMPACTS OF THE CITY PLACE PROJECT
AND THE PROJECT ALTERNATIVES (1)
U: IDBottlwp51 ICity Place findings. doc
September 29, 2004
Page 28
75A-150
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Impact City Place Project No Project / No Project / Existing Design Alternative
Cate20rv Existinl!: Conditions Entitlement
Aesthetics Less than significant No impact. No significant Similar to under the
impact adverse impact after City Place project.
mitigation.
Air Quality Unavoidable significant No impact. Substantially greater Similar to under the
short term, long term short and long term City Place project.
and cumulative impacts impacts which
cannot all be
mitigated to below a
level of significance.
Cultural Less than significant No impact. Same as under the Similar to under the
Resources impact with City Place project. City Place project.
incorporation of
mitigation
Hazardous Less than significant No impact. Substantially greater Similar to under the
Materials impact than under the City City Place project.
Place project; can be
mitigated to below a
level of significance.
Hydrology and Less than significant No impact. Similar to the City Similar to under the
Water Quality impact with Place project for City Place project.
incorporation of hydrology; greater for
mitigation water quality; impacts
can be mitigated to
below a level of
significance.
Noise Less than significant No impact. Greater than under Similar to under the
short term impacts the City Place project; City Place project.
Less than significant can be mitigated to
long term impact with below a level of
incorporation of significance.
mitigation
Public Services Less than Significant - No impact. Greater than under Similar to under the
Police, Fire Services, the City Place project; City Place project.
school, library services can be mitigated to
Less than significant below a level of
park impacts with significance.
incorporation of
mitigation
Transportation Unavoidable significant No impact. Substantially greater Similar to under the
and Traffic impacts to Main than under the City City Place project.
Street/17th Street Place project; cannot
intersection all be mitigated to
Less than significant below a level of
impacts to Lawson significance.
Way, Main Street/La
Veta intersection and
Memory Lane/Lawson
Way intersection with
incorporation of
mitigation
Utilities and Less than significant No impact. Substantially greater Similar to under the
Service than under the City City Place project.
Systems Place project; cannot
U: IDBottlwp51 lCity Place findings. doc
September 29, 2004
Page 29
75A-151
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Land Use
TABLE 9-1
COMPARISON OF THE IMPACTS OF THE CITY PLACE PROJECT
AND THE PROJECT ALTERNATIVES (1)
No Project / No Project / Existing
Design Alternative
Existinl! Conditions Entitlement
all be mitigated to
below a level of
significance.
Less than significant No impact No impact Less than
impact significant impact
Source: Draft Focused Environmental Impact Report for the City Place Project (P&D Consultants, 2004).
Impact
Catel!ory
City Place Project
6.5 ENVIRONMENTALLY SUPERIOR ALTERNATIVE
The City Place project, the No ProjectlExisting Entitlements and Design Alternatives would result
in environmental impacts greater than the No ProjectlExisting Conditions Alternative. Therefore,
the No ProjectlExisting Conditions Alternative is the Environmentally Superior Alternative
although it would not meet project objectives as discussed earlier in the analysis of that alternative.
Section 15126.6(e)(2) of the CEQA Guidelines requires the identification of an additional feasible
environmentally supenor alternative when the No Project Alternative IS selected as the
Environmentally Superior Alternative.
Many of the environmental impacts of the City Place project are related to the size or intensity of
the development and in general, projects with higher density will generally result in more adverse
impacts compared to alternatives with a lower density. As shown in Table 9-1, the No
ProjectlExisting Entitlement Alternative would result in significant adverse impacts greater than
under the City Place project, which cannot be mitigated to below a level of significance, related to
short and long term air quality, and transportation and traffic. The other adverse impacts of the No
ProjectlExisting Entitlement Alternative, related to aesthetics, cultural resources, hazardous
materials, hydrology and water quality, noise, public services, and utilities and service systems,
would be similar to or greater than under the City Place project and could be mitigated to below a
level of significance. However, because the significant unavoidable adverse impacts of the No
ProjectlExisting Entitlement Alternative would be greater than under the City Place project, this No
Project Alternative would not be the Environmentally Superior Alternative.
The impacts of the Design Alternative would be similar to the City Place project. The significant
unavoidable adverse impacts of this Alternative related to short and long term air quality and
transportation would less be compared to the City Place project but would still be significant.
Therefore, this is Alternative is not environmentally superior to the City Place project.
The City Place project would be the Environmentally Superior Alternative because it would avoid
significant adverse impacts that would occur under the No ProjectlExisting Entitlement Alternative
and would not result in greater impacts than under the Design Alternative.
7.0 STATEMENT OF OVERRIDING CONSIDERATIONS
The City of Santa Ana has balanced the benefits of the City Place project against its unavoidable
adverse environmental impacts III determining that the specific economIC, legal, social,
U: IDBottlwp51 ICity Place findings. doc
September 29,2004
Page 30
75A-152
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
technological and/or other benefits outweigh the unavoidable significant adverse environmental
impacts of the project. Section 15093(b) of the CEQA Guidelines provides that when the decision
of a public agency results in the occurrence of significant adverse impacts that are identified in the
Final EIR but are not substantially mitigated, the agency must state in writing the reasons to
supports its actions based on the Final EIR and/or other information in the record. The reasons set
forth below are based on the Final EIR and other information in the record.
Based on the substantial evidence in the record, including but not limited to the Final EIR, the City
finds that the benefits of the City Place project outweigh its unavoidable adverse environmental
impacts and, furthermore, finds that such adverse environmental effects are acceptable. Each of the
separate benefits of the project, as stated below, is determined to be, unto itself and independent of
other project benefits, a basis for overriding all unavoidable adverse impacts identified in these
Findings. The reasons for the approval of the project despite the occurrence of significant
unavoidable adverse impacts related to short and long term air quality, and surface transportation
are:
1. The project would allow the City to achieve the objectives which avoiding or minimizing
significant adverse environmental impacts to the extent feasible. The project will:
. Result in the development of the site as a commercial and residential center that provides
entertainment, shopping, dining and living opportunities for the residents of Santa Ana and
surrounding areas
. Maximize the advantages of the sites location on Main Street in terms of its visibility and
proximity to SR 22. .
. Develop the vacant project site with land uses to help meet the retail and residential needs
within the northeastern area ofthe City of Santa Ana.
. Expand live/work residential opportunities in the City of Santa Ana.
. Provide commercial space suitable to attract retail tenants consistent with existing retail uses
in the immediately surrounding areas.
. Provide a project that is consistent with the commercial and residential uses in the
surrounding area and to contribute to the continued revitalization of the northeastern area of
the City of Santa Ana.
2. Approval of the project would bolster the economic and social health of the northernmost part
of the City of Santa Ana by aiding in the re-establishment of businesses in the project area by
stimulating and attracting private investment, thereby improving the City's economic health,
employment opportunities and the tax base.
3. The project would be consistent with existing development in the area which reflects an urban
environment preserving the aesthetics qualities of the City and helping to make the area a
source of pride to people living and working in Santa Ana and for visitors to the City.
U: IDBottlwp51 lCity Place findings. doc
September 29, 2004
Page 31
75A-153
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
4. Furthermore, there are no alternative sites in the City that are suitable for this proposed project,
as described in the Final EIR. Therefore, there are no feasible alternative sites or mitigation
measures that would reduce or eliminate the significant unavoidable adverse impacts of the
proposed project related to short and long term air quality and surface transportation.
For the reasons stated above, and based on substantial evidence in the record before it, the City finds
that the unavoidable adverse impacts of the City Place project related to short and long term air
quality and surface transportation are acceptable and, furthermore, finds that the benefits of the
project outweigh its unavoidable adverse environmental impacts.
8.0 RECORD OF PROCEEDINGS
Various documents and other materials constitute the record of proceedings on which the City of
Santa Ana bases its Findings and decisions contained herein. Most documents related to this Final
EIR are located at the City of Santa Ana, Planning and Building Department, 20 Civic Center Plaza,
Santa Ana, California, 92702. Some documents included in the record of proceedings may also be
located at the offices of consultants retained by the City for this project.
9.0 SUMMARY
1. Based on the foregoing Findings and the information contained in the record, the City of Santa
Ana has made one or more of the following findings with respect to each significant adverse
impact of the proposed project, as identified in the Final EIR:
.
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the EIR.
.
Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the fmding. Such changes have been adopted by such
other agency or can and should be adopted by such other agency.
.
Specific economic, legal, social, technological or other considerations, make infeasible the
mitigation measures or project alternatives identified in the Final EIR.
2. Based on the Findings stated herein and information contained in the record, it is hereby
determined that:
a. All significant adverse impacts on the environment due to the approval of the project have
been eliminated or substantially lessened where feasible.
b. Any remaining significant adverse impacts on the environment found unavoidable are
acceptable due to the factors described in the Statement of Overriding Considerations in
Section 7.0, above.
10. APPROVALS
U: IDBottlwp51 lCity Place findings. doc
September 29,2004
Page 32
75A-154
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
The City hereby takes the following actions:
1. The City has certified the Final EIR for the project, as described in Section 1.0, above.
2. The City hereby adopts, incorporates into the project and makes a condition of the project
approval, all mitigation measures in the Final EIR, and as discussed in the Findings (Section 2.0,
above) and Project Impacts and Disposition of Related Mitigation Measures in the Final EIR
(Section 4.0, above).
3. The City hereby adopts the Mitigation Monitoring Program, accompanying the Final EIR and
discussed in the Findings (Section 5.0, above).
4. The City hereby adopts the Findings in their entirety, as set forth above, including the Statement
of Overriding Considerations.
5. Having certified the Final EIR, independently reviewed and analyzed the Final EIR,
incorporated mitigations into the project as conditions of project approval, and adopted the
Findings (including the Statement of Overriding Considerations set for herein), the City hereby
approves the City Place project, as described in the Final EIR, including the site approval and
design.
U: IDBott\wp51 \City Place jindings,doc
September 29, 2004
Page 33
75A-155
THE
MAIN
STREET
CONCOURSE
EXHIBIT 6
75A-156
Specific
Development
Plan No. 59
City of Santa Ana
PC DRAFT 10-25-04
TABLE OF CONTENTS
PAGE
}\J>PLICABILIT)T OF OFl[)~ANCE ............................................................1
PURPOSE .......................................................................................... ..1
PART I. GOALS, OBJECTNES AND POLICIES ........................................ ...2
PART II. PERMITTED LAND USES ..........................................................4
^
.L.lI...
Professional j\nd Business Office Uses (ZONE II AND ZONE III) ...............3
1. Permitted Uses ................................................................. ....4
B. Retail/Restaurant Uses (ZONE II, ZONE III, ZONE N) ............................4
1. Permitted Uses ................................... ... ..... ...................... ....4
C. Recreation/Entertainment Uses (ZONE II) ...... ....... ......... ................ ..... ..6
1. Permitted Uses . ................... ... ............... .............. ................ .6
D. Hotel/Conference Uses (ZONE III) ...................... ............................ ....6
1. Permitted Uses .............................................. ......... .......... ....6
E. Residential Uses (ZONE I) ............................................................... 7
1. Permitted Uses ..................................... ........................... .....7
F. 1fass Transportation ....................................................................... 7
1. Permitted Uses .................................................................... 7
G:-
2.
Conditional Use Permit ..........................................................9
PART III.
DE\TELOPlvfENT STAND~ ..............................................10
A. Floor Area Ratio/Density ................................... ........................... ..10
1. Professional and Business Office Space Floor Area Ratio. . ... . .. . .. . . . . ...10
2. Retail and Restaurant Space Parcel Size.......................................11
i
75A-157
3. RecreationlEntertairnnent Space Screening................................ ...12
4. Residential Space Parking.............. ....... ........... ............. ........ ...12
5. Hotel/Conference Space Open Space. .. . .. .. .. .. .. .. .. .. . .. . .. .. .... .. .. .. ....13
6. Signage. ....................................................... ........ .......... ....13
7. Plaza and Fountain Design........ ................................... .......... ..13
8. Public Art................................................. ...................... ....15
B. Density COfi'/ersion ........................................................................ 9
B.G. CC&R's....... ...................................................... ................ ... ....16
C.I:);. Building Height .......................................................................... .16
D ..g,. Setbacks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. ..16
E.~ Site Coverage and Open Space .........................................................1 7
F.G-:- Parking..... ........ ............ ......... ................................. ................ ..18
G.Ho Loading Areas ........................................................................... ..21
H.h Storage Areas/Mechanical Equipment....................... ... ..................... ..22
.L.h Refuse Collection Area............................... .... ..... ......... ............... ..22
J.~ Telephone, Electrical, Water, Gas Cable TV,
Storm Drains and Sewer Service..................................................... ..23
L. Public Transit ............................................................................ .17
K.M. Maintenance. . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . .. . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . .24
PART N.
DESIGN STANDARDS ..................................................... ..25
A. Interior Street ........................................................................... ...25
B. Building Mass, Form and Architectural Style ........................................26
C. Materials.................... ................................... ......... ................ ...27
ii
75A-158
D. Color............................................................................... ....... .28
E. Public Art ................................................................................. .28
F. Detail ...................................................................................... .28
PART V.
LANDSCAPE MATERIALS AND DESIGN............................ ...30
^
J.....
Ma:in Street, Owens Driye and La'.vson ')1 ay Setback Area ....................... .23
1. Main Street Phase I ............................................................24
1 a. Main Street Phase II..... .. .. . .. .. . .. .. .. .. .. .. .. . .. .. .. .. . .. . .. . .. .. .. .. . . .. ..25
2. Ov/ens Drive Phase I ............................ ......... ................... ..27
2a. Ov/ens Drive Phase II ................ ...... ... ................... ......... ....29
3. Ov/ens Driye and Lawson \Vay Intersection .............................. ...30
1. La:\vson \Vay ..................................................................... 3 0
B. Main Street and Owens Driye Planted Medians . ......................... ...31
1. 11ain Street ............................................................ ...31
2. OV/ens Drive ........... ................................ ................ .31
C. Residential.\Teas................ ......................... ......... ............ ..31
1. Recreation .\Teas ........ ........ ....... .......................... .... ...31
2. Interior Common Open Space ........................................32
3. Pri'la:te Open Space ................. .......................... ...... ....33
D. Concourse Driye .................................. ......... ................... ...33
E. Pedestrian Oriented Publie Plaza ............................................ ..33
F. Hotel Entry Court ......................... .... ... ........................... ... ..33
G. Parking Strueture Screen .................................................. ......34
A.fb Temporary Landscape Adjacent To Undeveloped Parcels .............. ...41
B.t- General Notes ................................................................. ....42
iii
75A-159
PART VI.
SIGNAGE .............................................................. .44
A. Intent...................................... .......................... ......... .... .44
B. Sign Message Categories .......... ................................. .......... ..44
C. Physical Sign Types ........................................................... ..45
D. General Criteria ................................................................. .45
E. Criteria For Individual Sign Types .......................................... ..46
1. Freestanding Signs ................................................... ...46
2. Wall/Canopy Signs . .................................... ............. ...46
3. Projecting Signs .............. ............................ ........... ....47
4. Marquee Signs .............. ........ ......................... ........ ...47
5. Signs Under Canopies And Marquees ...............................47
6. Major Building Identification Signs ................................ .40
6.+-: Temporary Identification Signs .................................... ...48
7.& Submission of Main Street Concourse City Place Plan Signing
Design Prognnll .. .................. ........ ......... ................ ....48
PART VII. LIGHTING......................................... .................. ...50
A. Street Lighting/Exterior To The Project
(Public Right-of-Way) ...................................... .................. ..50
B. On-Site Parking Lot, Pedestrian Lighting, Concourse
Drive ......................... ........................... ...................... ....50
C. On-Site Building Lighting ................................................... ...51
D. Required Minimum Maintained Illuminance Levels .. ..... ............. ...51
PART VIII. OPERATIONAL STANDARDS .................................. ..54
P~\RT IX. CONCEPTU~^..L PL\N APPRO'! AL ............................. ..50
IV
75A-160
ATTACHED EXHIBITS
Exhibit A - Overall Site Plan
Exhibit B - Landscape Plan Interior Zone for Sign:age Loeations
Exhibit C Conceptual Site Plan (Proposed Phase I)
Exhibit D Conceptual Site Plan (Proposed Phase II)
v
75A-161
APPLICABILITY OF ORDINANCE
The specific development zoning district, as authorized by Chapter 41, Division
26, of the Santa Ana Municipal Code, is specifically subject to the regulations
contained in this ordinance for the express purpose of establishing use district
regulations. All other applicable chapters, articles and sections of the Santa Ana
Municipal Code shall apply unless expressly waived or superseded by this
ordinance. Use district regulations established in Chapter 41, Article III, of the
Santa Ana Municipal Code for zoning districts other than the SD zoning district
may be incorporated herein by reference.
PURPOSE
The Specific Development No. 59 (SD-59) use district regulations are hereby
established for the express purpose of protecting the health, safety and general
welfare of the City by encouraging the use of innovative planning concepts and
principles and promoting and enhancing the value of properties and encourage
orderly development.
The SD-59 regulations will establish a professional district that will exclusively
entitle 57,700 square feet of commercial space at the northeast comer of Main
Street and Memory Lane with 187 for sale residential units further to Lawson
Way. This area will be a mixed use district with eating establishments, support
services and a residential component consisting of live-work and townhouse units.
1
75A-162
PART I.
GOALS, OBJECTIVES AND POLICIES
City Place Specific Development District is located within the northern area of the
City. The City Place Specific Development District encompasses a large vacant
property bounded by Main Street to the west. Memory Lane to the south, Lawson
Way to the east and the City boundaries to the north. A regional mall,
professional offices, a senior care facility and Santiago Park surround the proiect
site.
The M}~IN STREET CONCOURSE is intended to be an exciting ne'N community
'.vhere people can v/ork, live, shop, and enjoy top quality recreation and
entertainment opportunities. By design, the project '.vill meet the goals and
objectives of a quality, balanced and community sensitive master planned mixed
use development.
The City Place Specific Development District maintains a commercial corridor
along Main Street while introducing a residential character along the eastern
portion of the district, with a mixture oflive-work and townhome buildings. The
City Place mixed-use proiect is intended to be an addition to the commercial
corridor and an infusion of housing to the district along the north Main Street
section of the City. In addition, the mixed use plan for this site will result in the
proiect becoming a node, or place of activity. The objectives of this 1'L^~IN
STREET CONCOURSE the City Place Specific Development Plan includes the
provision of the following:
1. A long-term development that is of the highest architectural quality
and design;
2. A landscaping plan that is complementary to a large scale mixed
use development;
3. An exciting and visually cohesive development as viewed both
internally and externally;
4. A bold but integrated sign program suitable for a mixed use project
of this scale and scope;
5. A development that is consistent with the District Center
designation of the General Plan and which implements the spirit
and intent and policies of the General Plan;
6. Concentrated and internally integrated development rather than
development that spreads activities into adjacent residential
neighborhoods;
2
75A-163
7. A development that \-vith office and supporting uses provides
special special design themes which are expressed in building
appearance and configuration, street and pedestrian area design,
landscaping, lighting and signage, and also provides for pedestrian
linkages internally and to the surrounding neighborhood, traffic
and service buffering and transitions in architectural scale and
character;
8. Provision of off-street parking sufficient to service the
development, consistent with the mix of uses contained in the
project;
9. Provision or replacement of public streets, sidewalks, sewers,
storm drains, traffic signals, lighting systems, and other public
facilities and improvements, as necessary; and
10. Opportunities for cultural amenities and facilities serving the visual
and performing arts which are open for public patronage.
11. A landmark mixed-use project along north Main Street across from
Main Place Mall.
12. Maintain the existing streetscape pattern including sidewalk
design, mature trees and light fixtures.
13. Introduce a mixture of multi-family housing types to the district.
14. Provide a mixed-use project in scale and character with established
commercial and residential structures along the north end of the
district.
15. Enhance the pedestrian experience through the development of
new plaza areas and water features throughout the ?roject as well
as the intersection of Main Street and Memorv Lane.
3
75A-164
P ART II.
PERMITTED LAND USES
The categories ofland uses to be included within the project area are:
Professional and Business Offices, banks and similar financial institutions, R[etail
and (including restaurants, shops and service retail), Recreation/Entertainment,
Hotel/Conference and Residential (including attached single family housing and a
high rise residential tower). In addition multi-family residential uses (excluding
live-work units) are permitted. Attached hereto as Exhibit A is a map shov/ing
the Land Use Zones for the project. The uses permissible in each zone are set
forth below. If a use is for any reason omitted from those specified as permissible
in any zone, or if ambiguity arises concerning the approximate classification of a
particular use within the meaning and intent of this Plan, the determination shall
be at the discretion of the Planning Manager. Such decision may be appealed to
the Planning Commission whose decision is final.
^
J..lo...
Professional and Business Office Uses (ZONE II .^...ND ZONE III).
1. Permitted Uses.
B. Retail/Restaurant Uses (ZONE II, ZONE III, ZONE IV).
1. Permitted Uses.
a. Within Buildings A, B, C and D (as identified on site plan), the
following uses are permitted:
~a. General office uses providing professional and administrative
services including but not limited to employment agencies;
advertising agencies; banks; escrow agencies; accountant, medical,
insurance, tax, real estate, legal, consulting, and travel services;
tourist information; trade contractors; architects; engineers;
planner; surveyors; research and development; stock brokers; state,
county, municipal or other public offices, and other similar uses.
b. Incidental support uses within an office building, corporate art
displays and exhibits, museum space, day care centers, and other
uses ancillary to the primary use; provided such incidental uses are
limited to 10% of the total floor area.
b.&.-&.--Retail sales and service uses including but not limited to:
department stores, and other establishments for retail merchandise;
banks and other financial institutions; clothing stores or boutiques;
cafes; delicatessens; food stores; florists; news-stands; pet stores;
photography studios; video stores; office and computer equipment;
outdoor, eat in or take out restaurants; book and stationery store;
camera shop; shoe store or repair shop; tailor; tobacco store; office
4
75A-165
equipment rental and repair; tourist information and travel agencies
and ticket reservation services; sporting goods store; art gallery;
craft store; cultural displays and related merchandising; pet store;
bicycle store; pharmacies and drug stores; fabric shops; jewelry
shops; furriers, formal ,<,(car stores (sales or rental); hair styling
sheps;- design and furniture centers; cookware and gourmet
specialty shop; office furniture store; interior decorator shop;
pri'/atc club with food and beverage service (excluding public
assembly halls and subject to obtaining a Conditional Use Permit if
alcoholic beverages arc served); and dry cleaner.
d. Full service cafes and restaurants with a minimum of 50 percent of
the enclosed floor area devoted to dining. which may include
incidental take out service. Full service cafes and restaurants shall
be limited to those that provide sit-down dining areas and
exclusive table service for ordering and delivering meals and
beverages.
e. Dav care facilities
f. Museums and libraries
g. Theaters
2. Within Building E, as identified on site plan:
a. Retail use with a minimum of25,000 square feet.
3. Within the Courtyards and The Park, as identified on site plan:
~. Multiple family residences as condominiums.
b. Uses incidental or ancillary to any residential use, such as
swimming pool, sauna, iacuzzi, benches, playgrounds, BBQ and
other outdoor recreational facilities.
4. Within The Lofts, as identified on site plan:
a. Permitted uses as identified in Section A. 1-5, 8, 9 and 11.
b. Uses incidental or ancillary to any residential use, such as
swimming pool, sauna, iacuzzi, benches, playgrounds, BBQ and
other outdoor recreational facilities.
(5. Added) Within Lot 1, as identified on Vesting Tract Map No. 2004-06
(County No. 16565):
5
75A-166
a. Single family residences at a maximum density of one unit per
acre.
5. Ancillary uses to commercial area:
tr.a. A maximum of five permanent outdoor sales kiosks or carts ~
portable outdoor pushcarts or other portable vendor sales facilities.
The size and location of each Kiosk or cart and pushcart shall be
approved on a masterplan of such uses by the Planning
Commission prior to their construction or installation.
c. Temporary outdoor actiyities or special events, not occurring as
part of the normal course of the operations of the retail area, such
as bazaars, fiestas, fundraising events, art fairs, festivals, outdoor
music concerts and similar uses pro'/ided that the project operator
shall file an application for a Land Use Certificate with the
Planning Manager as proyided for in Section 41 675 of the Code.
A peak traffic event operating plan shall be submitted for approval
concurrently v/ith the land use certificate application and shall
include provision for special signing, a flat entry fee at all gates,
opening of all entry gates and a use of parking directors, if any are
necessary. Parking control at all site intersections must be
provided.
C. Recreation/Entertainment Uses (ZONE II).
1. Permitted Uses.
a. Health and Exercise centers, including health clubs, gyms,
tennis courts, swimming pools and other similar uses.
b. Cinemas or multi plex moyie theaters and liye performance
theater, up to a combined maximum seating of 1,500 seats.
The liye performance theater may be freestanding, or may
be pro'/ided as a dual use theater in connection with a
cmema.
D. Hotel/Conference Uses (ZONE III).
1. Permitted Uses.
a. Full service high rise hotel.
b. Full service all suites, high rise hotel.
c. Such ancillary uses as are typically found in a full service
hotel, including but not limited to: conference/meeting
6
75A-167
space and banquet facilities, recreational facilities such as
spas, pools, training rooms, and other similar uses,
restaurants, retail shops, nightclubs, cocktail lounges, cafes,
travel services, and other commercial uses vlhich have
direct access to the hotel use.
E. Residential Uses (ZONE I).
1. Permitted Uses.
a. }..ttached single family
b. Multi family Residential as condominiums units in a Type I
construction residential to':/er.
c. Temporary residential model complex and leasing office.
d. Uses incidental or ancillary to any residential use, such as
swimming pool, sauna, jacuzzi, benches, playgrounds,
BBQ and other outdoor recreational facilities.
F. Mass Transportation.
1. Permitted Uses.
Monorail station or other rail rapid transit passenger station
(ZONE IV).
CONDITIONALLY PERMITTED USES
The following uses are permitted upon the approval of a conditional use permit in
accordance with the Santa Ana Municipal code:
A. Within Buildings A, B, C and D (as identified on site plan):
1. Uses open between midnight to 5:00 a.m.
2. Banquet facilities, subiect to development and operational
standards set forth in 41-199.1.
3. Nightclubs, bars and indoor entertainment uses whether
freestanding or part of another permitted or conditionally permitted
use, except adult entertainment businesses.
4. Establishments selling or serving alcoholic beverages.
7
75A-168
5. Coffee houses houses or similar uses not specifically listed in Part
II, Section I.d. of this ordinance.
6. Parking structures
B. Within The Lofts, as identified on site plan:
1. Live-work communities
2. Ceramic and pottery studios
3. Glass blowing and sculpturing studios
4. Coffee houses
5. Temporary residential model complex and office
C. Within The Courtyards and The Park, as identified on site plan:
1. Temporary residential model complex and office
D. Within Building E. as identified on site plan:
1. Retail grocery markets which are open at any time between the
hours of midnight and 5:00 a.m.
E. Within the commercial component area:
1. Certified Farmers Market for the sale of vegetables, fruits and
other agricultural products on weekends and holidays only from 6
a.m. to 2 p.m.
2. Community oriented live performance theater.
USES NOT PERMITTED
A. Schools, ?rivate or public.
B. Medical office or clinics.
C. Commercial uses with vehicular dive-through lanes or windows (i.e.
drive-through restaurants, pharmacy or similar uses) are prohibited.
D. Fast food or exclusively take-out restaurants.
E. All other uses not expressly permitted or conditionally permitted in
this ordinance
8
75A-169
G. Conditional Use Permit.
1. The follo\ving uses are permitted upon approval of a Conditional
Use Permit in accordance 'Nith the Code, provided that the only
conditions which may be imposed upon any Conditional Use
Permit shall be conditions directly related to the nature of the
proposed use, and the characteristics of the operation of the
business;
a. Helistop (Zone II)
b. 'Nine and fine liquor store (Zone II, Zone III, Zone IV).
c. Farmer's Market for the sale of vegetables, fruits, and other
agricultural products on weekends and holidays only from
6 a.m. to 2 p.m. and only in Phase II vlithin the interior of
the project (Zone II, Zone III and Zone IV).
d. Antique store operated by a certified antique dealer selling
antiques or vintage clothing and memorabilia (not
including thrift stores) (Zone II, Zone III, Zone IV).
e. Automobile support facilities providing services within
parking structures such as: gas/fuel sale; auto servicing;
auto detailing and other similar uses (Zone II and Zone III).
f. Community oriented li'le performance theater (Zone II).
g. Indoor entertainment that charge an admission fee (Zone II,
Zone III, Zone IV).
h. On and off premise sale of alcoholic beverages (Zone II,
Zone III, Zone IV).
1. Chapel or church (Zone II, Zone III).
9
75A-170
PART III.
DEVELOPMENT STANDARDS
The following General Development Standards are applicable to all uses in the
Main Street ooncourse project.
The requirements ofthe Santa fJla Municipal Code (the "Code") including
development standards of general application throughout the City, shall govern
the de'/elopment of the Mf.IN STREET CONCOURSE project, except as
othenvise pro'lided for in this Plan, and subj ect to such '/ested rights as the
developer may have pursuant to any development agreement with the City. All
terms not otherwise defined in this Plan shall ha'/e the meanings set forth in the
Code. In the event of a conflict between the terms, conditions, requirements or
provisions of this Plan and the Code, the terms of this Plan shall gO'iern.
The City Place Specific Development District is intended to allow the development
of a mixed-use proiect maintaining a commercial presence along Main Street. while
introducing a mixture of multiple family housing to the eastern portion of the
development site. The following general development standards are applicable to
this proi ect:
A. Floor Area Ratio/Density.
The following sets forth the maximum allowable floor areas for the
various permitted use classifications of the project., subject to any density
conversion as allowed by Section C of this Part III. Increases in the
aggregate density as set forth herein reql:lires an amendment to this Plan,
and viould be subjeot to appropriate environmental re'/iew. The aggregate
development density corresponds to an overall Floor Area Ratio ("FAR")
of the Main Street Concourse project of approximately 2.54, based upon a
net site area of774,446 square feet and 1,964,770 total gross square feet
of development. This FAR represents the maximum intensity of
development for the site. Parking areas and structlHes are not to be
included in the oalculation of density.
1. Floor Area Ratio (F.A.R.)
The maximum floor area ratio for the proiect site shall be 2.54. The
FAR is calculated by dividing the total square footage of the
structures bv the total square footage of the proiect site. Consistent
with the General Plan. parking structures are not included in the FAR
calculation.
1. Professional and Business office Space.
931,075 square feet.
10
75A-171
2. Retail and Restaurant Space.
234,160 square feet.
3. Recreation/Entertainment Space.
56,400 square feet.
1. Residential Space.
427,660 square feet comprised of216 units of high rise
condominium and 61 units of attached single family housing. This
density reflects a site wide maximum aggregate density of 16
Dwelling Units per acre. A minimum of6.1 acres of the site shall
be devoted to residential uses, provided such 6.1 acres may be
parcelized into any number of parcels.
5. Hotel/Conference Space.
315,175 square feet comprised ofa minimum of250 hotel rooms
(including suites) and a minimum of 11,000 square feet of associated
restaurant space, 20,000 square feet of convention
facilities/meeting/banquet rooms, and 30,000 square feet of support retail.
B. Density Conversion.
Upon application to the Planning Department and approval by the City
Council, the de';eloper may seek to con';ert square footage allocated to a
particular land use category to another category. Such conversion may be
granted only if all of the following requirements are met: (i) the developer
establishes that the environmental impacts associated ''lith the revised
square footage allocation are less than or equal to the impacts associated
with the development permitted by this Plan, (ii) developer has completed
a minimum of 518,392 square feet of Professional and Business office
space, 86,580 square feet of retail space, 8,280 square feet of restaurant
space, a cineplex/community theater, and a health club and (iii) there '.vill
be no increase in residential density.
2. Parcel Size
The City Place development project site is 17.7 acres. Subdivision of
the parcel shall be consistent with Vesting Tract Map No. 2004-06
(County No. 16565). In no case shall commercial buildable parcels be
less than 6 acres in size and residential buildable parcels be less than 2
acres III SIze.
11
75A-172
3. Screening
All appurtenances shall be located outside any required setback
and shall be screened from view.
4. Parking
A. As a mixed-use development, the Specific Development
standards recognize the opportunity to share parking
amongst the mixture of commercial uses. In addition the
SD 59 acknowledges that the mix and proximity of
residential units and commercial space allows for the
opportunity for a variety of transportation modes, primarily
walking as an alternative. As such, the following parking is
required:
a. Parking has been calculated utilizing the Urban
Land Institute methodology for shared parking. As
such, the following square footage can be utilized
within the commercial area ofthe City Place
development lJroiect:
1. For the first 21,300 23,300 square feet of
restaurant, 33,800 square feet of retail. and
2,000 square feet of live theater the parking
requirement shall be 410 parking spaces.
11. Any additional development above item
4A.a. i. shall be parked pursuant to the
City's parking standards then in effect.
b. Parking Setbacks
1. Internal Loop Road:
The minimum required setback for the
parking area is 15 feet as measured from edge
of sidewalk.
c. Screening
All appurtenances shall be located outside any
required setback and shall be screened from view.
d. Landscaping:
12
75A-173
1. Landscaping throughout the proiect shall be
in compliance with the landscape plan
attached.
11. The landscape plan shall be fully
implemented prior to the issuance of any
certificate of occupancy.
5. Open Space
A minimum ground level open space shall be provided at a
minimum rate of 60 square feet per unit. This ground level open
space shall be centrally located on the site to provide access to all
units.
Private open space shall be provided at a minimum rate of 50
square feet per unit.
6. Signage
a. All signage shall comply with the Santa Ana Municipal
Code.
b. Prior to issuance of any sign permits or certificates of
occupancy for any building or portion thereof, a
comprehensive sign program for the entire site, including
directional signs and graphics, shall be submitted to and be
approved by the Planning Division.
7. Plaza and Fountain Design
a. The overall plaza design theme shall incorporate a
minimum of** 6 maior pedestrian-level water features
within the commercial area component and ** 7 pedestrian
level water features elements within the residential
component.
b. The plaza landscape palette must include a minimum of
four (4) tree species, to be approved by the Landscape
Development Associate prior to the issuance of any
building permit. The minimum established size for palm
trees shall be 30 feet brown trunk height. Non-palm tree
species shall be a minimum of 20 feet in height and 60-inch
box.
13
75A-174
c. Exterior kiosks, carts or other temporary outdoor uses are
not allowed unless specifically submitted to and approved
by the Planning Commission as noted within Item 5.a. of
this document.
d. Plazas shall incorporate seating, benches and landscaping
to provide visual interest and additional amenities within
the plaza.
e. Pedestrian amenities shall be provided such as lighting,
planters, unit pavers, and bicycle racks.
f. The color and appearance of the plaza furniture products
and other elements must complement the overall plaza
design and building architecture.
g. Benches and pedestrian seating shall be made of a durable
material such as concrete or painted iron and be designed to
minimize effects from vandalism, skateboarding and
weather.
h. Trash receptacles should be located in high-activity areas,
such as plazas and other public open spaces. The style
shall be compatible with other proiect furnishings.
1. Bike racks shall be provided at key activity locations within
the plaza.
1. All street furniture surfaces, pedestrian-level walls and
amenities shall incorporate graffiti resistant coatings.
k. Soft as well as hard surfaced areas shall be incorporated
into the Plaza area. Plaza area paving shall consist of
Quality decorative elements.
1. Lighting height in the plaza area should be at a pedestrian
scale. A range between 16 feet and 22 feet in the plaza area
should be fully illuminated from dusk until dawn. The
overall lighting shall be maintained at one- foot candle and
incorporate other pedestrian-oriented lights, such as lighted
bollards. Uplighting of trees and other site features is also
required.
m. The required plaza area shall include adequate provisions
for the on-going maintenance of all plaza and pedestrian
improvements.
14
75A-175
n. Plans shall include design details. materials and provisions
for the on-going maintenance for all interior public areas
within the plaza area.
8. Public Art
a. Public art valued at one half of one percent of the overall
proiect construction valuation is required. The cost of any
water feature or portion thereof shall not be included for
purposes of complying with the public art requirement.
Public art may be comprised of multiple art pieces.
however. at least one such art piece shall be placed at the
northeast comer of the proiect site adiacent to Main Street
and Memory Lane. The public art should invite
participation and interaction. inspire. add local meaning.
interpret the community by revealing its culture or history.
and/or capture or reinforce the unique character of the new
place. A comprehensive Public Art Plan indicating
compliance with this requirement. and which proposes
specific pieces of art for specific locations or applications.
shall be submitted to the Planning Commission for review
and approval prior to issuance of any building permits
certificate of occupancy. All public art approved by the
Planning Commission in the Public Art Plan shall be
completely installed prior to the issuance of any certificates
of occupancy for the proiect.
b. Art should be sited to complement features such as plaza or
architectural components so that the art is an integral part
of the development site.
c. Public art should be constructed using durable materials
and finishes including but not limited to stone or metal.
d. No art piece provided pursuant to the public art
requirement shall include advertising of any type. including
but not limited to products. services or businesses.
e. All public art provided pursuant to the public art
requirement shall be properly maintained at all times. be
free of any graffiti and shall not incorporate any flashing or
distracting form of illumination.
f. All art pieces approved and installed pursuant to the Public
Art Plan shall remain on the proiect site and may not be
removed without the approval of the Planning Commission.
15
75A-176
B.G: CC&Rs.
Reciprocal easements and Conditions, Covenants, and Restrictions
(CC&RS) tying the overall project together as an integrated development
and providing for joint access, ingress, egress, drainage, property
maintenance standards, trash pick-up operations, circulation and parking
management shall be recorded with the first final map prior to for the first
phase of development. The residential and non-residential portions may
be described in separate sections but they must be tied together by a single
master document. The Master CC&R's shall address trash and reciprocal
use rights in Phase I and Phase II for the residential and commercial
components l:lSeS.
C.l* Building Height.
1. On any lot or portion of a lot in Zone I of the Specific
Development Plan area no building or structure shall exceed ~
50 feet in height, as measured from the lowest adjacent finished
grade.
2. On any lot or portion of a lot in Zone II of the Specific
Development Plan area no building or structure shall exceed 150
feet in height, as measured from the lowest adjacent finished grade.
3. On any lot or portion of a lot in Zone III of the Specific
Development Plan area no building or structure shall exceed 315
feet in height, as measured from the lowest adjacent finished grade.
4. On any lot or portion of a lot in Zone IV of the Specific
De'/elopment Plan area no building or structure shall exceed 45
feet in height, as measured from the lowest adjacent finished grade.
5. Flagpoles and other incidental appurtenances on a building such as
aircraft warning lights, beacons, and architectural features, may
exceed the height limit.
D.&- Setbacks.
1. Setbacks at ground level are established to enhance pedestrian
space throughout the district, create compatible relationships
between existing and future building street elevations and
reco gnize opportunities to create new open space resources, such as
plazas, pedestrian ways and landscaped areas.
-h Except as otherwise indicated, all setbacks shall be measured from
the street side property line to the first building element or
structure. No building, structure, or parking facility shall encroach
16
75A-177
into any required perimeter setback either at or below grade. For
the purpose of this Plan, a street side property line is that line
created by the ultimate right-of-way line of the adjoining public
street. Minimum setbacks are as follows:
a. Main Street (perimeter): The average building setback
shall be 19.5 feet. The minimum setback shall be 8 feet.
This setback area may include hardscape as shown on the
approved site plan. Fifteen (15) feet
b. Lawson Way (perimeter): The average building setback
shall be 18 feet. The minimum setback shall be 7 feet.
Twenty seven (27) feet, 12 ft. for patio walls, fences, or
similar structures enclosing uncovered residential private
open space.
c. Owens Drive Memorv Lane(perimeter): The average
building setback shall be 11 feet 8 inches. The minimum
setback shall be 1 foot 3 feet 4 inches. Hardscape,
landscape and water features shall be provided in the
required setback as shown on the approved site plan.
Fifteen (15 feet, twelve (12) feet to any patio.
d. Concourse Drive (interior street set backs): The minimum
setback shall be 15 feet measured from street curb.
fourteen (11) feet.
2. Required on-site perimeter landscaped setbacks shall not exceed an
aggregate 33% slope.
3. Within the interior of the project, retail canopies may project five
(5) feet into setback area.
4. Due to the integrated mixed use nature of the de'/elopment, subject
to applicable fire safety standards in the Code, and except as
othenvise provided in this Section F, or as may be required for
traffic safety (i.e. line of sight requirements), there shall be no
interior lot line setbacks (i.e., a "zero lot line setback" will be
allowed).
E.~ Site Coverage And Open Space.
1. For purposes of this Section G, open space shall not include private
streets or driveways, roadways or parking stalls. Open space does
include landscaping, walkways, and covered arcades.
17
75A-178
2. The entire project shall deyote a minimum of25% of the aggregate
gross area ofthe non residential parcels in the site to open space.
The site shall devote an aggregate minimum of 11.5 acres to non
residential purposes.
3. The project shall devote a minimum of 35% of the aggregate gross
area of the site used for residential purposes to open space. The
site shall de','ote an aggregate maximum 6.1 acres to residential
purposes.
2.~ Residential open space may be private common area or private
yard but shall in no event include any space provided in balconies
ef required setback areas. The CC&Rs shall require that all
residents be allowed access to all residential common areas in the
project, subject to reasonable restrictions as may be imposed for
security and safety by property management. No required setback
area shall be calculated as required open space.
3.~ Individual parcels or lots will not be limited in site coverage. Each
parcel shall have a minimum 120 feet of street frontage.
4.~ Single family attached residential shall provide a minimum of ~
50 square feet of ground level private yard open space per unit,
which open space shall be adjacent to the living, dining or kitchen
area of each unit. Perimeter fence shall be provided and shall not
exceed five feet in height on the exterior and 42 inches on the
interior.
~+: Both the attached single family housing and Ceondominium units
shall contain a balcony efwith dimensions not less than six feet in
any direction 90 square feet of private open space area.
6.& Pathways from the common area through the private yard open
space shall not be included in the calculation of private open space
area.
F.G,. Parking.
1. l\ll parking, including valet parking or shared parking, shall be as
provided per the Santa .^~na Municipal Code (SAMC) or any
parking yariance approved pursuant to the Code.
2. Non reflective glass storefronts ',','ith open yisibility shall be
utilized at all pedestrian corridor areas pro'/iding access to parking
structures.
18
75A-179
3. .All ramps throughout the project shall not exceed 12% slope ifno
parking occurs on the ramp and 5% maximum slope if parking is
on the ramp.
1. Vertical pedestrian circulation from be10'.v grade and structured
parking shall incorporate elevators, escalators and stairs.
.L~. Vehicular site access points will be provided from Lawson Way,
Main Street and two points from O',vens Drive Memory Lane, as
defined on the site plan.
6. All underground parking shall have mechanical smoke
control/removal.
7. Parking operator shall prepare, submit, and comply '.vith a parking
control plan to the City for revie'.v, pursuant to which the operation
of the parking facilities and duties of the parking operator staff'.vill
be described. Plan shall also include event parking controls and
description or bollard controls.
2.&. There shall be no sharing of residential parking.
~9. Parking gate locations and stacking distances shall comply with
applicable Department of Public Works policies.
4.M. No partitions, walls or other obstructions shall be built or placed
with the attached single family, four car garage~ preventing the
spaces from being used by residents and guests for the parking of
vehicles.
5.U. Recreational vehicle, boats. trailers or similar storage is prohibited
on-site.
12. L^JI ramps throughout the project shall not exceed 12~<' slope ifno
parking occurs on the ramp and 5% maximum slope if parking is
on the ramp.
6.H. The townhouses shall be designed with vertical roll-up garage
doors.
7.+4. All paved areas shall be sloped to drain. Finished slope of areas
paved with asphalt concrete (AC) shall be not less than one
percent. Finished slope of areas paved with portland concrete
cement (PCC) shall not be less than one-half of one percent.
Portland Cement concrete gutters shall be installed to receive
19
75A-180
drainage from asphalt concrete paved areas; such gutters shall be
not less than three feet in width.
8.~. Residential parking is calculated separate from commercial
designated parking and no provision is made for shared parking
consideration.
9.+6. All parking areas shall be surfaced with material so as to provide a
permanent surface capable of withstanding the type of vehicular
traffic to which such an area is likely to be subjected as follows:
a. Covered Parking Areas - Passenger vehicle parking areas
within or under building shall be paved with Portland
Cement Concrete with a minimum compressive strength of
2,000 p.s.i.
b. Open Parking Areas (Phase I) - Parking areas other than
those within a building may be paved with asphalt concrete.
Asphalt concrete pavement shall be a minimum thickness
of three and one-half for passenger vehicle parking areas.
Thickness of asphalt concrete may be reduced to a
minimum thickness of two inches for passenger vehicle
only traffic, provided an approved aggregate base course is
constructed under the asphalt pavement. The minimum
thickness of such base course shall be four inches.
c. Surfacing, Parking or Drive Aisles - All off-street parking,
vehicle maneuvering areas, turn-around areas, driveways,
and private streets, shall be surfaced, and thereafter
maintained with Portland Cement Concrete poured to a
minimum thickness of 512 inches.
lQ,:!-1. Paved areas shall be designed to carry surface water to the nearest
practical street, storm drain, or natural watercourse. Concentrated
flows of water from parking areas shall not flow by gravity over
any public property or pedestrian walkway, but shall be collected
in an appropriate manner within the property confines and
conducted under the sidewalk.
11.-1-8. All parking areas shall be maintained in a safe and sanitary
condition free of dust, mud, or trash, and shall be kept in good
repair. Any alteration, enlargement, maintenance or repairs shall
be pursuant to the aforementioned standards.
20
75A-181
lb-l-9. All parking spaces shall be double striped in a manner clearly
showing the layout of the intended parking stall. Such striping
shall be maintained in a clear, visible and orderly manner.
G.H: Loading Areas.
1. Entrances and exits to loading facilities should be limited in
number and shall not interfere with the flow of traffic along the
perimeter streets.
2. Loading areas should be located so as to minimize potential for
intrusion into residential portions of the project and adjacent
neighborhoods while allowing for efficient utilization by
commercial users.
3. Loading areas shall be located and designed to minimize direct
exposure to public view. These areas shall be screened with
landscaping and walls to reduce visual impacts.
4. Loading areas shall be visibly separated from public entrances and
parking areas.
5. Loading stalls shall be designed to not interfere with circulation or
parking, and to permit trucks to fully maneuver on the property
without backing up from or onto a public street.
6. Loading areas shall be graded to drain surface water to an alley,
street or public storm drain. Surface water shall be conducted
under any intervening public sidewalk by a drain approved by the
Public Works Department and in accordance with a valid NSDES
Permit. Under no circumstances shall surface water be allowed to
collect in pedestrian areas.
7. The surface area used for any loading activity shall be paved with
not less than 4 inches of asphaltic concrete on 8 inches of crushed
rock base, or with 5 ~ inches of Portland concrete cement. Soil
conditions or the nature ofthe trucking activity may necessitate
greater requirements as determined by the Division of Building
and Safety and a soils report prepared by a licensed soils engineer.
8. Each loading space aligned with and directly adjacent to a parking
space shall be clearly designated, "LOADING ONLY."
9. At a minimum, separate loading areas shall be designated on the
approved site plan or any modification thereto, for each efHee
building and adjacent retail shops/restaurants; the cineplex, health
21
75A-182
club and adjacent shops/restaurants; the hotel and conference
facility; and the high rise residential tower (2 service truck stalls
plus one stall for trash removal).
10. All A loading areas for the project shall be able to accommodate a
55 foot semi-trailer for the Building E.
H.l: Storage Areas/Mechanical Equipment.
1. All mechanical equipment shall be screened below parapets and
situated to minimize visual impacts viewed from the office towers.
2. No outdoor storage shall be permitted.
3. There shall be no exposed television, ham radio, dish or other
antenna.
Lh Refuse Collection Area.
1. A refuse collection area shall be located at each loading dock per
approved site plan.
2. All outdoor refuse collection areas shall be visually screened from
access streets and adjacent property by a complete opaque screen
or by rolldown screened doors, or by landscaping and fencing.
3. No refuse collection areas shall be permitted between a frontage
street and the building line, unless adequate screening is provided.
1. Except for the attached single family residential uses, all trash and
refuse shall be collected, compacted and stored internally at
centralized areas. Refuse will be picked up at truck loading areas
in accordance 'l/ith the City's vendor's schedule, trash pick up
operation agreement and the CCR'S for the project.
4.~. The attached single family residential uses in the project '.vill
incorporate a trash pick up mechanism 'vYhereby trash ',,,,ill be
collected at each unit and carted to a centralized area. No heavy
trucks shall be used on the internal road between the single family
attached residential units for trash collection, The commercial and
residential uses shall provide a trash pick-up operation agreement
and this provision shall to be included in the CC&R's for the
project.
22
75A-183
~6. Each trash enclosure shall have a minimum of six inch concrete
slab in front of the enclosure that is at least the same dimension as
the trash enclosure.
6.':/-. Townhouse unit trash vestibules shall be designed with a hose bib
for washing out the area.
7.8. All trash enclosures throughout the project shall be designed with
metal doors.
J.~ Telephone, Electrical, Water, Gas, Cable TV, Storm Drains and Sewer
Service.
1. All "on-site" utilities shall be placed underground.
2. Transformers or terminal equipment shall be visually screened
from view from streets and adjacent properties and may be located
in concrete vaults below grade.
3. There shall be no exposed downspouts, scupper drains, electrical
or mechanical limes on the building. All mechanical equipment
shall be screened from view in an architecturally integrated
manner.
4. All residential units shall be separately metered for electrical, gas
and water service.
5. Sanitary sewer, storm drainage and water service shall be designed
as a private system on-site. There shall be private water meters as
outlined in Section 34-313.5 of the Santa Ana Municipal Code.
6. The utility lines in the townhouse drive aisle shall be laid out so as
to not prevent the planting of trees and other landscape material in
the drive aisle area.
L. Public Transit.
A bus turnout lane and bus shelter shall be incorporated along Main Street.
Bus shelters may be free standing pergolas, arcades or recessed covered
waiting areas, all as consistent with the Orange County Transit Districts:
Design Guidelines for Bus Facilities and the Code. .^.. monorail station or
other rail rapid transit passenger station may be located adjacent to or
incorporated into retail uses on the site.
23
75A-184
K.M. Maintenance.
The entire project shall be maintained to exceed community standards for
attractive and sanitary conditions. The CC&Rs for the project shall set
forth the maintenance procedures applicable to the project. A
maintenance agreement approved by the Executive Director of Public
Works Agency shall be executed with the City for the maintenance of
special pavement treatment, planting, street lights, etc. in the public right-
of-way and in required easement areas. This agreement shall be executed
with the City prior to recordation of any subdivision map and included or
referenced in the CC&Rs for the project.
24
75A-185
PART IV.
DESIGN STANDARDS
A. Interior Streets
1. Concourse Drive.
The tone and pedestrian experience of the project will be largely
determined by "Concourse Drive," a wide interior street which will
meander curve through the project. The Concourse is intended to
lend a unifying component to the project as well as link different
uses together.
a. Concourse Drive will consist of a 34' road bed with
minimum 14 feet walkways on either side covered arcades
may count up to nine rectalinear feet of the walkway.
b. Concourse Drive will not be a public street, but will be
open to the public subject to parking management rules and
regulations as approved by the City and contained in the
CC&Rs for the project.
c. All pedestrian walkways will be separated from the
vehicular areas by curbs and gutters.
d. Handicapped access ramps will be provided per the Code.
e. Concourse Drive will be designed to accommodate fire
trucks, semi-trucks, and other service vehicles.
f. Concourse Drive, including all roadways, walkways,
landscaping, furniture and fixtures will incorporate high
quality materials and enriched paving. The overall effect
should include dramatic lighting of landscaping, signs and
buildings.
g. Street furniture and pedestrian shelters are elements that
would contribute well to the unified street edge. One style
will be used throughout Concourse Drive in order to create
a unique sense of place. Seats, benches, trash receptacles,
bicycle racks, telephones, light fixtures, potted plants,
signage and banners consistent with the architectural
themes and concepts and other miscellaneous street
furniture shall be included in a coordinated manner
throughout the Concourse area.
25
75A-186
h. Tree wells shall be a minimum of three feet by three feet
with protective tree grates and collars.
2. Single Family Residential Internal Streets.
a. The internal circulation road within the residential
component of the project will have a minimum 22' wide
paved roadbed and a minimum 3 ft. of landscaping on
either side. The road is intended to serve as an internal
road open to residents and their guests, Property
management, garbage carts, etc., but it will not be a
publicly dedicated street. No heavy trucks will be allowed
on the internal road.
b. The internal circulation road will incorporate high quality
masonry paved materials betv;een throughout the
residential units.
c. The internal residential road \vill be secured from general
public access through the use of decorative gates and other
security devices, as indicated on the site plan.
3. Vehicular Loading Access Roads.
a. Service roads will incorporate asphaltic concrete paving
with curbs and gutters.
b. All service roads will be accessible by semi-trucks (wheel
base 50) and service vehicles.
c. Colored paving materials and concrete may be used as
accent materials at entry locations (not including public
right-of-way or required easement areas) on the property to
visually define entryways.
B. Building Mass, Form And Architectural Style.
One critical component of the Main Street Concourse design is the
consideration of architectural style, mass and form. Architectural style
shall impart a distinct building image. Mass shall relate to the desired
scale and form shall be used to lend interest to the overall effect of the
mixed use development.
1. Building masses shall be simple in form and composed of strong
geometric shapes including rectilinear forms with facade
variations, round, columnar, stepped (terraced) or pyramidal
26
75A-187
shapes. Building mass forms may be composed of ornate
historical building styles or a combination thereof.
2. General building form shall be indicative of the functions that take
place within. Pedestrian spaces and entrances should be apparent
and ceremonial.
3. Internal building structure shall be delineated with clear definition
of floors and vertical supports.
4. Large flat unarticulated building faces shall be avoided.
5. Window fenestration must be carefully orchestrated to complement
the basic masses, provide scale and modulation of building
surfaces and to allow perferation of solid shapes.
6. The mass form and orientation of commercial buildings must be
sensitive to adjacent residential areas and pedestrian linkages.
7. Building forms may be exaggerated to express a particular style.
8. Special architectural enhancement shall be included at the
pedestrian level of all commercial and retail buildings by utilizing
added facade articulation and detail variation.
C. Materials.
The use of quality materials and detailing on highly visible surfaces will
add elegance and maximize the statement of the style of the development.
The Main Street Concourse City Place development will embrace
innovative uses of contemporary architectural materials.
1. Colored ceramic tiles, glass blocks, stucco, plaster, masonry, stone,
and colored wood or high quality metallic trims are acceptable
finish materials.
2. Textured and smooth concrete, decorative or textured concrete
blocks, or steel and high quality metallic panels are appropriate
building materials.
3. Non-reflective glass shall be used at pedestrian level for viewing
and window shopping purposes. Reflective glass at upper levels is
acceptable, but shall be compatible with the design style of the rest
of the Main Street Concourse City Place project.
27
75A-188
4. The use of cloth awnings, fixed canopies, metal hand rails and
other elements which cover and protect windows and pedestrian
areas are encouraged. Signage on such elements must be
consistent with the sign requirements contained in this Plan.
5. Monolithic glass surfaces may be used with other accent materials
in a visually harmonious manner in special applications as accent
but should not be used as the dominant architectural theme.
Structures utilizing glass curtain walls as the predominant design
element are not permitted.
6. High rise buildings (including office buildings, the high rise hotel
and high residential) shall incorporate multi faceted exterior
facades and varied rooftops with set back lines.
6.+. Glass storefronts shall be provided facing all streets, Concourse
Drive, and the majeF pedestrian oriented public plaza~ adjacent to
Concourse Drive, and the elevated pedestrian system.
7.&. All building and site finish materials, colors and designs shall be
reviewed and approved by the Planning Division prior to submittal
to Building Division Plan Check.
8.9. Security gates for storefronts, if provided, shall be designed inside
of the buildings.
D. Color.
1. Choices of color should promote a lively, festive and warm
atmosphere. Dull colors should be avoided or used in limited
amounts. In general warm contrasting colors should prevail with
bright colors and pastels used for accent and detailing. A sense of
pageantry shall be promoted through the use of color on signs,
lighting, flags and banners and other devices.
E. Public Art.
Various forms of public art may be integrated into public spaces (not
including public right-of-way) throughout the project.
F. Detail.
1. Reveals, recesses and other architecturally sculptural elements
shall be used to accent key features of the architectural design.
28
75A-189
2. Upgraded light fixtures, door and window details and other feature
items are encouraged.
3. Banners, flags and other colorful devices may be used to
accentuate linear relationship at outdoor areas but only when
approved in conjunction with the signage program as set forth
herein.
4. All buildings shall incorporate architectural detail, multiple
materials, generous landscaping, lighting effects and strong
architectural design themes to soften building mass.
5. All architectural elements including building components shall be
part of an integrated design. The entire project shall have a
cohesive statement of theme and style.
29
75A-190
PARTV.
LANDSCAPE MATERIALS AND DESIGN
The design guidelines outlined here will assist in achieving a distinctive
development character for the project while ensuring compatibility between
commercial and adjacent residential land uses. These plants are recommended,
however, actual plant choices may be substituted depending on experience and
actual soil conditions.
The high quality of the development is reinforced through the coordinated design
and selection of landscape and paving materials, and emphasis on unique
landscape features. The following categories are addressed:
1. Main Street, Owens Drive and La'Nson \Vay setback areas.
la. Main Street, Owens Drive and Lawson 'Vay setback areas (Phase
lIt
2. Main Street, Owen Drive and Lawson Vial' street frontage areas.
3. Main Street and O..;ens Drive planted medians.
1. Residential areas.
5. Interior pedestrian street.
6. Multi use office forecourt.
7. Hotel entry court.
8. Parking structure screen planting.
29. Temporary landscape adjacent to undeveloped parcels.
310. General notes.
As phases are implemented, landscape plans (including landscape plans for any
temporary parking areas) shall be approved which are consistent with and
implement these concepts of Exhibit A and B. Detailed landscaping plans
prepared by a landscape architect, shall be submitted to and approved by the City
of Santa Ana Planning Department and Public Works Agency (for public right-of-
way areas) prior to issuance of a building permit and installed prior to issuance of
a certificate of Use and Occupancy for the phase in question. Off-site landscaping
shall be approved by the Department of Public Works as part of any street
improvement plans.
^
.L.L.
Main Street, O','/ens Drive And Lawson Way Setback Areas.
To create a unifying element surrounding the project area, a landscaped edge will
be maintained adjacent to Main Street, Owens Drive and Lawson 'Vay rights of
'Nay. The edge will contain formal street tree plantings with turf and pa';ing
belo'.v.
1. Main Street Phase 1.
The Main Street parbvay area designated in Phase I will
incorporate a formal row of street trees planted in a three foot
30
75A-191
square planter \vithin the standard City sidewalk and parkTvay of
10 feet as measured from the face of curb. The installed street
trees will continue throughout the entire length of the project. An
additional area of landscape, inside the property line, \vill
contribute to create a consistent urban landscape image. This area,
varying in size from 15' minimum to 95 feet maximum, of large
sculptural ground cO'/er berms with trees planted in formal
alternating patterns will provide a beautiful green buffer from the
adjacent traffic and creates a pleasant, pedestrian scaled transition
for the office tower employees and visitors. A large evergreen
hedge occurring along the total length of the Main Street site
functions as a visual screen from the required on grade parking lot.
.^.. '/ery special sculptural garden with large informal canopy trees
will become the major focus during Phase I. Turfwill be
consistently used as the ground plane landscape treatment along
the northwest frontage.
At the comer of Main Street and Owens Driye, a large sculptural
groundcover berm with formal, alternating arrangement of trees
becomes the strong landscape transitional element. f.. continuation
of the same landscape vocabulary occurs around the comer of
Owens Drive.
Suggested minimum clements of this streetscape area are as
follows:
(a) Street Tree: Arecastrum romanzoffianum Queen Palm.
Size: 15' tall (brown trunk height).
Spacing: Planted at 30' on center when not preyented by
traffic sitelines, BCR and ECR setbacks, light standards
and fire hydrant clearances or underground utility lines, i.e.
lighting, gas, electrical, '.vater, seVier, etc.
(b) Perimeter Backdrop Tree: Gleditsia triacanthos inermis
Skyline Honey Locust.
Size: 36" box.
Spacing: 30' on center spacing.
(c) Parking Lot Tree: Brachychiton populnous Bottle Tree.
Size: 24" box.
31
75A-192
Spacing: spaces. One tree every four to five parking
spaces.
Note: Trees are to be planted in over sized boxes to
facilitate future reuse of the trees on the project.
(d) Sculpture Garden: Koelreuteria bipinnata Chinese Flame
~
Size: 18" to 60" Box.
Spacing: Informal.
(e) Parking Lot Hedge Sh.llb: Ligustrumjaponicum
"Texanum" VlaxleafPrivet.
Size: 5 gallon.
Spacing: 30" on center.
(f) Landscaped Berm: Hypericum calycinum 1^1aron's Beard.
Size: Flats.
Spacing: 8" on center, triangular spaced.
(g) Turf: Marathon Fescue II Fescue blend.
Size: Sodded.
la. Main Street Phase II
The Main Street streetscape will be landscaped with 15 feet of turf
adjacent to the curb and an additional 10 15 feet of accent paving
along the retail building frontage. Traditional parkway sidewalks
shall occur at all locations not adjacent to a retail building. The
sidev/alk area ,vill accommodate pedestrian traffic along Main
Street, and provide easy access to retail businesses. Turf planting
extends five feet inside of the property line. }1 water feature on
site will draw ','isitors into the project and provide a major focus.
/\. wide range of landscape features such as seatv/all rings and
accent pots with topiary trees will animate the street, all per the
approved site plan.
At the comer of Main Street and OV/ens Dri'le, a ring of accent
paving and turf provide a base for a sculptural accent feature the
feature occurs inside the property line and acknowledges the
importance of this comer as a pedestrian access point. A allea of
orchid trees leads pedestrians into the Central Court.
32
75A-193
Detailed right of 'Nay improvement plans containing the above
descriptive scenario 'Nill be presented to the Public Vlorks Agency
for approval. That plan may be altered subject to requirements of
that Agency.
Suggested minimum elements of this streetscape are as follows:
(a) Street Tree Arecastrum rosanzoffianum, Queen Palm,
Size: 15' tall (brown trunk).
Spacing: 30' on center.
(b) Secondary Mall Tree Gleditsia triacanthos inermis
"Skyline"; Honey Locust.
Size: 48" Box
Spacing: 30' on center.
(c) Seahvall Rings 18" high x 20" ',vide, poured in place
concrete.
Tree: Gleditsia triacanthos inermis Skyline Honey
Locust.
Size: 18" Box
Groundplane: .'\nnual color.
Size: 1" pots.
Spacing: 8" on center.
(d) Bus Drop Off Area Koelreuteria bipinnata, Chinese Flame
+Fe&.-
Size: 18" to 60" Box.
Spacing: Informal.
(e) Center Court Bauhinia ,<,allegata, Purple Orchard Tree.
Size: 21" Box.
Spacing: 1 0' on center, planted in raised seat planters.
(f) Accent Pots/Small Topiary Tree Syzygium paniculatum,
Brush Cherry.
Size: 24" Box.
Spacing: 24' on center, planted in pots in a formal rO'N.
33
75A-194
(6) Turf: Marathon Fescue II Fescue blend.
Size: Sodded
(h) Landscaped Berm Marathon Fescue II Fescue blend.
Size: Seeded.
Note: .Architectural berm (less than 3') to screen any
interim parking.
2. Owens Dri'le Phase I.
The Owens Drive setback area in Phase I 'Nill be landscaped in a
formal ro'.v of street trees planted in tm-ee foot square planters v/ith
approved root barriers within the typical City of Santa .Ana
sidev.'alk standards and a 10 f-oot parkway for the portion of street
frontage betv.'een Main Street and the Hotel site. From the Hotel
site eastvlard to Lawson Way the spacing oftrees will be
informally spaced to accentuate the park like spacing f-ound in the
adjacent medians and Santiago Park streetscape. The installed
street trees will remain planted '.vhere there will be no circulation
conflicts vlith future phasing. }1 large sculptural ground coyer
berm planted with a f-ormal row of alternating perimeter trees will
screen the required on grade parking lot. Turf and groundcover
areas expand significantly at the residential area. Easy pedestrian
access is provided along the street, and buffered from adjacent
','ehicles. Service entrances and utilities are screened from viev,'
with buffer planting.
Suggested minimum elements of this streetscape area as follows:
(a) Street Tree: Platanus acerfolia London Plane Tree.
Size: 24" Box.
Spacing: 35' on center spacing when not prevented by
traffic sitelines, BCR and ECR setbacks, light standard and
fire hydrant clearances or underground utility lines, i.e.
lighting, gas, electrical, water, se'Ner, etc.
(b) Perimeter Tree: Gladitsia triacanthos inermis Skyline
Honey Locust.
Size: 36" Box.
75)(-195
Spacing: 30' on center.
(c) Parking Lot Tree: Brachychiton populneus Bottle Tree.
Size: 24" Box.
Spacing: One tree every four to five parking lot spaces.
(d) Landscaped Berm: Hypericum calycinum Aaron's Beard.
Size: Flats.
Spacing: 8" on center, triangular spaced.
Note: .:\rchitectural berm (less than 3') to screen any
interim parking.
(e) Front yard Tree: Bauhinia yariegata Purple Orchard Tree.
Size: 21" Box.
Spacing: 15' on center.
(f) Groundcoyer: Myaporum parvafolium Drought tolerant
variety.
Size: Flats.
Spacing: 12" on center, triangular spaced.
(G) Turf: Marathon Fescue II Fescue blend.
Size: Sodded.
The landscape treatment for development categories 3 to 9
':lill be the same application for Phase I and Phase II.
2a. O'l/ens Drive Phase II
The OVlens Dri','e streetscape area will be landscaped with 15 feet
of turf adjacent to the curb (five feet inside of the property line)
and an additional 11 feet of accent paving adjacent to retail
building frontage. Traditional full width side'.valks are required in
all areas not adjacent to retail area. Turf and groundco'ler areas
expand significantly at the residential area. Easy pedestrian access
is provided along the street, and buffered from adj acent yehicles.
Service entrances and utilities are screened from view with buffer
planting, per the approved site plan. The street setback of the
project along Owens Drive adjacent to Santiago Park shall be
75A~196
designed to match plant material and design concepts of Santiago
Pafk:.:
A detailed specific plan containing the above descriptive scenario
will be presented to the Public \7.[ orks ,^...gency for approval. That
plan may be altered subject to requirements of that Agency.
Suggested minimum elements of this streetscape area are as
follo....,s:
(a) Street Tree: Platanus f...cerfolia London Plane Tree.
Except at retail
Size: 24" Box.
Spacing: 35' on center 'Nhen not prevented by traffic site
lines, BCR and ECR setbacks, light standard and fire
hydrant clearances or underground utility lines, i.e.
lighting, gas, electrical, water, se'.ver, etc.
(b) Secondary Mall Tree Gleditsia triacanthos "Skyline",
Honey Locust; size: 18" box @ 30' 0" on center in formal
feW:-
(c) Screen Tree Eucalyptus sideroxylon "Rosea", Red
Ironbark; size: 21" box @ not less than 12' 0" on center
spacing informal arrangement.
(d) Front yard Tree Bauhinia vallegata, Purple Orchard Tree;
size: 21" box @ 12' 0" on center diagonal spacing.
(e) Garage Vent Screening (a dense vertical hedge screening
and buffering garage 'Ients from the public): Syzgium
paniculatum, Bush Cherry, size: 15 gal. @ 15' 0" on center
planted in a formal hedge row.
(0 Groundcover myaporum parvafolium drought tolerant
variety, flats @ 4' on center spacing, triangular spacing.
(g) Turf Types Marathon II, Fescue blend sodded; shall be
consistent throughout project.
3. Owens Drive and LU'.vson \-Vay Intersection.
Suggested minimum element ofthis streetscape are as follO\vs:
36
75A-197
(a) Street Tree Platanus acerfolia, London Plane Tree; size: 2
4" box @ 35' 0" on center spacing in a formal rO'lI.
(b) Secondary Tree Schinus molls, California Pepper; size:
21" box @ 20' 0" to 10' 0" on center informal spacing.
(c) Shrub Types Bougainvillea 'Raspberry Ice', size. 5 gal.
informal spacing. Ceanothus' ,Julia Phelps', size: 5 gal.,
informal spacing. Myoporum 'Pacificum', size: 5 gal.,
informal spacing.
(d) Turf: Marathon Fescue II Fescue blend sodded
1. Lawson Way.
Suggested minimum elements of the streetscape are as fo11o\'/s:
(a) Street Tree Melaleuca leucodendron quinquenervia,
Cajeput Tree; size: 21" box @ 30' 0" on center, planted in
a formal ro\-".
(b) Front Yard Tree Bauhinia '/ariegata, Purple Orchard Tree;
size: 24" box @ 12' 0" on center diagonal spacing.
(c) Residential Arriyal Court Lagerstroemia indica (multi
stem), Crape Myrtle; size: 21" box @ 15' 0" triangular
spacing, informal.
(d) Turf Types Marathon II, Fescue blend sodded. Shall be
consistent throughout project.
B. Main Street And Owens Dri'le Planted Medians.
1. Main Street.
(a) Street Tree Pinus canariensis, Canary Island Pine, size:
21" box @ 35' 0" on center spacing.
(b) Turf Types Marathon Fescue II, sodded, v/ith berm shall
be consistent throughout project.
2. O'Nens Dri'le.
(1) Street Tree Platanus }~cerfolia, London Plane Tree, size:
21" box number spacing and arrangement as specified.
37
75A-198
(2) Turf Types Marathon Fescue II, sodded. Turfblend to
match ','lith existing turf.
C. Residential Areas.
1. Recreation Areas.
(a) Trees
Eucalyptus sideroxylon "Rosea", Red Ironbark;
size: 21" 60": box, IS' 0" to 20' 0", informal
spacmg.
Brachychiton populneus, size: 21" 60" box, IS' 0"
to 25' 0", informal spacing.
Schinus terebinthifolius, Brazillian Pepper, size:
24"-60" box, 15'-0" to 35'-0", informal spacing.
(b) Accent Trees
Archontophoenix cynninghamiana, King Palm;
size: 20' 0", brown trunk, 12' 0" to 20' 0", informal
spacmg.
Washingtonia filifera, California Fan Palm, size:
20' 0", brown trunk, 12' 0" to 20' 0", informal
spacmg.
(c) Barbecue kiosk/recreation building 20'x20' square.
(d) Pool and Spa 25'x50' pool and 10' diameter spa. Formal
character.
2. Interior Common Open Space.
(a) Interior Walk Tree (i) Tristania conferta, Brisbane Box;
size: 36" box, 25' 0" on center spacing; (ii) Heteromeles
arbutifolis, size: 36" box, 25' 0" on center spacing.
(b) Turf Types Marathon Fescue II, Fescue blend seeded.
Shan be consistent throughout project.
(c) Vine Pockets an three story "van, hebcrtia scandens or
antignon leptopus, 15 gal., 15' 0" on center.
38
75A-199
(d) Groundcovers drought tolerant variety, flats @ 4" on
center, triangular spacing.
(e) Accent Paving At base of building at pool areas, path
system, auto courts and arrival court. Saw' cut concrete
with integral color.
(f) Stream Water Feature informal character, linking pool
area with hotel porte cochere. Multiple accent planting.
(g) Lattice Trash Enclosure (Phase I only) vine covered
trellis structure. Bougainvillea 'San Diego Red', 15 gal. @
15' 0" on center spacing. 'Wisteria sinensis, Chinese
Wisteria; size: 15 gal. @ 15' 0" on center spacing.
(h) Residential Internal Road
Grewia cafra, 15 gallon, espallier
Liriope spicata, 1" pots
Heteromeles arbutifolia or lagerstroemia indica, 15
gallon.
3. Private Open Space:
(a) Patio Tree Heteromeles arbutifolis or Rapheolepis Indica
tree form cultivar, size: 21" box, informal spacing.
D. Concourse Drive.
1. Street Tree V/ashington filifera, California Fan Palm; size: 25'
0", brovlll trunk @ 30' 0" on center spacing, planted in a formal
arrangement.
2. Ornamental Street Lighting size. 20' 0" high @ 30' 0" triangular
spacing '.vith plan trees.
3. Ornamental Pots planted with annual color. Pot to match size
furnishing selection. Flats @ 4" on center spacing.
4. Garage Vent Screening (a dense vertical hedge screening and
buffering underground garage vents from the public): Syzygium
paniculatum, Bush Cherry, size: 15 gal. @ 3' 0" on center, planted
in a formal hedge ro\v.
39
75A-200
5. .Accent Paving through interior street. Sa'.'! cut concrete, with
integral color.
E. Pedestrian Oriented Public Plaza.
1. Formal arrangement in tree grates. Palm Bosquet Washingtonia
filifera, California Fan Palms, size: 25' 0", brown trunk, 20' 0" on
center spacing.
2. Central Fountain formal circular water feature 'Nith vertical spray
jets:
3. Accent Paving saw cut concrete, integral color, throughout
forecourt area, exc1usi'!e of public rights of way or required
easements.
F. Hotel Entry Court.
1. Street Tree \Vashingtonia filifera, California Fan Palms, size:
25' 0", brown trunk, 35' 0, on center, planted in formal
arrangements in tree grates.
2. Entry Dri'!e Tree Jacaranda mimosifolia, Jacaranda; size: 60' box
planted in formal arrangement.
3. Ornamental Pots planted ''lith annual color.
4. Turf Types Marathon II, Fescue blend sodded; shall be consistent
throughout proj ect.
5. }~ccent Paving throughout saw cut concrete, integral color.
G. Parking Structure Screen.
Landscaping shall be used to soften visual impact of all parking structures.
The use of vines is encouraged.
1. Screen Trees:
ea) Eucalyptus Citriodora, lemon scented gum, size: 36" box,
15' 0" on center spacing, informal spacing.
eb) Podocarpus macrophyllus, Yew Pine, size: 36" box, 15' 0"
on center spacing, formal arrangement in a row.
40
75A-201
2. Screen sh..-ubs at groundplane. Syzygium paniculatum, Bush
Cherry; size: 15 bal. @ 15' A" on center spacing.
3. Ornamental groundcovers. Drought tolerant groundcovers, flats 1"
on center, triangular spacing.
4. Vines: Suggested types: Parthenocisns Tricuspidata, size: 15 gal.
@ 15' A" on center spacing; Bouganvilla species, size: 15 gal. @
15'0" on center spacing; Ficus Pumila, size: 15 gal. @ 15'0" on
center spacing; Antigonon Ceptopus, 15 gal at 15 f1. O.c..
A.Il,. Temporary Landscape Adjacent To Undeveloped Parcels.
Areas of the site not developed in the initial phase shallmav be developed
as surface parking and if so developed shall comply with the following
standards. A temporary landscape will be installed in all undeveloped
areas.
1. Setback Areas - Will be fully planted with turf, trees and
ornamental groundcover.
2. Parking Areas - Trees equal in number to one (1) per each ten (10)
parking stalls, size: minimum 15 gallon. (These trees shall be
arranged in eight and one-half (8-1/2) feet by eighteen (18) feet
minimum planting bays surrounded by 6" high curb).
3. Berm - Architectural berm of sufficient height (but no greater than
3 feet) to screen surface parking lots shall be installed along Main
Street and Owens Drive. Berm will be fully landscaped, and the
size, number and type of planting shall be in accordance with the
City's commercial development standards. Turf areas shall not
exceed four to one slope.
4. Canopy Trees - Planted informally will supplement streetscape
plantings. Size: minimum 24" box. Species to be determined.
The size, number and spacing shall be in accordance with the
City's commercial development standards.
5. Turf Types - Shall be consistent throughout project (Marathon II)
6. Shrubs - Shall be used for screening of parking areas and for
special effects at building entries.
7. Special Sculptural Features - Will accent undeveloped parcels,
prior to project buildout.
41
75A-202
B.-h General Notes.
1. All landscaping shall be maintained in a healthy and attractive
condition. Maintenance should be carried out in accordance with
established horticulture practices. Irrigation problems must be
resolved promptly to assure plant survival. Prior to planting soil
must be property prepared to assure plant survival.
2. Textured concrete paving in the short term parking will be sealed
for ease of maintenance and protection from vehicle oil leaks.
3. Planter areas in the slab over underground parking will be sealed
for water proofing \vith asphalt coating and a liner.
3.4: No use of Queen Palms for the project interior areas.
4.~. No electrical, mechanical or plumbing apparatus shall be located in
required setback areas.
6. Vine pockets and/or fenestration shall be pro'?ided at all three story
walls of single family attached housing to minimize the blank
garage \valls.
5.+. All landscaped areas shall be irrigated using an automatic
irrigation system. A schematic irrigation system employing pop-
up type sprinkler heads, backflow preventer, automatic time clock,
and where applicable, a quick coupler adjacent to all trash
enclosures shall be provided.
6.&. On site trees will be spaced in coordination with required existing
parkway trees.
7.9. The development will provide double-staking for all newly planted
trees (on and off site).
8.M. Only low shrubs and/or ground cover shall be planted in landscape
areas used for parking overhang.
9.++. Planting and landscape walls shall be used to screen all
appurtenances, such as transformers, meters, trash enclosures, air
conditioning units, etc.
1Q,.R. Phasing oflandscape implementation shall be compatible with the
construction schedule for the entire project, as per the approved
site plan.
42
75A-203
II.g. All fountains and water features throughout the project shall be
plumbed for non-potable "gray water" for conversion when such
water is available.
12.-1-4. A xeriphytic landscaping materials and irrigation design shall be
used for this project. In addition, the plant palette along the
southerly edge of the proiect shall mffi:ef be compatible with that
of Santiago Park, where the park is adjacent to the project.
43
75A-204
PART VI.
SIGNAGE
A. Intent.
Every sign in the Main Street Concourse City Place project will be part of
a planned sign program which will be submitted for ;e~lanning department
Division review and approval in accordance with the criteria set forth in
this Plan and SAMC Divisions 3 and 4 of Ordinance No. NS 2116
(Sections 11 880 through 41 891 of the Code adopted March 18,1991).
The purpose of this section is to set forth permitted sign types and provide
minimum standards for signs within the Main Street Concourse City Place
Specific Development Plan. Consequently, this document identifies and
specifies those design criteria for the planned sign program which are
different than those set forth in the Code. In considering the planned sign
program, the provisions of the Plan shall control.
The Main Street Concourse City Place project is envisioned as a superior
quality urban-style mixed-use complex, and architecturally spectacular em
commercially restrained. Environmental graphic design will be innovative
and attractive but never excessive. Tenant identification on the perimeter
of the project (i.e. external signage) will be held to a practical minimum.
However, it is critical that the internal signage, particularly the signage
along the Concourse, be compatible with the kind of exciting dynamic
environment which is intended to be created. For the purposes of this
Plan, the "interior" of the Main Street Concourse project is depicted on
Exhibit B attached hereto, and incorporated herein.
B. Sign Message Categories.
The project sign program shall address the following categories of
information:
. Project and major facilities identification at site entries
. Tenant identification signage
. Regulatory vehicular signage
. Directional vehicular signage
. Street identification
. Informational pedestrian signage
. Directional pedestrian signage
. Building identification signage
. Site directories and orientation maps
. Service signage
. Parking level and area identification signage
. Visitor directional and informational signage
. Building address signage
. Building/site directories
44
75A-205
. Elevator identification and fire/life safety
. Office tenant identification signage
. Typical door identification signage
. Restroom and telephone identification signage
. Operation information signage
. Electronic cinema marquee
. Loading dock information
. Loading dock numbers
. Bus and taxi identification
. Bus and taxi loading and unloading information
. Construction barricade
. Fixed Guideway signage (future)
C. Physical Sign Types.
Physical classification of project signage will be by the following
categories:
1. Freestanding signs.
2. Wall/canopy signs.
3. Projecting signs.
4. Marquee signs (Theater Only).
5. Under canopy/window/hanging signs.
6. Major building identification.
D. General Criteria.
The following design guidelines generally address the design criteria for
the sign program.
1. Color and typography of signs will be evaluated on the basis of
aesthetics and legibility rather than conformance to strict criteria.
2. Intermittent lights, bare bulbs, neon, illusions of motion, or other
mechanical movement are acceptable only within the interior of
the project. Such signage could be used with respect to the theatre,
health club, or restaurants. Such signs shall not be visible from the
perimeter public right-of-way or the residential development in the
proj ect.
3. Well designed pageantry systems consisting of flags and banners,
festoons, flag canopies and related displays will be permitted on
the interior of the Main Street Concourse City Place project,
provided they are consistent with the overall design of the signage
plan, and do not create a safety hazard and do not adversely affect
adjacent land uses.
45
75A-206
4. The sign program shall acknowledge approval of carefully worded
parking garage signage and on-site circulation directional signage
for Phase I and Phase II per the EIR and the Ampco parking study.
E. Criteria For Individual Sign Types~ will be determined by the approved
sign program. Shall conform to size limitations as outlined in SAMq
1. Freestanding Signs
Freestanding signs shall conform to SAMC requirements.
a. Exterior to the Project. The project may incorporate a
maximum of seven freestanding double faced signs which
are visible from the exterior of the project, with five signs
having a maximum sign face of 60 square feet and a
maximum height of 15 feet. There may be a total of t'1l0
freestanding signs measuring no more than 30 feet high
with a 120 square foot face which are visible from the
exterior ofthe project. A free standing sign for each related
address, such that the project address shall be located on a
sign v/hich can be easily seen from the street. Such
freestanding signs need not be placed in planters but may
be located along or across a public or private street.
b. Interior to the Project.
1. 'Within the interior of the proj ect, there may be six
freestanding signs. Such signs may be for
individual tenants, project identification or
directions. Interior freestanding signs shall not
exceed 7 feet high and 15 sq. ft. maximum sign
area. Signs located in the interior shall only be
oriented for viewing from the interior.
2. Wall/Canopy Signs.
a. ',vall signs interior to the project may be placed higher than
the second floor on an area .,<,here there are three stories of
retail and the third story of retail space has a separate third
floor access.
a.lr. All signs need not replicate a specified shape, design or
materials. Diversity will be allowed, provided that the
signs relate to each other well even though they are
configured differently. Signs '.-vithin the interior of the
46
75A-207
project which use mirrors reflecting a direct light source or
utilize flashing, blinking or sequence lights may be used
provided they do not ';isually predominate from the exterior
of the project so as to create a safety hazard, or so as to
adversely affect adjacent land uses.
3. Projecting Signs.
a. Within the interior portions of the project, such as along the
Concourse, one projecting sign per pedestrian level tenant
may be provided.
b. The project may provide any number of such signs with
mixed types so long as the style of the signs area
aesthetically compatible. Projecting signs shall be located
no closer than 15 feet from one another. Proj ecting signs
may be located on all stories of retail uses in the project.
c. The sign face of each projecting sign shall be compatible
with the scale of the space being identified.
d. External to the project there may be one major projecting
entrance sign for each side of a pedestrian or vehicular
entrance. Each such projecting entrance sign may not
exceed 24 feet in yertical dimension.
4. Marquee Signs.
The cineplex theater may have a major marquee sign at the
cineplex theater entrance. The marquee sign may be large enough
to accommodate the informational requirements of the uses being
identified, and may employ changeable copy and appropriately
sized based on unit and frontage.
5. Signs Under Canopies And Marquees.
The area of any sign under a canopy or marquee shall not exceed
21 square feet Santa Ana Municipal Code. Such signs shall meet
all minimum Building Code height clearances.
6. Major Building Identification Signs.
Major building identification signs need not be located at the top
story of a building, but should be limited to the top five stories.
\Vith respect to letter height, for structures ',vithin the Main Street
Concourse Plan area with fifteen or more floors, the letters used for
47
75A-208
major building identification signs will be calculated at 4 inches
per floor over 18 floors plus a base allowance of 12 inches. Thus,
for the planned 32 story office structure, the height of the letter
permitted will be approximately 140 inches. Signs shall not
exceed 10% of the width of the signable area. Major building
identification signs shall not be permitted on residential buildings.
There shall be a maximum of one sign per ele','ation and four signs
per building maximum.
6.~ Temporary Identification Signs.
a. Per Santa Ana Municipal Code Sale or Lease Sign: One
sign per street not to exceed eighty (80) square feet in area
advertising the sale, lease, or hire of the site will be
allowed. The sign may be illuminated. The sign may not
exceed 16 feet in height.
b. Per Santa Ana Municipal Code Construction Sign: One
sign not to exceed eighty (80) square feet in area denoting
the architects, engineers, contractor, brokers, designers and
other related subjects viill be allowed at commencement of
construction. Said sign will be removed within thirty (30)
days after issuance of an occupancy permit for the building.
The sign may be illuminated. The sign shall not exceed 20
feet in height.
c. Per Santa Ana Municipal Code Temporary Future Tenant
Sign: One sign alloviing the identification of future tenants
will be allo',ved. Such signs shall not exceed twenty (20)
square feet in area.
7.& Submission Of Main Street Concourse City Place Plan Signing
Design Program.
Project applicant shall submit a planned project sign program for
review by the Planning Department Division in accordance with
the standard ~.r.lanning department Division procedures and this
Plan. The follmving Code provisions have been identified as being
incompatible ',vith the overall goals and objectives of the Main
Street Concourse Plan and therefore these Code sections shall not
be applicable to the sign program for the Main Street Concourse.
The relevant Code sections arc:
*Section 41 860(a) (3) (prohibits moving signs);
11 861(2) (prohibits flags and banners);
11 862( a)(1) (limits size of freestanding signs);
48
75A-209
41 862(b)(2) (signage must be in a planter);
41 862(b) (1) (limits signs near residential uses);
41 862(b)(5) (spacing limits on freestanding signs);
41 862(c) (2) (height limits);
41 862( c) (3) (limits site to one freestanding sign);
*41 862(d)(1) (no mirrors or flashing, blinking, sequenced lights);
11 862(d)(5) (limits location ofproject address);
*41 863(d) (1) (4) (limits on location of wall or canopy signs);
41 863(e) (1) (all signs consistent in shape, type and materials);
11 863(e) (4) (no mirrors or flashing, blinking or sequenced
lights );
11 861(a) (limit projecting signs);
11 861(b) (2) (no projecting sign may be '.vithin 50 feet of
another) ;
41 864(b) (3) (no projecting sign higher than ground level);
11 861(c) (2) (face ofprojecting sign shall not exceed 25 sq. ft.);
11 864( c) (4) (face of projecting sign must be less than 1 feet from
wallf;
41 861(c) (5) (face ofprojecting sign must be less than 7 '/ertical
teeth
41 861(d) (1) (sign copy may not exceed 50% of sign face);
*11 861(d) (3) (no blinking, flashing, unshielded or sequenced
lights);
11 865 (b) (limits on sign face and copy area of marquee signs);
41 865(c) (limits on dimensions for marquee signs);
41 866(d) (limits signs under canopy or marquee to 1 sq. ft.);
41 866(e) (limits letters on signs under canopy or marquee to 8
inches);
41 867( d) (requires building identification signs to be on top
story);
11 867 (e) (letter height limits for building identification signs);
11 868(a) (3) (sign face limits for residential identification signs);
41 868( a) (4) (height for residential identification sign car.not
exceed 6 feet);
11 868(a) (5) (v/idth for residential identification sign cannot
exceed 8 feet);
41 868(b) (limits on directory type signs);
*41 872(a) (limits on directional signs); and
41 872(e) (limits on construction signs).
An "*" denotes regulations which are applicable only to the exterior of the
proj ect.
49
75A-210
PART VII.
LIGHTING
Street lighting can be used to help unify the Main Street Concourse City Place and
add to the "festive" atmosphere being sought. On-site parking lot and building
light fixtures may vary from one sub-area to the next but illumination levels shall
remain consistent and not compete with street lighting and signage. Appropriate
special lighting effects that will be compatible with the overall design concept are
encouraged.
Street lighting and parking lot parking contribute to the safety and security of the
project. Unique lighting fixtures may provide easy identification of the project
for motorists. Lighting potentially visible from adjacent property shall be
subdued and incorporate cut-off shields or be oriented to the interior of the
project. Lighting shall not interfere with vehicular traffic.
A. Street Lighting/Exterior To The Project. (Public Right-of-Way)
1. All street lighting along Main Street, Owens Memory Lane and
Lawson shall be of singular design placed at regular intervals,
mounted atop concrete or metal standard and installed per City
specifications as required.
2. Light standards, poles, and ballards shall be of common design
with durable finishes and materials to create unity along the project
perimeter, in accordance with the City's commercial development
standards.
B. On-Site Parking Lot, Pedestrian Lighting, Concourse Drive.
1. Pedestrian scale lighting should illuminate entry ways, courtyards,
parking lots and other such areas.
2. Lighting should be used to enhance landscaping and reinforced
architecture, with dramatic uplighting or wall shadow effects with
plant materials encouraged.
3. Parking lot light fixtures and bollards shall be consistent in styling
with the design theme proposed for that sub-area of the project.
4. The use of neon and other specialized lighting effects that would
reinforce the attractiveness of the project to pedestrian traffic and
incorporate the design theme of the proj ect may be used.
5. The use of white or clear string lighting in trees around outdoor
pedestrian areas may be used.
50
75A-211
6. Washing large wall areas with light to create shadows from
landscape materials may be used.
7. Lighting along the Concourse Drive shall be carried out as part of
the unified scheme to help create festive recreational atmosphere.
C. On-Site Building Lighting.
1. Service area lighting for large uses shall be contained within
service yard boundaries with light sources concealed.
2. Building illumination and architectural lighting will be creative
and reinforce the design theme. Indirect wall lighting or "raw wall
washing" overhead downlighting, will be utilized throughout the
commercial development.
3. In residential areas, warm simple lighting will be employed. These
components could include uplighting of building entrances and
courtyard trees, subtle soft lighting effects, washing of walls with
light from concealed ground sources.
4. In residential areas the use of specialized lighting effects such as
neon and internally illuminated signs shall be avoided as shall any
blinding, bright or flashy effects.
5. Lighting shall not cast any glare onto adjacent lots and streets
outside the perimeters of the Main Street Concourse City Place
project in such a manner as to decrease the safety of pedestrian and
vehicular movement.
6. Architectural lighting should be used to articulate the particular
building design.
D. Required Minimum Maintained Illuminance Levels shall be Per Santa Ana
Municipal Code and approved by the Police Department.
Classification
Minimum
Maintained
Horiz. F.e.
at Ground
Min. A '{g.
Vert, F.C.
'Walkways Adjacent to
Roadways
1.0 F.C.
2.2 F.C. @
51
75A-212
Intermediate "\reas
Residential Areas
Walkways Distant to
Road\vays
Open Facility
(Parking Lot)
Co','ered Facility
(Parking Structure)
Ramp and Comers
Entrance Areas
0.6 F.e.
1.0 F.e.
1.0 F.C.
1.0 F.C. 4:1
5.0F.C.
(daytime)
(sum of
electric +
daylight) 4:1
5.0F.C.
(nighttime)
10.0 F.C.
(daytime)
50.0 F.e.
(daytime)
52
75A-213
&-feet
1.1 F.C. @
5 feet
0.5 F.e. @
8 feet
0.5 F.C.
1. Tho minimum to average uniformity ratio of illuminance lo';els on
non residential pathv;ays should not exceed 5: 1. In residential
areas, a ratio of 10: 1 is acceptable.
2. All enclosed corridors shall be illuminated to a minimum one (1)
footcandle of light.
3. Lighting designs for each phase of development including
Photometric footcandle calculations of all parking lots and
walhvays shall be reviewed by the Police Department of the City
of Santa Ana for consistency with this Plan.
4. The use of 10'.'1 pressure sodium as a lighting source is prohibited.
53
75A-214
PART VIII. OPERATIONAL STANDARDS
1. Unless herein permitted to the contrary, all commercial activity shall be
conducted within a building.
2. All activity on the site shall be designed, built, operated, and verified in
compliance with the mitigation monitoring program of the certified final
Environmental Impact Report for this project.
3. Should special assessment, Mello Roos, or other financing be utilized,
written disclosure of such financing shall be disclosed in writing to all
purchasers and lessees within the project.
4. The following studyies shall be reviewed, approved and from time to time
modified and approved by the City shall be implemented and maintained
throughout the project:
Trash operations plan
Security plan
Shared parking analysis
Parking operations plan
5. All residential units within the project shall be built, subdivided and sold
for individual ownership.
6. All trash consolidation areas within the project including residential shall
be maintained and operated for the recycling of solid waste materials to
the satisfaction of the Public Works Agency.
7. The trash pick-up operational plan (letter agreement with the City) shall be
incorporated into the CC&R's of the project. In addition, funding for
private cart pick up of trash from the indi'lidual tovmhouses to a central
point shall be established prior to building occupancy.
8. All circulation and parking operational procedures for the entire project
including but not limited to the bollards, security gates, loading zones,
reverse traffic lanes, parking management, >ralet and trash pick-up shall be
maintained by the project management and included by reference in the
CC&R's.
9. The CC&R's shall include provisions to prohibit the construction of walls
in the townhouse .foof two car garage that will disrupt the ability to park
resident and guest vehicles in all four both spaces.
lO. The CC&R's shall prohibit recreational vehicle parking or storage on-site.
54
75A-215
11. The CC&R's shall contain provisions to preclude exposed television, ham
radio, dish, or other antenna and mechanical equipment.
12. The proposed non residential parking requirement relief shall not be
greater than proportional to phase size no more than a 20% maximum
reduction and subject to conditions of a parking reduction variance. Prior
to Phase II, the parking requirement may be reexamined at the deyelopers
option. The parking requirement as determined through a parking demand
study of occupied Phase I, may be readjust (up or dov,'ll) by the Planning
Commission as a condition of Phase II building permit.
55
75A-216
PART IX..
CONCEPTUAL PLAN APPROV AL
The city hereby appro'/es these certain conceptual site plans for Main Street
Concourse prepared by Johannes Van Tilburg & Partners, approved in the City's
Site Plan Re'liev: process and illustrated on Exhibit C 1 and C 2 attached hereto
(hereinafter the "Conceptual Plan").
Appro'lal(s) of non material amendments or modifications to the Conceptual Plan
or any final Plans approved by the City may be made by the City of Santa j\na
Directors of Public 'N orks and Planning. The Owner shall have the right to
appeal any adverse decision, first to the Planning Commission and then, if
necessary, to the city Council. A "non material" change shall be a minor site plan
alteration in harmony with this Plan and any development agreement 'Nhich may
then affect the property.
The Conceptual Plan assumes the eventual acquisition by the developer of the
Main Street Concourse project of the Polly's Pie site at the comer of Main and
Owens. Consequently: No building permit shall issue for any development of the
subject property until one of the following conditions has been satisfied:
(1) The developer of the Main Street Concourse Project shall have
acquired the Polly's Pies site.
(2) The developer of the Main Street Concourse Project shall ha'le
entered into an agreement with the Community Redevelopment
Agency of the City of Santa .t.na whereby the developer agrees to
purchase the Polly's Pies site from the Redeyelopment Agency if it
is acquired by the Redevelopment Agency, and the Redevelopment
Agency either shall have acquired title to the Polly's Pies site or
shall have obtained a right of possession of that site pursuant to an
action in eminent domain.
(3) The developer ofthe Main Street Concourse Project shall have
obtained approval by the City (subject to reasonable conditions) of
(a) a tentatiye subdiyision map which does not include the Polly's
Pies site, and (b) a development plan f-or the Main Street
Concourse Project, in accordance \vith the zoning regulations
applicable to the SD district, v/hich assumes the non acquisition of
the Polly's Pies site by the developer.
All Phase II improvements shall be submitted to Site Plan Revie\v and the
Planning Commission for reyiew and approval in conformance 'Nith this Specific
De'lelopment and any Development Agreement, tract map conditions, conditional
use permit or variance applicable to this site.
56
75A-217
.^...11 material amendments or modifications to the conceptual plan shall be
reviewed and approved by the Planning Commission.
57
75A-218
'! · ~ II
d H
l ~ ~i iJ
;~ 'f ~~~I 1i'~
H "_1.1 !~~
l ~ ; lio
~i i h! ~Ii ~l~~
n ';]( 0 UII
I~ i ~!l !!21 ~~~3
H~ j HI I uli UB ~
en '" 1(1 ..: Z
W 0
~ ~
~ ~u
~ m~
Z -ill
o ---'1'-'---'-'-' I (/) !::
:5 u _.--.~-- I --~';;;'f~;;---------+-1 ~ ~ 5
'" <{-.---. ^~/IINOSM -== ,_ ~ i:ii '" N ::> ""
~ u ~~ -T ~'!-==---'*~, ;: ~ :LrJ;; ~ ~"tf'/'~i tL ;:; ~ ~
~ ~ 5 ~ . ! ..... I..., fa. iJ: \ :>.:
'm' I .Ii' r- ~ : : ~ - !J I ~
e:: ...: ':I ~ .It ,,;;!;li ,,--,-, e;;:-" \ ::!; u;
~: '1' '"'_::l.to ":-~ 'OIii1 " ;f- "~~ i ~ ;,:!::
~ :II . I I I ,;1= _ ~ w' \, wC/) ~ 5 ~
"" ..~, I: :1 : . :) '" ~ ~~~
~ ~ ~ ~ ~ I I :;1 D D I Ii I :E -; ~~ \ ~ Ui ~ ~
~ <{ <! Ui I' ~ ." I- ~ ... ',I- ::: '"" ~ I
!-C/)- ~.... z 0 I" 1-. =.... \
Ui~~ ,: g~ ," L.. ~"\"" -
o ~ iE 1- r- 1-1 L. j - 1-1. \
~ ~ 0-.,- : ~-IE
'I i! ~ LE" " " ~~ \
~:.! : ~'" Si~;: \
~: r:~::~""-';~..~\
t'-.. "--- ~ ..J)j ~ ~~ ~ H ~ ~ f= : \~ ~ 2;\ \. \
J N D'I l ~:::;:' ---' '- n~ :,.I,..,L : ~J ~t \. "'"
' I- a$ ~ ~~. nr:P · ~ T""! ~ ,.:\ ~ \.
: '~~;,,~~__~~J~ t)\ '\ \ \
. T:iJl Tr~~,CCm [L[ 'rib' 't. -:\ \.\ \
---------~~\'S ~t:~~':~ -~ ~ ~ ,_'CP~ \ \
iOl~~ .~'\:~ ~:-.- -~t="'- : -. - : ].-' _ .4 -~~ \ i
~_ ?~:~jii~!~;-I-,;,il~~lilll-l:Pt - ! '-''I --'1\ :
/'f LJITlmmul 1 \
,J 'j / - '~I
/ _ ~l '/./ i.llllLLLJl1111l1Inlnllllglllllllll:fj1 \~ II i
== AI!.' i . / LJlI] II ] ITTTTTTTTTlJjU mT ili: IIIIIIIII.~ .."' I :
~ k::8 1-1:/:& illWlWJlWJIJl i rl+tl~lllllI 'n Ii i
_ ,_ . ~ U 1IIIIIIllTTTTTmJ - 1,1,1 In 11 !
~ : :j:i~ ~nlll 111111111 r, :
~ = -;::;: _ ! . j == I !V I1II 11//1111. U I i
:i ~ i ~ H " iJ 'r: ~ n IIIIIIIIIIIII'~' U1ln '1111 /11111/ 0 i:;; II ,u i
~ ~ ~ ~ :~ >-B:" I I U IIIIIIIITIT~ hJ!u~ i II11 niV. ,., ~?: ; ~ i ~ :
>- P.1 J'II7' ,. . ~... I ~ 0 Ii! , !I~ ~ 1
~ u; ffHffi"" t 'j,! ,,:;; 'L . ~~[[]~ '0' . m~'J,g.' @u : il~ :
::!;.;,:!:: : I ~gj. ':' (o~ .'~:'~:;; L I
i7l ~ ~ ~ ! ~ r t, :' "l m ~ . : . ~ ~ . ~ . ~ ; ~ il !
~ ~ ....o~ ~w -~:'-~~~ it i - ~:_ . .- . . . ~ @ . __~- .:-.... ) I
_ ;-(7 -'---..------~..____--=-- "_ ~
C/) (/).... Cl .... - ,_ ___ ____~n=:-----..-./ /<! i
I ...Ii Ii.....
_ _ _ _ _ _ _ _ _._ _1_ _ 133~lS N'WI 133~lS NI'ffl ~ i I
~ ------------- - -- ---- -------------~!t--LJ-
l?o.
'\ (~ ~J
i l .. i
~h I H! i
d.! l: ~i ~ i
P~f! h] · ~I
~IO U'[ I i J if j ~I
II ,;z s. to ~~ 1 81
.~. .~ a 'j i ~ I
; rH ! i H ;; j . !:!'
Pit H1 J H i ~ i
!I!t It II!l ~ ~ J
~
c
rn
~
~
-g
a.
~
rn~
'O~
cO>
om
u-"
111,S:
Ul-'
^
~
"
1
~
-j ~
;l
. ~
i ~
l~
. .
Ii
"'I
[~ I
HI
~h
.1
-g
a.~
~~
rnO>
.g~
a::.J
u
u
~
i
i
'-
/'
I
~a~~ 9 .
Z
:55
o..~
w:;!
!-u
Vi~
~~
oq~
::l~
I-~
~O
!:::!J;!
I,
u,.
0!6
~~
~~
~;
o..!!.
...-I
o
o
-<
""
o
o
N
.,:
c
"
2
-'"
"
""
I'
uU
.JZ
<i-
I
.J",
~~
NU
Ww
I~
~-
<iJ:
Ju
.J
~~
..-
-.,.
l::
C"C
a..
Q,)
.......
U)
-
-
~
'-
Q)
>
C
,
.,
,
HM N'OS/'\Vl
:;;
~
~
o
,.
C
-/,~~~::<'*
ljiii' I
:ti::!
'; Iii
I "
~
,
'f
h-
it.
;~
4~
i5~~o
,J-
..--
.
...J
(,) ;
~
z
::5
0-
w
0-
<(
U
en
o
z
::5
'"
'"
.
,
E?
~~
~;
..;l::J
(~:...
v-::,
~.~
~:;
I.;.i<
'"
'"
o
N
N
N
>-
"
<:
:;;
f II ~U'H H'l_"'V~~::~,~~,~:~I:
.Cl~':'~'~F,~L\ "PH
4' 1I11ct
~:,~~~. ~':~~:~,/~:,~~
..r';
. :;~:1:;.~ri~:'~:;;!t,::,;:
MEMO R Y l AN E
~ ~o
6"
90
HBRUARY
~2, 200$
,. " ) 0 '
L-2
LANDSCAPE PLAN
.~~
!: . ";.'/...., .,~,;'o~....ll ...~I
.
75A-~21
. ClI'YP.LAC.E WE '
1114.<"'IHH_.t~,~" l,~~~~~~,~~~~
'..:)1i":.~;.o;'fl to .-,ltl
"-111..'(
(,,It.U,, ;):hlltl tl.t~
,.'W"'(il,;o, ",.ltJo~1 U
~,~.}i..
FUTURE DEVELOPMENT PHASE
",#
/\ 0
30
.0
90
FEBRUARY 22, 200S
1'~30'
L-3
LANDSCAPE PLAN
~~ ~:.,,:.1.1.",-.~:l".,.lf..~'
.
75A3'222
(.lTYPLACE WES!'
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
Clerk of the Council
City of Santa Ana
20 Civic Center Plaza M-30
P.O. Box 1988
Santa Ana, California 92702
FREE RECORDING
GOVERNMENT CODE g 6103
FIRST AMENDED AND REST A TED DEVELOPMENT AGREEMENT
by and between
THE CITY OF SANTA ANA
and
MAIN STREET CONCOURSE, LLC
Dated: February 14,2005
EXHIBIT 7
75A-223
AMENDED AND RESTATED DEVELOPMENT AGREEMENT BETWEEN
THE CITY OF SANTA ANA AND
MAIN STREET CONCOURSE, LLC
This AMENDED AND RESTATED DEVELOPMENT AGREEMENT
("Agreement") is entered into between THE CITY OF SANTA ANA, a charter city and
municipal corporation duly authorized under the Constitution and laws of the State of California
("City") and MAIN STREET CONCOURSE, LLC, a California Limited Liability Company
("Owner" or "Property Owner").
1. RECITALS. This Agreement is entered into with reference to the following
facts:
1.1 Original Agreement. The City and Owner's predecessor in interest,
Orient Corporation of America, Inc., a California corporation ("Orient"), are parties to that
certain Development Agreement entered into on or about May 3, 1993 and recorded as
Document Number 93-0385606 with the Recorder's Office of the County of Orange (the
"Original Agreement").
(1) The purpose of the Original Agreement was to facilitate the
development of the mixed-use project contemplated by the City's Specific Design Zoning
Designation SD-59 (SD-59), Vesting Tentative Map No. 14408 and EIR No. 93-_.
(2) Orient's interest was subsequently acquired by Owner, who has
applied to the City for approvals of a modified project, including an amendment to SD-59 and a
new vesting tentative map.
(3) The City and Owner agree that the changes Owner seeks in the
Original Agreement substantiate the need to amend and restate the Original Agreement.
1.2 Code Authorization. The City is authorized pursuant to Government
Code Sections 65864 through 65869.5 to enter into Development Agreements with persons
having legal or equitable interests in real property for the purpose of establishing certainty for
both the City and Owner in the development process. The City enters into the Agreement
pursuant to the provisions of the Government Code and applicable City policies. The parties
acknowledge:
(1)
the time of development.
This Agreement is intended to assure adequate public facilities at
(2) This Agreement is intended to assure development in accordance
with the City's General Plan, applicable Specific Plans and Specific Development District
No. 59, as modified concurrently herewith by Ordinance No. NS-2.6.1.6.===.
1
75A-224
(3) This Agreement will permit achievement of goals and objectives as
reflected in the City's General Plan, all applicable Specific Plans and Specific Development
District No. 59.
(4) Owner is required by existing City regulations to provide
mitigation for certain impacts and pay certain regulatory fees as conditions of approvals through
the regulatory process:, as further provided in this Agreement.
(5) This Agreement will allow the City to realize extraordinary and
significant public infrastructure facilities and other supplemental benefits in addition to those
available through the existing regulatory process.
(6) Many of the extraordinary and significant benefits identified as
consideration to the City for entering into this Agreement are of regional significance, relate to
existing deficiencies in public facilities, require Owner to contribute a greater percentage of
benefits than would otherwise be required, and represent benefits which would not otherwise be
required as part of the development process.
1.2 Owner. Owner represents and warrants that it has a legal or equitable
interest in the real property located in the City of Santa Ana, California, legally described on
Exhibit A attached hereto and incorporated herein, and graphically described on Exhibit B
attached hereto and incorporated herein (hereinafter the "Property"). The Property is
approximately 17.72 acres in size (and approximately 18.76 acres before dedications) and is
vacant:
1.3 Approval of Owner. Owner further hereby represents that it has
approved this Agreement and is authorized to enter into this Agreement.
1.4 Planning Commission - Council Hearings. On October 25, 2004, the
Planning Commission of the City ("Planning Commission"), after giving notice pursuant to
Government Code Sections 65090 and 65091, held a public hearing to consider the Owner's
application for this Agreement. This public hearing was duly held, all public testimony was
attended to, and consideration of this matter continued by the Planning Commission to its regular
meeting of December 13,2004, on which date the Planning Commission recommended to the
City Council of the City that it execute this Agreement. On February 7, 2005, the City Council
of the City of Santa Ana ("Council"), after providing notice as required by law, held a public
hearing to consider the Owner's application for this Agreement. Following this puhlic hearing,
the matter was continued the Council's next recular meetinc on FehnJary 72, 200:'), in order to
make certain changes to this Agreement, SD-'i9 and Vesting Tentative Map No 1440X, to all of
which the Owner voluntarily agreed
1.5 Council Findings. The Council finds that this Agreement is consistent
with the General Plan, applicable Specific Planes) as well as all other applicable ordinances,
plans, policies and regulations of the City.
2
75A-225
1.6 City Ordinance. On feblualy 22MClrch 1, 2005, the Council adopted
Ordinance No. NS-2fi77 approving this Agreement. The ordinance becomes effective
thirty (30) days thereafter.
2. DEFINITIONS. In the Agreement, initially capitalized terms used but not
defined shall have the following meanings unless the context otherwise requires:
2.0.5 "Executive Director" means the Executive Director of the City's
Planning and Building Agency or designee.
2.1 "Final Design" means the final design documents for a work of public art,
which is set forth in greater detail in paragraph 5.8 of this Agreement.
2.2 "Map" means Tentative Tract Map No.2004-06 , approved concurrently
with this Agreement.
2.2 "Property Owner" or "Owner" means Main Street Concourse, LLC,
being the person, persons, or entity having a legal or equitable interest in the Property, and
includes Main Street Concourse, LLC's successors in interest.
2.3 "Property" is the real property described in Exhibit A and referred to in
Exhibit B.
2.4 "Project" is the development of the Property as generally set forth in
SO-59, Tentative Tract Map No. 2004-06, Conditional Use Permit No. 2004-28, Environmental
Impact Report No. 2004-01, and Site Plan Review No. 2004-05.
2.5 Public Art Locational Plan means the conceptual Plan attached hereto as
Exhibit C. The parties recognize that the Locational Plan sets forth the general description of the
location of the Public Art required by this Agreement, and is subject to refinement at the time of
installation, by Agreement of the Owner and the Executive Director.
3. EXHIBITS. The following documents referred to in the Agreement are attached
to this Agreement and are identified as follows:
Exhibit
De~ienMion
De~cription
Referred to
in Section
A
Property Legal Description
1.2
B
Property Graphical Description (Site Plan)
1.2
C
Public Art Locational Plan
2.5
o
Phasing Plan
5.1.1
E
Remaining Offsite Mitigation Measures
3
5.1.2
75A-226
F
Residential High Rise Tower Study Area
5.4
4. GENERAL PROVISIONS.
4.1 Amendment and Restatement. This Agreement amends, restates and
supersedes the Original Agreement in its entirety.
4.2 Property Subject to the Agreement. Until released pursuant to the
provisions of Section 8.6 below, no property shall be released from this Agreement until
Property Owner has fully performed its obligations arising out of the Agreement.
4.3 Effective Date; Duration of Agreement. The "Effective Date" of this
Development Agreement shall be the date that the City Council ordinance adopting this
Development Agreement becomes effective, which date is thirty (30) days after the City Council
meeting at which such ordinance is adopted, unless this Agreement or Ordinance No. NS::~
2fll6== (the amendment to SD-59) is the subject of a referendum which has received a prima
facie sufficient number of signatures or unless its effective date is stayed by order of a court with
jurisdiction. The remaining term of this Agreement shall extend for the same period as specified
in the Original Agreement, unless this Agreement is earlier terminated or its term modified by
further agreement fully executed by both parties; provided, however, that nothing herein is
intended nor shall it be interpreted to extend the period of validity of any approval issued in
conjunction with the City's Development Project Plan process or building permit, beyond local
requirement. Except as expressly stated herein, paragraph 3 of the Original Agreement shall
remain in full force and effect.
(b) Pursuant to Section 66452.6(a) of the California Subdivision Map Act, the
term of the Map, including any lot line adjustment or merger oflots (or any other tentative map
filed subsequent to the Effective Date of this Agreement), shall not expire during the term of this
Development Agreement remains in effect.
(c) Notwithstanding subsections (a) or (b) hereof, if, at the end of the original
or any modified term, the Property is in the process of being developed, the term of this
Development Agreement shall be further extended until such construction in process is
completed, not to exceed an additional three years after expiration of the original or modified
term.
(d) The expiration of this Development Agreement shall not terminate any
land use approvals approved concurrently with or subsequent to the approval of this
Development Agreement, but shall merely end the period as to which such approvals are vested
against subsequent changes in applicable law.
(e) Upon the expiration or termination of this Development Agreement for
any reason, the City and Owner and its successors and assigns agree to cooperate and execute
any document reasonably requested by the other party to remove this Development Agreement
from the public records as to the property or any applicable portion thereof.
4
75A-227
4.4 Assignment. Owner shall have the right to transfer or assign the Property,
in whole or in part, to any person, entity (public or private), partnership, joint venture, firm or
corporation at any time during the term of this Agreement; provided, however, that except as
provided in section 4.4.1 of this Agreement the rights of Owner under this Agreement may not
be transferred or assigned unless the written consent of the Council is first obtained and any
transfer or assignment of the rights under this Agreement shall include in writing the assumption
of the duties, obligations, and liabilities arising from this Agreement if the City grants written
consent to transfer the rights. Nor shall the rights of the Owner hereunder be subject to
assignment by attachment, execution, or proceedings under any provision of the Bankruptcy Act,
and any such assignment or transfer shall be wholly void and of no force and effect unless such
written consent thereto be obtained from the Council. Such transfer or assignment shall not
relieve Owner of any duty, obligation or liability to City without the consent of the City. During
the term of this Agreement, any approved assignee or transferee of the rights under this
Agreement shall observe and perform all of the duties and obligations of Owner contained in this
Agreement as such duties and obligations pertain to the portion of the Property transferred or
assigned. Any and all approved successors and assignees of Owner shall have all of the same
rights, benefits, duties, obligations, and liabilities of Owner under this Agreement. If the
Property is subdivided, any subdivided parcel may be sold, mortgaged, hypothecated, assigned,
or transferred to persons for ownership, investment, use or development by them in accordance
with the provisions of this Agreement.
4.4.1 Assignment to Controlled Assignee. Notwithstanding the above,
consent shall not be required in connection with a Permitted Transfer (as herein defined) of
Property of Owner provided City Council is notified of such Permitted Transfer and furnished
with copies of the fully executed instruments effectuating same within fifteen (15) business days
after the effective date thereof. For purposes hereof, the capitalized terms used herein shall be
defined as follows:
(i) "Permitted Transfer" shall mean Transfer ofthe Property or direct
or indirect interests in Owner if, following the transfer (a) the Property remains under the Legal
Control (defined below) of Robert H. Bisno, or, upon the death of Robert H. Bisno, his heirs or
devisees, or (b) foreclosure pursuant to the provisions of section 8.5 of this Agreement.
(ii) "Legal Control" shall mean the power or authority, directly or
indirectly through one or more intermediaries, through the ownership of voting securities, by
contract or otherwise, to direct the management, activities or policies of such person or entity.
(iii) "Transfer" shall mean any change in the direct or indirect
members, partners, shareholders or principals in the ownership of an entity or other ownership
components of such entity.
4.5 Amendment or Cancellation of Agreement. This Agreement may be
amended from time to time or cancelled by the mutual consent of the parties, but only in the
same manner as its adoption by an ordinance as set forth in Government Code Section 65868;
provided, however, that as specified in section 5.5.1 of this Agreement the Executive Director
may approve one or more minor changes in the Project only to the extent that such changes are
5
75A-228
not required by State law or the City Municipal Code to be decided by the Zoning Administrator,
Planning Commission (or other City Commission) or City Council. The term "Agreement" or
"Development Agreement" as used herein shall include any amendment properly approved and
executed.
4.6 Enforcement. Notwithstanding Government Code Section 65865.4, this
Agreement is enforceable by any party to the Agreement in any manner provided by law. The
remedies provided in Section 8.4 of this Agreement shall not include, and City shall not be liable
for, any action in damages or any costs or attorney's fees resulting from any dispute,
controversy, action or inaction, or any legal proceeding arising out of this Agreement except as
may be provided in Section 6.3(5) ofthis Agreement.
4.7 Hold Harmless. Property Owner agrees to and shall hold the City, its
officers, agents, employees, consultants, special counsel, and representatives harmless from
liability: (I) for damages, just compensation, restitution, judicial or equitable relief arising out of
claims for personal injury, including health, and claims for property damage, which may arise
from the direct or indirect operations of the Property Owner or its contractors, subcontractors,
agents, employees, or other persons acting on its behalf which relates to the Project; and (2)
from any claim that damages, just compensation, restitution, judicial or equitable relief is due by
reason of the terms of or effects arising from this Agreement, other than a breach by the City of
its obligations hereunder. Property Owner agrees to pay all costs for the defense ofthe City and
its officers, agents, employees, consultants, special counsel, and representatives regarding any
action for damages, just compensation, restitution, judicial or equitable relief caused or alleged
to have been caused by reason of Property Owner's actions in connection with the Project, any
third party claims arising out of this Agreement, or any approval or certification by the City
relating to the Project. This hold harmless Agreement applies to all claims for damages, just
compensation, restitution, judicial or equitable relief suffered, or alleged to have been suffered,
by reason of the events referred to in this paragraph or due by reason of the terms of, or effects,
arising from this Agreement or any approval or certification by the City relating to the Project,
regardless of whether or not the City prepared, supplied or approved this Agreement, plans or
specifications, or both, for the Project. The Property Owner further agrees to indemnify, hold
harmless, and pay all costs for the defense of the City, including fees and costs for special
counsel to be selected by the City, regarding any action by a third party challenging the validity
of this Agreement or any approval or certification by the City relating to the Project, or asserting
that damages, just compensation, restitution, judicial or equitable relief is due to personal or
property rights by reason of the terms of, or effects arising from this Agreement, The Property
Owner further agrees to indemnify, hold harmless, and pay all costs for the defense of the City,
excluding fees and costs for special counsel to be selected by the City or other outside counselor
consultants, if any, regarding any action by a third party challenging the validity of this
Agreement or any approval or certification by the City relating to the Project, or asserting that
damages, just compensation, restitution, judicial or equitable relief is due to personal or property
rights by reason of the terms of, or effects arising from this Agreement. City may make all
reasonable decisions with respect to its representation in any legal proceeding.
4.8 Binding Effect of Agreement. To the extent not otherwise provided in
Section 4.4 of this Agreement, the burdens of the Agreement bind, and the benefits of the
Agreement inure, to the parties' successors in interest.
6
75A-229
4.9 Relationship of the Parties. The contractual relationship between the
City and Owner arising out of the Agreement is one of independent contractor and not agency.
This Agreement does not create any third party beneficiary rights.
4.10 Notices. Any notice, tender, demand, delivery, or other communication
pursuant to this Agreement shall be in writing and shall be deemed to be properly given if
delivered in person or mailed by first class or certified mail, postage prepaid, or sent by
telefacsimile in the manner provided in this Section, to the following persons:
If to the City, to:
City Manager
City of Santa Ana
20 Civic Center Plaza M-31
P.O. Box 1988
Santa Ana, California 92702
telefacsimile (714) 647-6954
and,
City Attorney
City of Santa Ana
20 Civic Center Plaza M-29
P.O. Box 1988
Santa Ana, California 92702
telefacsimile (714) 647-6515
If to Owner, to:
Main Street Concourse, LLC
c/o Transaction Companies
1800 Century Park East, Suite 450
Los Angeles, CA 90067-1518
Attn: Robert H. Bisno
Telefacsimile (310) 277-3787
and,
F. Thomas Muller, Esq.
O'Melveny & Myers LLP
400 South Hope Street
Los Angeles, California 90071
telefacsimile (213) 430-6407
A party may change its address by giving notice in writing to the other party.
Thereafter, any notice, tender, demand, delivery, or other communication shall be addressed and
7
75A-230
transmitted to the new address. If sent by mail, any notice, tender, demand, delivery, or other
communication shall be effective or deemed to have been given three (3) days after it has been
deposited in the United States mail, duly registered or certified, with postage prepaid, and
addressed as set forth above. If sent by telefacsimile, any notice, tender, demand, delivery, or
other communication shall be effective or deemed to have been given twenty-four (24) hours
after the time set forth on the transmission report issued by the transmitting facsimile machine,
addressed as set forth above. For purposes of calculating these time frames, weekends, federal,
state, County, or city holidays shall be excluded.
5. DEVELOPMENT OF THE PROPERTY.
5.1 Existing Rules, Regulations and Policies. The rules, regulations and
official policies governing the permitted use(s) of the Property, with respect to and only with
respect to the permitted use(s), density, height, size of structures and intensity of use of the
Property, and provisions for reservation or dedication ofland for public purposes and any other
exactions or mitigation measures applicable to the Project shall be those rules, regulations, and
policies applicable to the Property as of the Effective Date, including those set forth in District
Plan No. 59, as amended concurrently herewith.
5.1.1 Phasing of the Project. The City agrees and acknowledges that the
Project may be phased by Owner pursuant to the Phasing Plan attached to this Agreement as
Exhibit D.
5.1.2. Reserved DCH!opment of Commel cia! Component Tic~
DeH!opmcnt \If Hold Dack U lIits.
a. PliO! tu OWllel seekillg issual,ce ofa buildiltg pellllit fOI tlte fil,al4J
lcsidclttial llllits ill tile PlOjCCt (excluding flOlll tl,is COUllt ultits witl,il, tile RGsidential Towel
Study AlGa (Exllil,it r Ileleto)), 01 fOl allY IGsidelttial Ullit located withilt tin: Residel,tial TOWGI
Study Alea (LAllibit r Ileleto) (Ileleaftel collectively lefe/,ed to as tile "lIold Bad. Ullits"),
OWltel sl.alll,ave filst obtdilled validly issued building pCllllits fOI olte IIUlldled pelceltt (100%)
uftlle cOIII/llelcial cOlllpOneltt of tile PlOject.
b. PI iOI to SCGkillg a cel tificatc of occupancy f01 alty of tlte 1I0ld Back UI,its,
OWltel shallllave cOlllpleted all illlplovelllents, includil,g site inlplovelllellts alld excludillg Oldy
tellallt illll'! 0 v elllellts, 1'01 Olle IILllldl ed pel celtt ( 100'%) of tile COIII/llel cial COlllp.)llel1t of tile
Ploject.
5.1.3 Remaining Offsite Mitigation Measures. The parties acknowledge and
agree that Owner's predecessor in interest under the Original Agreement, has constructed or
caused to be constructed many of the offsite mitigation measures required by the Original
Agreement, which mitigation measures were scaled to mitigate impacts from a substantially
larger project than Owner's. Therefore, the sole remaining offsite mitigation measures which
must be funded or constructed by Owner are as set forth in Exhibit E to this Agreement.
8
75A-231
5.2 Exclusion from Existing Rules, Regulations and Policies.
Pursuant to Government Code Section 65866, and Pardee Construction Co. v.
City a/Camarillo (1984) 37 Ca1.3d 465,208 Ca1.Rptr. 228, 690 P.2d 701, the City retains the
right to enact police power regulations on matters not covered by this Agreement, including
without limitation ("Reserved Powers"):
a. Municipal laws and regulations which do not interfere with Owner's
vested rights to develop and use the Property in accordance with this Agreement. Owner and its
successors and assigns and all persons and entities in occupation of any portion of the Property
shall comply with such non-conflicting laws and regulations as may from time to time be enacted
or amended hereafter. Specifically, but without limitation on the foregoing, such non-conflicting
laws and regulations include the following:
(I) Existing taxes, assessments, fees and charges, except as otherwise
specifically provided in this Development Agreement;
(2) Building, electrical, mechanical, fire and similar codes based upon
uniform codes incorporated by reference into the Santa Ana Municipal Code;
(3) Laws, including zoning code provisions, which regulate the
manner in which business activities may be conducted or which prohibit any particular
type of business activity on a city-wide basis; and
(4) Procedural rules of general City-wide application.
b. No vested rights as to any requirements in this section 5.2 either as to
existing or future regulations, ordinances, policies, and plans are hereby conferred.
5.3 Design and Construction Standards and Specifications. The design
and construction standards and specifications for all Project construction, shall be subject to
applicable design standards and guidelines, including without limitation SO-59 and Chapter 41
of the Santa Ana Municipal Code, in effect at the time that any development approval shall be
sought for the Project or any unit or structure contained within the Project.
5.4 Future, Proposed Residential, High Rise Towers.
a Without in any way affecting the rights vested pursuant to this Agreement,
Owner shall meet and confer in good faith with the City on whether to construct a residential,
for-sale, high rise tower on the Property in the general location as specified in Exhibit F to this
Agreement, in lieu of the sinEle family residential development at the density ot' I unit per acre
approved for such area concurrently herewith. The parties hereto acknowledge and agree that
the City's discretionary review of any such proposal together with any approvals sought to
develop any such tower on the Property shall be deemed to fall within the provisions of section
5.5 of this Agreement, and not be covered by section 5.1 of this Agreement-. If, after good faith
investigation and consideration the Owner has not concluded by August 1,2005, that a high rise
development is feasible, Owner may proceed with development as approved concurrently
9
75A-232
herewith. No fees, exactions, mitigation measures or dedications shall be required with respect
to such area until development commences thereon.
h In consideration of the ahove, and the extraordinary and ',ienificant
henefits that Owner acknowledees and arrees that it has received in executinr: this Arreement,
Owner voluntarily waives any claim, and holds harmless the City, its officers, agents and
employees from any claim that damages jllst compensation, restitution, judicial or eqllitahle
reliefis due hy reason of the terms ofor effects arising from this Agreement or the Project, other
than a hreach hy the City of its ohl igations hereunder Said waiver and hold harmless shall he in
addition to that set forth in other provisions of this Aereement, includinr: hut not limited to
section 4 7
5.5 Future Discretionary Approvals. This Agreement shall not prevent the
City, when considering requests for discretionary approvals not covered by this Agreement
subsequent to the effective date of this Agreement from applying new rules, regulations, and
policies which are applicable to the Property, including but not limited to, material changes in
the general plans, specific plans, zoning, subdivision or building regulations, nor shall this
Agreement prevent the City from denying or conditionally approving any subsequent
applications for discretionary land use entitlements based on such existing or new rules,
regulations, and/or policies; provided however, that such new rules, regulations, and official
policies are of general application to all development within the City and are not imposed solely
with respect to the subject property. In addition, this Agreement shall not prevent the City from
exercising its police power to protect the health, safety, and welfare of the public. This police
power, exercised in accordance with Section 5.2 of this Agreement, is paramount to any rights or
obligations created or existing between the parties.
5.5.1 Minor Changes. Upon application of Owner, the Executive Director may
approve minor modifications to the discretionary approvals vested pursuant to this Agreement,
provided that such changes are consistent in scope and intention with such approvals. The
Executive Director has the sole and absolute discretion to determine what constitutes a "minor
modification. "
5.6 Processing Fees. All fees and charges intended to cover the City's costs
associated with processing development of the Property, including but not limited to fees and
charges for applications, processing, inspections, plan review, plan processing, and/or
environmental review, which are existing or may be revised or adopted during the term of this
Agreement, shall apply to the development of the Property.
5.7 Amendments or Additions to Citywide Fee Programs. This Agreement
shall not preclude the inclusion of and changes to fee programs, taxes whether special or general,
or assessments (hereafter collectively referred to as "fees") adopted by the City after the
effective date of this Agreement, which shall be applicable to the Project or the Property
provided that they (1) are standard fees applicable to all development in the City (although actual
fee rates may vary within the City where bona fide Citywide fee zones have been established),
(2) are not applicable primarily or only to this Project, or (3) are not imposed to either (a)
mitigate, offset or compensate for Project impacts which were analyzed in the negative
declaration prepared for the Project, or (b) duplicate any exactions, project design features,
10
75A-233
conditions of approval, Agreements, or mitigation measures contained in the Development Plan
or this Agreement.
5.8 Development, Construction and Completion of Work of Public Art.
In consideration for the extraordinary and significant benefits to the City set forth in this Section,
the Owner has been legally vested under paragraph 5.1 with regard to the permitted uses ofland,
density, and intensity of use, Owner shall include within the Project at one or more prime
locations visible to the public from currently existing public right-of-way, one or more
permanent works of public art (the "Public Art"). The Owner shall design and/or construct the
facilities specified below prior to the corresponding triggering event specified in section 5.8.1
below. The Public Art shall conform in all respects to Exhibit C of this Agreement, the "Public
Art Locational Plan."
5.8.1 Work of Public Art.
Fllcilities to He Constmctecl
Triggering Event (F: g, New lJse or New Arell)
Prior to issuance of first Building Permit or four
(4) years from the effective date of this
Agreement, whichever comes first.
1. Submit Final Design of Public Art.
Final design must conform to Public Art
Locational Plan.
2. Install Public Art.
Prior to the City's issuance of Certificate of Use
and Occupancy for any building, or five (5) years
from the effective date of this Agreement,
whichever comes first:
With respect to the Final Design, Owner shall complete all construction and development, shall
submit all plans, drawings, and other documents, and perform all of its obligations under this
Agreement within the times specified above. During periods of construction of the work of
public art encompassed in the Public Art Locational Plan, Owner shall submit to the City a
written report of the progress of the construction when and as reasonably requested by the City.
The report shall be in such form and detail as may be reasonably required by the City, and shall
include a reasonable number of construction photographs (if requested) taken from the last report
by Owner. Development scheduling or date or times of performance may be subject to revision
from time to time if first mutually agreed to in writing. Such revisions do not constitute
amendments requiring further notice and public hearing.
5.8.2 Inclusionary Housing Fee. Owner shall pay to the City the sum of
$3,000.00 per residential unit (or live-work unit) as a condition of issuance of each building
permit. This fee shall be used by the City to build new or substantially rehabilitate existing
affordable housing in the City.
5.8.3 Cultural In-Lieu Fee. The parties acknowledge that the Original
Agreement included the requirement that Owner construct a 1 25-fixed seat legitimate theater as
part of a dual-purpose, "multiplex" motion picture theater complex Due to modifications to the
Project from the Original Agreement to this Agreement, Owner agrees that in lieu of
11
75A-234
constructing said theater, it will pay the City a fee of $400,000.00 upon the issuance of the first
building permit for the Project. The City agrees to use this fee toward the design and
construction of a theater.
5.8.4. Park Requirements.
a. Santiago Park Improvements. The Owner shall pay a special Santiago
Park fee of $1.64 per square foot of net rentable or salable square feet of development as a
condition of issuance of each building permit. The parties acknowledge and agree that this
contribution is in addition to any tax or fee or dedication imposed by the City on new residential
development. The City shall use said fees for deferred maintenance and capital improvements to
Santiago Park. If not used or appropriated within five years after payment, this fee shall be
returned to Owner, consistent with the provisions of and exceptions contained within the
California Mitigation Fee Act, Government Code S 66000 et seq. This fee shall be offset against
the fee owed the City pursuant to section 5.8.4(b) of this Agreement (i.e., the amount in the "In-
Lieu Park Fee" required of Owner shall be reduced by an amount equal to the special Santiago
Park fee paid by Owner pursuant to this section).
b. In-Lieu Park Fee. The Owner shall pay an "in lieu" fee at the value of
$35.50 per square foot of area to be dedicated pursuant to the standard established by section 34-
204 et seq. of the Santa Ana Municipal Code, as specified in the City's site plan review letter;
provided, however that the fee may be increased yearly by the average rate of increase in land
costs in the City of Santa Ana, as that increase is established by the annual change in the
"Construction Cost Index-Los Angeles," published by Engineering News-Record, or substitute
index chosen by the Executive Director should this index is discontinued. The fee shall be paid
for each phase, as set forth in section 5.1.1 of this Agreement, prior to issuance of the first
building permit for that phase, and shall be utilized by the City in the Quadrant of the City (as set
forth in the City's Park A&D Fee program) in which the Project is located, with priority given to
Santiago Park.
5.8.5 Covenants, Conditions, and Restrictions. Covenants, Conditions, and
Restrictions (CC&R's) must be provided and approved by the Executive Director for the project
prior to the issuance of the first building permit. Such CC&R's must contain at a minimum, the
following:
(1) No more than four residents per live-work unit.
(2) All residential and live-work units shall remain owner occupied
and shall not allow rental of the entire unit.
(3) Use Restriction for Live-Work Units. The live-work project must
remain as a live-work community. The work component shall be limited
to one of the allowable uses as specified in the Specific Development
(SD-59) zoning district.
(4) Repair of perimeter walls will be specified in the CC&R's in the
event of damage.
12
75A-235
(5) The CC&R's shall provide notice to prospective owners of the
urban character of the City and this area, including but not limited to the
permitted uses of the property and buildings in the immediate area of the
development (e.g.., Main Place Regional Shopping Mall, and surrounding
property zoned and/or devoted to commercial use), and shall provide a
release of all claims against the City which may arise from or relate to the
disclosed matters.
(6) The CC&R's shall reflect that ground floor space in the live-work
units shall be restricted to work/retail activities.
(7) The CC&R' s shall reflect that balconies may not be used for
storage.
(8) Terms and Content:
1. CC&R's are to be in effect for 66 years.
ii. Any proposed modifications to the foregoing provisions of
the CC&R's will require approval by the Executive Director.
5.9 Responsibility For Costs of Work Of Public Art. The City and Owner
agree that Owner shall be responsible for all costs associated with the design, construction,
maintenance and repair of the work of public art provided for in the Public Art Locational Plan.
5.10 City to Receive Contract Documents. Owner shall furnish the City,
upon written request, copies of contracts and supporting documents relating to the work of
public art.
5.11 Conditions of Discretionary Approvals. The requirements imposed as
conditions of any discretionary approval received through the City's existing regulatory process
shall be governed by the terms of those approvals, and in no event shall such conditions be
affected by the termination, cancellation, rescission, revocation, or default or expiration of this
Agreement.
5.12 Moratoria. In the event an ordinance, resolution or other measure is
enacted, whether by action of the City, by initiative, or otherwise, which relates to the rate,
amount, timing, sequencing, or phasing of the development or construction of the Project on all
or any part of the Property or the implementation or construction of a mitigation measure, the
City agrees that such ordinance, resolution or other measure shall not apply to the Project, the
Property or this Agreement.
5.13 Compliance With Governmental Requirements. Owner shall carry out
the design, construction, and operation of the Project in substantial conformity with all
applicable laws, ordinances, statutes, codes, rules, regulations, orders, and decrees of the United
States, the State of California, the County of Orange, the City, or any other political subdivision
13
75A-236
in which the Property is located, and of any other political subdivision, agency, or
instrumentality exercising jurisdiction over the City, the Owner or the Property, including all
applicable federal, state, and local occupation, safety and health laws, rules, regulations and
standards, applicable state and labor standards, applicable prevailing wage requirements, the
City zoning and development standards, City permits and approvals, building, plumbing,
mechanical and electrical codes, as they apply to the Property and the Project, and all other
provisions of the City and its Municipal Code (as they apply to the Property and the Project), and
all applicable disabled and handicapped access requirements, including, without the limitation,
the Americans With Disability Act, 42 U.S.C. ~ 12101 et seq., Government Code ~ 4450 et seq.,
and the Unruh Civil Rights Act, Civil Code ~ 51 et seq. ("Governmental Requirements").
6. ANNUAL REVIEW.
6.1 City and Owner Responsibilities. The City shall, at least every twelve
(12) months during the term of this Agreement, review the extent of good faith substantial
compliance by Owner with the terms of this Agreement. Pursuant to Government Code Section
65865.1, as amended, Owner shall have the duty to demonstrate by substantial evidence its good
faith compliance with the terms of the Agreement at the periodic review.
6.2 Review Letter. If Owner is found to be in compliance with the
Agreement after the annual review set forth in Section 6.1 above, the City shall, upon written
request by Owner, issue a Review Letter to Owner (the "Letter") stating that based upon
information known or made known to the City Council, the City Planning Commission and/or
the City Executive Director, the Agreement remains in effect and Owner is not in default.
Owner may record the Letter in the Official Records of the County of Orange.
6.3 Failure of Periodic Review. City's failure to review at least annually
Owner's compliance with the terms and conditions of this Agreement shall not constitute or be
asserted by any party as a breach of the Agreement by Owner or City.
7. DEFAULT.
7.1 Owner Events of Default. Property Owner is in default under this
Agreement upon the happening of one or more of the following events or conditions (each, an
"Owner Event of Default"):
(1) If a material warranty, representation, or statement made or
furnished by Property Owner to the City is false or proves to have been false in any material
respect when it was made; or
(2) A finding and determination made by the City following a periodic
review under the procedure provided for in Government Code Section 65865.1 and Section 6.1
of this Agreement that upon the basis of substantial evidence the Property Owner has not
complied in good faith with one or more of the material terms or conditions of this Agreement;
(3) Failure to comply with Governmental Requirements;
14
75A-237
(4) Any other event, condition, act, or omission which materially
interferes with the intent and objectives of this Agreement.
7.2 Procedure upon Default.
(I) Upon an Owner Event of Default, the City through the Executive Director
shall submit to Owner, a written notice of default, in the manner provided in Section 4.10,
identifying with specificity the nature of the alleged default and, when appropriate, the manner in
which said default may be satisfactorily cured. Upon receipt of the notice of default, the Owner
shall cure the identified default(s) at the earliest reasonable time after receipt of the notice of
default and shall complete the cure in any event not later than one hundred and twenty (120)
days after receipt of the notice of default, or such longer period as is reasonably necessary to
remedy such default(s), provided that the Owner shall continuously and diligently pursue such
remedy at all times until such default(s) is cured. If Owner has failed to remedy or diligently
proceed to remedy such default(s) after proper notice and expiration of said one hundred and
twenty (120) day cure period or such extended period as provided herein, the City may terminate
or amend this Agreement in accordance with the procedure adopted by the City. Failure or delay
in giving notice of default- shall not constitute a waiver of any default, nor shall it change the
time of default.
(2) If after the cure period has elapsed, the Executive Director finds
and determines that Owner has not cured the default pursuant to this Section 7.2, Owner shall be
entitled to appeal that finding and determination to the City Council by filing an appeal with the
City Clerk, if at all, within fourteen (14) days after the mailing of such finding and determination
to Owner, or its successors, transferee, and/or assignees, as the case may be. The City Council
shall act upon the finding and determination of the Executive Director within ninety (90) days
after the filing of such appeal. In the event of a finding and determination that all defaults are
cured, there shall be no appeal by any person or entity.
(3) The City does not waive any claim of defect in performance by
Property Owner, if on periodic review the City does not propose to modify or terminate this
Agreement.
(4) Non-performance shall not be excused because ofa failure of a
third person.
(5) An express repudiation, refusal, or renunciation of the contract, if
the same is in writing and signed by the Owner, shall be sufficient to terminate this Agreement
and a hearing on the matter shall not be required.
(6) Adoption of a law or other governmental activity making
performance by the Owner unprofitable or more difficult or more expensive does not excuse the
performance of the obligation by the Property Owner.
(7) All other remedies at law or in equity which are not inconsistent
with the provisions of this Agreement are available to the parties to pursue in the event there is a
breach.
15
75A-238
7.3 Damages upon Termination. In no event shall Property Owner be
entitled to any damages against the City upon termination of this Agreement for an Owner Event
of Default.
7.4 Institution of Legal Action. In addition to any other rights or remedies,
either party may institute legal action to cure, correct, or remedy any default or breach, to
specifically enforce any covenants or Agreements set forth in the Agreement, or to enjoin any
threatened or attempted violation of the Agreement; or to obtain any remedies consistent with the
purpose of the Agreement. Legal actions shall be instituted in the Superior Court of the County
of Orange, State of California, or in the Federal District Court in the Central District of
California, Southern Division.
8. ENCUMBRANCES AND RELEASES ON PROPERTY.
8.1 Discretion to Encumber. This Agreement shall not prevent or limit
Owner, in any manner, at Owner's sole discretion, from encumbering the Property or any portion
of the Property or any improvement on the Property by any mortgage, deed of trust, or other
security device (or any number of them) securing financing with respect to the Property or its
improvement (any such encumbrance, a "Mortgage").
8.2 Entitlement to Written Notice of Default. The mortgagee of a mortgage
or beneficiary of a deed of trust encumbering the Property or any part thereof and their
successors and assigns ("Mortgagee") shall, upon written request to the City, be entitled to
receive from the City written notification of any Owner Event of Default.
8.3 Performance of Covenants. The Mortgagee shall have the right, but no
obligation, to perform any term, covenant or condition and to remedy any Owner Event of
Default hereunder within the time periods specified herein, and the City shall accept such
performance with the same force and effect as if furnished by the Owner; provided, however,
that said Mortgagee shall not thereby or hereby be subrogated to the rights of the City.
8.4 Default by the Owner. In the event of an Owner Event of Default that
has not been cured by the Owner or as to which there is no cure period hereunder, the City
agrees not to terminate this Agreement (1) unless and until the City provides written notice of
such default to any Mortgagee and such Mortgagee shall have failed to cure such Owner Event
of Default within ninety business days after the later of delivery of such notice or expiration of
any applicable Owner cure period, and (2) as long as:
(a) In the case of an Owner Event of Default that cannot practicably be
cured by the Mortgagee without taking possession of the Property (which defaults shall not
include defaults "not susceptible of being cured" as defined below), (x) the Mortgagee has
delivered to the City, prior to the date on which the City shall be entitled to give notice of
termination, a written instrument wherein the Mortgagee unconditionally agrees that (subject to
such delays as may be incident to obtaining a relief from stay in the case of a
bankruptcy/dissolution event) it will commence and diligently pursue cure of such Owner Event
of Default promptly following its obtaining possession and; (y) said Mortgagee shall proceed
16
75A-239
diligently to obtain possession of the Property (including possession by receiver) (subject to such
delays as may be incident to obtaining a relief from stay in the case of a bankruptcy/dissolution
event) and, upon obtaining such possession, shall proceed diligently to cure such Owner Event of
Default; and
(b) In the case of an Owner Event of Default that is not susceptible to
being cured by the Mortgagee, the Mortgagee shall institute foreclosure proceedings and
diligently prosecute the same to completion (subject to such delays as may be incident to
obtaining a relief from stay in the case of a bankruptcy/dissolution event) (unless in the
meantime it shall acquire the Owner's right, title and interest hereunder, either in its own name
or through a nominee, by assignment in lieu of foreclosure) and upon such completion of
acquisition or foreclosure such Owner Event of Default shall be deemed to have been cured.
The Mortgagee shall not be required to obtain possession or to continue in
possession as Mortgagee of the Property pursuant to Subsection 8.4(a) above, or to continue to
prosecute foreclosure proceedings pursuant to Subsection 8.4(b) above, if and when such Owner
Event of Default shall be cured. Nothing herein shall preclude the City from exercising any of
its rights or remedies with respect to any other Owner Event of Default during any period of
such forbearance, but in such event the Mortgagee shall have all of its rights provided for herein.
If the Mortgagee, its nominee, or a purchaser in a foreclosure sale, shall acquire title to Owner's
right, title and interest hereunder and shall cure all Owner Events of Defaults that are susceptible
of being cured by the Mortgagee or by said purchaser, as the case may be, then prior Owner
Events of Default that are not susceptible to being cured by the Mortgagee or by said purchaser
shall no longer be deemed Owner Events of Default hereunder.
Except as set forth herein, nothing contained herein shall require any Mortgagee
to cure any Owner Event of Default.
8.5 Foreclosure. Foreclosure of any Mortgage, or any sale thereunder,
whether by judicial proceedings or by virtue of any power contained in a Mortgage, or any
conveyance of the Project from the Owner to a Mortgagee or its designee through, or in lieu of
foreclosure or other appropriate proceedings in the nature thereof, shall not require the consent
of the City or constitute a breach of any provision of or a default under this Agreement; and upon
such foreclosure, sale or conveyance the City shall recognize the purchaser or other transferee in
connection therewith as the Owner hereunder provided that such purchaser or transferee
assumes, subject to the terms of Section 8.4 above, each and all of the obligations of the Owner
hereunder pursuant to an assumption agreement satisfactory to the City. If any Mortgagee or its
nominee or assignee shall acquire the Owner's right, title and interest hereunder as a result of a
judicial or nonjudicial foreclosure under any Permitted Mortgage, or by means of a deed in lieu
of foreclosure, or through settlement of or arising out of any pending or contemplated
foreclosure action, such Mortgagee shall thereafter have the right to assign or transfer the
Owner's right, title and interest hereunder to an assignee upon obtaining the City's consent with
respect thereto, which consent shall not be unreasonably withheld or delayed. Upon such
acquisition of the Owner's right, title and interest hereunder as described in the preceding
sentence by either Mortgagee, or the assignee or nominee of Mortgagee, or the purchaser from
Mortgagee, assignee or nominee, the City shall immediately execute and deliver a new
agreement or amend this Agreement with such party, upon the written request therefor by such
17
75A-240
party given not later than one hundred twenty (120) days after such party's acquisition of the
Owner's right, title and interest hereunder. Subject to the terms of Section 8.4 above, such new
agreement or amended Agreement shall be substantially the same in form and content to the
provisions of this Agreement, except with respect to the parties thereto, and the elimination of
any requirements which have been fulfilled by the Owner prior thereto, and said agreement shall
have priority equal to the priority of this Agreement. Upon execution and delivery of such new
agreement or amended Agreement, the City shall cooperate with the new owner, at the sole
expense of said new owner, in taking such action as may be necessary to cancel and discharge
this Agreement and to remove Owner named herein from the Property.
8.6 Releases. The City agrees that upon written request of Property Owner
and payment of all fees and performance of the requirements and conditions required of Owner
by this Agreement with respect to the Property, or any portion thereof, the City shall execute and
deliver to Owner appropriate release(s) of further obligations imposed by this Agreement in form
and substance acceptable to the Orange County Recorder or as may otherwise be necessary to
effect the release.
9. MISCELLANEOUS PROVISIONS.
9.1 Rules of Construction. The singular includes the plural; the masculine
gender includes the feminine; "shall" is mandatory; "may" is permissive. If there is more than
one signer of this Agreement, their obligations are joint and several.
9.2 Entire Agreement, Waivers and Amendments. This Agreement
constitutes the entire understanding and Agreement of the parties with respect to the matters set
forth in this Agreement. This Agreement supersedes all negotiation or previous Agreements
between the parties respecting this Agreement, including without limitation the Original
Agreement. All waivers of the provision of this Agreement must be in writing and signed by the
appropriate authorities of the City or of Owner. All amendments to this Agreement must be in
writing signed by the appropriate authorities of the City and Owner, in a form suitable for
recording in the Official Records of Orange County, California. Within ten (10) days following
the effective date of this Agreement, a copy of this Agreement shall be recorded in the Official
Records of Orange County, California. Upon the completion of performance of this Agreement
or its revocation or termination, an appropriate Certificate of Completion acknowledging such
occurrence signed by the appropriate agents of Owner and the City shall be recorded in the
Official Records of Orange County, California.
9.3 Project as a Private Undertaking. It is specifically understood by the
parties that: (a) the Project is a private development for purposes of Government Code Section
65864 et seq.; (b) the City has no interest in or responsibilities for or duty to third parties
concerning any improvements to the Property or in connection with the Project; and (c) Owner
shall have the full power and exclusive control of the Property subject to the obligations of
Owner set forth in this Agreement.
9.4 Incorporation of Recitals. The Recitals set forth in Section 1 of this
Agreement are part of this Agreement.
18
75A-241
9.5 Captions. The captions of this Agreement are for convenience and
reference only, and shall not define, explain, modify, construe, limit, amplify, or aid in the
interpretation, construction, or meaning of any of the provisions of this Agreement.
9.6 Consent. Where the consent or approval of a party is required in or
necessary under this Agreement, the consent or approval shall not be unreasonably withheld.
9.7 Covenant of Cooperation. The parties shall cooperate with, deal with
each other in good faith, and assist each other in the performance of the provisions of this
Agreement.
9.8 Time of Essence. Time is of the essence for each provision of this
Agreement of which time is an element.
9.9 Conflicts of Law. In the event that state or federal laws or regulations
enacted after this Agreement has been entered into or the action or inaction of any other affected
governmental jurisdiction prevent or preclude compliance with one or more provisions of this
Agreement or require changes in plans, maps, or permits approved by the City, the parties shall
provide the other party with written notice of such state or federal restriction, provide a copy of
such regulation or policy, and a statement of conflict with the provisions of this Agreement. The
parties shall, within thirty (30) days, meet and confer in good faith in a reasonable attempt to
modify this Agreement to comply with such federal or state law or regulation. Thereafter,
regardless of whether the parties reach an Agreement on the effect of such federal or state law or
regulation upon the Agreement, the matter shall be scheduled for hearing before the Council.
Public notice of such hearing shall be given pursuant to Government Code Section 65854.5. The
City Council, at such hearing, shall determine the exact modification or suspension which shall
be necessitated by such federal or state law or regulation pursuant to Government Code Section
65869.5. At the hearing Owner shall have the right to offer oral and written testimony.
9 10 No Reliance By One Party On The Other Fach party has received
independent legal advice from its attomeys with respect to the advisahility of executine this
Aereement and the meanine of the provisions hereof In addition the provisions of this
Aereement shall he construed as to their fair meaning, and not for or against any party hased
upon any attrihution to such party as the SOllrce of the laneuaee in question
9 11 Arms I.en~th Transaction Fach party represents and warrants to the
other the followine' it has carefully read this Aereement ami in sienine this Aereement it does
so with full knowledee of any rights which it may otherwise have, and it has freely siened this
Aereement without any reliance upon any agreement, promise, statement or representation hy or
on heha I f of the ot her party or its aeents, employees or attorneys except as spel'i fica Ily set forth
in this Agreement, and without dllfess or coercion, whether economic or otherwise...
9.162 Recording. The City Clerk shall cause a copy of this Agreement to be
recorded with the Office of the County Recorder of Orange County, California, within ten (10)
days following the effective date of this Agreement.
19
75A-242
IN WITNESS WHEREOF, this Agreement has been executed by the City of
Santa Ana, acting by and through its MayorCity Manaeer, pursuant to Ordinance No.
NS-2677 , authorizing such execution, and by Property Owner.
Dated this ZZrrdlth day of reblUdIYMar.c.h, 2005.
THE CITY OF SANTA ANA
By
DAVIDN. REAM
City Manager
(sienatures continlled on next page)
(sienatures continlled from previolls paee)
Approved as to Form:
By
JOSEPH W. FLETCHER
City Attorney
(sigl1atul GS cOl1til1uGd 011 I1GXt page)
(sigl,atUlcs CulltihUGd f10111 PIGvious page)
MAIN STREET CONCOURSE, LLC,
A California Limited Liability Company
20
75A-243
By: TransAction Financial Corporation~.
a California Corporation,
Its Manager
By
Robert H. Bisno,
Chief Executive Officer
21
75A-244
STATE OF CALIFORNIA )
) ss.
COUNTY OF ORANGE )
On this day of , 200_, before me,
, a Notary Public in and for said state, personally appeared
, personally known to me (or proved to me on the basis of
satisfactory evidence) to be the Mayor of THE CITY OF SANTA ANA, the charter city that
executed the within instrument, known to me to be the person who executed the within
instrument on behalf of the municipal corporation therein named, and acknowledged to me that
such municipal corporation executed the within instrument pursuant to its bylaws or a resolution
of its City Council.
WITNESS my hand and official seal.
NOTARY PUBLIC
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On this day of , 200_, before me,
, a Notary Public in and for said state, personally appeared
, personally known to me (or proved to me on the basis
of satisfactory evidence) to be the of ., the
that executed the within instrument, known to me to be the person who
executed the within instrument on behalf of the municipal corporation therein named, and
acknowledged to me that such municipal corporation executed the within instrument pursuant to
its bylaws or a resolution of its Board.
WITNESS my hand and official seal.
NOTARY PUBLIC
75A-245
EXHIBIT A
Property Legal Description
To be inserted
75A-246
EXHIBIT B
Property Site Plan
To be inserted
75A-247
EXHIBIT C
Public Art Locational Plan
1. Public art valued at one-half of one percent (0.5%) of the project building permit valuation is
required. Public art shall be comprised of a single art piece (or two or more pieces, as agreed
to by the City's Planning Commission and Owner) to be placed along Main Street at one or
two major entrances to the Project, with the final location to be determined as specified in
paragraph 2.5 of this Agreement. The public art should invite participation and interaction,
inspire, add local meaning, interpret the community by revealing its culture or history, and/or
capture or reinforce the unique character of the new place. A comprehensive Public Art Plan
indicating compliance with this requirement, and which proposes specific pieces of art for
specific locations or applications, shall be submitted to the Planning Commission prior to the
completion of the project's first phase. All public art approved by the Planning Commission
in the Public Art Plan shall be completely installed as provided in paragraph 5.8.1 of this
Agreement. Review and approvals required by the Planning Commission pursuant to
sections 5.8, 5.8.1 or this Exhibit C may be delegated to a committee of same duly
constituted pursuant to the Planning Commission's bylaws.
2. Art should be sited to complement features such as plaza or architectural components so that
the art is an integral part of the development site.
3. Public art should be constructed using durable materials and finishes including but not
limited to stone or metal.
4. No art piece provided pursuant to the public art requirement shall include advertising of any
type, including but not limited to products, services or businesses.
5. All public art provided pursuant to the public art requirement shall be properly maintained at
all times, be free of any graffiti and shall not incorporate any flashing or distracting form of
illumination.
6. All art pieces approved and installed pursuant to the Public Art Plan shall remain on the
project site and may not be removed without the approval of the Planning Commission.
7. Expenses Not Allowed from Art Allocation
1. Expenses to locate the artist (e.g., airfare for artist interviews, etc.)
11. Architect and Landscape Architect fees.
iii. Landscaping around a sculpture that is not included as part of the artist's sculpture
furnishings, including, but not limited to, functional structures, prefabricated water or
electrical features not created by the artist, and ornamental enhancements.
IV. Utility fees associated with activating electronic or water generated artwork.
v. Lighting elements not integral to the illumination of the art piece.
75A-248
VI. Publicity, public relations, photographs, educational materials, business letterhead
or logos bearing artwork image.
V11. Dedication ceremonies, including sculpture unveilings or grand openings.
8. To be eligible, the proposed work of public art shall not be:
i. a mass produced object from a standard design;
11. a reproduction, whether produced by mechanical or other means, of an original work
of art;
iii. elements of building, designed by the building's architect, as opposed to a public
artist commissioned for the express purpose of creating a unique work of public art;
nor
IV. a water feature, in whole or in part.
75A-249
EXHIBIT 0
Phasing Plan
75A-250
EXHIBIT E
Remaining Offsite Mitigation Measures
75A-251
EXHIBIT F
Residential Tower Study Area
75A-252
Vesting Tentative Tract Map No. 2004-06
October 25, 2004
Page 1 of 2
Findings of Fact
A. The proposed project, as conditioned, and its design and improvements
are consistent with the District Center land use designation of the
General Plan and are otherwise consistent with all other elements of
the General Plan and any applicable specific plans.
Vesting Tentative Tract Map No. 2004-06 is consistent with the
land use designation and density prescribed in the General Plan
and will have no adverse affect on the surrounding land uses in
the area.
B.
The proposed proj ect, as conditioned, conforms
requirements of the zoning and subdivision codes,
applicable City ordinances.
to all applicable
as well as other
The proposed subdivision conforms to the minimum condominium
requirements, as well as meets the letter and intent of the
State of California Subdivision Map Act provisions. Vesting
Tentative Tract Map No. 2004-06 is in keeping with the
provisions of the site plan review (Development proj ect No.
2003-48) and Chapters 34 and 41 of the Santa Ana Municipal Code,
all of which pertain to the subdivision of land and development
standards for the site. Further, the map will be consistent
with Zoning Ordinance Amendment No. 2004-06.
C. The project site is physically suitable for the type and density of
the proposed project.
The proj ect site consists of approximately 17 acres of land
within Specific Development No. 59. The proposed subdivision
contains many street frontages, allowing adequate frontage for
each parcel. The site and parcels have been determined to be
capable of supporting the type and density of the proposed
proj ect. There are no physical constraints on the site to
preclude development.
ZOA 04-61EIR 04-1/DA 04-4
CUP 04-281SPR 05-5
VESTING TTM 04-6
EXHIBIT 8
75A-253
Vesting Tentative Tract Map No. 2004-06
October 25, 2004
Page 2 of 2
D.
The design and improvements of the proposed proj ect
substantial environmental damage or substantially
injure fish or wildlife or their habitat.
will not cause
and avoidable
There are no wetlands or unusual flora or fauna on or around the
proj ect site. No development surrounding this site will be
substantially affected by this proposal. Environmental Impact
Report 2004-01 has been prepared for the proposed project,
identifying potential impacts, over-riding considerations and
mitigation measures aimed at reducing any environmental impact
associated with this project.
E. The design or improvements of the proposed proj ect will not cause
serious public health problems.
The proposed infill development is for mixed-use development and
will be in compliance with all regulations and conditions
specified in the Santa Ana Municipal Code and the Specific
Development No. 59 development standards in conjunction with the
proposed conditions and building requirements.
F. The design of improvements of the proposed project will not conflict
with easements necessary for public access through or use of the
property within the proposed project.
There are no easements that would affect the use or development
of this site. Approval of Vesting Tentative Tract Map No. 2004-
06 will not create conflicts with the easements necessary for
public access through the property, as no such easements
currently exist. Public access will be allowed to the site, as
this development as an urban project concept encourages
pedestrian and public activity.
75A-254
DECEMBER 13, 2004
PAGE 1 OF4
Conditions for Approval
Vesting Tentative Tract Map No. 2004-06 is approved subject to compliance
to the reasonable satisfaction of the Planning Manager, with all
applicable sections of the Santa Ana Municipal Code, the California
Administrative Code, the Uniform Fire Code, the Uniform Building Code, and
all other applicable regulations.
The applicant must comply in full with each and every condition listed
below prior to exercising the rights conferred by this conditional use
permit.
The applicant must remain In compliance with all conditions listed below
throughout the life of the conditional use permit. Failure to comply with
each and every condition may result in revocation of the conditional use
permit.
A. Planning Division
1. Comply with all conditions and requirements from the
Development Review Committee (DRC) for the development project
(DP 03-48).
2. The Covenants, Conditions and Restrictions (CC&Rs) must oh~ll
be re~..ic.;ed ~nd approved by the Planning Manager prior to the
issuance of any building permit ~pprov~l of the fin~l veoting
tr~ct m~p. Such CC&Rs must contain at a minimum, the
following:
a. Project Maintenance.
b. Standards shall be established for the exterior
maintenance of each unit within the community.
c. Graffiti removal will be required within 48 hours.
d. Assignment of repair of perimeter walls will be specified
in the CC&Rs in the event of damage.
e. CC&Rs are to be in effect in perpetuity.
f. Any proposed modifications to the CC&Rs will require
approval by the City of Santa Ana.
g. The use of professional management to ensure a quality
operation and maintenance. (Requested Modification by
Staff) .
3. A final map must be approved and recorded prior to issuance of
building permits.
75~~~g5
DECEMBER 13, 2004
PAGE20F4
4. The final map and all improvements required to be made or
installed by the subdivider must be in accordance with the
design standards and specifications of the Santa Ana Municipal
Code and the requirements of the State Subdivision Map Act.
5. Two copies of the recorded final map and CC&Rs shall be
submitted each to the Planning Division, Fire Department,
Building Division and Public Works Agency within 10 days of
recordation.
6. Prior to issuance of building permits, the interior building
amenities shall be submitted for review by the Planning
Division ~nd oh~ll be ~t the o~me or higher level of qu~lity ~o
the S~nti~go Street Lofto (CUI' 2001 03) ~nd Oloon lofto (CUI'
2001 28) . The amenity package submitted for review shall
include but not be limited to flooring, staircase rail ings,
doors and hardware, kitchen appliances and cabinetry,
countertopo dual bowl comp~rtmento sinks and fixtures,
b~throom oinko tile walls, enclooure tiled showers- enclosures
and kitchen countertops of stone tile or stone slab, or their
equivalent. At minimum the amenities will include the
equivalent or higher grade of a General Electric Monogram
Series product line for the kitchen appliances. All cabinets
shall be of a stain grade hard wood. (Requested Modification
by Staff).
7. The applicant shall pProvide a plan for lighting and landscape
maintenance. The lighting and landscape plan and design will
be reviewed by Planning during the lighting plan check phase.
8. Development, operational and maintenance standards shall be
established for the number, style and location of benches.
These benches shall be reviewed and approved when the
landscapes are submitted into plancheck.
9. Common area amenities shall comply with the following:
a.
Pursuant to the Plan (Exhibit 3), plazas , drive
pedestrian walkways and common area amenities
project, shall be completely installed prior
issuance of a certificate of occupancy for the
phase that includes the open space.
aisles,
for the
to the
project
75A-256
DECEMBER 13, 2004
PAGE30F4
10. Pedestrian walkways shall be provided through all lots to
establish pedestrian connectivity throughout the project site
as shown on the Plan (Exhibit 3). The amenities to be provided
along this pathway shall include decorative concrete, accent
lighting, landscape planters with vertical landscape as shown
on the Landscape Plan. These improvements in each phase must
be completed prior to occupancy of the first unit in the
respective phases.
11. Benches and pedestrian seating shall be made of a durable
material such as concrete or painted iron and be designed to
minimize effects from vandalism, skateboarding and weather.
12. Trash receptacles shall be located in high-activity areas,
such as plazas and other public open spaces. The style shall
be compatible with other plaza furnishings.
13. All street furniture surfaces, pedestrian-level walls and
amenities shall incorporate graffiti resistant coatings.
14. The courtyards in the residential development sites shall
include amenities such as informal modern outdoor furniture
and seating areas, decorative pavers, landscape trees, plant
material and water features. (Requested Modification by
Staff) .
15.
Prior to issuance of building permits,
amenities, materials and finishes shall
and approval by the Planning Division.
by Staff).
the exterior building
be submitted for review
(Requested Modification
16. Prior to submittal into building plan check, revise plans to
accommodate a minimum five feet clear width planter along the
northern property line of Lot 1 and Lot 2 as identified in
Vesting Tentative Tract Map No. 2004-06. Such planter shall
accommodate one 24-inch box tree for each 25 lineal feet.
(Requested Modification by Staff).
17. Glass storefronts and windows within the retail component
shall provide clear glass. The use of opaque or semi-opaque
storefronts or glass is prohibited. (Requested Modification
by Staff).
75A-257
DECEMBER 13, 2004
PAGE 4 OF4
18. Prior to submittal into building plancheck, revise the plans
for the PI, P2 and P3 residential product types to accommodate
a trellis or architectural feature to better articulate the
alley facades and provide a framework to support plant
material. (Requested Modification by Staff).
19. The courtyard improvements in the residential component shall
be completely installed prior to the issuance of any
certificate of occupancy within the project phase that
includes this portion of the parcel. (Requested Modification
by Staff).
20. An open space area measuring a minimum of 70 feet in any
direction and containing a minimum of .34 acres of land shall
be located near the center of the residential project site and
within Lot 2. The open space shall include informal modern
outdoor furniture and seating areas, and landscape trees and
material.
21. All garages shall provide insulated garage doors with
automatic opener and transmitter. (Requested Modification by
Staff) .
22. The appropriate electronic device shall be installed on the
commercial portion of the site to ensure all store carts be
kept within the retail area including the surface parking
area. (Requested Modification by Staff).
23. Prior to submittal into building plancheck, revise the plans
for the PI, P2 and P3 residential product types to accommodate
a trellis or architectural feature to better articulate the
alley facades and provide a framework to support plant
material. (Requested Modification by Staff).
24.
Prior to issuance of building permits, submit for
plan outlining the design of the fire access
(Requested Modification by Staff).
review a
location.
25. Units designed to accommodate stacked washers and dryers shall
provide such appliances. (Requested Modification by Staff).
75A-258
Conditional Use Permit No. 2004-28
October 25, 2004
Page 1 of 2
Findings of Fact
A. Will the proposed use provide a service or facility, which will
contribute to the general welfare of the neighborhood or community?
The proposed conditional use permit to allow the construction
of 73 live-work studios will provide a residential living with
opportunity to commercial businesses. The unique provision of
space that can be utilized for dual purposes within a single
unit provides a component integral to the mixed-use nature of
the City Place project and the zoning goals. The injection of
living and working space will provide a lifestyle that has
proven successful throughout urban areas within the United
States. A live-work project will add to the vibrant dynamics
of a mixed-use project, increasing activity within the
District Center designation of the General Plan.
B.
Will the proposed use under the
case be detrimental to the health,
persons residing or working in the
circumstances of
safety or general
vicinity?
the particular
welfare of the
The approval of the conditional use permit will not be
detrimental to persons residing or working in the area because
the use, as conditioned, will not create negative or adverse
impacts. Environmental Impact Report 2004-01 has been prepared
for the proposed project, identifying potential impacts, over-
riding considerations and mitigation measures aimed at reducing
any environmental impact associated with this project. The
addition of persons within a large vacant portion of north
Main Street will assist in promoting the economic viability
and enhance the livability for this area.
C.
Will the proposed
stability or future
surrounding area?
use adversely affect
economic development
the
of
present
property
economic
in the
The live-work studios are a suitable and appropriate use
within the mixed-use project and the District Center setting.
The addition of live-work studio space should increase the
patronage to surrounding businesses, thereby enhancing the
viability of the businesses.
ZOA 04-6/EIR 04-1/DA 04-4
CUP 04-28/SPR 05-5
VESTING TTM 04-6
EXHIBIT 10
75A-259
Conditional Use Permit No. 2004-28
October 25, 2004
Page 2 of 2
D. Will the proposed use comply with the regulations and conditions
specified in the chapter of the Santa Ana Municipal Code for such
use?
As conditioned and the approval of Zoning Ordinance Amendment
No. 2004-06, the proposed project will be in compliance with
all applicable regulations and conditions imposed on live-work
studios, pursuant to Chapter 41 of the Santa Ana Municipal
Code.
E. Will the proposed use affect the General Plan of the City?
The proposed project will not adversely affect the General
Plan. The live-work community is consistent with the General
Plan Land Use Element designation of District Center and the
proposed amendments to Specific Development No. 59. The
proposal is supported by the Land Use Element Goal: 2.0,
Promote land uses which enhance the City's economic and fiscal
viability; and Goal 3.0, To promote a balance of land uses to
address basic community needs. A live-work community will
assist to further the goals of the District Center designation
of the General Plan.
75A-260
DECEMBER 13, 2004
PAGE 1 OF4
Conditions for Approval
Conditional Use Permit No. 2004-28 is approved subject to compliance to
the reasonable satisfaction of the Planning Manager, with all applicable
sections of the Santa Ana Municipal Code, the California Administrative
Code, the Uni form Fire Code, the Uni form Bui I ding Code, and all other
applicable regulations.
The applicant must comply in full with each and every condition listed
below prior to exercising the rights conferred by this conditional use
permit.
The applicant must remain in compliance with all conditions listed below
throughout the life of the conditional use permit. Failure to comply with
each and every condition may result in revocation of the conditional use
permit.
A. Planning Division
1. Comply with all conditions and requirements from the
Development Review Committee (DRC) for the development project
(DP 03-48) .
2. The appropriate electronic device shall be installed on the
commercial portion of the site to ensure all store carts be
kept within the cncloocd otructurc retail area including the
surface parking area. (Requested Modification by Staff).
3. Any amendment to this conditional use permit must be submitted
to the Planning Division for review. At that time, staff will
determine if administrative relief is available or the
conditional use permit must be amended.
4. The buildings shall be of wood or steel construction with a
quality and durable exterior materials as shown on the
architectural plans, material boards and material
specifications submitted for this proj ect. (Requested
Modification by Staff).
5.
The project shall be constructed
Municipal Code Chapters 8 and
units.
in compliance with Santa Ana
41 pertaining to live-work
EXHIBIT 11
75A-261
DECEMBER 13, 2004
PAGE 2 OF4
6. Prior to issuance of building permits, the interior building
amenities shall be submitted for review by the Planning
Division ~nd oh~ll be ~t the o~me or higher level of qu~lity ~o
the S~nti~go Street Lofto (CUI' 2001 03) ~nd Oloon lofto (CUI'
2001 28) . The amenity package submitted for review shall
include but not be limited to flooring, staircase railings,
doors and hardware, kitchen appliances and cabinetry,
countertopo dual bowl comp~rtmento sinks and fixtures,
b~throom oinJco tile walls, enclooure tiled showers- enclosures
and kitchen countertops of stone tile or stone slab, or their
equivalent. At minimum the amenities will include the
equivalent or higher grade of a General Electric Monogram
Series product line for the kitchen appliances. All cabinets
shall be of a stain grade hard wood. (Requested Modification
by Staff).
7. The project's units shall include two-car garages with seven of
the residential units utilizing two, one care garage spaces
per unit (one space of which is not attached) and work studio
space on the first floor and living space on the second and
third levels. (Requested Modification by Staff).
8. Eaefl At minimum, seven of the lofts shall be designed to
incorporate a B Occupancy (per the California Building Code)
on the first floor of the work/studio space to enhance the
viability of the work component and to emphasize the
pedestrian-oriented design. (Requested Modification by
Staff) .
9. Interior floor to ceiling heights will be a minimum of ten
feet on the first floor and a minimum of nine feet on the
second and third floor respectively.
10. The residential component of each live/workshop/studio unit
shall meet the following standards:
a.
It shall have a space of
residential living area.
It shall have access to
including a water closet,
shower.
at least 1,158 square feet of
b.
separate bathroom facilities
a washbasin, and a bathtub or
75A-262
DECEMBER 13, 2004
PAGE 3 OF4
c. It shall have separate kitchen facilities including a
kitchen sink, cooking appliances and refrigerator. All
such facilities shall have a clear working space of at
least 30 inches in front.
d. It shall comply with all Housing Code requirements as
modified by Section 8-2700 of the Santa Ana Municipal
Code.
11. Prohibit all first levels from any encroachment for use as
bedroom space.
12. Covenants, Conditions, and Restrictions (CC&Rs) must be
approved by the Planning Manager prior to the issuance of any
building permit. Such CC&Rs must contain at a minimum, the
following:
a. Project Maintenance.
b. Standards shall be established for the exterior
maintenance of each unit within the community.
c. Graffiti removal will be required within 48 hours.
d. Assignment of repair of perimeter walls will be specified
in the CC&Rs in the event of damage.
e. CC&Rs are to be in effect in perpetuity.
e. Any proposed modifications to the CC&Rs will require
approval by the City of Santa Ana.
f. The use of professional management to ensure a quality
operation and maintenance. (Requested Modification by
Staff) .
13. CC&R's shall include occupancy standards similar to the Olson
live/work project.
14. A tentative tract map shall be approved prior to the applicant
exercising the rights conferred by this conditional use permit.
15. This conditional use permit shall be null and void and of no
force and effect unless and until the City Council, in the
exercise of its sole discretion, approves a tentative tract
map for this project.
16. All garages shall provide insulated garage doors with
automatic opener and transmitter. (Requested Modification by
Staff) .
75A-263
DECEMBER 13, 2004
PAGE40F4
17. Prior to issuance of building permits, the exterior building
amenities, materials and finishes shall be submitted for review
and approval by the Planning Division. (Requested Modification
by Staff).
18. Prior to submittal into building plan check, revise plans to
accommodate a minimum five feet clear width planter along the
northern property line of Lot 1 and Lot 2 as identified in
Vesting Tentative Tract Map No. 2004-06. Such planter shall
accommodate one 24-inch box tree for each 25 lineal feet.
(Requested Modification by Staff).
19. Glass storefronts and windows within the retail component
shall provide clear glass. The use of opaque or semi-opaque
storefronts or glass is prohibited. Requested Modification by
Staff) .
20. Prior to submittal into building plancheck, revise the plans
for the PI, P2 and P3 residential product types to accommodate
a trellis or architectural feature to better articulate the
alley facades and provide a framework to support plant
material. (Requested Modification by Staff).
21.
Prior to issuance of building permits, submit for
plan outlining the design of the fire access
(Requested Modification by Staff).
review a
location.
22. Units designed to accommodate stacked washers and dryers shall
provide such appliances. (Requested Modification by Staff)
75A-264
1l.
<:
..
(j
..
02
l5
~
II:
.9
"0
'"
'"
~
en
Ol
c
"S;
ro
en
1ii
o
u
Oi
:0
[I?
:J
"0
'"
o
E
"!!1
"0
C
ro
ro
">1
c
'" '"
:'2 u
~ ~
82
- c
2 .~
g--g
'" ro
:s c
~~
b=
c-lll
o en
u"!:::
S
ro
'"
:Q
"!!1
ro
gg
ro.o
t:: ~
'" :J
f-"O
S
'"
Qi
t;
c
o
u
1ii
~
~
a.
'"
.0
"0
:;
o
~
en
en
(5
a.
'"
~
.!!!
u;
(5
a.
~
ro
E
en
1:5
'"
g 'e-
a.
III :; 0
0 0
Q. ~ "8
~ Ol
:J ro
li: e
...: = a,
'"
~ en ~
.. (5
"
.Q a. =
S 2 "~
"
0 c Q;
ro
Ci 1ii
ro
1ii Ci
~ C
'" '" Ol
a. E c
o/l ~ '6
'iii
ro ~ ]j
J!l ;:: en
0 "0:
0 u 0: c
e 0
[I? "0 N
.!!1 Q; c 'g
ro
i= f- en r
"0
C
ro
en
c
o
'iii
2
5
Q;
'"
3:
o c
-;~
c c
e 'n;
o.E
~"O
o c
E~
"Oro
ffi~
",.-
~s
ro ",
"'+'
~ en
~ 8
~ ~
en.!!1
-n-g
[I? ro
u '"
~:g
c ~
0: :J
_ "0
~ ~
o 0
.::. E
~ en
o:C
~ .~
en 0:
-'"
c
ro
(J)g
-~ "0
'" ~
~ ro
:Jr
1:5 '"
.ll! en
:J :J
ffi~
E.o
". E
c '"
o en
:.;:::; U'J
ro ro
S ~
en ro
c ~
.- .0
- E
rl '"
1:: E
~ ~
roo:
~ 0
s e
'" e-
~~
0.3:
ex
a.'"
o.~
rof-
- '"
o~
c_
.~ ~
~.~
~ E
Q)~...:lI::
en.oo
~e.Q
"Oo.~
'" ", ro
~cE
g. ~ 'w
~ ro ~
a.3:S
0
... "0
u
r:: 0
0 ~
0 III
CIl 0 1:5 Ol
.;: '"
Q. '" .~
1tI ... 'e-
c. <:> =
E li: a.
:::' :; "~
0 0 2
0 ~
.. Ol en c,;
CIl ~ :J ro ~
QI e Ci
~ <( = C <:
.2 en '"
... '" t:
QI Cl (5 E Ol
E QI r:: a. '" c <:(
- '6 oil
r:: 'a Q; id u
~ <( QI C "0 "iii ~
1tI '" '"
U all 0 u ro "" Cii .!!1 '"
J!l Ci .!!1 -iii ""
~ CIl ~ .!!1
....l CIl 'iij 0 'C ~ 0
iij e '" g a. ~
i:l. - r:: ;:: N E
.;: QI .!!1 1tI 0 ri. .... ~ 0 ....
>- QI D::: '" ...J u 0 (5 u .g
[I? ""
,... - ", .!!1 0 x
U 1tI '" Q; E '" .!!1
:::E ..... U N f- M Uj en .= .s
N en
ri Ol
c
~ "S;
S '" N
1:' en ri
'" 1ii ~
"0 0 S
C u
ro iZ 1:'
1ii 0 '"
~ .Q "0 'E
~ c
ro .!!! '" ro
en 'E 1ii "0
'" ~ C
u "iii '"
c '" 1ii
.!!! '" en ~
Ci S Qi
a. c 1ii
'" '" :0 :J
C :0 rl "0
'" C
~ rl '=-
.B "0 Q; Q;
32 '" '" ",
N C :J
Cii '"
'" "0: c > <D
1ii ro .2 '" ",
> "0 .0
en ro a. ~ "0
en Ol 0 '"
'" '" Q; Ol "0
c: ~ C 'S;
'(ij ", '(ij e
U5 :5 :J U5
<D a.
Cii
'"
1ii
en
en
'"
c:
19
en
C
:J
0
E
'"
"0
C
:J
=
"~
en
a.
0
1::
'"
C
:J
0 en
u
en '" Qi
'"
:0 c c
.9 :0
rl ~ rl
= '" c
en
:;;- "~ '" '" :;;-
rl ~
i!! ~ .B '"
'(ij 0 32 ;::
"E 1ii ~ 'E
0 Cii '" 0
c ~
~ '" 0 '"
1ii 1ii 0 u
c a. c
~ "0 ro E ~
2 .!!1 2~ '" 2
c C
'" "(ij ro c 0 '"
~ a. z 'w u ~
en
-'"
c
'iii
Cii
'"
1ii
en
en
'" en
c: '"
2 "0
ro
en a,
C a.
:J :J Q;
0 "0 ~
en E 0
'" Q; 0 "0
:0 3: "0
rl "0 1:' c
c ro ro
Cii :J ~ Q;
'" = = ~
en 1ii "~ ~ en
'" en en ro
u en a. en 3:
c '" 0 Qi '"
"!!! c: 1:: c "0
Ci "(ij '" :0 -iii
a. 1ii C '" ",
'" :J U .0
C = 0 c '"
'" "~ u '" "0
~ '" ~ "iii
.B c .B
32 "(ij .9 32 =
Cii 1ii ~ ~ "~
'" Cii '" ~ en
en
1ii Q) Q) E
1ii 0
en rl a. 0
en "0 E e
Q) Q) "0 Q)
c: C Q) C g
"(ij c
"(ij 0 0 :5
U5 a. I u
N
'5
"
01
..
D.
...
<:>
o
N
N
"
.Q
E
"
u
"
'"
7MS!8S
c
.(U
c
.(u
E
"0
c
'"
"0
Q)
r:
U Q)
$.Cl
ro ._
Q) J:
Q) 8
~~
';'(ij
Q) Q)
c.c.
'" c.
r: '"
'" ..
- '"
"'"0
- '"
Q) 0
E-
_"0
~ Q)
.a ~
uc.
2 E
1i.l~
_ 0
Ou
::J '"
.S? a.
- E
c .- u:i
:; JB g>
m ~ "S:
:::J .- co
Q) .~ '"
.owe;;
'- 0 8
J:;::' ."
",,,,r:
~ ~ "E
2t)~
'" ::J '"
E~-
- Q)
~ ~ E
"(j) .S: B
o "0 ~
0.= Ctl
~.5E
" 0 .-
'-' - '"
..
'"
c:
..
(j
..
02
5
..
..
..
II:
s
'"
.~
.9
>.
'"
8
'"
'"
~
~
o
.Q
~
E
"in
'"
'"
r:
r:
'"
'c
<<=
"0
C
'"
'"
LO
Q)
c
o
iil
Q)
0>
"0
~
Q)
~
'"
::J
'"
C
Q)
E
Q)
Qj
ffi
J:
.9
"0
C
'"
o
:g
c.
0;
15
c
c:
o
~
<<=
'C
'"
U
o
~
'"
J:
0
"0
c
'ii
"0
c
'"
"8 J!!
0
III e
(.) "0
II. Q)
;:! ~
::J
Q U
.. <Ii
::;" 0>
Z c
'c
r: J:
.2 '" '"
... 'c <Ii
0 <<=
0>
.$ ~
'" '" .~
'" c
c. Q) .$
C E 'in
Q) Q) 0
E Qj c.
~ Q) E
c 0
U 0 U
~ iil (;
Q) Q) 0;
r: 0>
:; "0 Qi
Q)
<( ...J :::;:
'"
J:
0
"0
c
'ii
"0
c
'"
J!!
0
... e
l: 0 r:
0 0 '" "0
III 'c Q)
CI) (.) <<= '" ~
';: II. 8 c ::J
ca .. Q) U
C. Q E <Ii
Q U Q)
E .. ::J 0>
:::" ~ Qj c
0 ffi 'c
U 'Vi ffi J: J: OJ
" iil '"
CI) go .9 <Ii ~
GI '"
;; oq C. "0 0> 'c:
c
'2: c '" ~ Q)
f.:
GI Q) 0; .~ '<(
E
E ~ Q) J: r: ~
f,oJ <l: U 0 '" '"
'" 0 ~ 'c Iii
U all .'" <<=
~ Q) !2 c. 0; '",
CI) ~ 0 Q) Q)
..J 'j;j N c Qi ~
i:l. ..... U 0 E
.;: Ii. .. :g iil ~ ..
;.. 0
GI .<::: Q) Q) 0
E- - <I> r: 0> ::J .'"
U ca ~ ;E :; "0 co <I>
:!: ~ <I> :s
<( ...J Z
'" :e-
O>
c
'> '"
'" "0
'" c
iil $
'"
8 <:-
~ iil
::J
::J "0
X ~
.$ ffi
"0
Co >.
::J
"0 co
c >. c
$ .Cl .2
'" "0 15.
<:- '" 0
iil "0 ffi
::J '>
e >.
"0 ::J
.E 0.. co
ffi
<:-
"0
"0
c
'"
ffi
r:
'"
'"
J:
'"
"0
'in
>.
.Cl
'"
"0
'in
(;
"0
'"
..><
U
'"
iil
.9
E
0
e
S- f; S-
'" 'ii Q)
:l:< :l:<
'E '" 'E
Qi
0 '" 0
~ 0 Q)
t3 U
c c
~ '" ~
U
2 '2: 2
'" '"
~ '" ~
(f)
ffi
<:-
"0
"0
C
'"
ffi
r:
'"
'"
r: J:
'" '"
'c "0
<<= 'in
0; >-
.Cl
~ cD
"0 '"
"0 'in '"
(; (; U
C
.~ "0 .!!l
1; '" C.
..>< C.
0> U '"
'"
~ iil c
'"
'0; :S r:
U 'ii .B
"0 :i1
c '" Qj
'" Qi
- '" '"
0; 0 iil
J: t3 '"
r: '" '"
15 U '"
0 '2: c
E '" .(u
(f) (f) U5
M
Ii.
~
ui
OJ
~
~
~
..
o
'",
<I>
;E
c
.(U
c
.(u
E
"0
C
'"
0;
iil
.~
.9
>.
~
o
U
'"
'"
~
~
o
.Q
~
.!!!
'E
"in
'"
'"
r:
r:
'"
'c
<<=
"0
C
'"
'"
LO
o
r:
'"
'c
<<=
ffi
iil
'"
C.
C
Q)
E
~
U
:g
'"
r:
:;
<(
r:
'"
'c
<<=
0'
8
::J
~
ffi
iil
'"
C.
C
'"
E
~
o
'"
o
N
U
~
'"
r:
:;
<(
75A-266
'"
0>
C
'>
'"
'"
iil
o
U
~
U
o
:0
'"
Qi
t3
c
o
U
"0
'"
iil
'"
:0
"0
c
'"
'"
Co
.9
o
0>
.9
c
o
E-
o
"0
'"
r:
U '"
~.Cl
'" .-
Q) J:
a; 8
~ ffi
~~
'" '"
'" '"
c.c.
'" c.
r: '"
'" ..
- '"
"'"0
- '"
~.Q
_ "0
'" '"
~ '"
::J 0
Uc.
,g "~
"'-
_ 0
0_
~ ~
~"~ <Ii
:; 2 ~
~ ~ "S;
:::J .- co
Q) .~ '"
.Da:;1ii
.~ ~ ~
",,,,r:
m ~ .~
2U~
'" ::J '"
E~-
iil'"
.$ 0> E
.- c:: 0
(f.l __......
o "0 ~
~'3 ~
0.Cl E
U .9 'in
'"
o
~
C.
"0
'"
'"
.~
co
..><
U
o
:0
.$
~
U
c
8
'"
J:
o
"0
c
'ii
~
0;
::J
cr
"0
C
'"
'"
c
'"
U
U
'"
0>
c
'6
"in
<Ii
0>
c
'c
J:
'"
<Ii
0>
~
.~
.$
'in
o
c.
E
o
U
(;
0;
Qi
:::;:
"0
'"
iil
'"
:0
"0
C
'"
'"
-0
'"
:;
x
~
'"
o
~
C.
"0
'"
'"
.~
co
..><
U
o
:0
'"
~
U
C
o
U
r:
0>
:c
...
"0
<I>
iil
'"
:0
"0
c
'"
'"
-0
'"
:;
x
'"
f-
8
0;
::J
cr
"0
C
'"
'"
c
~
U
'"
0>
c
'6
'in
<Ii
0>
c
'c
:;:
'"
<Ii
0>
~
~
r:
'"
'c
<<=
0;
Qi
E '"
~ ~
::J"O
ro .f:
Z J:
OJ
~
'c:
<I>
f.:
'<(
~
'"
Iii
.<:::
<I>
~
..
.g
<I>
:s
'" :e-
O>
c
"> '"
'" "0
'" C
'"
iil iil
8 <:-
~ iil
::J
::J "0
X c
.$ =
ffi
"E >.
'" ::J
"0 co
c >. c
$ .Cl 0
'" "0 li
~ '" 0
"0 ffi
'" '>
::J e >.
"0 ::J
.E 0.. co
ffi
<:-
"0
"0
C
'"
ffi
r:
'"
'"
J:
'"
"0
'in
>.
.Cl
'"
"0
'in
.9
E
0
e
S- f; S-
'" '"
:l:< 'ii :l:<
'E '" 'E
0 E 0
~ 0 ~
c e c
~ Q) ~
U
2 '2: 2
'" '"
0:: '" ~
(f)
ffi
<:-
r: "0
'" "0
'c c
<<= '"
0; ffi
r:
~ '"
'"
J: '"
"0 '"
(; Q) U
"0 C
.~ 'in .!!l
5 >. C.
.Cl C.
0> '" '"
~ "0 c
'in '"
'0; f; r:
U .B
"0 'ii :i1
c '" Qj
'"
0; E <I>
0 iil
J: e '"
r: ~ '"
15 '"
0 '2: c
.(u
E '" U5
(f) (f)
<';
c
...
N
..
.c
E
..
...
..
'"
...
'0
...
..
'"
..
l1.
I
I
I
mi
~ xI
~:x:
< -
en'OJ
~:::jl
~ ,
...,
011
!
i:1~
n
~:i!~lilil i ~I~I ir~1 i i1ilil illl~1 iil i ~1~1~li ~ ~iili II~ ~!il ~!~ ~1~li~r~1 ~! ~1~!~ilIH~I~I~i~iil i!~'~1 ~\~!@III il~ ~\~III*I,.~II
r'.'o.'.' ~~:~' ~I~I ..i.l. '0. o~ .olc". oc,.~ioc'i if ~.Iimnl~.' tl .It'.'ol.i.l.it'.>iti .it.1 t.'Oj ol~i>:.m!~l 'I'
~:m!~:i!~i "'1",...1 mill> 0 I' ~~:=o-_ (11m ~21~""1~ ~~":'~~I~ml", ~ ~ ::~! >.'!lii'::~'!fiill"UI:i:llI' dilli~iD!~:g<1 ::l~'f:;JJz,m
g:~I"g~I:1 f._',:j;m$~~','1 clo ~ii:~ ocz ~I~ ~~Ii:i:~ ~l:i:~!]I~i:i:l ~ ~::it2~ i2l~'21~~21~lG'2i ~12i~ ~',.~~~'I~m g"O:021~o.~i~o~~il~~o! ~i
n~;g ~~ ~II~~O'I'.' om)OF_o._ _gom ...-olng, -211I "'-10"" ~ ~::;:,..~ !-I g'_"I~'I_"~_'_'~_' ~_j!:i'_ t-'r-" -~'~
~I~: ~ ~ ~ ol:i'" ~ S ~ ~.c -i . In E ~ ~ ~ 1= ~ !i E ~ ~ g "iI ~I j!: ~ ~ "'I ;0... i'i ':'I ~ '" . "iil '~I 0
zzl:;...~ ~I:~ z~ ;a~~i "'mi a 0 'ii(lo~ li(lo~o li80 ~z=! 11 :t...~ j~~",~~! ~~~ gl~r~ tl~~g:
" I.g~ O~ : ~.i~~ ;~jj z. om~ ~~-_~ =~~~. ~~ ~~mJ.J _ .~~.sls~:= n. n~. ll; ~~;:
I~ ~ o~~ ~ <o~< ;fl!~ . ". ~~22 p~ n~B ~ .. p'~ p ~r
I ,Ii 1 iF' if H i I! i r Ii '1"1 ~.. ! III · II i I I'
1 i i I -I~ I :! I I ! Ii!: I I 11 !:
illii 'lil,lili ,Ii:! i[liil'! iliii ii NI! III i i I ill j'i j i Iii !i~l ili llil! 1.1 jil iill; i!ilijil ililiilll i!ii[il,lliB il,; H iii' ij;i ~ihll::1
I i Ijlllil~illljlllll] I ~!illi! I~iji Illi~1 1 lill Il~i 1[1111~~i I i ll~ 111~lllll,lllli i I i 1111I ~ ij i i lllllii:s
il;:
~;;,
I",
~~ i
!~~
!;
.
:~n
"
ih
. ! I! , iJi
!
, ! )1 !
. ~
, ! ! I
I I ;
i " i
, " ;q
i 'q ! .
I ! . !
I i I II
! ; !
; i I , II
I , ! I
I , i ' .
i i -,
I j ; "
. . II
II I
: !
~
.'
I
.' 1
! .' .'
i . I ., I
, I I i
i J I
K I . i
I ~ I i
I i I
i i
I II I it d II i I
I. ~ . ! : p
'ji , p
, I n . p ! I i i d
,
! I ~ I i I I d ~ ~ ! I I i
"I E i I I j
I : I I. i !
! i
:
I
. I
i . ~
· ~ I
I i'!I1 ,
I ! jI I ~I
i !. ;,1,
i III
H
.
I"
11;1
Ii II
Ii'
.
,
~i~
!II
,I!
il
fit
II)
11
,
.
~ii
.
11
,
.
"
.
,
ih
IiI I
I:~
"
11
I'll
.
.
~~
.
I~t
\ial
If'
11
:1
~ii
ii
~il
h
I.
"
i~l
,
.
:1
i !I
l~l I
!:
11, I
rl'
I~I!I
,i~l~i
}"
i
i' i
,
.
I I
i i
i
I
i
I
i
i
i
· i
i !
! I
. :
'1'
! ! ~
hi
1
· i
i!
! >
d
Ej
j
E
75A-267
~i
U
II ~ll~lill~lillllll\1 ~illililili\~!I~li i[ililili!ilil ~1~1~I~i~I~' ~I il~lsl~:1 ~I ~i ~1~'I~I~',il~'I~1 ~I~i~', ~!I ~1~i~16~
I C ~.I~, oC<:I~' ~'c .> 11 ~ ~.~ ~ ~I i ~c ~ ~ ~ q n iPct~ ~ ~ Ozi ~o ~i g. ."'.' :<11 ~.I ~.', 2,zl ~I,. ~ ~" ~i, oc', ~m)" oJI~' ~' .I.t cl J~ 0 01 <
I~ "."~ zg.~n >.O~'n~<'1g~zn .~~.m. .. ~I~' ii' ~.,'~ -. ~'~il,_o_~~~'I: ~n~I~ltl
'~o ~i~~Hg ~~i.~d~d.~~H~i.~~ i~~~H i iH~ ~ ~.~',I d~~~~~ ~ ~ il~i'i~
li ~ ~ 3 ~ ~ ~ ~ . ~ ! ~ ~ ~ f . i1 ! ~ ~ ~ ~' ~ ~ ~ e :I ~ ~ ~ ~ ~ ~ 2::r ~ li 2 ~ l; ~ ~. ~ ~ ~ ~'~ ~
-~o ~~~O~~ ~ ,c~ ~!~c, ~~~c ~g~~~~ ~ ~~:~ N ~~ i8 ~~~i~
~_~~n~ ~j~~tl _j8~= _,=~ ~~~~ Z = ~~~; ~ I jl ~ 000
~~.~~~ Z" 0 ~~ 0 .~ 0 ~"~,, ~ ~ ~~". - - .~, c~ 0 --_~~I
o~ -~ - z - z z ~~-~ _ - ~~~~. ~
i- ~ ~ ~ !!) - n1n1...~ -~ g ,
i- ,i il I I, ; : I,! I -- ~I, I I -; 'i~1 I I i I I I I I
I I ", I I' ~ " ~ I! I " 1 1 I 1 I, i! I, i I I I '
1 I I I. ' I r:: I ,I I "II' 'i, ! i:' I' ! i : I, I
i !, I ~1' I, 'wl I:' I I~ ' :" I' I' I "i _' I '~i' ,I I~: I I ,
~I~ ~;~If ~:~ :;I~'~I"I;';I'~ ~l:~ ;I~ * ~ ~ ~ ~ ~I~ ;!;; ;I;;i~li~'~i~l~ ;;i;l~i~~I~:~I"i~~'~I~i~i~'I~::~~~i~i~IH~:~i~I~"IUil
~l~ il~ UI'~ ~ ~:U'~ ~ ~ i ~ :I~ il~ ~ ~ i i i,~ ili,~ ~ iiU ~i~ ~,~ ~;~i~ ~I~ ilil~i~ Ilil'Hlnlii!il'~I~'~iM ~11~lgl!~ mH
!li,l ~II ~i 111~I~ll !!i! ~~! II i i i I Ili!~ IJ! Ifili *,Il~ ~lilJili iii]i\~ i IJ ilill 1\1,1]1\11* ~llli ~I~\I Ii
111111 I':'
~ nil,
~ . .)11
· ! i ,Ill'
-I ,ill
- Iii
"I
k
. '
il.[
i~ i
,
il
ll~
il
;1
.
i!
;
!!~
Ii
~I
lilt
!I.,
lit,
,",
:1.,
il:
[il!,!
~!I
li*
~l
,
.
.
;1
.
hi
i!11
JI
"I,
II;
.
j!~
,
.
~c,
i i
;':1'
;i"
"1
~I!' ,
I~II I
"II
r
I
I
I!
1
I
I 11
Iii!
. : I
! ,
I -
:
)
I !II
)1 q i I
P - - ..-
.'ln~ !!
IU;- ,II
i Iii n:
ill ii
I ~
11'1'
)1)' I I
I I .
Jld n i i
)1.". P I
q ~ l I l
I ! ! I I
dU
n
p
~
..'
'", '
II:!;
I.
II
II
I
.III
III .
~ -!
I ! I J
III
II
~
Ii
:
I ·
d
75A-268
City Place
Traffic Volume Comparison Analysis
The following analysis identifies how the traffic analysis for the City Place project would
be affected by replacing the 2,000 square foot black box theater with 2,000 square feet of
additional retail area. The analysis compares the overall daily traffic volumes and the AM
Peak Hour and PM Peak Hour traffic volumes. Table I identifies the overall daily traffic
volumes and the AM and PM Peak Hour traffic volumes for the City Place project with
the 2,000 square foot black box theater.
Table 2 identifies daily traffic volumes and the AM and PM Peak Hour traffic volumes
for the City Place project with 2,000 square feet of additional retail area in lieu of
providing the 2,000 square foot black box theater. As shown in Table 2, the substitution
of the black box theater with additional retail area would have a insignificant impact on
the overall daily traffic volumes and the AM and PM Peak Hour Traffic volumes
generated by the City Place project.
Without the black box theater and with the additional retail area, the overall daily traffic
volumes generated from the project would decrease by 70 vehicle trips. Overall traffic
volumes are used to measure roadway capacity impacts, air quality impacts and noise
impacts. A reduction in 70 vehicle trips would have a slightly beneficial impact on
roadway capacity, air quality emissions and mobile source noise levels. The reduction in
the overall traffic volumes would not have any measurable effect on the analysis,
conclusions or recommendations in the traffic report, air quality report or noise report
prepared for the City Place EIR.
Without the black box theater and with the additional retail area, the AM Peak Hour
traffic volumes would increase by two vehicle trips and the PM Peak Hour traffic
volumes would decrease by five vehicle trips. The AM and PM traffic volumes are used
to measure intersection vehicle movements and associated level of service impacts. The
changes to the AM and PM Peak Hour traffic volumes would not have any measurable
effect on the level of service of any intersections within the project area and would not
alter the traffic analysis, conclusions or recommendations provided traffic report prepared
for the City Place EIR.
EXHmIT 17
7SA~~t9
~
Table 1
Project Trip Generation
Existing Project With 2,000 sq.ft. Black Box Theater
ITE Trio Generation
Land Use Code Size Daily AM Peak Hour PM Peak Hour
In Out Total In Out Total In Out Total
Townhomes 230 168 492 492 984 13 61 74 59 29 87
Live/W ork 230 74 217 217 434 6 27 33 26 13 38
Restaurants 931 21,900 985 985 1970 12 5 18 110 54 164
SF
Retail 820 8,800 SF 189 189 378 6 4 9 16 17 33
Theater 443 2,000 SF 78 78 156 0 0 0 12 1 12
Market 850 25,000 1278 1278 2556 50 32 81 133 128 261
Total 3239 3239 6478 86 129 215 355 242 596
Table 2
Project Trip Generation
2,000 sq.ft. Additional Retail/Without 2,000 sq.ft. Black Box Theater
ITE Trip Generation
Land Use Code Size Dailv AM Peak Hour PM Peak Hour
In Out Total In Out Total In Out Total
Townhomes 230 168 492 492 984 13 61 74 59 29 87
Live/W ork 230 74 217 217 434 6 27 33 26 13 38
Restaurants 931 21,900 985 985 1970 12 5 18 110 54 164
SF
10,800
Retail 820 SF 232 232 464 7 5 11 20 21 41
Market 850 25,000 1278 1278 2556 50 32 81 133 128 261
Total 3204 3204 6408 88 130 217 348 245 591
Page 2 of 2
75A-270
City Place Focused Environmental Impact Report
Responses to Comments
CLARIFICATIONS TO THE DRAFT ENVIRONMENTAL IMP ACT REPORT
The following is a listing of clarifications and additions to the City Place Draft Environmental
Impact Report (DEIR). Those parts of text that are underlined indicate revisions by reference to
the text of the Draft ErR.
SECTION 1.0 INTRODUCTION
Section 1.0 of the Draft ErR has been revised to identify the City of Orange as a responsible
agency with discretionary approval of traffic improvements implemented in the City of Orange.
SECTION 2.0 PROJECT DESCRlPITON AND PROJECT OBJECTIVES
Through the response to comment process, the project description for the proposed project has
been amended. The proposed 2,000 square foot black box theater has been deleted from the
project. In place of the black box theater, 2,000 square feet of retail area or restaurant area
would be provided. The overall commercial area of the proposed project would remain at 57,700
square feet. Additionally, a 2-acre parcel of the project site was rezoned to one dwelling unit per
acre, resulting in a reduction of 53 residential units. As a result of refinement of the site 2
live/work units were also eliminated. The total amount of residential units proposed on the
project site would be 187 residential units.
EVALUATION OF COMMERCIAL LAND USE CHANGES
The following analysis evaluates how the City Place EIR traffic, air and noise analysis would be
affected by replacing the 2,000 square foot black box theater with 2,000 square feet of additional
retail or restaurant area. The analysis compares the overall daily traffic volumes and the AM and
PM Peak Hour traffic volumes. Table 1 identifies the overall daily traffic volumes and the AM
and PM Peak Hour traffic volumes for the City Place project with the 2,000 square foot black
box theater.
Additional Retail Area
Table 2 identifies daily traffic volumes and the AM and PM Peak Hour traffic volumes for the
City Place proiect with 2.000 square feet of additional retail area in lieu of providing the 2.000
square foot black box theater. As shown in Table 2. the substitution of the black box theater with
additional retail area would have a insignificant impact on the overall daily traffic volumes and
the AM and PM Peak Hour Traffic volumes generated by the City Place proiect, when compared
to the proiect with the black box theater.
Without the black box theater and with the additional retail area, the overall daily traffic volumes
generated from the proiect would decrease by 70 vehicle trips. Overall traffic volumes are used
to measure roadway capacity impacts. air quality impacts and noise impacts. A reduction in 70
vehicle trips would have a slightly beneficial impact on roadway capacity. air quality emissions
and mobile source noise levels. The reduction in the overall traffic volumes would not have any
U: \DBott\wp51 ICity Place Council Change Clarifications.doc
January 2005
C-l
EXHIBIT B
75A-271
City Place Focused Environmental Impact Report
Responses to Comments
measurable effect on the analysis, conclusions or recommendations in the traffic report, aIr
quality report or noise report prepared for the City Place ElR.
Without the black box theater and with the additional retail area, the AM Peak Hour traffic
volumes would increase by two vehicle trips and the PM Peak Hour traffic volumes would
decrease by five vehicle trips. The AM and PM traffic volumes are used to measure intersection
vehicle movements and associated level of service impacts. The changes to the AM and PM
Peak Hour traffic volumes would not have any measurable effect on the level of service of any
intersections within the proiect area and would not alter the traffic analysis, conclusions or
recommendations provided in the traffic report prepared for the City Place ElR.
Additional Restaurant Area
Table 3 identifies daily traffic volumes and the AM and PM Peak Hour traffic volumes for the
City Place proiect with 2,000 square feet of additional restaurant area in lieu of providing the
2,000 square foot black box theater. As shown in Table 2, the substitution of the black box
theater with additional retail area would have a insignificant impact on the overall daily traffic
volumes and the AM and PM Peak Hour Traffic volumes generated by the City Place proiect,
when compared to the proiect with the black box theater.
Without the black box theater and with the additional restaurant area, the overall daily traffic
volumes generated from the proiect would increase by 24 vehicle trips. An increase of 24
vehicle trips would not have significant increase air quality emissions and mobile source noise
levels or roadway capacity impacts. The increase in the overall traffic volumes would not have
any measurable effect on the analysis, conclusions or recommendations in the traffic report, air
quality report or noise report prepared for the City Place EIR.
Without the black box theater and with the additional restaurant area, the AM Peak Hour traffic
volumes would increase by two vehicle trips and the PM Peak Hour traffic volumes would
decrease by two vehicle trips. The changes to the AM and PM Peak Hour traffic volumes would
not have any measurable effect on the level of service of any intersections within the proiect area
and would not alter the traffic analysis, conclusions or recommendations provided in the traffic
report prepared for the City Place ElR.
TABLE 1
PROJECT TRIP GENERATION
EXISTING PROJECT WITH 2.000 SO.FT. BLACK BOX THEATER
ITE Trip Generation
Land Use Code Size Dailv AM Peak Hour PM Peak Hour
In Out Total In Out Total In Out Total
Townhomes 230 168 492 492 984 13 61 74 59 29 87
Live/Work 230 74 217 217 434 6 27 33 26 13 38
Restaurants 931 21,900 SF 985 985 1970 12 5 18 110 54 164
Retail 820 8,800 SF 189 189 378 6 4 9 16 17 33
Theater 443 2,000 SF 78 78 156 0 0 0 12 1 12
Market 850 25,000 1278 1278 2556 50 32 81 133 128 261
Total 3239 3239 6478 86 129 215 355 242 596
U: IDBottlwp51 ICity Place Council Change Clarifications.doc
January 2005
C-2
75A-272
City Place Focused Environmental Impact Report
Responses to Comments
TABLE 2
PROJECT TRIP GENERATION
2.000 SO.FT. ADDITIONAL RETAIL/WITHOUT 2.000 SO.FT. BLACK BOX THEATER
ITE Trip Generation
Land Use Code Size Daily AM Peak Hour PM Peak Hour
In Out Total In Out Total In Out Total
Townhomes 230 168 492 492 984 13 61 74 59 29 87
Live/W ork 230 74 217 217 434 6 27 33 26 13 38
Restaurants 931 21,900 SF 985 985 1970 12 5 18 110 54 164
Retail 820 10.800 SF 232 232 464 7 5 11 20 21 41
Market 850 25,000 1278 1278 2556 50 32 81 133 128 261
Total 3204 3204 6408 88 130 217 348 245 591
TABLE 3
PROJECT TRIP GENERATION
2.000 SO.FT. ADDITIONAL RESTAURANT AREA/WITHOUT 2.000 SO.FT. BLACK BOX
THEATER
ITE Trip Generation
Land Use Code Size Dailv AM Peak Hour PM Peak Hour
In Out Total In Out Total In Out Total
Townhomes 230 168 492 492 984 13 61 74 59 29 87
Live/W ork 230 74 217 217 434 6 27 33 26 13 38
Restaurants 931 23.900 SF 1075 1075 2150 13 6 20 120 59 179
Retail 820 8,800 SF 189 189 378 6 4 9 16 17 33
Market 850 25,000 1278 1278 2556 50 32 81 133 128 261
Total 3251 3251 6502 88 130 217 354 246 598
EVALUATION OF REDUCED RESIDENTIAL UNITS
Through the Final EIR process the overall amount dwelling units proposed for the project was
reduced. A 2-acre parcel of the project site was rezoned to one dwelling unit per acre, resulting
in a reduction of 53 residential units. Additionally 2 live/work units were eliminated as result of
refinement of the site plan. The total amount of residential units proposed on the project site
would be 187 residential units. Because the overall number of units would be reduced, no
additional impacts to the environment would occur beyond what was analyzed in the DEIR under
the original project description. Additionally, the reduced amount of residential units would not
increase the severity of impacts identified in the DEIR.
In response to the amended project description, the following sections of the City Place EIR have
been amended.
ES.l
The following replaces by reference the 1 st paragraph on page ES-1 of the City Place EIR to
clarify the amended proj ect description.
U: IDBott\wp5 J ICity Place Council Change Clarifications. doc
January 2005
C-3
75A-273
City Place Focused Environmental Impact Report
Responses to Comments
The project proposes a mixed-use development with a total 57,700 square feet of commercial
uses, 72 live/work residential units, 113 town homes and 2 single-family dwellings.
ES.4 Description of the Proposed Project
The following replaces by reference the 4th paragraph on page ES-l of the City Place EIR to
clarify the amended project description.
The proposed project is a mixed-use project. The project consists of 57,700 square feet of
commercial uses, consisting of 23,700 square feet of restaurant uses, 7,000 square feet of retail
uses, a 25,000 square foot market, 2.000 square feet of retail or restaurant area and 72 live/work
residential units, 113 town homes and 2 single family dwellings. An intemalloop road, Crescent
Road, through the project site would separate the commercial and residential components of the
project. Table ES-l provides a summary of the proposed development.
TABLE ES-l
LAND USE STATISTICAL SUMMARY
LAND USE ACRES DWELLING GROSS SQUARE
UNITS FEET
Residential 9.96
Town Homes 113
Live/W ork Units 72
Sinp"le Familv Dwellinl!:s 2
Residential Subtotal 187
Commercial 6.01
Restaurant 21,900
Retail 33,800
Retail or Restaurant 2.000
Commercial Subtotal 57,700
Private Streets 1.75
Total 17.72 187 57,700
Section 2.2.2 Project Description
The following replaces by reference the 2nd sentence on the 1st paragraph on page 2-3 ofthe City
Place EIR to clarify the amended project description.
The project consists of 57,700 square feet of commercial uses, consisting of 23,700 square feet
of restaurant uses, 7,000 square feet of retail uses, a 25,000 square foot market, 2.000 square feet
of retail or restaurant area and 72 live/work residential units, 113 town homes and 2 single
family dwellings
U: IDBottlwp5 I lCity Place Council Change Clarifications. doc
January 2005
C-4
75A-274
City Place Focused Environmental Impact Report
Responses to Comments
TABLE ES-l
LAND USE STATISTICAL SUMMARY
LAND USE ACRES DWELLING GROSS SQUARE
UNITS FEET
Residential 9.96
Town Homes 113
LiveIWork Units 72
SinlJle Familv Residential 2
Residential Subtotal 187
Commercial 6.01
Restaurant 21,900
Retail 33,800
Retail or Restaurant 2,000
Commercial Subtotal 57,700
Private Streets 1.75
Total 17.72 187 57,700
Section 2.2.2.1 Live/Work, Town Home and Single Family Residential Uses
The following replaces by reference the discussion of proposed residential uses on page 2-6 of
the City Place EIR to clarify the amended project description.
A total of 72 live/work 10ft residential units would be provided along Crescent Road and Main
Street on the project site.
A total of 113 town homes would be provided east of the proposed live/work residential units, as
shown on Figure 2.2.2. Two, three and four bedroom units would be provided, ranging in size
from 1,050 to 2,570 square feet. The town homes would be a maximum of 36 feet high. A
combination of two car, tandem and one and two car split garages would be provided for these
town homes.
A total of2 single family dwellings are proposed in the northeaster area of he proiect site. At this
time no specific design has been proposed.
Section 2.2.2.2 Commercial Uses
The following replaces by reference the listing of commercial components of the project on page
2-6 of the City Place EIR to clarify the amended project description.
The commercial component of the proposed City Place project would be on the west part of the
project site, west and south of Crescent Road. As shown in Figure 2.2-2, the following
commercial uses would be provided.
. Three 7,900 square foot restaurant pads fronting on Main Street.
. A 25,000 square foot market
U:\DBottlwp5JlCity Place Council Change Clarifications. doc
January 2005
C-5
75A-275
City Place Focused Environmental Impact Report
Responses to Comments
. 7,000 square feet of retail uses
. 2.000 square feet of retail or restaurant area
SECTION 4.0 EXISTING CONDITIONS, IMPACTS AND MITIGATION MEASURES
Section 4.3 Air Quality
Section 4.3.4.2 Sensitive Receptors
The following replaces the second sentence on page 4.3.8 of the City Place EIR by reference to
clarify sensitive receptors near the project site.
Sensitive land use receptors in the vicinity of the project site include an elder care facility east of
the project site, Santiago Park and the Park Santiago Neighborhood to the south and a residential
condominium complex to the north of the site on Town and Country Road.
Section 4.3.8.1 Construction Phase
The following dust control measure has been incorporated as mitigation AQ-5a to adhere to Rule
403 and new regulations which become effective after January 1,2005:
AQ-5a After January 1. 2005. no person shall conduct an active operation with a disturbed
surface area of five or more acres. or with a daily import or export of 100 cubic yards or
more of bulk material without utilizing at least one of the measures listed in
subparagraphs (d)(5)(A) through (d)(5)(E) at each vehicle egress from the site to a paved
public road.
(A) Install a pad consisting of washed gravel (minimum-size: one inch) maintained in
a clean condition to a depth of at least six inches and extending at least 30 feet
wide and at least 50 feet long.
(B) Pave the surface extending at least 100 feet and at least 20 feet wide.
(C) Utilize a wheel shaker/wheel spreading device consisting of raised dividers (rails.
pipe. or grates) at least 24 feet long and 10 feet wide to remove bulk material
from tires and vehicle undercarriages before vehicles exit the site.
(D) Install and utilize a wheel washing system to remove bulk material from tires and
vehicle undercarriages before vehicles exit the site.
(E) Any other control measures approved by the Executive Officer and the U.S. EP A
as equivalent to the actions specified in subparagraphs (d)(5)(A) through
(d)(5)(D).
The following language has been incorporated into mitigation measure AQ-4 to address air
quality issues during construction activities during first stage smog alerts.
U: \DBott\wp51 \ City Place Council Change Clarijications,doc
January 2005
C-6
75A-276
City Place Focused Environmental Impact Report
Responses to Comments
AQ-4 All grading activities shall be scheduled to avoid first stage smog alerts. All grading
activities that result in dust generation shall cease during second stage smog alerts and
periods of high winds (i.e., greater than 25 mph) if dust is being transported to off-site
locations and cannot be controlled by watering.
Section 4.7.5.1 Construction Noise
The following mitigation measure has been incorporated into the City Place EIR to further
reduce potential construction related noise impacts.
N-6 Construction operations for the proposed proiect shall be limited to 7:30 AM to 4:30 PM,
Mondav through Saturday. and no construction operations on Sunday or Federal
Holidays.
Section 4.8 Parks and Recreation
The following discussion has been incorporated into the City Place EIR to clarify how the
project would meet its public open space requirement.
Through the proposed proiect's Development Agreement, the proiect's public open space
requirements would be met through the payment of in-lieu fees. The in-lieu fees would be
directed to Santiago Park to fund new park improvements or maintain existing park facilities.
Santiago Park would provide park and recreation opportunities to residents of the City Place
proiect. To access Santiago Park from the City Place proiect site. residents would need to cross
Memory Lane, a six lane maior arterial. The only crossings to Santiago Park would be at the
intersection of Main Street/Memory and Lawson Way/Memory Lane. To facilitate pedestrian
access for residents of the City Place proiect to Santiago Park. a signalized pedestrian mid-block
crossing should be provided on Memory Lane. between the City Place proiect and Santiago Park.
Section 4.8.5 Parks and Recreation Mitigation Measure
The following mitigation measure has been incorporated into the City Place EIR to further
minimize park and recreation impacts.
P-4 Prior to the issuance of the first certificate of occupancy permit. the applicant shall fully
pay to install a signalized pedestrian mid-block crossing on Memory Lane from the City
Place proiect to Santiago Park.
Section 4.9 Transportation and Circulation
The following discussion regarding short-term construction related traffic impacts has been
incorporated into the Draft EIR.
U: IDBott\wp51 I City Place Council Change Clarifications.doc
January 2005
C-7
75A-277
-
City Place Focused Environmental Impact Report
Responses to Comments
Construction activities for City Place will have no significant impact on traffic -patterns and LOS.
City Place will be built in phases beginning with the retail/commercial development and
concluding with the residential development. If constructed in one phase. the expected amount
of daily trips generated by construction activities will be 128 daily trips. The 128 daily trips
represent about 2.4 percent of the 5.412 daily trips generated when City Place is at full
occupancy. Even if 64 (half of 128) of those trips occurred during either AM or PM peak hour,
the impact would not be considered significant based on the current operating levels on the road
segments and intersections. In addition, significant impacts in 2006 (Main Street/La Veta
Avenue and Memory Lane/Lawson Way) were mitigated to less than significant levels as
reported in Section 4.9.6.1 and 4.9.6.4 of the DEIR. Significant impacts in 2025 are outside of
the construction activities timeframe.
Appendix F Water Quality Management Plan
Section 2.0 Project Description
The following replaces the third sentence on page 5 of the City Place EIR Appendix F.
The revised site will be comprised of a mixed-use development with approximately 57.700
square feet of commercial and 414, 132 square feet of residential units.
U:\DBott\wp51\City Place Council Change Clarifications. doc
January 2005
C-8
75A-278
RESOLUTION NO. 2005-016
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA CERTIFYING AND APPROVING THE
ENVIRONMENTAL IMPACT REPORT, APPROVING A
MITIGATION MONITORING PROGRAM, AND ADOPTING
CERTAIN FACTS, FINDINGS AND A STATEMENT OF
OVERRIDING CONSIDERATIONS FOR THE PROPERTY
LOCATED AT 2725 NORTH MAl N STREET
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. Applicant is requesting approval of various entitlements in order to construct
the City Place project, which is a mixed use development with approximately
57,700 square feet of commercial space (being a mix of sit-down
restaurants, retail and market); and 187 residential units divided as follows;
approximately 73 for-sale live-work lofts; approximately 112 for-sale
town homes and 2 single family detached homes, all for the approximately
17.7 acres located at the northeast corner of Main Street and Memory Lane,
2775 North Main Street.
B. On December 13, 2004, the Planning Commission held a duly noticed public
hearing, and by a vote of 6:1 (Sinclair opposed) voted to recommend that
the City Council:
1. Certify and adopt the Final Environmental Impact Report No.
2004-01, the Mitigation Monitoring Program, and the Statement of
Overriding Considerations.
2. Adopt an ordinance amending to the Specific Development Plan
No. 59 (SD-59) (ZOA No. 2004-06).
3. Adopt a resolution approving a conditional use permit for 73 for-sale,
live-work units (CUP No. 2004-28).
4. Adopt an ordinance approving an amended and restated
Development Agreement (DA No. 2004-04).
5. Adopt a resolution approving Vesting Tentative Map No. 2004-06.
6. Adopt a resolution approving Site Plan Review No. 2004-05.
C. The City Council of the City of Santa Ana held a duly noticed public hearing
on the abovesaid actions for City Place on February 7, 2005, and at that
time considered all testimony, written and oral. After closing the public
hearing, the Council adopted a motion continuing the matter to its February
Resolution No. 2005-016
Page 1 of 4
75A-279
22, 2005 regular meeting and directing staff to return the Project for approval
with the following adjustments:
1. Amend Part II of the Specific Development to permit:
a. 185 dwelling units (townhomes and live-work units) as
shown on lots 2, 3 and 5 of Vesting Tentative Tract Map
No. 16565.
b. 1 dwelling unit per acre on Lot 1 of Vesting Tentative Tract
Map No. 16565.
2. Amend Section 5 of the Development Agreement to limit development
in Phase II to be consistent with the Specific Development, as
amended, but retain the concept that the City and Developer shall
meet in good faith to consider construction of a residential, for-sale,
high-rise tower as part of this Project
3. Amend the Vesting Tentative Tract Map to comply with the revised
Specific Development and Development Agreement.
4. Amend the Site Plan and Site Plan Review to comply with the revised
Specific Development and Development Agreement.
5. Amend the Final EIR, including the Project Description, consistent with
the revised Specific Development and Development Agreement.
6. Delete Section 5.1.2 of the Development Agreement related to
development of Commercial component tied to Development of hold
back units.
D. Due to the size of the project and the impacts to the environment, a Draft
Environmental Impact Report (EIR) was prepared for this project. In
addition to soliciting comments from concerned citizens, impacted
neighborhoods, state resource and trustee agencies, the Planning
Commission held a noticed public hearing on October 25, 2004 to receive
verbal comments on the Draft EIR. Following close of the public comment
period on November 29, 2004, a document was prepared formally
responding to all comments received, making minor clarifications to the
Draft EIR and proposing a written mitigation monitoring plan. The Draft
EIR and this supplemental document together comprise the Final EIR for
this project.
E. All attached documents, including the Final EIR, the mitigation monitoring
plan, the 30+ pages of findings and approvals, the Request for Council
Action, and the record of proceedings are incorporated herein by this
reference as though fully set forth. This resolution incorporates by
reference, as though fully set forth herein, the ordinance and resolutions
Resolution No. 2005-016
Page 2 of 4
75A-280
referenced above and said Final Environmental Impact Report, Mitigation
Monitoring Program, and Statement of Overriding Considerations, and all of
their respective facts, findings and conclusions in support of this resolution
and the findings made herein.
Section 2. The City Council has reviewed and considered the information
contained in the Final EIR 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 Quality Act ("CEQA") and the State CEQA Guidelines, the Final EIR
meets all requirement of CEQA, including but limited to: finding that the Final EIR
adequately addresses the impacts of the project; that it identifies and through the
mitigation monitoring plan imposes all feasible mitigation measures which will reduce all
of the significant environmental impacts of the Project to a level of insignificance, except
those unavoidable impacts described more specifically in the statement of overriding
considerations; discusses a reasonable range of alternatives to the Project; identifies
the environmentally superior alternative; and based upon all of which and the record as
a whole the Council chooses to approve the Project. The City Council hereby certifies
and approves the Final EIR, the clarifications to the Draft EIR (as revised), mitigation
monitoring plan, the facts, findings and Statement of Overriding Considerations
attached to this Resolution as Exhibits "A", liB" and "C" respectively and incorporated
herein by this reference, 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.
Section 3. Pursuant to Title XIV, California Code of Regulations ("CCR")
9 735.5(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
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. Therefore, pursuant to Fish
and Game Code 9 711.2 and Title XIV, CCR 9 735.5, the payment of Fish and Game
Department filing fees is not required in conjunction with this project.
ADOPTED this _ day of
,2005.
Miguel A. Pulido
Mayor
Resolution No. 2005-016
Page 3 of 4
75A-281
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Benjamin Kaufman
Chief Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Council members
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution 2005-016 to be the original ordinance adopted by the City Council
of the City of Santa Ana on , 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
Resolution No. 2005-016
Page 4 of 4
75A-282
City Place Focused Environmental Impact Report
Responses to Comments
CLARIFICATIONS TO THE DRAFT ENVIRONMENTAL IMPACT REPORT
The following is a listing of clarifications and additions to the City Place Draft Environmental
Impact Report (DEIR). Those parts of text that are underlined indicate revisions by reference to
the text of the Draft EIR.
SECTION 1.0 INTRODUCTION
Section 1.0 of the Draft EIR has been revised to identify the City of Orange as a responsible
agency with discretionary approval of traffic improvements implemented in the City of Orange.
SECTION 2.0 PROJECT DESCRIPTION AND PROJECT OBJECTIVES
Through the response to comment process, the project description for the proposed project has
been amended. The proposed 2,000 square foot black box theater has been deleted from the
project. In place of the black box theater, 2,000 square feet of retail area or restaurant area
would be provided. The overall commercial area of the proposed project would remain at 57,700
square feet. Additionally, a 2-acre parcel of the project site was rezoned to one dwelling unit per
acre, resulting in a reduction of 53 residential units. As a result of refinement of the site plan 2
live/work units were also eliminated. The total amount of residential units proposed on the
project site would be 187 residential units.
EVALUATION OF COMMERCIAL LAND USE CHANGES
The following analysis evaluates how the City Place EIR traffic, air and noise analysis would be
affected by replacing the 2,000 square foot black box theater with 2,000 square feet of additional
retail or restaurant area. The analysis compares the overall daily traffic volumes and the AM and
PM Peak Hour traffic volumes. Table 1 identifies the overall daily traffic volumes and the AM
and PM Peak Hour traffic volumes for the City Place project with the 2,000 square foot black
box theater.
Additional Retail Area
Table 2 identifies daily traffic volumes and the AM and PM Peak Hour traffic volumes for the
City Place project with 2,000 square feet of additional retail area in lieu of providing the 2,000
square foot black box theater. As shown in Table 2, the substitution of the black box theater with
additional retail area would have a insignificant impact on the overall daily traffic volumes and
the AM and PM Peak Hour Traffic volumes generated by the City Place project, when comllared
to the project with the black box theater.
Without the black box theater and with the additional retail area, the overall daily traffic volumes
generated from the project would decrease by 70 vehicle trips. Overall traffic volumes are used
to measure roadway capacity impacts, air quality impacts and noise impacts. A reduction in 70
vehicle trips would have a slightly beneficial impact on roadway capacity, air quality emissions
and mobile source noise levels. The reduction in the overall traffic volumes would not have any
C:IDocuments and SettingslBKaufmanlLocal Settings \ Temporary Internet Files\OLKBlCity Place Council Change
Clarifications. doc C-l
January 2005
E X ~-28~
City Place Focused Environmental Impact Report
Responses to Comments
measurable effect on the analysis, conclusions or recommendations in the traffic report, aIr
quality report or noise report prepared for the City Place ElR.
Without the black box theater and with the additional retail area, the AM Peak Hour traffic
volumes would increase by two vehicle trips and the PM Peak Hour traffic volumes would
decrease by five vehicle trips. The AM and PM traffic volumes are used to measure intersection
vehicle movements and associated level of service impacts. The changes to the AM and PM
Peak Hour traffic volumes would not have any measurable effect on the level of service of any
intersections within the proiect area and would not alter the traffic analysis, conclusions or
recommendations provided in the traffic report prepared for the City Place ElR.
Additional Restaurant Area
Table 3 identifies daily traffic volumes and the AM and PM Peak Hour traffic volumes for the
City Place proiect with 2,000 square feet of additional restaurant area in lieu of providing the
2,000 square foot black box theater. As shown in Table 2, the substitution of the black box
theater with additional retail area would have a insignificant impact on the overall daily traffic
volumes and the AM and PM Peak Hour Traffic volumes generated by the City Place proiect,
when compared to the proiect with the black box theater.
Without the black box theater and with the additional restaurant area, the overall daily traffic
volumes generated from the proiect would increase by 24 vehicle trips. An increase of 24
vehicle trips would not have significant increase air quality emissions and mobile source noise
levels or roadway capacity impacts. The increase in the overall traffic volumes would not have
any measurable effect on the analysis, conclusions or recommendations in the traffic report, air
quality report or noise report prepared for the City Place ElR.
Without the black box theater and with the additional restaurant area, the AM Peak Hour traffic
volumes would increase by two vehicle trips and the PM Peak Hour traffic volumes would
decrease by two vehicle trips. The changes to the AM and PM Peak Hour traffic volumes would
not have any measurable effect on the level of service of any intersections within the proiect area
and would not alter the traffic analysis, conclusions or recommendations provided in the traffic
report prepared for the City Place EIR.
TABLE 1
PROJECT TRIP GENERATION
EXISTING PROJECT WITH 2,000 SO.FT. BLACK BOX THEATER
ITE Trip Generation
Land Use Code Size Dailv AM Peak Hour PM Peak Hour
In Out Total In Out Total In Out Total
Townhomes 230 168 492 492 984 13 61 74 59 29 87
Live/W ork 230 74 217 217 434 6 27 33 26 13 38
Restaurants 931 21,900 SF 985 985 1970 12 5 18 110 54 164
Retail 820 8,800 SF 189 189 378 6 4 9 16 17 33
Theater 443 2,000 SF 78 78 156 0 0 0 12 1 12
Market 850 25,000 1278 1278 2556 50 32 81 133 128 261
C:IDocuments and Settings\BKaufmanlLocal Settings \ Temporary Internet Files IOLKB I City Place Council Change
Clarifications. doc C-2
January 2005
75A-284
City Place Focused Environmental Impact Report
Responses to Comments
~ Total I 3239 I 3239 I 6478 I86Ti29l 215 I 355 I 242 I 596 ~
TABLE 2
PROJECT TRIP GENERATION
2.000 SO.FT. ADDITIONAL RETAIL/WITHOUT 2.000 SO.FT. BLACK BOX THEATER
ITE Trip Generation
Land Use Code Size Dailv AM Peak Hour PM Peak Hour
In Out Total In Out Total In Out Total
Townhomes 230 168 492 492 984 13 61 74 59 29 87
Live/Work 230 74 217 217 434 6 27 33 26 13 38
Restaurants 931 21,900 SF 985 985 1970 12 5 18 110 54 164
Retail 820 10.800 SF 232 232 464 7 5 11 20 21 41
Market 850 25,000 1278 1278 2556 50 32 81 133 128 261
Total 3204 3204 6408 88 130 217 348 245 591
TABLE 3
PROJECT TRIP GENERATION
2.000 SO.FT. ADDITIONAL RESTAURANT AREAlWITHOUT 2.000 SO.FT. BLACK BOX
THEATER
ITE Trip Generation
Land Use Code Size Daily AM Peak Hour PM Peak Hour
In Out Total In Out Total In Out Total
Townhomes 230 168 492 492 984 13 61 74 59 29 87
Live/W ork 230 74 217 217 434 6 27 33 26 13 38
Restaurants 931 23.900 SF 1075 1075 2150 13 6 20 120 59 179
Retail 820 8,800 SF 189 189 378 6 4 9 16 17 33
Market 850 25,000 1278 1278 2556 50 32 81 133 128 261
Total 3251 3251 6502 88 130 217 354 246 598
EVALUATION OF REDUCED RESIDENTIAL UNITS
Through the Final EIR process the overall amount dwelling units proposed for the project was
reduced. A 2-acre parcel of the project site was rezoned to one dwelling unit per acre, resulting
in a reduction of 53 residential units. Additionally 2 live/work units were eliminated as result of
refinement of the site plan. The total amount of residential units proposed on the project site
would be 187 residential units. Because the overall number of units would be reduced, no
additional impacts to the environment would occur beyond what was analyzed in the DEIR under
the original project description. Additionally, the reduced amount of residential units would not
increase the severity of impacts identified in the DEIR.
In response to the amended project description, the following sections of the City Place EIR have
been amended.
ES.l
C:\Documents and Settings IBKaufman ILocal Settings I Temporary Internet Files\OLKBlCity Place Council Change
Clarifications. doc C-3
January 2005
75A-285
City Place Focused Environmental Impact Report
Responses to Comments
The following replaces by reference the 1 st paragraph on page ES-l of the City Place EIR to
clarify the amended proj ect description.
The project proposes a mixed-use development with a total 57,700 square feet of commercial
uses, 72 live/work residential units, 113 town homes and 2 single-family dwellings.
ES.4 Description of the Proposed Project
The following replaces by reference the 4th paragraph on page ES-l of the City Place EIR to
clarify the amended project description.
The proposed project is a mixed-use project. The project consists of 57,700 square feet of
commercial uses, consisting of 23,700 square feet of restaurant uses, 7,000 square feet of retail
uses, a 25,000 square foot market, 2,000 square feet of retail or restaurant area and 72 live/work
residential units, 113 town homes and 2 single family dwellings. An internal loop road, Crescent
Road, through the project site would separate the commercial and residential components of the
project. Table ES-l provides a summary of the proposed development.
TABLE ES-l
LAND USE STATISTICAL SUMMARY
LAND USE ACRES DWELLING GROSS SQUARE
UNITS FEET
Residential 9.96
Town Homes 113
Live/Work Units 72
Silll.!le Familv Dwellin!Js 2
Residential Subtotal 187
Commercial 6,01
Restaurant 21,900
Retail 33,800
Retail or Restaurant 2.000
Commercial Subtotal 57,700
Private Streets 1.75
Total 17.72 187 57,700
Section 2.2.2 Project Description
The following replaces by reference the 2nd sentence on the 1 st paragraph on page 2-3 of the City
Place EIR to clarify the amended project description.
The project consists of 57,700 square feet of commercial uses, consisting of 23,700 square feet
of restaurant uses, 7,000 square feet of retail uses, a 25,000 square foot market, 2,000 square feet
of retail or restaurant area and 72 live/work residential units, 113 town homes and 2 single
family dwellings
C:\Documents and Settings IBKaufman ILocal Settings I Temporary Internet Files I OLKB I City Place Council Change
Clarifications. doc C-4
January 2005
75A-286
City Place Focused Environmental Impact Report
Responses to Comments
TABLE ES-l
LAND USE STATISTICAL SUMMARY
LAND USE ACRES DWELLING GROSS SQUARE
UNITS FEET
Residential 9.96
Town Homes 113
Live/W ark Units 72
Sinl'"le Familv Residential 2
Residential Subtotal 187
Commercial 6.01
Restaurant 21,900
Retail 33,800
Retail or Restaurant 2,000
Commercial Subtotal 57,700
Private Streets 1.75
Total 17.72 187 57,700
Section 2.2.2.1 Live/Work, Town Home and Single Family Residential Uses
The following replaces by reference the discussion of proposed residential uses on page 2-6 of
the City Place EIR to clarify the amended project description.
A total of 72 live/work 10ft residential units would be provided along Crescent Road and Main
Street on the project site.
A total of 113 town homes would be provided east of the proposed live/work residential units, as
shown on Figure 2.2.2. Two, three and four bedroom units would be provided, ranging in size
from 1,050 to 2,570 square feet. The town homes would be a maximum of 36 feet high. A
combination of two car, tandem and one and two car split garages would be provided for these
town homes.
A total of2 single family dwellings are proposed in the northeaster area of he prolect site. At this
time no specific design has been proposed.
Section 2.2.2.2 Commercial Uses
The following replaces by reference the listing of commercial components of the project on page
2-6 of the City Place EIR to clarify the amended project description.
The commercial component of the proposed City Place project would be on the west part of the
project site, west and south of Crescent Road. As shown in Figure 2.2-2, the following
commercial uses would be provided.
C:\Documents and Settings\BKaufmanlLocal Settings \ Temporary Internet Files IOLKB I City Place Council Change
Clarifications. doc C-5
January 2005
75A-287
City Place Focused Environmental Impact Report
Responses to Comments
. Three 7,900 square foot restaurant pads fronting on Main Street.
. A 25,000 square foot market
. 7,000 square feet of retail uses
. 2,000 square feet ofretail orrestaurant area
SECTION 4.0 EXISTING CONDITIONS, IMPACTS AND MITIGATION MEASURES
Section 4.3 Air Quality
Section 4.3.4.2 Sensitive Receptors
The following replaces the second sentence on page 4.3.8 of the City Place EIR by reference to
clarify sensitive receptors near the project site.
Sensitive land use receptors in the vicinity of the project site include an elder care facility east of
the project site, Santiago Park and the Park Santiago Neighborhood to the south and a residential
condominium complex to the north of the site on Town and Country Road.
Section 4.3.8.1 Construction Phase
The following dust control measure has been incorporated as mitigation AQ-5a to adhere to Rule
403 and new regulations which become effective after January 1, 2005:
AQ-5a After January 1. 2005, no person shall conduct an active operation with a disturbed
surface area of five or more acres, or with a daily import or export of 100 cubic yards or
more of bulk material without utilizing at least one of the measures listed in
subparagraphs (d)(5)(A) through (d)(5)(E) at each vehicle egress from the site to a paved
public road.
(A) Install a pad consisting of washed gravel (minimum-size: one inch) maintained in
a clean condition to a depth of at least six inches and extending at least 30 feet
wide and at least 50 feet long.
(B) Pave the surface extending at least 100 feet and at least 20 feet wide.
(C) Utilize a wheel shaker/wheel spreading device consisting of raised dividers (rails,
pipe, or grates) at least 24 feet long and 10 feet wide to remove bulk material
from tires and vehicle undercarriages before vehicles exit the site.
(D) Install and utilize a wheel washing system to remove bulk material from tires and
vehicle undercarriages before vehicles exit the site.
C:IDocuments and SettingslBKaufmanlLocal Settings I Temporary Internet FileslOLKBICity Place Council Change
Clarifications. doc C-6
January 2005
75A-288
City Place Focused Environmental Impact Report
Responses to Comments
(E) Any other control measures approved by the Executive Officer and the U.S. EP A
as equivalent to the actions specified in subparagraphs (d)(5)(A) through
(d)(5)(D).
The following language has been incorporated into mitigation measure AQ-4 to address aIr
quality issues during construction activities during first stage smog alerts.
AQ-4 All grading activities shall be scheduled to avoid first stage smog alerts. All grading
activities that result in dust generation shall cease during second stage smog alerts and
periods of high winds (i.e., greater than 25 mph) if dust is being transported to off-site
locations and cannot be controlled by watering.
Section 4.7.5.1 Construction Noise
The following mitigation measure has been incorporated into the City Place EIR to further
reduce potential construction related noise impacts.
N-6 Construction operations for the proposed project shall be limited to 7:30 AM to 4:30 PM,
Monday through Saturday, and no construction operations on Sunday or Federal
Holidays.
Section 4.8 Parks and Recreation
The following discussion has been incorporated into the City Place EIR to clarify how the
project would meet its public open space requirement.
Through the proposed project's Development Agreement, the proiect's public open space
requirements would be met through the payment of in-lieu fees. The in-lieu fees would be
directed to Santiago Park to fund new park improvements or maintain existing park facilities.
Santiago Park would provide park and recreation opportunities to residents of the City Place
project. To access Santiago Park from the City Place proiect site, residents would need to cross
Memory Lane, a six lane major arterial. The only crossings to Santiago Park would be at the
intersection of Main Street/Memory and Lawson Way/Memory Lane. To facilitate pedestrian
access for residents of the City Place project to Santiago Park, a signalized pedestrian mid-block
crossing should be provided on Memory Lane, between the City Place project and Santiago Park.
Section 4.8.5 Parks and Recreation Mitigation Measure
The following mitigation measure has been incorporated into the City Place EIR to further
minimize park and recreation impacts.
C:IDocuments and Settings IBKaufman ILocal Settings I Temporary Internet Files I OLKB I City Place Council Change
Clarifications. doc C-7
January 2005
75A-289
City Place Focused Environmental Impact Report
Responses to Comments
P-4 Prior to the issuance of the first certificate of occupancy permit, the applicant shall fully
pay to install a signalized pedestrian mid-block crossing on Memory Lane from the City
Place proiect to Santiago Park.
Section 4.9 Transportation and Circulation
The following discussion regarding short-term construction related traffic impacts has been
incorporated into the Draft EIR.
Construction activities for City Place will have no significant impact on traffic patterns and LOS.
City Place will be built in phases beginning with the retail/commercial development and
concluding with the residential development. If constructed in one phase, the expected amount
of daily trips generated by construction activities will be 128 daily trips. The 128 daily trips
represent about 2.4 percent of the 5,412 daily trips generated when City Place is at full
occupancy. Even if 64 (half of 128) of those trips occurred during either AM or PM peak hour,
the impact would not be considered significant based on the current operating levels on the road
segments and intersections. In addition, significant impacts in 2006 (Main Street/La Veta
Avenue and Memory Lane/Lawson Way) were mitigated to less than significant levels as
reported in Section 4.9.6.1 and 4.9.6.4 of the DEIR. Significant impacts in 2025 are outside of
the construction activities timeframe.
Appendix F Water Quality Management Plan
Section 2.0 Project Description
The following replaces the third sentence on page 5 of the City Place EIR Appendix F.
The revised site will be comprised of a mixed-use development with approximately 57,700
square feet of commercial and 414, 132 square feet of residential units.
C:\Documents and SettingslBKaufman\Local Settings I Temporary Internet Files \OLKB I City Place Council Change
Clarifications. doc C-8
January 2005
75A-290
E
~
\2
0...
:::
';::
~
.~
~
.~
~
.~
~
~
<..l
~
0::
o
.... ~
o u
-0 a
~....
.... CIl
~:.a
0_
u o::l
u
~ .-
'" .c..o"E
.:= := - >
~ .::~E
_~ 0' CIl::::
~.=: ~ ~.E
< g ~ ';n .8
~ e::E
.~ 0
~ ~
.~~
B~
c:l c:l
E 2 ..:-
~ IlJ 0
~~~
..9,-'::
.... 0 0
GJ...-5
..clt)~
o ~ 0
.... 0 0.
o ~ .8
IlJ -
:c 5
.~ "..
= B
o ~
~g,
IlJ IlJ
~~
----
E-o
U
e:;
o
~
~
~
u
<
...:l
~
~
E-o
-
U
~
.....
E:
~
o
~
~
c.:l
o
~
~
c.:l
z
i:2
o
E-o
-
Z
o
:;;
z
o
~
<
c.:l
-
E-o
-
:;;
=
.~
~ IlJ
-:;
='Q
IlJ IlJ
E.c
IlJ Col
'C.C/.l
e
-
f----
IlJ
a
'"
c:l
IlJ
:;;
...
.~
-
c:l
~
~
.s ~
'- =
o ell
.....c;;
o 0
u-o
~ ti
o~
Q) ";:::::
>-
.- ....
'5 0
u<
~~
t.I.lCl..
~f ~ a
'';:: 0 ~
e',;: do)
~ ~ "0
fr.E =
.... CIl 0
e- a .5
.--::: (,) ~
CIl 'Q 0
~ae
ell ell 0
=.5 e- ~
't:: -g 8 ;;
5 Eo..5 C.
=
.9
.~
's
o
=
-0
=
o::l
CIl
U
~
.s
CIl
.~
~
CIl
IlJ
o::l
IlJ
CIl
....
IlJ
>
-0
c:l
-
=
o::l
U
t;::
'g
';n
o
I::
IlJ
....
c:l
IlJ
....
o
.c
E-
-
&
<
.~
:0
::::
0.
-
=
o
u
c:l
~
c:l
o
c:
o
-0
o
'E
c:l
U
=
IlJ
o
..0
CIl ,,-..,
~ .u
=:0
c:l c:l
.~ ~
~ >
c:l c:l
E~
:-:::-0
o 0
CIl CIl
o ::::
;9]
CIl_
.;: ~
~~
>.....
1:~
;5 a:
.c'Q
- 0
frE
;i: '<:j
CIlU
o 0
..0"::"
:;~
.::: c:l
CIl 0
....
.'!J-o
o 0
~ ~
CIlo.
N
&
<
ell -0 0
C c.-:::
.- ca en
-g~~
6il'5o
=C;.9
-<
j;.
'<:j
-0
IlJ
U
.~
ell -0
o IlJ
Et:
~ f.I:I 0
.... 0.
o 0 CIl
<i;fa
elltii.::
~ -g ~
CIl 0'0
o~..o
~ ~.~
.... ell
:.: ~
CIl .... -'
.... =--0
t.="'Ot......
v 0
'0 ~:2
>00.
c:lUEe.b
- -
B C; Vi 'E
- N 0
]'(iit::~
=a2a:
-0 .- .... >.
Q)d....~
~'-~~
CIlg2~
Q) 0 l-o-
..0 ell ell 0
- ..::
~ ~ ~ g
..c~vU
CIl c:: 0
CIl .- ~ ..0
.~ -= c '0
'~ ~.~ a
'C ~...r:: ~
u ellU
("; ~.- -0
ell.c.c c::
_ - t.....t ~
.= U') 0 tI)
-0 0 ...
e '':: ~ <5
eJ):~ .9 .~
- - .... u
<: g &..9
-
CIl
c:l
~
....
o::l
-0
o
....
~
c:l
;i:
~
..0
"E
Cii
CIl
.~
CIl
o
.::
u
c:l
:;:
<")
&
-<
-,r
&
<
EX~~l2B1
c; .:a c; c
.....c .... 0
ZE-oZi::
u u 0
~ . ~ u
.- d).-
~:o~u
==';n .... 0
.. c:l c:l >
c:~ao
~ "E ''::: ~
a ~ ~ N
u;.:>'-
,,-..,1lJ1::0
U E 8 ~
o ::l t; ~
GE>Z
CIl'~ 0 U
--o~c~
:: Eo::::
o IlJ ~ a
@--5 ~ E
o 0 V"l '-0
u....C\
u U ~~
.- IlJ ..0 .~
a'S ~-
2lo.a.g
o 1lJ';n's;:
1lJ.c.~ 0
:-::::Eo.
'; 0 IlJ CIl
-0 c'-"o ~
> 0 ';n
.- 0 ..0
o u ~ IlJ
....-........;i:
i;l.Eu
IlJ ~ 0 ~
~ 8 >.~
~~~~
..c-~tS!
CIl ell IlJ
.... = .... IlJ
V ._ _ ..c
g. ;:; :-::: E-
o -0 ~ .
> en V en u;
~e.o....e.o!:.O
-0=::::==
._ en -_'_
~'E3~'E
~13E1313
'1"\
&
<
"I
~
~
...
o::l
C-
O
N
'Q?-
u
c
>
o
N
'Q?-
~
~
... ......
_€. '..... t:::
U60
o OIl 2::
> ,5 N
E J! 'Q?-
-t' 'U; g:
tr. c: -...
IlJ 0 CIl
~ .~ ~
U ,:2 ~
e ::g u
~ C ~
tr. ...::::: ~
~ ~ 0-
= 0
~ .~ ~
o OIl ~
~ .5
~ I E
E E o::l
~ V ~
o::l ~ U
; ~ ~
~ ?; ~
~ ;i: ~
-- -- --
~ ] ]-~-'
.El ~
<..l
.g
~
0::
.~
.g
Ci
~
-<
.~
~
.~
~
'i::
c
~
c::::
U
E-..
:::;
""
'-'
'=
0::
C-
O
s::
~"..'
kl25
, "'I
g ~
:?::
~...::;
E
o
ci:
'-
.g
C
..".
<:
.~
'-
~
~
'=
~
-
(j
E-o
U
~
...,
o
~
~
~
u
<
~
~
>-
E-o
....
U
~
:r::
E-o
e:::
o
I:..
~
e"
o
e:::
~
e"
Z
C2
o
E-o
....
Z
o
:;
z
o
....
E-o
<
e"
....
E-o
....
:;
~-
:c ~
.~ e
- -
o I.
~~
ell ell
~~
c
.!2
e=: ell
-:;
~"O
e~
ell <.l
'Q.1J:l
a
....
~
I.
::I
'"
C1
ell
:;
c
.!2
-
C1
.~
-
~
] ~.5]
.0 <I) :>
.... "0 "1::l ~
B .... ell 0...
~ ~o~ ~
U - .8
C1:E~E
-= 8 :; OVi
.~ g ~ So!
g;: E~
.- 0 0
~t::ell<t::
~o-:SU)
0. 0.,,-, <I)
o ~ 0 ~
ell.... <1) ~
.~ 0 c
g~o~
c=~-~
c <I) <1)
'" .- ~ :>
g~-~
].g~~
o ~ eJ)~
U _.:-:_ c
- - ON GJ
] ~aX
"'~~x
Scn---~
",<1)::1..=
.... .... 0 eJ)
<1) g -5 ::I
0. .- 0
o~~J3
= 0 _
a
'"
o
o
N
3
....
<1)
~
a
<
'-'
,.......,
'"
'-'
,.......,
"1::l
'-'
<I)
-=
g.-d
"-' ..... '"
o ~ 8
a o~
<1) 0...-
~.o.o
8555.
.....
o
<1)
:>
-:-t.:::
>.'o~
a ~ ;:l
;:l<1).o
; a
-. <1)
.... U
11)<8
c::: .....
-( 55
~
'"
6-
-(
"01 ~
II) II)
,S ~
"'0
05~
'" '"
E]
,.......,~
~ ~
C eJ)
.- C
1I):.a
= =
o II)
II) ~
N II)
'r;; "0
a ;
::I '"
a So!
.2 U
.;:l ,5
5.:::
- '"
11)_
:> '"
'" '"
bb~
"O~
.,g~
<I) 0
~ ...
~o.gf
'o.g.s
oo"'ti
.S B rE
.~ a ~
:::'';:: -
8:.a~
"Og~
~ u ~
0....
~c;"'O
~ ;
S U Q)
~~"'O
.,......5 .~
<
-
c)
"'0
.~
ti
rE
o
N
~
'"
'"
~
~
"0
=
'"
ti
rE
o
o
-
t;
'"
~
~
Oll
=
:.a
=
II)
~
II)
II)
U
<8
.....
:::
<I)
.B
II)
:>
~
0..
,-..
o::l
-
tIi'~
- .-
oe E
-~
~ a
.g~
.> :;
:.a.o
]~_c)
'" 0
'c; a'r;;
~ ~ Q)
00-=
Oll~-
::: eJo~
'':::"'0 aJ
.~'~ ~
Sou
u~~
80 :>
os: _ ~
.g]<8
Oll"']
=
:.a gp ~
'" 0 Oll
11)- '"
l5. ti .E
~~~
~~~
~ ~ =
"'i::; CI] ::J
II) '" II)
~~u
~~:.a
'" II)
o~>
II)~]
..=~~
~ Oll '"
~ ~ ~
OJ 0 0':::
~
::;
G
-
"'0
=
~
'"
o
.=
11)" E
.90 P
c."::
a
o
c
3
.....
II)
-;:;
E
~
:;
.0
II)
:>
OE
E 'C;;
II)
--J;
B-
E '~
E Il)
'" '"
>.0
"'-
Oll'~
.5 ~
..= :>
~ ~
~<8
'0 II)
11).0
..= '"
~ ~
~ '"
v OE
a ~
!1 ~
"0
"'0 =
; :::
~
~ .g
.5~
<fo
8 g
1J:l-5
;:j
11)<
-5x
"'0'"
=X
"''''0
....-
II)
U '"
8~
o ~
Oll
'"
....
'"
0.
.0
;:l
<I)
Il)
.~
~
U
II)
X
~
] oS
;,]
.ot;::
~ .0
:> II)
8 ~
0.",
0.=
:.9
II) 1:)
3 ~
<I)
~J;
E -
"OB
.....
c-
o =
u II)
.... C;; ~
~.~ 0
~ 5-5=
~II)~
<~~
,-..
~
-
75A-292
5'
-
~ '"
'" II)
'" ~
t> ,~
",,,-,
o
B C
~.9
~"5
......"0
o ~
'" .....
c Oll
,9 :::
C;:.a
'0 ;:l
.....u
~ .S
.~
uS
2:~ ui
~ Oo~
(3 ~ .-
u c o~
'" .9 U
Q)t>~
a ;:l Oll
~ b C
= ~.~
B8~
] E C
,= ov; :.a
::: C ~
g"OOll
.... Oll a
II) C 0
.o'E c
_ II) C
'~ g .9
co(;i
~ g ~
o..~ Oll
0."'_
~ ,- V)
-~..g
.~.~ 0
~--
... ::: "'0
0. E II)
o ~ -;:;
"'::00
E-o U .....
~
6-
<
.....
Vi
<<l
...
E-o
......
o
:~
IJ:l
-5
.....
'"
II)
~
c;
.~
:::
Z
I
N
o
~
~ ~
~ g
of.t..
;:Egp
O:Q
-( 0
~8
..... c
~ '"
.~ 3
'"
>.t;
- <1)
e-~
c'-
8 0
~
~ :g
v; ~
~x
~UJ
.8']
o.~
o ~
t:C5
r-
6-
<
.s ~
'- c
o Oll
1-1 't;;
o II)
1:)"0
II) ...
..... II)
o~
~:.a
'... ....
~ 0
U-(
~o::l
~o..
.....
~
~
<:
d
o d
0':::; 0
~ ',=
'" U
frE
..... '"
0.=
E 8
'r;; "'0
=
C;; '"
0ll0ll
=.5
.C "'0
::I '"
otn
C II)
.,g .0
~~
-Vi
'"
~ g ~
~ u ~.
:: v 0:::
0"="'0
'" ~ .....
~ d g
.9 U
i:uc;
::I 2 c
- - II)
:; ~ E
u 0 =
U 0
...
'0'>
II) =
.O'~
....
o.~
gpO
.C]
.g~
"'0]
~ ~
B~
5 0
15 ~
U 0.
~ B d
'" 0
.~ >.'';:
]C)~
"-01 -; (I,)
u ;.a -;
-; 0'-
S ~ ~
tU'- 0-
2~ ~
~ ~ .....
u'Vi~
"'O~"'O
II) .... ell
'i: ~ U
;:l ..... '"
.o'EE
'- 0 0
_ U U
I.l
~
~
Cl...
.~
.~
~
,9
~
.~
~
c
&
c.::
,
~
c.::
-S
I.l
..:::
Cl...
c-
O
s::.,.,
<~
~~
C3 c
c.:: ~
S ~
~~
u
E
<:::>
ct
::::
.;::
.~
~
.~
~
.~
~
~
(..)
ct
d
Eo<
U
~
...,
o
i:::
~
~
u
<
~
~
;;..
Eo<
-
U
~
:I:
Eo<
i:::
o
~
~
e"
o
i:::
~
e"
Z
~
o
Eo<
-
Z
o
:E
z
o
-
Eo<
<
e"
-
Eo<
-
:E
.s ~
'- :::
_ 0 OJ)
~ ,.. ~.U;
:c ~ 0 <I)
ov; ,. u""O
=.5 <I) ....
o s. .:= ~
~~Q~
aJ ~ (1)";::
i::: Q .~::
;::: 0
u<
~o:l
~i:l.
=
o
<=
~ ~
-:i
='0
~ ~
5.::::
~ (,j
-aCf.J
5
-
Ef ~
.';= 0
e ..c:
"" u
frE
.... '"
c..:::
B 8
'c;; "'0
=
;; ""
01)00
= .5
'': "'0
;::: ""
Q Oil
~
E;
'"
~
~
:E
=
.::
-
~
~
:E
a> Q.) o:S VI c:.~ ... __:!:!
-5 .o'S: ~.9 _ <8
"'O:;;;;>C':Sen::s~>.
a ~ 'e5 (; .~ ~~ .2 ~
<I)::: :::5.:::uo
~ 0 <I) !3 0 0 '" g-
<I)'c;; .... '': U >.... .
u '0 <I) <I) .5 0 "'0 <l)
] .~ .~ ~ F a E ~.~
~ 0 ~ ,~~ ~ ~ ~ ~
a~Q3~:::u5 ....
~so:::z""eo~fr
'~l:: .S! c.. _ = ....
~"'.E ~ ~ t.~ c:: E.!::
:-e ~ t: '::: E c .9 <I) ~
> ~-5<r-~gp::
.- ::: '::: '5= <l) .::: "" 0
g .~ ell ., "S o~ ~ ~ ~
:::0 :u .5 <l) ""'': <I)~ .... l3
._ 5 'E g Z 0.<;::: ~ "'0
U < ~.:::! <I) = ~ 0 l3
E ~ 0.-5 !3 '- .... u
"'.~ c:: E "'0'': a 0 i3
=_00:::<1) "0"'0
0""o..u""5~ac::
uZ;:l:::-<ou3
01) <l) -g .- < <l) '" ~'':
,5 -5 <l) "'0 ~ >.5.... 1:!
.... f-o. -'.o5S0~
;::: "'0 00 <l) Cl "" l:: >.<
"Oa~~<Z<l)"'O<I)
-g <l).o '-0 6 '0 ~ .8 .::
... u 0_.......
<I)!+:: - 0 ""- ""
'E ~ "~ .,VI ~ .. en 3 z
;::: 0 _ ......... "'0.....-
o o...<l)c::<I)oOJ)~
u'" :::0~-.9-
c:: .......0 e.-' ::: O...c:::
<I)<l)go~ ~~;<:'
~ 5....U.,E B t:.::: ~
~ 0 ~ c a~ E ~ ~
~ U '" ::: <l) <l).-.... <I)
.; egg ~ a ~ 0 e
5:::uU]"'05c..
~ g < Il.> "" .5 .; '.0 g
:::U .gpgeBs'.o
~ (1) ~ e"-t ~ Os 0 ~
~ ~ ~ 0 <l) <l)'- P.. ;:::
...c: eo.::: cu 0':;:: (1) ~
~og-5~~g-58
N
U
.s ~
.... :::
o OJ)
'- ou;
o <l)
u"'O
~ ~
.- ~
Q en
~:.a
.- ....
-::: 0
u<
~c::l
~i:l.
....
0"'0
<I) :::
u ""
::: <l)
C<l en
~ ;:::
.~ ~
<I) '" ;::.
oS .S:! u
"" c::
B ~ ~
bO€ 8
.C (1) to)
i:l. u 0
",-g
'?-"'O
'i: ;:::
~U
~ .S
:E]
~ B
0"0
'0 <I)
a 0:
~ 5-
:I: ~
.~
c 0 ~
~ ~ OCij
1: I.) U
~ <2 '5-
~ - ....
:I: .~ c..
<l)
-5-=
.... -
~ o~
U"O
5 <l)
en ~
~ 'u
c..o
-5 ~
.... en
o-g
- I.)
5"'0
5"'0
B a
S en
en c..
<I) ""
:3 5
en c::
.9 .9
u en
en .-
:a .::
_"'0
<<1.0
'u 5;
~:;
< .5
,
:c
-5 ....
<l)
~~
~:E
U ....
I.) 0
.... en
o~
<l) 0
,:: 8= ~
u ~ ;
u.o ';ji
:< = Q)
~i:l."'O
-5
....
o
<I)
~
a
~ -
.~ "e
-5&
S gp
....:a
o <<I
~ to
=
<<I
,Co..
'?- ~
.:: <<I
5.~
l.~
E ...,
~ ;:!
::2
C <<I
~ -
Q E
0.0
- -
Q u;
...
- -
> c; ..:
.,.. -= w,
... ~:~
a u
.~ ~
].~
;;-g
-5~
- ....
en 0
.-;: c:
E .9
~3
OJ).9
:::"0
.- :::
-g <:I
;n~
r.- o;n
o U
<l) ~
~ <I)
~ --~
c;;
.~ OJ)
:::
S':;:"
==
.g "5
c.:-9
~
75A-293
.5 '-
<l)
'-~
~:2
U ....
<I) 0
.:: ~
Q~
<I) 0
'E 8=
u .~
<1).0
>( ;:l
~i:l.
~
<l)
c
OJ)
';ji
<I)
"0
~
....
o
<I)
u
::: -
g 'E
en ....
.;a ~
.s~
B a
.... g-
o u
.C: u
0... 0
-5] ~
<:I C
E ~ g.
.g.5:! u
> u
~ 0
....
<l)
~.sd
... <l)
E B ;:!
_0 .., ~
u ...
'" <l) en
t:: :E"~
~~-5
::: <l)
g.oB
B
~ a
., .i:
B (I'J 0-
"Vi ~ ~
~"u c;
.8'~ c;;
0...:::: .5
$:! g <l)
-:::v.l.D
C
0< ;:!
on
en
'.~_ en "'0
.u :.e a
~.u t;
ur.E~
g ~.~
~ g ~
8 'e 0
"0 .-
~l;fJU
on ~~
~tJ:
~ ~ ~O
0.. -= C; .Ei
fi'B6-
<I) B a'E
~ ';ji fi' g,
~
~
<I)
.::::- ....
~
~---
0:2
U ....
<l) 0
.~ en
Q~
<l) 0
.:: 8=
"S "~
~:c
>( ;:l
~o...
~
<l)
:::
OJ)
'c;;
Q)
"'0
<l)
-5
....
o
<l)
u
:::
<:I
;:l
.~ .~
<l) <I)
-5c..
B ~
a:a
"C e
0... OJ)
.;.:..
0...
0...
0...
8=
Cf.J
'-"
=
.9
U
g
'"
=
o
U
....
o
t.:..
~'g .~ ~'g ~
'S <I) g' '" <I) '-
.00......-=0...0
~t-~~C;
'E.- 0 ~ OJ
~8= ~ s8=-g
~~-5aEu
~ ~:.a U B .S
:::0 ciS ~ .:!:!.. Cf.J -
-. ~
c..o ~ 8 ~ tii
..... -5 ~ 0.":1
0"....0"'<l)>.g:
~.g~~~e-
'0' 5 Cf.J <l) ::::
o.~ u Uj
~ ~ ~ ~.~ ~
- ~ <l)....~~~
en' 0 <':l ~ <:I
.~ u o..,-,c... ~
.~ ~ ~ ~ g: (5
..c 0 - ~ ::
g - .~ :> 5
- c;; tl CI) '0.1
gpl3.:::e~o..
:E'EtI]~-=~
a: t: -aO:: ~
en 0 <l) :::.- :::.9
:a V ::: E -g .- -
....~ 8.. <l) 5 -g <8
.~ '0 8 ~=] ~
.... Z 0.. E .~ u en
o <:I _ ::E "0 .S e;
"E ~U C .,:;
1:! c::l.~ t; ""] c::l
;:; U e <l) 0... u
uClo..o:lo...~S
c::: 4-I~(i;u
E~.so8=eng,
E <l) C Cf.J ::: ~
0':::: 0 <1).9 0
u - ~'.o -5 ,~ ...
~ .9 =;; ~ c ~.9
-c;cCJCJa~
B >.9 E 5 <l)'
....o::::CJOI;I]-2
.8 8;:g ]-]-~ (5
0... <:I < ._ ._ Eo< u
M
~
c;
....
;:::
u
2
;;;
~
.~
B
.;;;
C
o
"0
~
'a
Q)
....
~ en
.!:J]
:2 8-
'" C
c:: .9
.S: -=
o~
S ~
en ....
c:: 0
8 g
>.'-
.0 g
~cB
.g~
.: <:I
.~ =@
'0 :::
en ""
<<I en
~ en
<:I ""
.... ...
<8g
~ '"
o '"
.5 ]
"0 C
<l) 0
Cf.J u
,-..,
<:I
'<:-
~
~
~
-.:::
c..
.~
:...
.g
~
<:
.~
.~
;,;:
~
~
'"
C::
.lJ
~
~
'"'
'=
~
c.
C
'"
~~
t:;o
~ "I
(j
C::
S
~
~
..::;
E
s:>
cl:
'-
"~
o
..,..
<.
.~
:?
'-
-
;,;:;
<.
~
\.)
...::
~
.S'
'-'
Eo-<
U
foil
~
o
~
~
foil
U
<:
...:l
~
>-
Eo-<
.....
U
foil
::t:
Eo-<
,.;
o
~
~
~
Co-'
o
~
~
Co-'
Z
~
o
Eo-<
.....
Z
o
~
z
o
.....
Eo-<
<:
Co-'
.....
Eo-<
.....
~
a.l ~
:c ~_
.~
et:
~~
a.l a.l
~Q
-
.~
";~
-=: ::J
Qj~
E~
a.l ~
c..[/,)
E
.....
a.l
...
::J
'"
~
a.l
~
C
.::
-
~
I:.ll
~
'E .:2
II) >
S '"
~'€
'" II)
II) s::..
u 0
::J ...
"Os::..
II) -::
... i3
... u
o t':l
tr
II) t':l
:~ ~
v~
B 'u
"O~
II) II)
.5 ~
t':l C
c: 'C;
8~
>. .
i:J!3
g,~
8ti-d
0.. ~ .5
]-=:::
.9 C5
;;;11)00
~.~]
'~.s ~
'- S II)
oou
"'..:::::
~ t ~
].8..!::f
g ~ g
_ C'::l _
IZl .:: ~
,......
..0
....
;;; 0
..c '"
~~
.g '(3
'f/.) tS
~ II)
.... ~
~.5
- t':l
~~
'"
vi"
Q)
~
'"
ell.
~
'"
t':l
:::
~... .9
;;; II)
'5 .~
<; II)
8-=
"0 ....
II)<B
<;
-01::
.... 0
I 0.
C '"
..8 a
u.t::
,g II)
~.~
8'2
..s'8 rn
:E'" "0.8 ~
't
II)
COISl5"
II) II) -
<; 8 0..
'C ~ gf
0.. 0. '2
8 c ._
0...!:I 0
o..lI)tr
-<..0 t':l
,......
u
'"
~
.tii
c
.8
t)
,g
'"
c
o
u
<;
"0 rn
II) 'E
"~ ~
E=
8 8-
..011) l:l
..c
;;;'0
..c"O
'" c
00'"
.c 'E
.a II)
~~
<I) ~
u <I)
::: >
~ ~
"0 ~
1a C5
'E <I)
II) U
s.g
0..11)
.- ....
5-.9
(1)"0
S ~
o t':l
..:: II)
l:::;
o '"
3~
:x: 3
,......
"0
<I) >.
..g c
'- t':l
0"0
<I) C
.... t':l
t':l
::: ~
l.":S 'Vi
II)
"Ot)
E .g,
<I) 8
..0 0..
B.s
~
'" ....
0<8
5 '"
5 II)
'" :3
.... '"
II) t':l
0.11)
S
....
o
t) OIl
g .5
C 0..
8 ~ rn
..o~'"
i;l ~ ~
"0 6 OIl
1a..c C
"""~.~
o 0 .s
~ 51 ~
~ "0 .,g
o C U
U '" ,g
.g e; g
u..,. U
,gco"O
~"O~
- <l) ""
8.!:l 'u
::J 0
C"'"
:< ~ ~
,......
II)
Il)
ti
t':l
:::
-sa
a en
'" .5
"C .D
-B~
"O~
C 0
.9 ~
- ....
U 0
.E~
~ e
5-
o .5
= '-
t':l 0
~13
.- '"
> 0
_ 0..
g~
C >.
.,8 "E
U 0..
2 8
tio..
5-g
U ""
'013
>.t)
t':l II)
"0=
_ 0
u 0
"" <l)
11)..0
'0;;;
..c
"0 '"
C '"
11);;;
C,)";::
..g II)
<;
<: S
c
~ C5 ~
g ::: &
0.. 'C:; ,~
II) ... "0
~ gp 0
10-."_ _
~3"O
~""O B
'" '" U
::: .5.~
II) t':l "0
~ ~ OJ
.... ......0
.~ ~
U II)'~
<l) <;
<;:::-0
'C ~ sa
0..t::5
8 B ~
0.."'11)
0......0..
t':l <l) ....
C 'E 0
C':S C,) U
<I) 0 '"
>-l::
~~g
::J U rn
;;;..o..o~
..c <I) i;l U
(/)~-o~
~ ~ a l:)
.... OIl U
""u C5 ~
gp:::t)~
:.g..8g~
0-=-=
S t':l 0 =
rI) "0 U._
13~~~
c;- .c~
fo"E rn~;
.tii ~ "2 ti CI
II) ~.- ... ~
"0 .~ ::: .~ G
~ c; fn"u =:
-< ..c .;:: '0 .8
-- U
.E
'"
C
o
~
'"
o
p...
...
~
co
75A-294
.s ~
'- c
o OIl
~ .t;;
o Il)
t)"O
II) ...
... II)
5<2
tU:E
.~ ...
;; 0
u-<
~co
~~
......
~
..,.
<.
.s
'-
o
II)
U
C
'"
;:l
.~ 'g
-5&
.9 gp
.~ ~
... e
p... OIl
....CIl)-=~- "01)
.2 2 ..g .5 5.5
U3..s-II)~~
2 _S:! l:::'~ '" 5
~_~O~
o t':lC"O
U gp.5 2 .-0-_
ti .tii _1; c
o rI) "'0 C'3 c:;
Q..~...-e.:::
gp:g.:9 ::J e ;; 13
'- ~ ~ B _ 0 -
en ~,. ,... l.":S :::...:::: e
'" -'.=1 C II) OIl 0
~ ~ ~ 'Ej ~ 6 8-
-g co 8..;';;'- !:l 0
.. ~5--=g
] c;.5 8 0 ~.-
",.a... <I) [;'-=.,g
O"~<8u..g~
II)E .go:::::_
~rI)~~OO~
o '-..9 0 .-...5 l;I1
..ooo......_~o .
= ~ ~ rn -Vi t: - .~
;3 :c .so e:; .8 ~ c '"
-l.":S{/)~ t:t)
"'-lI)co>.o.811)
~ .5 ""0 '0 - rn'p'
~a;;;;;;~~t':lo.
CI .... .5 .a - 0 .... <l)
~ .~ -- () t; tI) lU ()
;> ~ Il);:l O"OG:: t':l
l.":S o':t;5~ l.":SE:;
.u'- ~"'".,
~ _ 0 -= ~ _ 'C .-=:'
~ ~ 1:: .~ ~ U -B U
c..::>t':l e"2"O~
=.'" 0..13 _ "" v-=
0Il;::l "'....-="0 01)....
.tii E= < tE .~ <l) l! <B
Il) . <l) '" ,5 S
"'Oe::~..oc.s'ot':l
~ 0 'C;; = .tii.5 OIl 5'0
.=1 = Il) ~ 2 13 c 8
.t::l 2..c '" _ - 'j:; 0..
c;"",-~U^~tU
::(l)Ed)~i:_()
t:::~oa().!3Ua
.9 ;: ]00 '0 5h ~ ~
,....- Q)--
C5 Eo' E.... 5h.5
'j:; 0 C ~ Il) <l) '"
p... ti 2 0.<8 ~ :x: S
u
~
.s
c...
.~
.~
~
<.
.9
~
.~
~
1::
c
&
Q::;
I
~
:::;
<:u
u
as
c...
C-
O
s::"
~~
a:
~ ~
k:~
o:r
~
;/
: :~
E
~
....
s:>
c:
::::
';::
.g
::::
~
::::
.~
~
'-
.....
;,;
~
...
\.l
~
Q.,
c
o
~ <;:
:c e:i
oa B
o s..
~a
<:.l <:.l
~Q
-
Eo-<
U
e;
o
~
i:-<
~
U
<
...:i
i:-<
....
Eo-<
.....
U
~
==
Eo-<
~
o
~
~
t.:i
o
~
i:-<
t.:i
Z
S
o
Eo-<
.....
Z
o
:;;
z
o
E=
-<
t.:i
E=
.....
:;;
c
.~
~~
- -
~.o
- Qj
=.c
~ ...
-c.CI.l
::
.....
-
v
-5 ~
'- c
o e.o
1-0 or.;;
o <lJ
t)"O
<lJ ....
.... <lJ
.- ..c::
0'";;;
aJ'~
>-
:; tl
u<
~a:l
Uli:-<
eJ)
~
~
~
....
e.o
'-
o
V
u
~
<:G
::l
'"
.~
o .
.~ .~
.... V
0...0.
~
s..
::
~
eo;
~
:;;
C
.~
-
eo;
.~
~
V"O .....
.... .... ~
~.g-5
~ c V
<lJ ~ ....
gfj]~
'" ,
"O..c::~"O
l1).~ 0 ~
.:: ~ - d
:: ""0 \-0
c:r'~ d) ~
V V C
~ .... t:: .- ~
'0] r.;: ~ V
Z a -g .Ej ..0
~~l:::s2
1-0 ~ ~ g
2 0 ~ ~
g:B ~ en"
t:"Oo1;:
C ~ .... ~
000.0.
u u V
V e.o..o 13
.c~=C
.....- ~.-
... ca ...c: 13
g ~ '" .5
''::: 0. - 59
u 0 ~ l::
g....6>-.
~ &.go]
080-0.
u 0. <lJ 8
"Oc-o.
~._:( 6
OJ) .~ -;:
.5 ..... ~ 0
"0 C .... S
~v.ao
50 6 ~ :::
c" .go~ 2
.g 0- g V
cd CJ._ =
~cC;"O
fr.g g ~r
\-0 u 0._
o.::st:: 0
II) ::: ~ c
.~ ~ ~ ~
0'- ~
=a u g .g
e.o;::: >-~
c ~ ""-"0
.S ..... 2 ~
.... ~ u 0
0-5<Ec
-
z
] ~
... c
'0.:9
o ~
..."0
u ....
V <lJ
.:: r:2
o '"
~:.E
of: ~
S<
~;3:
Ulo...
=
e.o
'c;;
V
o
;;
c
~
e.o
.5
....
::I
o
>-.oe.o
..0.....=
c;~:.g
~ g.2
.... ....
8::; E
~ ~ 0
""O..cc..::
~1l~
::: ~ ~
.~ ~~
t 0. V
.... ~ '"
v'-
~.:;g
c.?;>v
~ = '"
o..ot
:;~.G
~ ::I ~
"::::0-
u - ~
S ]'~
~ .:: ~
t: ::I 0
~g'o.
~~B
~..o
v=
.... .-
o.~
'"
....
2
0.
-.... <lJ
~ 0 u
~ U ~
1: ~ II)
.g a'~
0. ~.~
~~ ~
II) Eo-<
-5~'o
~~ ~
-u; ~ ~
V i: 0
:::: &5 ~
g,- V <Ii
r.;: 0 V C
".,. N 0
e.o ......;:l .-
.5 u.5 e
.... = <lJ
a -5 '2 g.
N
Z
V ~
.s 0
'0 So
I-oOU;
o V
t)"O
V ....
.... V
.- r:2
o '"
o'~
>-
.- ....
:; 0
u<
~a:l
Ulo...
C"
o ~
'a 0
S .;::
~g
vt:
.... '"
0.=
~ 8
'c;; "0
_ C
;; ~
OJ) OJ)
~ .5
.c ~
::I ....
o OJ)
~13
.~ a
'" 6
o .-
..... V
"0 '"
~ '0
'9 c
c::rv
~ .~
V C
..0 .-
a'~ >-
~2~
~ >. g
~ ~ '"
~;3:~
oC...l
u 0....
-5 ~ ~
~"...l :2
o .... '"
oB a ~
E c.;: d)
~ >. ~
c cd -:::
o ~ ~
u ~ 0
-g~o
~ v:=
eo a '0
.5 0 ~
-g ~i:
.... .... V
~2 E
c '" II)
.g -g.~
S ~ ~
~e.oc
fr.5 ~
I-t e.o ,-
~~ -E
.~ c:: 1-0
'" 0.9
~'B 5
gp g ~
.S ~-5
o 8 g
M
Z
~ ~
'- c
o e.o
1-0 or;;
o II)
t)"'='
o ....
.... 0
o~
u .~
>-
.- ....
"E 0
u<
~c:I
Ulc.
>-.
u
c
<..., C'3
o go
II) U
U U
= 0
~.....
~ 0
en 0
.~ 3
:t.;:
0'-
..... 1;:
~ s
. II) V
~.c ~
QJ -'a
E$'C;;
:: "0 ~
E V '"
~c;
eJ)~"O
.5 c ~
c::slU-o
.... e.o ~
o V ~
e-.~ ti
8 g ~
.5 ~'o
..c:: ~
-d'~~
Q) c,n'-
~ .u
~~~
"en E .g
= ~ U
Q) ~ :.a
..::-gg.
dO':: C1)
.~ g-5
ti~13
:: ..... V
8 c; U
~ ~ ~
11)'00
..oCc
.... en
_ S:! dJ
--0
~o~
tI) de
.....:0 E
;3~0.
5 ~.;:;
.go ~ g' <Ii
- 0. '" ~
C' S'- 0
o ~..c::.-
o.~ c;
;;","og
u V =-
.5 == .9 0
..~ Ct:I - -
..= 0 t"3 0..
~ut)~
~;3g.~
-<r
Z
75A-295
V
-5 ~
'- ~
o OJ)
'""" 'r;;
2 0
u"O
V ....
.... ~
6~
~:.a
....
:; 0
u-<
~a:l
Uli:-<
OJ)
=
:9
.;:;
..0
.~
o
0.
<...,
o
o
u
=
<:G
::l
'"
.~
2.....
.....E
o ....
'C (1)
0...0.
0>-,"0 '0.0
.~ 0 ~ "'8 ,~ ~ ~
gE~.gg~S
V t:. = "0 .-
c;:Eo.s~~c
'_ 0 tn -= _ do)
~'ri'-o~~~~
,::: ~ 1l'0 o.~;;
~U5~~gg~
N c: ... b';:: '-" "'"
o .C; -g .;:: ~ .9 E
_~_v;;....<"l
.~ "c. ~ 'E _ 4) 1- .
Eo-< e.o s;.- '" t: 0 '"
~ 0 .5 .- <,;;. "E
.'" .;:: v..c:: '" >. ~
,~ 'E -g r:: -g 0 ::: ~
E.guo~EUS
..8 "'.::: ~ = c] CI.l
:.= ll) t: ,~ 0 - V
~ ~ -0 ('j en'- 0 .~
u;:):;:.:::o~-o
.....""OoO'"O::I"Oz
c::s 'c;; a: E (1) C ~ ...
":::QJ o.:=~-o
- ... c: u - 'E 'E 'C
~ ~.g g gf aJ -9 ~
~ 0 C"3 ~ ._ CI1 -' c
e -=:; ~ :;'0 CI1 :;
v....~V"O.:-gN
o ..8.- 0 "0 0 ~ 0
-"OQJ:g_"O:=
1l ~.~ ~ ';:; ~ ~ Eo-<
=.~ g 5; t) ~ a ~
~"5f/13""~~E
c~:.aE~~o.
.- '" Eo-< ..0.= ~ 0
~ -- ;:) = 5-.0 ;
J:J...J ..c~QJ-o
Ul>.,....c....;;o
:s2Z~o"'~.c=
gu~~~~:~
::: < = ~ g ~ tl .~
= a:l S; gf'81;;; fr E
0"0 :>'- C = .... C'3
.;:: V"l ~ E 0 IIJ - a
.g ;: ...J 2 .::! 2 ~ e.o
u:; 0 "0 .. Vi c -~ .5
,5"E ; ~ 5.g g;g
~.g QJ.g g..g g]
'0 ~ a.S c:: ~ ~ v
Z ti ...l ~ -< .S -< -=
V"l
Z
-S g
'- =
o 0.0
... 'Q;
o V
t)"O
~ ~
a~
~:.a
....
:; 0
u<
~a:l
Ulc...
\0
~
-
o ~
'.c 0
S ';::
~ ::!
frE
.... '"
0.=
~ 8
.c;; "0
_ C
;; ~
eJ)e.o
= .5
.;:: "0
::l ~
OED
i
0... <Ii
o >-.
M ~
.;,::9
00
.....;:t
~]
"0
~~
....
r-- 0
"0>-'
~.g
'2 S
:= CI.l
o :::
..0 0
- ~
;; i3
..c ''::
'" ~
....
... IIJ
U 0.
.g, 0
o =
0..9
"Ot)
~ 2
o ti
0.=
o 0
.... u
0.0
o C
-="0
=
.... ~
..8>.
'" ~
sE
.- ~
e&5
8...::
o 0.0
~
::: 0
.9.E
~;.,
Ei ~
~-g
o 0
u:E
'-'
.g
~
c:
~
,~
-2
<.
.~
~
,~
~
::S
i:::
o
::::..
""'
e:::
~
::;
""'
g
c:
......
c
s::"
:<:'<::
C,;,J<::
3 r_
e:::
::l..
\0
Z
k.,-
~
:::>
ci::
~
.~
.~
~
.~
'=
'-
~
::...
v
~
0...
-
d
~-
:0 ~
.~ E
o 1.
~g,
~ <:I
~Q
-
E-<
U
~
...,
o
~
~
~
u
<:
...:l
~
;;...
E-<
.....
U
~
::r:
E-<
~
o
r:.
~
e"
o
~
~
e"
Z
S
o
E-o
.....
Z
o
::;
z
o
E::
<:
e"
.....
E-<
.....
::;
-
.s
B~
E..,
:::~
Qi u
'C.CI.l
S
.....
,...--
~
1.
=
'"
C':
~
::;
=
.S::
~
~
::;
o
.::!
o
Cl.
'"
=
<:
'"
0'"
CO ~
00 -
.....5
o ~
>'0.
:::: f1)
uo
.....
o
o
u
=
g ~
.~ "s
....
.s[
B ~
~:9
.g '5
Cl.oD
o -;:; -5 ~ .f'
a ..g..... = u
o ~ 0 g"-:::<;,!
...= 0- C;"'O .--
...... tr.I > co
-S~o,,>.
'" .~" 0. = oD
~ =o."'~
.S:: ~ '" C'3 Co
t = -;:; -g ~ .;;
00 :a.o C'3:e ~
.~ 0 t ~.~ u
:a 0 ~ .~ Q)
=uS~B"O'
~]8~]0.
;J;~~.5
a-.8_ u
~o.'o~ U ~ E .~
_1UC:00
:E'OJ~ l-ol
o.==u 0.
<:<:l"'=01)0
~ 0: u 8.g-=
- oD","3B
2 .q ~ ~ ~.5
'~ ~ ~.o .... '"
5~=-g~~
0.00 C'3 .9 6
>. ;:;:~~c..
u'" ~_..
;; C1J'~ en c: 8
0. ~ 1= ~ e.~
8 ~ ;:;: 8 -
u.......; ooD
~o.~~u",
o 0 .~ ~ ~ ~
... .... 0
800.... .~
a f1) ~ ::: ~ C
=J:;"'~oo
~_4-t.auE
.::l ~ 0 ~ g 1::
~e-~o..>.~
-o_cu.uo
o go ~o
"'08..82:,08
.~.~ 8;.: 08;':0
lo-o 0 0 0
Cl.Cl.uCl.cuCl.
-
I
Cl.
-5 ~
'-fJJ
o't;:;
.... 0
0",
t>
cu Q)
.: ~
~:a
.:: "-
'5 0
u<
~~
~e...
.....
o
o
~
c:;
~ .~
.~ t::
.5~
B gf
6:2
"C '3
Cl.oD
...
-
a:)
~...:
<:l .::!
o..t:
..... en
o .-
.....0
go
.... 0
0.":::
2~
~'"
... 0
~s
~ :::
=~
o 0
"'Ol)
=
~ e
Vio
-:::",
c;j =
.~ ~
c..-g
0.....
<:l ti
IU .-
-SO
:30
's ~
....-0
Il)CI.l
0.",
00=
=<
:a '"
=-="t:
= C':
oDCI.l
'oS
o en
U 0
;:;~
=-
'" =
.~ 0
-=
~~
.s
13 ~
.... 0
0",
'= t..-.
Cl. 0
N
I
Cl.
CU cu
-5 0
..... So
o't;:;
.... 0
0",
t> ....
~ cu
~]
.:: 1-1
'5 0
u<
~~
We...
>.
~ ~
.....0.
o 8
Il) U
U 0
=....
g 0
'" 0
.~ ~
~~
.8 t;
.... u
.8 "E
Cl.l;::
o
--a~
u; .~
- ....
u 0.
Il).....
'0' 0
~g~
]:~ u
~ ~ ~
go 0.-:::
~..!: .8
o 01) <:I
..:::=3
....... g ~
.~~ c...
t:: .... u
.... 0 u
C,).:3 g
0.._ en
>.00
~2~
'" = ~
goau
u 0 :
g 05 ~
..... 0"'"
000
B ~ (5
C':.9 '"
~~~
'f: u <.::.
QJ:a ="
~ ~.9
~.::! 2
3:a
o = cu
-5 0."
.....en'"
Oba
ga~
<:l 03
~.:; :3
.~ -:S c...
~ eJ'
-- .~ g
B>'o.
_c.~
080
.;:: 0 0.
e... u 0
r"l
I
Cl.
~ ~
....So
o .t;:;
B~
u ....
l: ~
Q~
0":::
.~ ....
'5 0
u<
~~
WCl.
.~
-
t::
u
0.
>.
o u
-:s a
.....0.
o 8
o u
u 0
=.....
g 0
en cu
.~ ~
o ,::!
-=::
.8 t ..;
.... ~'S
o en ....
~~ g
~o
~u
.,;
-a-
~ a
- 0
a';:
.::! 0
o.a
g......:l
~ C
-::: 8
.~. ~
o =
0.0
>.01)
g.5
C': en
0. en
(5 8
u u
O~
'0.9
ooD
1;:"9
~ 8
'€ =
o <:l
U 'f
- '"
~ 0
1.;::1]~
o Q.. '"
-=",Cl.
- 0 0
'0] ~
o r:s _
(.) ::: :::
=01)~
g't;:; 00
en <:l 0
.~ -
0::;; 13
-= ti .g
= 0
S'- C.
1-t .9 0
.g ~~
~ 0.:::'"
V
,
p..
-
~
..:::
1.
~
Cl
~
,I.
::--
-
.9
t>
IlJ
~
o
'E
-
o
=
=
Il)
>
<
.s
'1lJ
>
<:l
.....:l
">2
c:;
-V
o
l::
00
IlJ <l5
.s 0
""'So
o 't;:;
.... 0
0-0
t> ....
~ ~
~~
.~ ~
'5 0
u<
~~
~e...
>.
u
=
'-' <:l
o go
IlJ U
U U
r:: 0
<:l.....
5l 0
.~ e;
~
s U
....l;::
.9 'f:
.... 0
Cl. U
~
'g
o
0.
.s
..... C':
o ~
c; -
>>Ol)
8 j..a
S: '" .~
C': = ~
o C': 0
- - 0
-~-:S
B.t:_
uCl)~
0.5 E:
:D' C'3 0
=::E U
en.....",
">20~<l5
c;j.5 0 ~
.~ '-8.E E
8 ~..::: =
W ...... eJ)-
8.. B g.=:
>..5 =.~
u 0 - ......
;:;-5;~
0.0=1::
8 .9- 5 .::
gti;gg
'0 e ~.g
2 :a..: go
l3 ~ g ;:;
S "E.9 0
t ~ .-:: ..-
8~:g g
'os:~~
o ca <; E
u 00=
a-=~!
5l QJ~ ~ -So
.~ gp fi.~
__saeo""O
0-:;
B'o~o.
d ~ 5 ~
.~.-= > u
Cl.u<~
-
'C:;
:E
-
~
75A-296
~ 0
- ;::l
~.~
o ~
..."
u ....
u 0
.= ~
o '"
u:..=
.~ ......
'5 0
u<:
~~
:.uCl.
>. >.
'- ~ ..... ~
ogo os
IlJ U cu U
~ g g g
;; ..... <:l
5l 0 5l
.~ E .~
.9~~B
. ~_:'E '-0
.~ .... t:: ._
t~gct
-
....
u
ti
>.
00
~
.g
.s
....
;2
~
;::
....
c-- .
;;- .f'
,.., ....
;--]
~ -=
.... ....
Vi <:l
en
.... ....
;; 0
.~ ~
o
0.0.
0._
'" =
~ '0
- '-'
-. 0
.~ -:S
E-:
.... .-
a.~
01)"
.... ~
~ ,-
~ ~
'5 ~
oD"
'- 0
OoD
~B
g ~
:n~
.~ ~
--~ ~
-<
Eo
13 2..
~.5
N
~
__~ 0
~
'o.~
o ~
-"
u ....
o u
.... -
Q~
0":::
.~ 6
'5
U<
~~
:.uCl.
.....
o
o
~
U ....;
l;:: ';:1
'':= E
Q) cu
u 0.
o
g
;0
o
00
>.
<:l
~
u = .....
~ cu 0
= ~ C
;;:; ;>0 ._
....-Vu
o oD Il)
8 >...:::
ca -
c;~a
..c c: 0
tI.I 0 c.:=
~~-;:;
.~ 9 5
-.........
S:~S:
ca 0 <:l
0-;:; 0
-= eJ).~
tI.I".5 ~
_ ~ 0
';:1 .... ....
e:ca_
~ =~
o.cu'"
G' 15 .~
;:; ~ 1=
0.0
=....."
~ 0 <:l
o-;:;a
.... >
o 0 >.
IU 8 l::
-; ~ 3
,~ IlJ 0
........:::u
.~ ::: ~ d
u <E = .9
-5 ~ ~ .~
'-' ;:; E-o E
00" 0
S.....;:;u
r:: 0 U
g >.gs
~'u~j~
.- E-<
,Bsaco
0;:::2 eo
C5..=cC::
.- -- Q) ~
P:: .~ :E c5
....
o
'"
:::
<:l
...J
r"l
~
r--.
~
~
u
..g
::
..s:
0...
~
';-0
.g
~
o
'-
'i;
.~
~
~
c
&
Cl:::
I
~
::;
~
U
<::l
Q:;
.c-
d
s;:
<:
~
-:;
a
Q::
~
k:
..,..,
c
c
~
""'
~
~
E
~
i:l
~
:::
.;::
.g
:::
<:l
~
d
e--
u
e;
o
~
~
~
u
<
...:l
~
;;..
e--
-
u
~
=
e--
~
o
~
~
~
o
o
~
~
o
z
~
o
e--
-
z
o
~
z
o
....
e--
<
o
-
e--
....
~
.s
"-<
~ _ 0
:c ~ ~
-(i; e t> ~
g ~.~ ~
~ ~ o.~
Q,,)~~'::
~ ~ .?: ~
'5
u<
~n~
CI.l~
.u
o
;:::
eJl
'm
o
"'0
=
.S:
-e:: ~
-"3
='t:l
~ ~
5.=
~ c.J
'Q.CI'.l
5
....
>.
u
;:::
"-< ro
o g-
<I) U
U U
;::: 0
ro,-
~ 0
.~ 11.)
~
.8 U
t::::
'€
<I)
U
....
.9
....
~.
,m a
<I) 'a
eJlu
~ ~
0:.0
,,-<.c
o u
ro
CO
.- ;:::
u .-
~
t.o
=
'"
l:':
~
~
<I) m
-5 ~
0.9
: 0
~t
Ev
:::"'0
CI) os:
"'0 0
::: ....
ro 0.
~... .8
'j;l >. .
t:: ro"'O
8..~ g
>.;:::~
uo;>-
~ ~ ~
g.j g
~oU
o .9-<><!
'c~~
B ~ 0
B=a~
t::::.c"'O
.€ m ~
~ 1: g
"-< .~ ro
0_ ....l
<l)o.c
g go 0
ro 0 E
=.c 0
~-1E
.- cf t::
.8;>0
~ ~~
J: go~
-
.~
-e::
~
~
'<t"
~
<I) <I)
~ OJ
"-<ro
o 'en
.... 0
.8"'0
u ....
o 0
.:: .:::
o .~
o.c
.:: ~
'5 0
u<
~~
CI.l~
'g
o
0.
>.
u
;:::
"-< ro
o g-
<I) U
U U
;::: 0
ro,-
~ 0
.~ 4.>
~
.8 U
....t::::
o '€
ot: 0,)
~ U
-
's
....
o
0.
~
m
o
U
-
<:::
>.
ro
0..
:2
m
t:
ro
.S:!
0..
0..
ro
o
-5
;:::
.g
U
o
m
....
o
.5
<I)
;:::
ro
....l
C
~
o
::E
"'0
;:::
ro
>.
ro
~
t::
o
m
~
ro
....l
m'
.';:: ;>,
E ro
8..~
>.;:::
U 0
;; ~
o.ro
S....l
u"'O
o :::
'- ro
o 0
B ;;
ro....l
~~
.- ....
t: 0
o E
U <I)
'c::E
<I) -
U ro
;:::-
ro ro
~ 5b
.~ .~
<I) U
.ct.;::
- '-
.8g
.9 ~
c:~
V)
~
o
-:5 3
..... c::
o eJl
~ "Vi
o 0
t)"O
o ....
.:: 0)
o~
0';::
.~ ::
::: 0
U<
~a::l
CI.l~
c::'
.9
';; ,
a g
c..-
et>
o..g
.~ ~
m 0
>.U
c:: ...
<<:l 0
o eJl
- ;:::
~:.o
'C e
~ eJl
.c
.~
",:0
E 5
~ ~
c;;
~.8
~ .~
.;: (I]
~-5
rJJ
"0
:::
l:':
:Jl
c::
';;:
'" ...
@ ~
;:l
o
-s g
..... :::
o eJl
Io-l .~
o <I)
t)"'O
~ ~
,- .:::
o m
~:.a
'5 ~
U<
~a:l
CI.l~
d
.9
t)
g
m
;:::
o
U
eJl
;:::
.C
:::
o
"'0 >.-
;::: = ;:::
<<::<~
'en
<I)
....
m
.~
=
"
g-
o
U
;:::
.g ui
U =
g.g .s
m <<::
=-.....
o ~ 0
u~eJl
.8 :::
.....""0 --
.S c:: C;;
-... t'3 .B
c.m
"'0<1)"'0
o -g ;:::
~ U ~
U ;:::
.9 ~.9
~.9~
"0 ...
~ c: ~
0;<<::.0
<I) 0
BE__~
Om (I] ~
~
~
-
-= ....
.~ ~
=
:::
-5 d
~ .g
U
'~ g
o 1:3
';; 0
.S U
~B
o ....
o .9
U ...
0..
~ a
-;; .9
c:U
<<:: g
.S:! =
0..0
c.U
-< ~
,g .~
~ ~
~
'" <I)
@~]
=0;:;:
"'O~~
3d]
o t::
......- OJ
e.o"O .0
<I) <I)
"'0 ;>
;::: 0
= E
eJlO
-.a ~
'" 0
.~ "0
<l? 0
o :::
... 0
c."O
>.t::
;::: ro
<~
-;
N
:)
:J
75A-297
o
-S ~
'ceo
~ "Cii
o 0
t)"'O
o ...
.:: ~
0:::::
o .~
.~ -:
::: 0
u<
~o:l
CI.l~
:::"
.S
<; .
... =
ro 0
0..-
o -
... U
0.2
o ...
... '"
.- :::
'" 0
>.u
::: ...
ro 0
o eJl
... ;:::
.... .-
0"'0
._ ro
.... ...
~eJl
.5~
.:: 0>
ro
m m
E
ro >.
... eJl
eJl'"
o 0
... =
0.0
~~ u
.s -5 0
;> .0'
ro 0 ...
'" ... 0.
~~.s
...0....
g ...0 0
o ;:::
B u.g
e.~ e
000
e-"'o.
o 0. 0
g~-g
C"3 ro
.8 ~ ;:::
eJl
CI.l >.'m
u.,;:: 0
CI'.lu"'O
_ 0
0-=
.~ -5
- ..:
~ 0
-;;~
m 0.
o m
~ ":
5 0
-= ii
>.0
:;'So
... ;:::
::: 0
o
~ c....s
c;O""O
~ = 0
~ .9 e
0'<;0
8 ~ e-
0.0
_ 0 U
S3 .:=
0;"'00
1: ;; a
"" ... m
.S:! o.~
- 0- eo
0. '0 0
0.2-
<-2
01:3-5
~8B
""
6
.s ~
..... =
o eJl
..... oc;i
o 0
'0"'0
o ....
.:: OJ
r..:::
~:2
.:: .....
'5 0
u<
~c:l
CI.l~
ci'
.g
ro .
.... :::
&.9
~ U
0.2
.~ ~
m 0
>.U
= ...
d 0
.8 gf
~:.o
'c e
~ eJl
<I) '"
-=~
.s .;;:
ro
m '"
E >.
e eJl
eJl'"
o 0
.... =
0.0
'" -
e.o~t)
= .c 0
os: -.~
ro 0 ...
m ... 0.
>.~o
en~.:;
o 0....
= 0
o .8 =
B ....9
d U ...
o.~ E
e- 0 0
00.0.
u 0
;::: <1)"'0
.- U ;:::
B ~ ~
u~eJl
o >..U;
u8~
CI'.l 0
-=]-=
.~ - 0
'- .S
B 0
d "'0
.s a B
"'0._ C"3
.... - ...
o ro 0
o .... e-
u g, 0
o u
.S
c;
..c~
'" ;::: ~
1: ro ro
.~ a.~
c..'"5 g>
~go
o '" ;3
-=6]
r-u-
'9"
::J
<I)
-5 ~
..... ;:::
o eJl
~'r;;
o 0
'0"'0
Il.l ...
... 0
.- .:::
o m
v 0;:::::
,::; -;:
'5 0
u<
~a:l
CI.l~
ci'
.9
';; .
... ;:::
&.9
~ U
0.2
.~ ~
'" 0
>.U
t:: ....
ro 0
.8 gf
.... .-
.9 -g
... ...
~ eJl
ro eJl
eJl.S
.S ;:;
"'0"'0
Bu
ga:l
.- CI'.l
~.c
t:: .~
o ~
E ;:::
~ .9
o ...
... ro
0.=
E:.o
.- ...
g8
-a . d
v B.9
] "Vi
...'0
C ~ g
~'O'a
~ ~ U
~ 0 ~
::: ~ 0-
"-< - c:
000
dJ:S~
] ~ :-'~-
U1~
... u
;.s ~~
ot:: :9
.-= .D :::
>..8 ~
&<1)0
-2;Jl
c;u......
... ...= m
~:c
~ - e
U - 0.
~-go
0.00
o.u;>
<=~
<I) .-
~E.s
V)
:)
;;., ro
~.';::
- E
=-:0.0
......, ~ :::
j .~ c.:l m
~ <<::
o .c
... m
.~
~
'"
;:l
o 0
oS 0
..... Sh
o 'U;
... 0
0"'0
U ...
o 0
....:::
o .~
o.c
'g t)
U<
~~
CI.l~
co
~
""
<;
.....
o
o
U
=
oil
:::
'"
.~
~
<I) .'5
-S e
o
.8 0.
eJl
=
... .-
,9 -g
... ...
~ eJl
;:::
.9
.~
'5
o
=
"'0
=
d
m
'0
B-
.S
<I)
~
U Il.l
t:: .~.. -5
'u (/) ~
g, '0 0
m <I) >.
B'~@
'U; 0...0
5
-5 (/)
-;
;::: U
0]
m U
t: 0
oc; 0
t: 0
m eJl
g 0
u-S
;::
0:
.~
.g
~
<..l
.g
t:
""
u - Il.l
.-'- """"
o..~~
0. ;:::
O;l ~ 0
o t:::: 0
-='~ ::
, Il.l ;:::
l'J.l --0 .9
'S~ '<;
~ ="0
0.C"3;:::
eJl~~
~ ~ 0
S-t;~
eJl "0 ...
,-<<:lSh
o ~'cn
~-5~
;:::t:"O
ro 0 ;:::
~o.ro
.~ ~ en"
0_"0
-= e g
'~:n .
..8-c:::.....
u._ U
~ ~ :sa .~
.- 0'3 0
Q:: ~.c ~
.g
:::
02
~
1::
<:l
~
Cl::
U
E-
Cl::
~
<..l
:::
0:
c.
o
S::.,.
:<:c:
t.:.l~
c3
Cl::
S
~
"'0
;:::
.9
<I)
m
....
o
;>
"'0
ro
t:
ro
U
!.C
.;:
.~
m
o
;:::
o
...
C"3
o
...
<I)
~
-
o
~
~
c:
"-
..g
~
<.
.~
"-
-
;,;
<.
~
c:
-
"-
'--
Eo<
U
~
...,
o
~
~
~
u
-<
..J
~
><
Eo<
....
U
~
....
.....
Eo<
~
o
~
~
c;I
o
~
~
c;I
z
2
o
Eo<
....
Z
o
:;
z
o
....
Eo<
-<
c;I
....
Eo<
....
:;
ClJ <l)
;:: ~
~ __ 0 o~
- .... ClJ
.c ~ 0 "'0
.~ t: ~ i
c. eo:: ~ "_'Vi__
~ fr ~
~ Q"~ ....
~ 0
u<
~~
t.I.l~
C\
~
~
-
4-<
o
<l)
_ u
.~ ~
B ~ ~
c - o~
~'O
E ~ a.>
Qj CJ -=
-CI:l
~
....
~
"6
....
<l)
E c.
eJ)
c::
.9 :.a
.... e
~ eJ)
-
~
1-
:l
'"
eo::
~
:;
c
.~
-;
-2
:;
u CIl-
~ .~ o~
U CIl _
i5..';:: ClJ
~~~
o~ ~-=~
CIl ~
C':l U <l)
-0 ::!
'6 ~-5
..D VJ ~
:l C
tI) or; .9
~ ;::a
~ g.~
ViuC;
"E 0 u__ -g
C':l c::;
.~ 5; E
~OQ) a
c.. CIl 0
~ ~ U
eJ -.::: ~
-5 ~ f"""
~ Ob-:
rJ)"'.,: tI) ~
:=:=.gu
E <l) to::
.... :9 -0 "-
i5..-o c f"
= C':l.:::'
=:.0 ctt U] .:
= CIl"g ~
:a~..9-:::
e ~ en
eJ)~ gf ~
'o"g:9-o
""'" 0= >
~~..o~
=.... . o:s
~ ~ .~ E
~c.rJ)VJ
.- eJ _ .....
.... u U
__~ c:; o~ ~
o~ e E
B.E c.o~
~ ~ ~ 'E
.9 '0 :: o~
~ ~ (3 ~
o
o
S:or,
~c
r.:,JC
, ~
Clt>
=::: <:l
Q... :::!
~~
~
~
..:::
0...
.~
o~
~
.~
~
o~
~
c
&
=:::
~
=:::
~
~
<:::::
c:
N
o
75A-298
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT,
FINDINGS AND APPROVALS FOR THECITY PLACE PROJECT
1.0 CERTIFICATION OF THE FINAL ENVIRONMENT AL IMPACT REPORT
Pursuant to California Code of Regulations (CCR), Title 14, Section 15090, the City of Santa
Ana hereby certifies the Final Environmental Impact Report ER-2004-01, State Clearinghouse
No. 20040418 for the City Place project. The Final EIR was completed in compliance with the
California Environmental Quality Act (CEQA), Public Resources Code Section 21000, et seq
and the State CEQA Guidelines, CCR, Title 14, Section 15000, et seq. The City certifies that it
has been presented with the Final EIR and that it has reviewed and considered the information in
the Final EIR prior to approving the City Place project, as set forth herein. The City further
certifies that the Final EIR reflects the independent judgment and analysis of the City of Santa
Ana. The Final EIR consists of the Draft EIR, the Responses to Comments Report and the
project Mitigation Monitoring Program (MMP).
2.0 FINDINGS
Having received, reviewed and considered the information in the record before it, including the
Final EIR, which is hereby incorporated by reference, the following Findings are hereby adopted
by the City as required by CEQA (specifically, CCR, Title 14, Sections 15091 through 15093) in
conjunction with the approval ofthe project, which is set forth below.
The City is the Lead Agency for the environmental documentation for the project evaluated in
the Final EIR. Based on the substantial evidence in the record before it, the City finds that the
Draft and Final EIRs were prepared in compliance with CEQA and the CEQA Guidelines. The
City finds that the Draft EIR was prepared by consultants retained by City staff, subject to
independent review and judgment of the City. The City finds that it has independently reviewed
and analyzed the Draft EIR and the Final EIR for the City Place project, that the Draft EIR which
was circulated for public review reflected its independent judgment and that the Final EIR
reflects the independent judgment of the City.
The City has based its actions on full appraisal of all viewpoints, including all comments
received up to the date of the adoption of these Findings, concerning the potential environmental
impacts identified and analyzed in the Final EIR.
In addition, the City has reviewed and considered the MMP, which is contained in the Final EIR
and which describes the process to ensure implementation of the mitigation measures that have
been incorporated in the approved project to reduce or avoid significant adverse impacts of the
project on the environment. This MMP will ensure CEQA compliance during project
implementation.
3.0 ENVIRONMENTAL REVIEW PROCESS
3.1 PROJECT BACKGROUND AND OBJECTIVES
C:\Documents and Settings\BKaufmanlLocal Settings I Temporary Internet FileslOLKBlCity Place findings. doc
September 29, 2004
Page
E X i15A~299
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
The City Place project site is in the northeast part of the City of Santa Ana and is generally
bounded by Main Street to the west, Lawson Way to the east, Memory Lane to the south and
Town and Country Street to the north. The City of Orange borders the project site to the north.
Local access to the project site would be provided from Main Street and Memory Lane.
Regional access to the project site would be provided by Interstate 5 (1-5) to the south and State
Route 22 (SR 22) to the north.
TransAction Companies, Ltd. is proposing the City Place project on the 17.7-acre project site.
The project proposes a mixed use development with a total of 57,700 square feet of commercial
uses, consisting of 21 ,900 square feet of restaurant uses, 33,800 square feet of retail uses, 2,000
square feet of restaurant/retail, 74 live/work residential units and 168 town homes. An internal
loop road, Crescent Road, through the project site would separate the commercial and residential
components of the project.
The objectives for the City Place project are to:
. Develop the site as a commercial and residential center that provides entertainment,
shopping, dining and living opportunities for the residents of Santa Ana and surrounding
areas, and that maximizes the advantages of the sites location on Main Street in terms of
its visibility and proximity to SR 22.
. Develop the vacant project site with land uses to help meet the retail and residential needs
within the northeastern area of the City of Santa Ana.
. Expand live/work residential opportunities in the City of Santa Ana.
. Provide commercial space suitable to attract retail tenants consistent with existing retail
uses in the immediately surrounding areas.
. Provide a project that is consistent with the commercial and residential uses in the
surrounding area and to contribute to the continued revitalization of the northeastern area of
the City of Santa Ana.
The City of Santa Ana is the Lead Agency for the EIR, as defined by Section 21067 of CEQA. The
City of Santa Ana has determined that the EIR is required for the City Place project pursuant to
Section 15063 of the CEQA Guidelines to assess the potential impacts resulting from approval of
the project and other discretionary actions necessary for its implementation. This EIR is intended to
serve as a project EIR for the City Place site plan approval and other related implementation actions.
To implement the project, the City and/or other public agencies may consider various actions,
permits and approvals. Other agencies may also consider the EIR in the review of project permits
or other actions. The potential actions, permits and approvals for the proposed project are
anticipated to include the following:
C:\Documents and SettingslBKaufmanlLocal Settings I Temporary Internet Files\OLKBlCity Place findings. doc
September 29,2004
Page.
75A-300
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
. Amendment to Specific Development Plan SD-58 to modify the adopted SD-58 to reflect the
proposed commercial and residential uses and establish site development standards and
parking requirements for the project.
. Conditional Use Permit for the proposed live/work units.
. Tentative Tract Map for condominium purposes.
. Approval of a Development Agreement
3.2 DRAFT ENVIRONMENTAL IMPACT REPORT
3.2.1 Initial Study and Notice of Preparation
The City of Santa Ana distributed a Notice of Preparation (NOP) of an EIR and an Initial Study
(IS) for the City Place project on July 5, 2004, for a 30-day review period. The NOP/IS was
distributed to the State Clearinghouse Office of Planning and Research, public agencies, utility
and service providers, homeowners' associations and other interested parties in the project area.
The NOP/IS is provided in Appendix A of the EIR. The distribution list for the NOP/IS is
provided in Appendix B of the EIR.
The City of Santa Ana received nine written responses to the NOP. Copies of these comment
letters are provided in Appendix C of the EIR.
3.2.2 Scoping Meeting
The City of Santa Ana conducted a public scoping meeting for the City Place project on July 28,
2004. The meeting was held from 5:30 PM to 7:00 PM, at the City of Santa Ana City Council
Chambers, in the Santa Ana Civic Center. The notice of the scoping meeting was included in the
Project NOP. A copy of the NOP scoping notice is provided in Appendix B in the EIR.
Approximately eight individuals attended the scoping meeting. Five of the attendees submitted
comment cards indicating the desire to be kept informed of future actions/activities concerning
the City Place project. These cards are included in Appendix C in the EIR.
Based on the findings of the IS and public input provided in response to the NOP, the Draft EIR
evaluated the following environmental issues: aesthetics; air quality; cultural resources;
hazardous materials; hydrology and water quality; noise; public services; transportation and
circulation; land use; and utilities and service systems.
3.2.3 Draft EIR
Circulation of the Draft EIR
The City of Santa Ana circulated the Draft EIR for the City Place Project for public review
between October 15, 2004 and November 29,2004. The Responses to Comments Report (RTC)
documents the public review and comment period for the Draft EIR. The Notice of Completion
C:\Documents and SettingslBKaufmanILocal Settings I Temporary Internet Files IOLKB I City Placejindings.doc
September 29, 2004
Page.
75A-301
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
and the Notice of Availability (NOA) for the Draft EIR are provided in Appendix A of the RTC
Report. The NOA was published in the Orange County Register on October 15, 2004, posted on
the project site and filed with the Orange County Clerk. The distribution list for the Draft EIR is
provided in Appendix B in the RTC Report.
The written comments received on the Draft EIR included comment letters and written
comments provided to the Planning Commission during the public hearing. Written comments
on the Draft EIR for the City Place project were received from the following:
State. Regional and Local Agencies
California Department of Transportation
Governor's Office of Planning and Research
Southern California Association of Government
Orange County Transportation Authority
City of Irvine
City of Orange
Businesses. Groups and Organizations
Park Santiago Neighborhood Association Draft EIR Committee
Members of the General Public
Jeff Dickman
Philip Schwab
Planning Commission Public Hearing
A public hearing was held on the Draft EIR for the City Place project as part of the regularly
scheduled October 25, 2004 City of Santa Ana Planning Commission meeting. This meeting
was held in the City of Santa Ana Council Chambers (22 Civic Center Plaza, Santa Ana). The
purpose of the meeting was to receive public comments on the Draft EIR. Appendix D in the
RTC Report provides a list of all the persons who spoke at the Planning Commission public
hearing. The transcript from the public hearing is also provided in the R TC Report.
Second Planning Commission Public Hearing
A second public hearing with the Santa Ana Planning Commission was held on the Draft EIR for
the City Place project on December 13, 2004. This meeting was held in the City of Santa Ana
Council Chambers (22 Civic Center Plaza, Santa Ana). The purpose of the meeting was to
review response to comments on the Draft EIR and to receive additional public comments on the
Draft EIR At the conclusion of the meeting, the Santa Ana Planning Commission recommended
the City Council certify the Draft EIR for the City place project. Appendix E in the RTC Report
provides a list of all the persons who spoke at the Planning Commission public hearing. The
transcript from the public hearing is also provided in the RTC Report.
C:\Documents and Settings\BKaufman\Local Settings \ Temporary Internet Files\OLKBlCity Place findings. doc
September 29,2004
Page.
75A-302
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Written Responses to Written Comments and Input from the Planning Commission Public
Hearing
The City evaluated the comments on environmental issues received from persons who reviewed
the EIR. In accordance with CEQA, the City prepared written responses describing the
disposition of significant environmental issues raised in these comments. As required by CEQA,
the City has provided to each of the public agencies that commented on the Draft EIR responses
to the comments received from that agency at least ten days prior to the certification of the Final
EIR. The Final EIR provided adequate, good faith and reasoned responses to the comments.
Pursuant to Section 15088.5 of the CEQA Guidelines, a lead agency is required to recirculate an
EIR when significant new information is added to the EIR after the Notice of Availability is given,
but before certification. The term "information" specifically includes:
(i) Changes to the project,
(ii) Changes in the environmental setting or
(iii)Additional new data or other information.
Section 15088.5 of the CEQA Guidelines further provides that".. .new information added to an
EIR is not "significant" unless the EIR is changed in a way that deprives the public of a
meaningful opportunity to comment upon a substantial adverse environmental effect of the
project or a feasible way to mitigate or avoid such an effect (including a feasible project
alternative) that the project's proponents have declined to implement."
The City has reviewed the comments received on the Draft EIR and the responses to those
comments as well as other text changes and references that have been incorporated into the Final
EIR. Since the release of the Draft EIR for public review, there have been no changes to the
project; no changes in the environmental setting; and no additional data or information were
added to the EIR which would deprive the public of a meaningful opportunity to comment on the
project. Therefore, having reviewed the information contained in the Draft and Final EIRs and
in the administrative record, as well as the requirements under Section 15088.5 of the CEQA
Guidelines regarding recirculation of draft EIRs, the City hereby finds that there is no new
significant information and no need to recirculate the EIR. Therefore, the Final EIR has been
prepared and considered by the City.
3.2 FINAL ENVIRONMENTAL IMPACT REPORT
The City has prepared a Final EIR for the City Place project. In accordance with the
requirements of CEQA and the CEQA Guidelines, the Final EIR consists of:
(a) The Draft EIR;
(b) Comments and recommendations received on the Draft EIR, provided in the RTC Report;
C:\Documents and SettingslBKaufmanlLocal Settings I Temporary Internet FileslOLKBICity Placejindings.doc
September 29, 2004
Page.
75A-303
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
(c) A list of persons, organizations and public agencies commenting on the Draft EIR, provided
in the R TC Report;
(d) The City's responses to the comments received on the Draft EIR, provided in the RTC
Report;
(e) The Final MMP and
(f) Other information added by the City, including all documents incorporated by reference.
4.0 PROJECT IMPACTS AND DISPOSITION OF RELATED MITGATION
MEASURES IDENTIFIED IN THE FINAL EIR
The analysis in the Final EIR identifies all the significant adverse environmental impacts of the
City Place project. All the mitigation measures identified in the Final EIR are included in the
project approval and are made conditions of the City Place project. The following Findings are
made with respect to each significant adverse environmental impact of the City Place project. In
addition, the following Findings provide a description of the potential adverse impacts of the
project and the mitigation measures in support of the Findings.
Potentially significant adverse impacts of a project can be divided into two categories:
. Potentially significant adverse impacts, which can be mitigated to below a level of
significance, based on implementation of identified project enhancement measures, project
mitigation measures and/or City of Santa Ana standard conditions of approval.
· Potentially significant adverse impacts which can be partially mitigated, but not to below a
level of significance. As described later in these Findings, the City Place project will result
in some significant adverse impacts, which cannot be mitigated to below a level of
significance.
For each potentially significant adverse impact of the City Place project, one of the following
findings must be made, including the provision of facts supporting each finding:
.
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
.
Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such
other agency or can and should be adopted by such other agency.
.
Specific economic, legal, social, technological or other considerations, make infeasible the
mitigation measures or project alternatives identified in the Final EIR.
C:\Documents and Settings IBKaufman \Local Settings I Temporary Internet Files\OLKB\City Place findings. doc
September 29,2004
Page.
75A-304
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
4.1 POTENTIALLY SIGNIFICANT ADVERSE IMPACTS OF THE CITY PLACE
PROJECT WHICH CANNOT BE MITIGATED TO BELOW A LEVEL OF
SIGNIFICANCE
Potentially significant adverse impacts of the City Place project, which cannot be mitigated to
below a level of significance are described in this Section. The City of Santa Ana City Council
finds that these potentially significant adverse impacts of the City Place project would not be
mitigated to below a level of significance, after implementation of the project mitigation
measures. A Statement of Overriding Considerations (SOC) has been prepared to address these
unavoidable significant adverse impacts of the City Place project, as described later in Section
7.0 (Statement of Overriding Considerations).
4.1.1 Impacts Related to Short Term Air Quality Impacts
Potentially Significant Adverse Impact Related to Short-Term Construction NOx Emissions
As described in Section 4.3 in the EIR, the City Place project will result in significant adverse
short-term nitrogen oxides (NOx) emissions as a result of the use of construction equipment
vehicle exhaust.
Finding Related to Construction NOx Emissions
Specific economic, legal, social, technological or other considerations, make infeasible the
mitigation measures or project alternatives identified in the Final EIR.
Facts in Support of the Finding Related to Construction NOx Emissions
There are no feasible mitigation measures to substantially reduce NOx emISSIOns during
construction. Therefore, the significant adverse impact during construction of the City Place
project related to NOx emissions cannot be reduced to below a level of significance. Compliance
with the following project enhancement measures will lessen air quality impacts during
construction.
AQ-1 All trucks hauling dirt, sand, soil or other loose materials off site shall be covered or wetted
or shall maintain at least two feet of freeboard (i.e., minimum vertical distance between the
top ofthe load and the top of the trailer).
AQ-2 Streets shall be swept hourly if visible soil material has been carried onto adjacent public
paved roads (reclaimed water shall be used if available.)
AQ-3 All active sites shall be watered at least twice daily.
AQ-4 All grading activities shall be scheduled to avoid first stage smog alerts. All grading
activities that result in dust generation shall cease during second stage smog alerts and
periods of high winds (i.e., greater than 25 mph) if dust is being transported to off-site
locations and cannot be controlled by watering.
C:\Documents and Settings IBKaufman \Local Settings \ Temporary Internet Files \ OLKBI City Place findings. doc
September 29, 2004
Page
75A-305
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
AQ-6 The project applicant will be required to name a construction relations officer to act as a
community liaison concerning on site construction activity, including resolution of issues
related to dust generation from grading/paving activities.
AQ-8 After January 1,2005, no person shall conduct an active operation with a disturbed surface
area of five or more acres, or with a daily import or export of 100 cubic yards of bulk
material without utilizing at least one of the measures listed below.
. Install a pad consisting of washed gravel (minimum-size: one inch) maintained in a clean
condition to a depth of at least six inches and extending at least 30- feet wide and at least 50-
feet long.
. Pave the surface extending at least 100- feet and at least 20- feet wide.
. Utilize a wheel shaker/wheel spreading device consisting of raised dividers (rails, pipe, or
grates) at least 24- feet long and 10- feet wide to remove bulk material from tires and vehicle
undercarriages before vehicles exit the site.
. Install and utilize a wheel washing system to remove bulk material from tires and vehicle
undercarriages before vehicles exit the site.
. Any other control measures approved by the Executive Officer and the U.S. EP A as
equivalent to the actions specifies in subparagraphs (d)95)(A) through (d)(5)(D).
Level of Significance of Impacts Related to Construction NOx Emissions
The short term adverse impacts of the City Place project related to NOx emISSIons during
construction cannot be mitigated to below a level of significance.
4.1.2 Impacts Related to Long Term Air Quality Impacts
Potentially Significant Adverse Impact Related to Long Term Operational NOx. CO and ROG
Emissions
As described in Section 4.3 in the EIR, the operation of the City Place project will result in
adverse air quality impacts related to regional NOx, carbon monoxide (CO) and reactive organic
gases (ROG) emissions.
Finding Related to Long Term Regional NOx. CO and ROG Emissions
Specific economic, legal, social, technological or other considerations, make infeasible the
mitigation measures or project alternatives identified in the Final EIR.
Facts in Support ofthe Finding Related to Long Term Regional NOx. CO and ROG Emissions
C:IDocuments and SettingslBKaufmanlLocal Settings I Temporary Internet Files\OLKBICity Place findings. doc
September 29, 2004
Page.
75A-306
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
There are no feasible mitigation measures to substantially reduce NOx, CO and ROG emissions
during operation of the proposed project. Therefore, the significant adverse impacts during
operation of the City Place project related to regional NOx, CO and ROG emissions cannot be
reduced to below a level of significance. Compliance with the following project enhancement
measure will lessen air quality impacts
AQ-7 The project shall comply with SCAQMD Rule 402 - Nuisances in the Siting of Trash Bins
and Exhausts of Restaurant Cooking Fumes.
Level of Significance of Impacts Related to Long Term Regional NO", CO and ROG Emissions
The adverse operational impacts of the City Place project related to long term operational NOx,
CO and ROG emissions cannot be mitigated to below a level of significance.
4.1.3 Cumulative Impacts Related to Air Quality
Potentially Significant Cumulative Adverse Impact Related to Air Qualitv
As discussed above, the construction related NOx emissions of the proposed project and the
operations related NOx, ROG and CO emissions of the proposed project would exceed the
applicable South Coast Air Quality Management District (SCAQMD) thresholds for these
criteria pollutants. The impacts from the proposed project plus related cumulative projects
would additionally contribute to cumulatively significant adverse emissions in the South Coast
Air Basin (Basin), which is already a nonattainment area. This impact is significant and adverse
and cannot be mitigated to below a level of significance. Regional programs to reach air quality
goals and standards will be adhered to by the cumulative projects, reducing the impact.
However, the incremental increase is considered significant and adverse when added to the
existing nonattainment levels of the Basin.
Finding Related to Cumulative Air Qualitv
Specific economic, legal, social, technological or other consideration, make infeasible the
mitigation measures or project alternatives identified in the Final EIR.
Facts in Support of the Finding Related to Cumulative Air Quality
There are no feasible mitigation measures to substantially reduce NOx emISSIOns during
construction and regional NOx, CO and ROG emissions during operation of the proposed project.
Therefore, the significant adverse air quality impacts during construction and operation of the
City Place project cannot be reduced to below a level of significance. Therefore, the City Place
project will contribute cumulatively to adverse air quality impacts in the Basin.
Level of Significance of Impacts Related to Cumulative Air Quality
C:\Documents and SettingslBKaufmanlLocal Settings I Temporary Internet Files \OLKB I City Placejindings.doc
September 29, 2004
Page
75A-307
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
The contribution of the City Place project to cumulatively adverse impacts related to NOx
emissions during construction and NOx, CO and ROG emissions during operation cannot be
mitigated to below a level of significance.
4.1.4 Impacts Related to Transportation
Potentially Significant Adverse Impacts To The Intersection of Main Street and 1 ih Street
As described in Section 4.9 in the EIR, the long-term operation of the City Place project will
result in significant adverse traffic impacts at the intersection of Main Street and 1 ih Street.
Finding Related to Impacts To The Intersection of Main Street and 1 ih Street
Specific economic, legal, social, technological or other consideration, make infeasible the
mitigation measures or project alternatives identified in the Final EIR.
Facts in Support of the Finding Related to Impacts To The Intersection of Main Street and 1 ih
Street
As described in Section 4.9 of the EIR, there are no feasible mitigation measures to reduce
project traffic impacts at the intersection of Main Street and 1 ih Street to a level that is less than
significant.
Level of Significance ofImpacts Related to Impacts To The Intersection Of Main Street and 17th
Street
The project traffic impacts at the intersection of Main Street and 17th Street cannot be mitigated
to below a level of significance.
4.2 POTENTIALLY SIGNIFICANT ADVERSE IMP ACTS OF THE CITY PLACE
PROJECT, WHICH CAN BE MITIGATED TO BELOW A LEVEL OF
SIGNIFICANCE
Potentially significant adverse impacts of the City Place project, which can be mitigated to below
a level of significance are described in this Section. The City of Santa Ana City Council finds
that these potentially significant adverse impacts of the project would be mitigated to below a
level of significance, after implementation of the identified project mitigation measures.
4.2.1 Impacts Related to Air Quality
Potentially Significant Adverse Impacts Related to Short Term Air Quality Impacts
During construction of the City Place project, ROG emissions from the application of
architectural coatings would exceed the SCAQMD daily construction emission thresholds for
ROG.
C:\Documents and Settings \BKaujinan ILocal Settings \ Temporary Internet FileslOLKBICity Place findings. doc
September 29,2004
Page
75A-308
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Findings Related to Short Term Air Quality Impacts
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Short Term Air Quality Impacts
Implementation of mitigation measure AQ-5, provided below, will substantially lessen the
adverse impacts of the City Place project related to ROG emissions during construction, and will
reduce this potentially significant adverse impact to below a level of significance.
AQ-5 The developer shall use zero Volatile Organic Compounds (VOC) content architectural
coatings during the construction of the project to the maximum extent feasible. This
measure will reduce VOC (ROG) emissions by 95 percent over convention architectural
coatings. The following web sites provide lists of manufacturers of zero VOC content
coatings:
http://www.aqmd.govlbusinesslbrochures/zerovoc.html
http://www . delta- institute.org/publications/paints.pdf
http://www.c1eanaircounts.org/factsheets/FS%20PDF /Low%20V OC%20Paint. pdf
Level of Significance of Impacts Related to Short Term Air Quality Impacts
The adverse impacts of the City Place project related to ROG emissions during construction will
be mitigated to below a level of significance based on the implementation of mitigation measure
AQ-5.
4.2.2 Impacts Related to Impacts To Cultural Resources
Potentially Significant Adverse Impacts Related to Cultural Resources
As discussed in Section 4.4 in the EIR, there is potential that construction of the City Place
project could have a significant adverse impact on unknown cultural resources which might exist on
the project site.
Findings Related to impacts to Cultural Resources
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Impacts to Cultural Resources
Implementation of mitigation measures C-l and C-2, provided below, will substantially lessen
the adverse impacts of the City Place project related to cultural resources during construction,
and will reduce this potentially significant adverse impact to below a level of significance.
C:\Documents and SettingslBKaufmanlLocal Settings I Temporary Internet Files\OLKBlCity Place findings. doc
September 29, 2004
Page
75A-309
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
C-I If buried cultural material is encountered during project construction, the construction
contractor shall immediately stop work within immediate vicinity of the finding and the
City's Environmental Coordinator shall be contacted for appropriate action.
C-2 If human remains are encountered during construction activities, work shall cease and the
Orange County Coroner's Office and the Native American Heritage Commission shall be
notified. A course of action will be agreed upon regarding the treatment of said remains
with the Orange County Coroner's Office or in compliance with the Native American
Graves Protection and Repatriation Act (NAGPRA) and the Native American Heritage
Commission if the remains are determined to of Native American origin. This process can
involve, but is not limited to re-interment of said remains on- or ff site, donation to museums
or schools for the promotion of archaeological body of record or other arrangements as
agreed upon by the consultation process with the Native American descendents or their
representative.
Level of Significance of Impacts Related to Cultural Resources
The adverse impacts of the City Place project related to cultural resources during construction
will be mitigated to below a level of significance based on the implementation of mitigation
measures C-I, and C-2, provided above.
4.2.3 Impacts Related to Hydrology and Water Quality
Potentially Significant Adverse Impacts Related to Water Quality Impacts
As discussed in Section 4.6 in the EIR, the construction and operation of the City Place project
may result in the potential for significant adverse impacts to water quality associated with
contaminants on the site being carried from the site in runoff.
Findings Related to Water Quality Impacts
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Water Quality Impacts
Implementation of mitigation measures W -3 during construction and W -4 during operation,
provided below, will substantially lessen the adverse impacts of the City Place project related to
water quality during construction, and will reduce this potentially significant adverse impact to
below a level of significance.
For Construction (Storm Water Pollution Prevention Plan (SWPPP)
W-3 Prior to the commencement of soil disturbing activities, the project proponent shall submit
for approval to the Regional Water Quality Control Board (RWQCB), a Notice ofIntent to
C:\Documents and SettingslBKaufman\Local Settings \ Temporary Internet Files\OLKBICity Place findings. doc
September 29, 2004
Page
75A-310
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
be covered under the Storm Water Permit. Additionally, the project proponent shall prepare
a SWPPP which will require implementation of Best Management Practices (BMPs). The
project proponent shall implement the SWPPP and will modify the SWPPP as directed by the
Storm Water Permit. These provisions shall be included in the plan notes. The SWPPP shall
include all of or a combination of specific BMPs as follows:
a) Sediment for areas disturbed by construction shall be retained on site using structural
controls such as sandbags, fencing or retention ponds.
b) Stockpiles of soil shall be properly contained to eliminate or reduce sediment transport
from the site to the streets, drainage facilities or adjacent properties via runoff, vehicle
tracking or wind.
c) Appropriate BMPs for construction-related materials, wastes, spills or residues shall be
implemented to minimize transport for the site to streets, drainage facilities or adjoining
properties.
d) Runoff from equipment and vehicle washing shall be contained at construction sites unless
treated to reduce or remove sediment and other pollutants.
e) All construction contractor and subcontractor personnel are to be made aware of the
required BMPs and good housekeeping measures for the project site and any associated
construction staging areas.
f) At the end of each day of construction activity, all construction debris and waste materials
shall be collected and properly disposed of in trash or recycle bins.
g) Any designated smoking area shall have an appropriate cigarette waste receptacle that is
fitted to not allow cigarette butts to enter storm water or drains during rain or high winds.
All contractor and subcontractor personnel will be directed to dispose of cigarette butts in
these receptacles.
For Post-Construction (Water Qualitv Management Plant (WQMP)
W -4 Prior to finalizing design plans, a WQMP shall be prepared addressing post construction
storm water runoff. This will consist primarily of structural BMPs addressing the urban
runoff from the site. As part of the final design plans for the parking lot, drainage for the
parking area shall be fitted with structural BMPs to reduce or eliminate urban runoff in the
form of catch basins with filters (most likely fossil) or other equivalent filtration device that
are regularly maintained and cleared so as to remain effective throughout the storm season.
Regular clearing of large debris after a storm to shall be incorporated into the ongoing
maintenance program for the City Place project site.
Level of Significance ofImpacts Related to Water Qualitv
C:\Documents and SettingslBKaufmanlLocal Settings I Temporary Internet Files IOLKB I City Place findings. doc
September 29,2004
Page
75A-311
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
The adverse impacts of the City Place project related to water quality will be mitigated to below
a level of significance based on implementation of measures W-3 and W-4.
Potentially Significant Adverse Impacts Related to Drainage
As discussed in Section 4.6, the development of the project site for the proposed project will
result in a substantial increase in the amount of impervious surfaces on the site which could
result in increase storm water runoff and potential drainage impacts.
Findings Related to Drainage Impacts
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Drainage Impacts
Implementation of mitigation measures W-l and W-2, provided below, will substantially lessen
the adverse impacts of the City Place project related to drainage, and will reduce this potentially
significant adverse impact to below a level of significance.
W -1 Prior to issuance of grading permits, the applicant shall submit a final drainage plan
identifying the exact size and location of drainage facilities.
W-2 The applicant shall construct facilities on the project site to transport storm water from the
site to the City's drainage facilities. All such facilities will be subject to the review and
approval of the City Engineer and shall be installed prior to the issuance of occupancy
permits.
Level of Significance of Impacts Related to Drainage Impacts
The adverse impacts of the City Place project related to drainage will be mitigated to below a
level of significance based on implementation of measures W-l, and W-2.
4.2.4 Impacts Related to Noise
Findings Related to Operational Interior Noise Impacts
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Operational Interior Noise Impacts
As discussed in Section 4.7 of the EIR, the interior of the residential structures fronting Main
Street, Memory Lane and Lawson Way may be exposed to noise from traffic in excess of interior
standards, 45 dBA CNEL. Therefore, mitigation measure N-5 below will ensure that interior
standards are met through appropriate design of these structures.
C:IDocuments and SettingslBKaufmanlLocal Settings I Temporary Internet Files \OLKB \ City Place findings. doc
September 29,2004
Page
75A-312
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
N-5 Noise insulation would be installed to ensure that California's title 24 interior noise
standard of 45 dBA CNEL is achieved for those residences abutting Main Street,
Memory Lane and Lawson Way. This noise insulation would include sound rated
doorways, windows, baffling and other measures to ensure compliance of the interior
noise standard. An acoustic engineer shall be retained during the design and installation
of the noise insulation to ensure the required level of noise attenuation meets interior
noise standards. An acoustical report shall be prepared and approved that identifies the
building materials needed to meet the Title 24 Interior Noise Standard.
Level of Significance of Impacts Related to Operational Interior Noise Impacts
The adverse impacts of the City Place project related to operational interior noise will be
mitigated to below a level of significance based on the implementation of mitigation measure N-
5.
4.2.5 Impacts Related to Traffic
Findings Related to Impacts at Intersection of Main Street and La Veta Avenue
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Impacts At the Intersection of Main Street and La
V eta Avenue
As discussed in Section 4.9 of the EIR, for the 2006 traffic conditions, the intersection of Main
Street and La Veta Avenue will operate at unacceptable LOS E both with and without the project
during the PM peak. The implementation of mitigation measure T -1 and T -2 below will improve
the level of service to acceptable LOS D in the PM peak for both opening year (2006) and 2025.
T -1 Prior to the issuance of certificate of occupancy permits, and subject to the approval of
the City of Orange, the applicant shall restripe the intersection of Main Street and La
V eta Avenue to provide an additional northbound through lane and convert the existing
westbound right-turn lane to an optional thru-right turn lane.
T-2 Prior to the issuance of building permits the applicant shall pay Transportation System
Impact Area fees to be deposited with the joint powers authority.
Level of Significance of Impacts Related to Impacts at the Intersection of Main Street and La
Veta Avenue
The adverse impacts of the City Place project related to impacts at the intersection of Main Street
and La Veta Avenue will be mitigated to below a level of significance based on implementation
of measures T-l and T-2.
C:\Documents and Settings IBKaufman ILocal Settings \ Temporary Internet FileslOLKBlCity Place findings. doc
September 29, 2004
Page
75A-313
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Findings Related to Im{>acts at Lawson Way Segment
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Lawson Way Segment
As discussed in Section 4.9 of the EIR, in 2025, the segment of Lawson Way between Memory
Lane and Town Country road will be significantly impacted by project related traffic. The
implementation of mitigation measure T -3 and T -4 below will improve the level of service to
acceptable LOS A for 2025 traffic conditions.
T -3 Prior to issuance of certificate of occupancy permits the applicant shall coordinate with
the City of Orange for the removal of on street parking along Lawson Way between
Memory Lane and Town and Country Road. This will require approval from the City of
Orange Traffic Commission
T -4 Prior to the issuance of certificate of occupancy permits, and subject to the City of
orange's approval, the applicant shall restripe Lawson Way to provide two lanes in
direction between Memory Lane and Town Country Road.
Level of Significance of Impacts Related to Impacts at the Lawson Way Segment
The adverse impacts of the City Place project related to impacts at the Lawson Way segment will
be mitigated to below a level of significance based on implementation of mitigation measures T-
3 and T-4.
Findings Related to Impacts at Intersection of Memory Lane and Lawson Way
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Impacts at Intersection of Memory Lane and Lawson
Way
As discussed in Section 4.9 of the EIR, the planning warrant analysis shows that traffic signal
installation is warranted at the intersection of Lawson Way and Memory Lane. The
implementation of mitigation measure T -5 below will ensure that intersection will operate at an
acceptable level of service.
T -5 Prior to the issuance of certificate of occupancy permits the applicant shall pay full costs
for a traffic signal at Memory Lane and Lawson Way.
Level of Significance of Impacts Related to Impacts at the Intersection of Memory Lane and
Lawson Way
C:\Documents and Settings IBKaufman ILocal Settings I Temporary Internet Files I OLKB I City Place findings. doc
September 29, 2004
Page
75A-314
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
The adverse impacts of the City Place project related to impacts at the intersection of Memory
Lane and Lawson Way will be mitigated to below a level of significance based on
implementation of mitigation measure T-5.
4.2.5 Impacts Related to Public Services
Findings Related to Impacts on ParksIRecreation Facilities
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Impacts on ParksIRecreation Facilities
As discussed in Section 4.8 of the EIR, implementation of the City Place project would increase
the demand for parks and recreation facilities and would further the open space/population ratio
imbalance in the City. The implementation of mitigation measures P-3 and P-4 would reduce
potential impacts to a level that is below significant.
P-3 Prior to the issuance of certificate of the first occupancy permit, the proposed project
shall comply with the City's public parkland dedication requirements through provision
of private open space, land dedication, fees or other vehicles acceptable to the City.
P-4 Prior to the issuance of the first certificate of occupancy permit, the applicant shall fully
pay to install a signalized pedestrian mid-block crossing on Memory Lane from the City
Place project to Santiago Park.
Level of Significance of Impacts Related to Parks and Recreation Facilities
The adverse impacts of the City Place project related to parks and recreation facilities will be
mitigated to below a level of significance based on implementation of measures P-3 and P-4.
4.2.6 Impacts Related to Geology
Findings Related to Seismic Shaking Impacts
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Seismic Shaking Impacts
As discussed in Section 3.7 of the EIR, the City Place project could be subject seismic shaking
impacts in the event an earthquake occurs within the vicinity of the project site. The
implementation of mitigation measure G-2 would reduce potential impacts to a level that is
below significant.
C:IDocuments and Settings IBKaufman ILocal Settings I Temporary Internet Files\OLKBlCity Place findings. doc
September 29,2004
Page
75A-315
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
G-2 Prior to the issuance of grading permits, the proposed project shall submit a site specific
geotechnical report that addresses and identifies the seismic constraints on the project
site, building loads and design recommendations to reduce potential seismic impacts to a
level less than significant.
Level of Significance of Impacts Related to Seismic Shaking Impacts
The adverse impacts of the City Place project related to parks and recreation facilities will be
mitigated to below a level of significance based on implementation of mitigation measure G-2.
Findings Related to Geologic Stability Impacts
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Geologic Stability Impacts
As discussed in Section 3.7 of the EIR, the City Place project site is subject to geologic
constraints that could impact the geotechnical stability of the project. The implementation of
mitigation measure G-l would reduce potential impacts to a level that is below significant.
G-l Prior to the issuance of grading permits, the proposed project shall submit a site specific
geotechnical report that addresses and identifies soil constraints on the project site,
building loads and design recommendations to ensure the geologic stability of the project.
Level of Significance of Impacts Related to Geologic Stability Impacts
The adverse impacts of the City Place project related to geologic stability will be mitigated to
below a level of significance based on implementation of mitigation measure G-l.
4.3 IMP ACTS FOUND ADVERSE, BUT NOT SIGNIFICANT AND PROJECT
ENHANCEMENT MEASURES TO MINIMIZE IMP ACTS
Potentially adverse, but not significant impacts are identified in this section. Project enhancement
measures are identified to minimize adverse impacts associated with implementation of the City
Place proj ect.
4.3.1 Impacts Related to Construction Noise
Findings Related to Construction Noise
Project enhancement measures have been required in, or incorporated into, the project which
lessen construction related impacts as identified in the EIR.
Facts in Support ofthe Finding Related to Construction Noise
C:IDocuments and SettingslBKaufmanlLocal Settings \ Temporary Internet Files I OLKBI City Place findings. doc
September 29, 2004
Page
75A-316
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
As discussed in Section 4.7 in the EIR, although the construction of the City Place would not
result in significant adverse noise impacts, project enhancement measures N-l, N-2, N-3 and N-6
below are incorporated in the proposed City Place project to minimize the generation of noise
during construction.
N-I During all site preparation, grading and construction, the contractor will be required to
ensure that all construction equipment is in proper operating condition and fitted with
standard factory noise attenuation features. All equipment shall be properly maintained to
assure that no additional noise, due to worn or improperly maintained parts, would be
generated.
N-2 During final design, the applicant will prepare a traffic haul plan for review and approval
by the City of Santa Ana. The contractor will be required to use only the approved haul
routes to minimize exposure of sensitive receptors to potential adverse noise levels from
hauling operations.
N-3 During all site preparation, grading and construction, the contractor will be required to
site all construction staging and storage areas away from Lawson Way, to minimize noise
impacts on the senior citizen retirement facility on the east side of Lawson Way
N-6 Construction operations for the proposed project shall be limited to 7:30 AM to 4:30 PM
Monday through Saturday, and no construction operations on Sunday or Federal
Holidays.
Level of Significance of Impacts Related to Construction Noise
Construction related noise impacts associated with the project would be less than significant.
Findings Related to Operational Exterior Noise Impacts
Project enhancement measures have been required in, or incorporated into, the project which
lessen operational exterior noise impacts as identified in the EIR.
Facts in Support of the Finding Related to Operational Exterior Noise Impacts
As discussed in Section 4.7 (Noise) in the EIR, even though the operation of the City Place
project will not result in significant adverse noise impacts, project enhancement measure N-4
below, is designed to reduce noise levels associated with mechanical equipment. In addition, the
operation of the proposed City Place project will be required to comply with City of Santa Ana
Ordinances related to noise control during operations.
N-4 Mechanical equipment shall be acoustically engineered, incorporating mufflers,
enclosures, parapets and/or other noise attenuation features, so that noise generated by the
operation of this equipment does not exceed the applicable City noise standard at
sensitive receptor locations.
C:IDocuments and SettingslBKaufmanlLocal Settings I Temporary Internet Files \OLKBI City Place findings. doc
September 29,2004
Page
75A-317
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Level of Significance of Impacts related to Operational Exterior Noise
Operational exterior noise impacts associated with the project would be less than significant.
4.3.2 Impacts Related to Public Services
Findings Related to Impacts on to Police Services
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Impacts to Police Services
As discussed in Section 4.8 of the EIR, implementation of the City Place project would increase
the demand for police services. However, according to the Santa Ana Police Department the
impact would not be significant. The implementation of project enhancement measure P-l would
minimize potential impacts to police services.
P-l Prior to the issuance of occupancy permits, the applicant shall coordinate with the City
Police department to prepare a Security Plan for the commercial and residential
components of the project. This plan shall be subject to the review and approval of the
Police Department. The Plan shall address concerns related to visibility and adequate
emergency access. Recommendations resulting from the project review by the City Police
Department would be incorporated into the project.
Level of Significance of Impacts Related to Police Services
The adverse impacts of the City Place project related to Police Services will be minimized with
the implementation of mitigation measure P-l.
Findings Related to Impacts to School Services
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Impacts to School Services
As discussed in Section 4.8 of the EIR, implementation of the City Place project would increase
the demand for school services. However, according to the Santa Ana Unified School District
and the Orange Unified School District this impact would not be significant. The implementation
of project enhancement measure P-2 would minimize potential impacts to school services.
P-2 Prior to the issuance of building permits the applicant shall demonstrate proof of payment
of development fees to Santa Ana School District and Orange Unified School District.
Level of Significance of Impacts Related to School Services
C:\Documents and Settings\BKaufmanlLocal Settings \ Temporary Internet Files IOLKB I City Place findings. doc
September 29, 2004
Page.
75A-318
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
The adverse impacts of the City Place project related to School Services will be minimized with
the implementation of project enhancement measure P-2.
4.3.3 Impacts Related to Utility Service Systems
Findings Related to Utility Service System Impacts
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Impacts to Utility Service Systems
As discussed in Section 4.8 of the EIR, implementation of the City Place project would increase
the demand for utility service systems. However, the impact would not be significant. The
implementation of project enhancement measures U-I through U-5 would minimize potential
impacts to utility service systems.
U-I The applicant shall coordinate with the utility companies serving the site to establish
service connections prior to construction
U-2 Any pre-existing underground utilities at the site shall be located prior to construction
and abandoned or removed in accordance with state and local codes and regulations. Any
utility trenches shall be backfilled under the observation and testing of the resident
engineer or inspector.
U-3 The Applicant shall coordinate with SCE to incorporate energy savings programs in the
construction and operation of the City Place project to ensure that energy savings
technologies are incorporated into the design and operation of the project.
U-4 The applicant shall coordinate with SCE to incorporate energy savings programs in the
construction and operation of the City Place project to ensure that energy savings
technologies are incorporated into the design and operation of the project.
U-5 The Applicant shall pay its fair share of necessary telephone improvements including a
main conduit structure to bring lines into the project site. Coordination with SBC during
the development stage would facilitate service connection.
Level of Significance ofImpacts Related to Utility Service Systems
The adverse impacts of the City Place project related to utility service systems will be minimized
with the implementation ofproject enhancement measures V-I to V-5.
Section 4.2.4 Impacts Related to Safety Hazard
Findings Related to Safety Hazard Impacts
C:\Documents and Settings\BKaufmanlLocal Settings I Temporary Internet FileslOLKBlCity Placejindings.doc
September 29,2004
Page.
75A-319
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Changes, or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Safety Hazard Impacts
As discussed in Section 4.5 of the EIR, the potential impacts of the proposed project related to
the abandoned jet fuel line would be less than significant. However, there is slight possibility that
the existing underground jet fuel line could become active. Therefore, the following
precautionary project enhancement measure is included to ensure full disclosure of the fuel line
to future property owners.
H-l Prior to the issuance of certificate of use and occupancy, a special disclosure statement of
the presence of the jet fuel line is required to be included in all subdivision maps and
deeds associated with the project site.
Level of Significance of Impacts Related to Safety Hazards
The adverse impacts of the City Place project related to safety hazards will be minimized with
the implementation ofproject enhancement measure H-l.
4.3 IMPACTS FOUND NOT TO BE SIGNIFICANT OR LESS THAN SIGNIFICANT
The City finds that, based on substantial evidence in the record, discussed below, the following
impacts associated with the City Place project are less than significant and no mitigation is
required. Additionally, the City finds, as set forth in Sections 4.1 (Potentially Significant
Adverse Impacts of the City Place Project Which Cannot Be Mitigated to Below a Level of
Significance) and 4.2 (Potentially Significant Adverse Impacts of the City Place Project Which
Can Be Mitigated to Below a Level of Significance), above, no other potentially significant
adverse project specific impacts of the proposed project are anticipated to occur.
An Initial Study (IS) was completed at the beginning of the environmental review process for the
proposed project, to identify those impacts that could be potentially significant and adverse and
which required further study in an EIR. The IS also provided analysis on the environmental impacts
of the project that were determined to be less than significant due to the identification and
incorporation of mitigation early in the process or based on compliance with existing regulations.
The findings of the IS are summarized in Section 3.0 (Effects Found Not to be Significant) in the
EIR.
The EIR and IS determined, based on substantial evidence in the record, that the following effects
of the project would have no significant adverse or no adverse impact on the environment.
4.3.1 Aesthetics
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to light, scenic vistas and scenic resources. As described in
C:\Documents and Settings IBKaufman \Local Settings \ Temporary Internet FileslOLKBICity Place findings. doc
September 29.2004
Page
75A-320
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Section 4.2 (Aesthetics) in the EIR, the City Place project will not substantially degrade the existing
visual character or quality of the site and its surroundings; the project will enhance the visual
appearance of the site, from a vacant parcel, to a modem urban development. Therefore, the City
Place project will not result in adverse impacts related to aesthetics and no mitigation is required.
4.3.2 Air Quality
Based on the analysis summarized in Section 3.0 in the EIR, the City Place Project will not result in
significant adverse impacts related to odors and no mitigation is required.
4.3.3 Cultural Resources
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to currently known and recorded historic, prehistoric and
archeological resources. No mitigation is required.
4.3.4 Hazardous Materials
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to documented hazardous materials or hazardous substances
sites, use of hazardous materials during construction and operations, airport operations and airport
plans. No mitigation is required.
4.3.5 Hydrology and Water Quality
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to groundwater recharge and natural water bodies
4.3.6 Noise
Based on the analysis summarized in Section 3.0 in the EIR, the project site is not impacted by
aircraft noise that would exceed State or local noise standards. Based on the analysis summarized in
Section 4.7, implementation of the City Place would not increase significantly increase long-term
noise levels within the project area. No mitigation required.
4.3.7 Public Services
As discussed in Section 4.8 (Public Services) in the EIR, the City Place project would require
compliance with the requirements of the Santa Ana Fire Department (SAFD) regarding building fire
and safety features. The increased demand for SAFD fire and emergency services for the proposed
project will not result in the need for new or expanded SAFD facilities. Therefore, the proposed
project will not result in a significant adverse impact related to fire and emergency services. No
mitigation is required.
C:\Documents and Settings\BKaufmanlLocal Settings I Temporary Internet Files \OLKB I City Place findings. doc
September 29, 2004
Page.
75A-321
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
As discussed in Section 4.8, the City Place project would result in an incremental increase in
demand for library services. However, this is minimal and would not affect the City's ability to
provide library services. No mitigation is required.
4.3.8 Transportation and Circulation
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to air traffic patterns, hazardous street conditions, access,
pedestrian walkways and bicycle parking facilities. No mitigation is required.
4.3.9 Land Use
Based on the analysis summarized in Section 3.0 and analyzed in Section 4.11 of the EIR, the City
Place project will not result in significant adverse impacts related to division of an established
community and consistency with applicable land use plans and adopted demographic projections.
No mitigation is required.
4.3.10 Agriculture
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to agricultural resources. No mitigation is required.
4.3.11 Population and Housing
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to growth or the displacement of existing residential uses. No
mitigation is required.
4.3.12 Geology
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to ground surface rupture, unique geological or topographical
features, or the use of alternative waste water or septic systems. No mitigation is required.
4.3.13 Biological Resources
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to biological resources, threatened and endangered species,
wetlands or habitat conservation plans. No mitigation is required.
4.3 .15 Mineral Resources
Based on the analysis summarized in Section 3.0 in the EIR, the City Place project will not result in
significant adverse impacts related to mineral resources. No mitigation is required.
C\Documents and SettingslBKaufman\Local Settings \ Temporary Internet Files I OLKBI City Place findings. doc
September 29, 2004
Page.
75A-322
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
5.0 MITIGATION MONITORING PROGRAM
When making findings, CEQA requires that a lead agency must adopt a reporting or monitoring
program for the changes to the project that it has adopted or made a condition of project approval
in order to ensure compliance during project implementation. The MMP for the City Place
project, accompanying the Final EIR, is designed to serve this purpose for the mitigation
measures identified in the Final EIR. The MMP requires the City to monitor mitigation
measures designed to reduce or eliminate significant adverse project impacts, as well as those
mitigation measures designed to reduce environmental impacts that are less than significant. The
MMP includes all mitigation measures identified in the Final EIR and has been designed to
ensure compliance during implementation of the project.
The City finds that the impacts of the project have been mitigated to the extent feasible by the
mitigation measures identified in the Final EIR and the MMP. The City adopts the MMP for the
City Place project. The MMP designates responsibility and the anticipated timing for the
implementation of mitigation measures and conditions within the jurisdiction of the City of Santa
Ana. That MMP is hereby adopted and its implementation is made a condition of approval of the
City Place project.
The City approves and will implement all the mitigation measures in the Final EIR.
6.0 ALTERNATIVES
An EIR prepared pursuant to CEQA and the CEQA Guidelines must describe and comparatively
evaluate a range of alternatives to the proposed project (Section 15126.6 of the CEQA
Guidelines). Analysis of every possible alternative or options or combination of options would
overburden the EIR with an unnecessary amount of detail that would be redundant and complex
and would, as a result, fail to provide meaningful information for the City to consider in its
review of the project. To develop alternatives that are analyzed in the EIR, a list of potential
alternatives was prepared. For this analysis, the project alternatives were evaluated to determine
the extent to which they meet the basic project objectives, while avoiding or substantially
lessening any significant adverse impacts of the proposed project.
The City of Santa Ana selected the alternatives discussed below for a variety of reasons. The
goal for evaluating alternatives was to identify ways to mitigate or avoid the significant adverse
impacts of the proposed project. The EIR evaluated the following alternatives.
6.1 ALTERNATIVES CONSIDERED BUT REJECTED
Potential alternatives to the City Place project that were considered by the City but rejected and not
evaluated in the current EIR are based on City of Santa Ana EIR 92-02, certified by the City of
Santa Ana City Council in 1992, for the approved Main Street Concourse Project. In addition, no
alternative site for the proposed project was considered in this EIR. These alternatives which were
considered by the City but which were not carried fOlWard for detailed analysis in the EIR are
described in the following Sections.
C:\Documents and Settings IBKaufman \Local Settings \ Temporary Internet FileslOLKBlCity Place findings. doc
September 29, 2004
Page.
75A-323
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
6.1.1 Alternatives from the 1992 EIR
In 1992, the Santa Ana City Council certified the final EIR for the proposed Main Street Concourse
Project and approved that proposed project. In addition to the approved project, the Final EIR
evaluated three other build alternatives and a No Project Alternative. The build alternatives
considered in that EIR were reevaluated as possible alternatives to the currently proposed City Place
Project. Those alternatives were rejected as described below and, therefore, were not evaluated in
the EIR for the City Place project.
Alternative B: Reduced Density Garden Office
This Alternative assumed development of the project site consistent with the General Plan land use
designations for the site in place at the time of the 1992 EIR evaluation. Under this Alternative, it
was assumed that the site would be developed under the District Center (DC) designation, but at a
lower floor area ratio than the maximum possible under the General Plan designation. This
Alternative assumed that the site would be developed with 244,000 square feet of retail center and
garden space uses. There would be no residential uses on the site under this Alternative. This
Alternative proposed substantially reduced land uses on the project site compared to the approved
Main Street Concourse Project.
This Alternative was not considered further in the EIR the City Place project because:
. Alternative B does not include any residential units. The provision of housing in a variety of
types and price ranges, including innovative uses such as live/work units, such as proposed as
part ofthe City Place project, is consistent with the Santa Ana General Plan.
· Alternative B proposed a different range of land uses, with more commercial/retail and no
residential uses, than the City Place project. However, the land uses proposed under
Alternative B would not be expected to substantially reduce or avoid the potential adverse
impacts ofthe City Place project related to air quality and traffic.
For these reasons, this Alternative was rejected from further consideration and, therefore, was not
evaluated in the EIR for the City Place project.
Alternative C: Alternative Land Use (All Office)
This Alternative assumed development of the project site with two 92,000 square foot, two-story
garden style office buildings, and retail and commercial uses similar to the approved Main Street
Concourse Project, including retail, restaurant, cinema and health club uses. There would be no
residential uses on the project site under this Alternative.
This Alternative was not considered further in the EIR for the City Place project because:
· Alternative C does not include any residential units. The provision of housing in a variety of
types and price ranges, including innovative uses such as live/work units, as proposed under the
City Place project, is consistent with the City of Santa Ana General Plan.
C\Documents and Settings\BKaufmanlLocal Settings \ Temporary Internet Files I OLKBI City Placefindings.doc
September 29, 2004
Page.
75A-324
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
. Alternative C proposed a different density of land uses, with commercial/retail and no
residential uses, than the City Place project. However, the land uses proposed under Alternative
C would not be expected to substantially reduce or avoid the potential adverse impacts of the
City Place project related to air quality and traffic impacts.
For these reasons, this Alternative was rejected from further consideration and, therefore, was not
evaluated in the EIR for the City Place project.
Alternative D: General Plan Consistency
This Alternative assumed development of the site consistent with the General Plan land use
designations for the site in place at the time of the 1992 EIR evaluation, at a floor area ratio (FAR)
of 1.5, which was the FAR permitted on the site under the General Plan at that time. Under this
Alternative, it was assumed that the site would be developed with 1.1 million square feet of uses,
including three high rise office towers (15, 17 and 23 stories), retail, restaurant, cinema, health club
and 36 single family residential units. This Alternative proposed reduced land uses on the project
site compared to the approved Main Street Concourse Project, with approximately 0.4 million fewer
square feet of development. In addition, two of the office towers under Alternative D would be
fewer stories than under the Main Street Concourse Project which proposed one 20-story and one
32-story office tower. Alternative D also proposed slightly fewer residential units than the approved
project, at a total of 146 single family and high density residential units versus a total of 278
residential units under the Main Street Concourse Project.
This Alternative was not considered further in the EIR for the City Place project because:
. Alternative D proposed substantially greater development on the project site than the City Place
project. Therefore, the land uses proposed under Alternative D would likely increase and not
reduce or avoid the potential adverse impacts of the City Place project related to air quality,
traffic, and cumulative air quality and traffic impacts.
For these reasons, this Alternative was rejected from further consideration and, therefore, was not
evaluated in the EIR for the City Place project.
6.1.2 Alternative Site for the Proposed Project
The EIR for the City Place project did not analyze an alternative site for the proposed project
because the applicant does not own or control another suitable property in the City of Santa Ana. In
addition, there are no other known sites of this size available in the City that could accommodate a
project of this type. The City Place project would generate approximately the same traffic and air
quality emissions at any other location in the City, to the same or greater extent than at the proposed
site. Therefore, locating the proposed project at another site in the City would basically shift the
project's adverse impacts to that other location, but would not be expected to avoid or substantially
reduce those impacts. The traffic impacts which occur in the City of Orange under the City Place
project could possibly be located to an area entirely within the City of Santa Ana if an alternative
C:IDocuments and SettingslBKaufmanlLocal Settings \ Temporary Internet Files\OLKBlCity Placejindings.doc
September 29, 2004
Page.
75A-325
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
project site were considered, but the level of impact would remain comparable. As a result, an
alternative site for the City Place project was not evaluated in the EIR.
6.2 NO PROJECT ALTERNATIVES
6.2.1 No ProjectlExisting Conditions Alternative
This No Project Alternative assumes that the existing uses on the 17.7 acre project site are retained
and that no development occurs on the site. With this Alternative, the site would remain vacant and
no residential or commercial uses would be developed on this site. Table 9-1 from the EIR, on the
following page, indicates that the No ProjectlExisting Conditions Alternative would not meet any of
the City or applicant objectives for the City Place project.
6.2.2 No ProjectlExisting Entitlement Alternative
This No Project Alternative assumes that the approximately 17.7 acre project site would be
developed consistent with the existing approved entitlements for the project site which would allow
for the development of the previously approved Main Street Concourse Project consisting of up to
1.96 million square feet of office, retail and hotel uses, and 280 residential units. The existing
entitlements for the project site reflect approved development as assessed in City of Santa Ana EIR
90-2 which was certified by the Santa Ana City Council in April 1992. This No Project Alternative
would result in approximately 1.91 million more square feet of commercial uses (office, retail and
hotel) and 38 more residential units on the project site than under the City Place project. This No
Project Alternative would result in substantially greater land use densities on the project site than the
proposed project. The No ProjectlExisting Entitlement Alternative would meet all of the objectives
for the City Place project.
6.3 DESIGN ALTERNATIVE
The Design Alternative reduces the development on the project site by 123,434 square feet and
would result in a reduction of overall density and FARon the project site. The Design Alternative
would only marginally reduce impacts compared to the proposed project for hydrology and water
quality, noise, public services and utilities and service systems. The Design Alternative would have
no change on impacts compared to the proposed project on aesthetics, air quality, cultural resources
and hazardous materials. The Design Alternative would result in reduced traffic impacts in the
short and long term, but not enough to reduce the impact to below a level of significance. The
Design Alternative would meet all ofthe objectives for the City Place project.
6.4 COMPARISON OF IMPACTS
Table 9-1 in the EIR, provided on the following page, compares the unavoidable adverse impacts of
the City Place project and the No ProjectlExisting Conditions, No ProjectlExisting Entitlement and
Design Alternatives.
TABLE 9-1
COMPARISON OF THE IMPACTS OF THE CITY PLACE PROJECT
AND THE PROJECT ALTERNATIVES (1)
C:\Documents and Settings\BKaufmanlLocal Settings I Temporary Internet FileslOLKBlCity Placefindings.doc
September 29, 2004
Page.
75A-326
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Impact City Place Project No Project / No Project / Existing Design Alternative
Category Existing Conditions Entitlement
Aesthetics Less than significant No impact. No significant Similar to under the
impact adverse impact after City Place project.
mitigation.
Air Quality Unavoidable significant No impact. Substantially greater Similar to under the
short term, long term short and long term City Place project.
and cumulative impacts impacts which
cannot all be
mitigated to below a
level of significance.
Cultural Less than significant No impact. Same as under the Similar to under the
Resources impact with City Place project. City Place project.
incorporation of
mitigation
Hazardous Less than significant No impact. Substantially greater Similar to under the
Materials impact than under the City City Place project.
Place project; can be
mitigated to below a
level of significance,
Hydrology and Less than significant No impact. Similar to the City Similar to under the
Water Quality impact with Place project for City Place project.
incorporation of hydrology; greater for
mitigation water quality; impacts
can be mitigated to
below a level of
significance.
Noise Less than significant No impact. Greater than under Similar to under the
short term impacts the City Place project; City Place project.
Less than significant can be mitigated to
long term impact with below a level of
incorporation of significance.
mitigation
Public Services Less than Significant - No impact. Greater than under Similar to under the
Police, Fire Services, the City Place project; City Place project.
school, library services can be mitigated to
Less than significant below a level of
park impacts with significance.
incorporation of
mitigation
Transportation Unavoidable significant No impact. Substantially greater Similar to under the
and Traffic impacts to Main than under the City City Place project.
Street/17th Street Place project; cannot
intersection all be mitigated to
Less than significant below a level of
impacts to Lawson significance.
Way, Main Street/La
Veta intersection and
Memory Lane/Lawson
Way intersection with
incorporation of
mitigation
Utilities and Less than significant No impact. Substantially greater Similar to under the
Service than under the City City Place project.
Systems Place project; cannot
C:\Documents and Settings \BKaufman ILocal Settings I Temporary Internet Files I OLKB I City Place findings. doc
September 29, 2004
Page.
75A-327
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
Land Use
TABLE 9-1
COMPARISON OF THE IMP ACTS OF THE CITY PLACE PROJECT
AND THE PROJECT ALTERNATIVES (1)
No Project I No Project I Existing
Design Alternative
Existinl!: Conditions Entitlement
all be mitigated to
below a level of
significance.
Less than significant No impact No impact Less than
impact significant impact
Source: Draft Focused Environmental Impact Report for the City Place Project (P&D Consultants, 2004).
Impact
Catel!:ory
City Place Project
6.5 ENVIRONMENTALLY SUPERIOR ALTERNATNE
The City Place project, the No ProjectlExisting Entitlements and Design Alternatives would result
in environmental impacts greater than the No ProjectlExisting Conditions Alternative. Therefore,
the No ProjectlExisting Conditions Alternative is the Environmentally Superior Alternative
although it would not meet project objectives as discussed earlier in the analysis of that alternative.
Section 15126.6(e)(2) of the CEQA Guidelines requires the identification of an additional feasible
environmentally supenor alternative when the No Project Alternative IS selected as the
Environmentally Superior Alternative.
Many of the environmental impacts of the City Place project are related to the size or intensity of
the development and in general, projects with higher density will generally result in more adverse
impacts compared to alternatives with a lower density. As shown in Table 9-1, the No
ProjectlExisting Entitlement Alternative would result in significant adverse impacts greater than
under the City Place project, which cannot be mitigated to below a level of significance, related to
short and long term air quality, and transportation and traffic. The other adverse impacts of the No
ProjectlExisting Entitlement Alternative, related to aesthetics, cultural resources, hazardous
materials, hydrology and water quality, noise, public services, and utilities and service systems,
would be similar to or greater than under the City Place project and could be mitigated to below a
level of significance. However, because the significant unavoidable adverse impacts of the No
ProjectlExisting Entitlement Alternative would be greater than under the City Place project, this No
Project Alternative would not be the Environmentally Superior Alternative.
The impacts of the Design Alternative would be similar to the City Place project. The significant
unavoidable adverse impacts of this Alternative related to short and long term air quality and
transportation would less be compared to the City Place project but would still be significant.
Therefore, this is Alternative is not environmentally superior to the City Place project.
The City Place project would be the Environmentally Superior Alternative because it would avoid
significant adverse impacts that would occur under the No ProjectlExisting Entitlement Alternative
and would not result in greater impacts than under the Design Alternative.
7.0 STATEMENT OF OVERRIDING CONSIDERATIONS
The City of Santa Ana has balanced the benefits of the City Place project against its unavoidable
adverse environmental impacts III determining that the specific economIC, legal, social,
C:\Documents and Settings\BKaufman\Local Settings \ Temporary Internet FileslOLKBlCity Place findings. doc
September 29, 2004
Page.
75A-328
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
technological and/or other benefits outweigh the unavoidable significant adverse environmental
impacts of the project. Section 15093(b) of the CEQA Guidelines provides that when the decision
of a public agency results in the occurrence of significant adverse impacts that are identified in the
Final EIR but are not substantially mitigated, the agency must state in writing the reasons to
supports its actions based on the Final EIR and/or other information in the record. The reasons set
forth below are based on the Final EIR and other information in the record.
Based on the substantial evidence in the record, including but not limited to the Final EIR, the City
finds that the benefits of the City Place project outweigh its unavoidable adverse environmental
impacts and, furthermore, finds that such adverse environmental effects are acceptable. Each of the
separate benefits of the project, as stated below, is determined to be, unto itself and independent of
other project benefits, a basis for overriding all unavoidable adverse impacts identified in these
Findings. The reasons for the approval of the project despite the occurrence of significant
unavoidable adverse impacts related to short and long term air quality, and surface transportation
are:
1. The project would allow the City to achieve the objectives which avoiding or minimizing
significant adverse environmental impacts to the extent feasible. The project will:
. Result in the development of the site as a commercial and residential center that provides
entertainment, shopping, dining and living opportunities for the residents of Santa Ana and
surrounding areas
. Maximize the advantages of the sites location on Main Street in terms of its visibility and
proximity to SR 22.
. Develop the vacant project site with land uses to help meet the retail and residential needs
within the northeastern area ofthe City of Santa Ana.
. Expand live/work residential opportunities in the City of Santa Ana.
. Provide commercial space suitable to attract retail tenants consistent with existing retail uses
in the immediately surrounding areas.
· Provide a project that is consistent with the commercial and residential uses in the
surrounding area and to contribute to the continued revitalization of the northeastern area of
the City of Santa Ana.
2. Approval of the project would bolster the economic and social health of the northernmost part
of the City of Santa Ana by aiding in the re-establishment of businesses in the project area by
stimulating and attracting private investment, thereby improving the City's economic health,
employment opportunities and the tax base.
3. The proj ect would be consistent with existing development in the area which reflects an urban
environment preserving the aesthetics qualities of the City and helping to make the area a
source of pride to people living and working in Santa Ana and for visitors to the City.
C\Documents and SettingslBKaufmanlLocal Settings I Temporary Internet Files I OLKBI City Placejindings.doc
September 29, 2004
Page.
75A-329
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
4. Furthermore, there are no alternative sites in the City that are suitable for this proposed project,
as described in the Final EIR. Therefore, there are no feasible alternative sites or mitigation
measures that would reduce or eliminate the significant unavoidable adverse impacts of the
proposed project related to short and long term air quality and surface transportation.
For the reasons stated above, and based on substantial evidence in the record before it, the City finds
that the unavoidable adverse impacts of the City Place project related to short and long term air
quality and surface transportation are acceptable and, furthermore, finds that the benefits of the
project outweigh its unavoidable adverse environmental impacts.
8.0 RECORD OF PROCEEDINGS
Various documents and other materials constitute the record of proceedings on which the City of
Santa Ana bases its Findings and decisions contained herein. Most documents related to this Final
EIR are located at the City of Santa Ana, Planning and Building Department, 20 Civic Center Plaza,
Santa Ana, California, 92702. Some documents included in the record of proceedings may also be
located at the offices of consultants retained by the City for this project.
9.0 SUMMARY
1. Based on the foregoing Findings and the information contained in the record, the City of Santa
Ana has made one or more of the following findings with respect to each significant adverse
impact ofthe proposed project, as identified in the Final EIR:
.
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the EIR.
.
Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such
other agency or can and should be adopted by such other agency.
.
Specific economic, legal, social, technological or other considerations, make infeasible the
mitigation measures or project alternatives identified in the Final EIR.
2. Based on the Findings stated herein and information contained in the record, it is hereby
determined that:
a. All significant adverse impacts on the environment due to the approval of the project have
been eliminated or substantially lessened where feasible.
b. Any remaining significant adverse impacts on the environment found unavoidable are
acceptable due to the factors described in the Statement of Overriding Considerations in
Section 7.0, above.
1 o. APPROVALS
C:IDocuments and SettingslBKaufmanlLocal Settings I Temporary Internet Files I OLKBI City Place findings. doc
September 29, 2004
Page.
75A-330
City Place
Focused Environmental Impact Report
Findings and Facts in Support of Findings
The City hereby takes the following actions:
1. The City has certified the Final EIR for the project, as described in Section 1.0, above.
2. The City hereby adopts, incorporates into the project and makes a condition of the project
approval, all mitigation measures in the Final EIR, and as discussed in the Findings (Section 2.0,
above) and Project Impacts and Disposition of Related Mitigation Measures in the Final EIR
(Section 4.0, above).
3. The City hereby adopts the Mitigation Monitoring Program, accompanying the Final EIR and
discussed in the Findings (Section 5.0, above).
4. The City hereby adopts the Findings in their entirety, as set forth above, including the Statement
of Overriding Considerations.
5. Having certified the Final EIR, independently reviewed and analyzed the Final EIR,
incorporated mitigations into the project as conditions of project approval, and adopted the
Findings (including the Statement of Overriding Considerations set for herein), the City hereby
approves the City Place project, as described in the Final EIR, including the site approval and
design.
C:\Documents and Settings IBKaufman \Local Settings I Temporary Internet Files IOLKB I City Placejindings.doc
September 29,2004
Page.
75A-331
ORDINANCE NO. NS-2676
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA AMENDING SPECIFIC DEVELOPMENT
DISTRICT (SD-59)
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana does hereby find, determine
and declare as follows:
A. Applicant is requesting approval of various entitlements in order to construct
the City Place project, which is a mixed use development with approximately
57,700 square feet of commercial space (being a mix of sit-down
restaurants, retail and market); and 187 residential units divided as follows;
approximately 73 for-sale live-work lofts; approximately 112 for-sale
town homes and 2 single family detached homes, all for the approximately
17.7 acres located at the northeast corner of Main Street and Memory Lane,
2775 North Main Street.
B. On October 25, 2004, the Planning Commission held a duly noticed public
hearing, and voted to continue the matter to December 13, 2004.
C. On December 13, 2004 the Planning Commission voted by a vote of 6:1
(Sinclair opposed) to recommend that the City Council:
1. Adopt a resolution certifying Final Environmental Impact Report (EIR)
No. 2004-01.
2. Adopt an ordinance approving Zoning Ordinance Amendment No.
2004-06.
3. Adopt an ordinance approving Development Agreement No. 2004-04.
4. Adopt a resolution approving Conditional Use Permit No. 2004-28 as
conditioned.
5. Adopt a resolution approving Vesting Tentative Tract Map No. 2004-
06 (County Map No. 16565) as conditioned.
6. Adopt a resolution approving Site Plan Review No. 2004-05.
D. The City Council of the City of Santa Ana held a duly noticed public hearing
on the abovesaid actions for City Place Development on February 7,2005,
and at that time considered all testimony, written and oral. After closing the
public hearing, the Council adopted a motion continuing the matter to its
February 22, 2005 regular meeting and directing staff to return the Project
for approval with the following adjustments:
Ordinance No. NS-2676
Page 1 of 3
75A-332
1. Amend Part II of the Specific Development to permit:
a. 185 dwelling units (town homes and live-work units) as
shown on lots 2, 3 and 5 of Vesting Tentative Tract Map
No. 16565.
b. 1 dwelling unit per acre on Lot 1 of Vesting Tentative Tract
Map No. 16565.
2. Amend Section 5 of the Development Agreement to limit development
in Phase II to be consistent with the Specific Development, as
amended, but retain the concept that the City and Developer shall
meet in good faith to consider construction of a residential, for-sale,
high-rise tower as part of this Project
3. Amend the Vesting Tentative Tract Map to comply with the revised
Specific Development and Development Agreement.
4. Amend the Site Plan and Site Plan Review to comply with the revised
Specific Development and Development Agreement.
5. Amend the Final EIR, including the Project Description, consistent with
the revised Specific Development and Development Agreement.
6. Delete Section 5.1.2 of the Development Agreement related to
development of Commercial component tied to Development of hold
back units.
E. Amendment Application No. 2004-06 has been filed with the City of Santa
Ana to amend Specific Development Plan No. 59 (SD-59).
Section 2. Specific Development Plan No. 59 (SD-59) is hereby amended as set
forth in Exhibit "A", attached hereto and incorporated as though fully set forth herein.
(ZOA 2004-06).
Section 3. This ordinance shall not be effective unless and until Resolution
No. 2005-016 and Resolution No. 2005-017 become effective. If said resolutions are for
any reason held to be invalid or unconstitutional by the decision of any court of competent
jurisdiction, or otherwise do not go into effect for any reason, then this ordinance shall
be null and void and have no further force and effect.
Section 4. If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this ordinance. The City Council of the City of Santa Ana hereby declares that
it would have adopted this ordinance and each section, subsection, sentence, clause,
phrase or portion thereof irrespective of the fact that anyone or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
Ordinance No. NS-2676
Page 2 of 3
75A-333
ADOPTED this _ day of
,2005.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Benjamin Kaufman
Chief Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS-2676 to be the original ordinance adopted by the City
Council of the City of Santa Ana on , 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-2676
Page 3 of 3
75A-334
THE
MAIN
STREET
CONCOURSE
EXHIBIT A
75A-335
Specific
Development
Plan No. 59
City of Santa Ana
PC DRAFT 10-25-04
TABLE OF CONTENTS
PAGE
APPLICABILITY OF ORDINANCE ................. ........................... ................1
PURPOSE ............................................................................................1
PART I. GOALS, OBJECTNES AND POLICIES ........................................ ...2
PART II. PERMITTED LAND USES ..........................................................4
^
.L.L.
Professional "^.nd Business Office Uses (ZONE II "\l'ID ZONE III) .............. .3
1. Permitted Uses .. ........ ... ... .... ......... ........ ...... ... ... .... ... ..... ........4
B. Retail/Restaurant Uses (ZONE II, ZOl'fE III, ZONE IV) ........................... .1
1. Permitted Uses ............................................ ......... ............ ....1
C. Recreation/Entertainment Uses (ZONE II) ............................... ............. .6
1. Permitted Uses ..................................................................... 6
D. HotelfConference Uses (ZOl'fE III) .......... .................................. ..... .....6
1. Permitted Uses .................... ................... .................... ...... ....6
E. Residential Uses (ZONE I) ...............................................................7
1. Permitted Uses ..................................................................... 7
F. Mass Transportation ....................................................................... 7
1. P ermi tted Uses ................................................ . . . . . .. . .. . . . . .. . . .. 7
~
2.
Conditional Use Permit ..........................................................9
PART III.
DEVELOPMENT STANDARD ............................................ ..10
A. Floor Area RatiolDensity .............................................................. ..10
1. Professional and Business Office Space Floor Area Ratio.. .... . .. .. ... ....10
2. Retail and Restaurant Space Parcel Size...................................... .11
75A-336
3. RecreatioTh/Entertainment Space Screening. ....... ........................ ...12
4. Residential Space Parking............................................. ......... ..12
5. Hotel/Conference Space Open Space.......................... .. .......... .. ..13
6. S ignage. .. . . .. . . . . . .. . .. .. . .. . . . . . . . .. . . .. . . . . . . . . . .. . .. . .. . .. .. . .. . . . . .. . . .. . . . .....13
7. Plaza and Fountain Design.................................. ................... ..13
8. Public Art........ ..... ....................................................... ... ....15
B. Density Conversion ........................................................................ 9
B.G. CC&R's. .... ..... ... .... ........... ... ....... ......... ............ ............... ..... .....16
C .f).;. Building Height .......................................................................... .16
D.E-:- Setbacks........ ... ... ..... ....... ...... .............. .......... ........ ....... ..... .... ....16
E.~ Site Coverage and Open Space ........................................................ .17
F. G:- Parking. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18
G.B-: Loading Areas ..... ........ ...... ... ... ...... ......... ....... ...... ..... ... .... ........ ....21
H.h Storage AreasIMechanical Equipment ........ ...... .............. .... ... ........ .... ..22
L:h Refuse Collection Area ........ ... ... ..... ...... ... ....... ... ........ .......... ... ... ....22
J.~ Telephone, Electrical, Water, Gas Cable TV,
Storm Drains and Sewer Service ............. ....... .............. ....... ...... ...... ..23
L. Public Transit .......................................................... .......... ...... ...17
K.M. Maintenance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . .. . . . . .. . . . . . . . . . . . . . . . . .. . . . . .. . .24
PART N.
DESIGN STANDARDS .................................................... ...25
A. Interior Street . ....... ........... ............. ........ ....... ........... .... ..... .... .......25
B. Building Mass, Form and Architectural Style ...................................... ..26
C. Materials....... .......... ........ .......... ......... ........... ............. ..... ...... ....27
ii
75A-337
D. Color.............. ........ ................................................... ....... ...... .28
E. Public Art ................ ................................. ................... ...... ..... ...28
F. Detail ....... .... ......... ............ ............................................ .... ...... .28
PARTV.
LANDSCAPE MATERIALS AND DESIGN ............................. ..30
^
.L.....
Main Stroot, Ov,ens Drive and La',Vson \1/ ay Setback .:\rea ....................... .23
1. Main Street Phase I .......................... .......................... .... ....24
1 a. Main Street Phase II .......................................................... .25
2. OVlens Dri','e Phase I ......................................................... .27
2a. Owens Dri'/o Phase II .................................................... .....29
3. Owens Drive and Lawson Vlay Intersection........ ... ........ ...... .... ....30
4. Lav,son'llay .................................................................... .30
B. Main Street and Owens Dri','e Planted Medians . ................ ......... ...31
1. 14:ain Street ............................................................ . . .3 1
2. Ov.'ens Drive .... ................... ................. .......... ......... .31
C. Residential "\reas ............................................................... .31
1. Recreation "\reas ....................................................... .31
2. Interior Common Open Space ............................ .... ...... ..32
3. Private Open Space .....................................................33
D. Concourse Drive ........... ... ................. ............ ......... ...... .... ...33
E. Pedestrian Oriented Public Plaza................................... ... ..... ...33
F. Hotel Entry Court ................................................................33
G. Parking Structure Screen ................. .................................... ...34
A.lh Temporary Landscape Adjacent To Undeveloped Parcels ............... ..41
B.I-: General Notes ...................................... .............. ............. ....42
iii
75A-338
PART VI.
SIGNAGE ....... ....................................................... .44
A. Intent.......... ........................... ......... .... ............... ... ......... .44
B. Sign Message Categories ..................................................... ..44
C. Physical Sign Types .............................................................45
D. General Criteria ..................................................................45
E. Criteria For Individual Sign Types .......................................... ..46
1. Freestanding Signs ........................ .. .. . . .. .. . . . . .. . .. . . .. . . .. .. .46
2. Wall/Canopy Signs ....... ............ ............ ................... ...46
3. Projecting Signs ...................................................... ...47
4. Marquee Signs ........ ................................... ............. ..47
5. Signs Under Canopies And Marquees ..... ... ... ... ... ...... ..... ...47
6. Major Building Identification Signs .................................40
6.+-: Temporary Identification Signs ........... ........ .... ........ .... ....48
7.& Submission of Main Street Concourse City Place Plan Signing
Design Program ...................................................... ...48
PART VII. LIGHTIN"G.. ... ..... ....... ..... ...... .... ... ...... ......... ........ ....50
A. Street Lighting/Exterior To The Project
(Public Right:'of-Way) . .......... ... ... ................. ...... ... ......... .... ..50
B. On-Site Parking Lot, Pedestrian Lighting, Concourse
Drive .. ...... ........... ... ...... .... ........ ...... ............ .... ........ .... ... .50
C. On-Site Building Lighting .................................................. ....51
D. Required Minimum Maintained Illuminance Levels ..................... ..51
PART VIII. OPERATIONAL STANDARDS ................................... .54
P ART IX. CONCEPTU.^~L PL\N i\PPROV AL .............................. .50
iv
75A-339
A TT ACHED EXHIBITS
Exhibit A - Overall Site Plan
Exhibit B - Landscape Plan Interior Zone for Signage Locations
Exhibit C Conceptual Site Plan (Proposed Phase I)
Exhibit D Conceptual Site Plan (Proposed Phase II)
v
75A-340
APPLICABILITY OF ORDINANCE
The specific development zoning district, as authorized by Chapter 41, Division
)6, of the Santa Ana Municipal Code. is specifically subiect to the regulations
contained in this ordinance for the express purpose of establishing use district
regulations. All other applicable chapters. articles and sections of the Santa Ana
Municipal Code shall apply unless expressly waived or superseded by this
ordinance. Use district regulations established in Chapter 41. Article Ill, of the
Santa Ana Municipal Code for zonin2: distticts other than the SD zolling district
may be incorporated herein by reference.
PURPOSE
The Specific Development No. 59 (SD-59) use district regulations are herebv
established for the express purpose of protecting the health, safetv and general
welfare of the City bv encouraging the use of innovative planning concepts and
principles and promoting and enhancing the value of properties and encourage
orderly development.
The SD-59 regulations will establish a professional disttict that will exclusively
entitle 57,700 square feet of commercial space at the northeast corner of Main
Street and Memory Lane with 187 for sale residential units further to Lawson
Way. This area will be a mixed use district with eating establishments, SUPPOlt
services and a residential component consisting of live-work and to\\'11house units.
1
75A-341
PART I.
GOALS, OBJECTIVES AND POLICIES
Citv Place Specific Development District is located within the nOlthem area of the
City. The City Place Specific Development District encompasses a lan?:e vacant
property bounded bv Main Street to the west, Memory Lane to the south, Lawson
Wav to the east and the City boundaries to the nOlth. A regional mall,
professional offices, a senior care facility and Santiago Park sUlTound the proiect
site.
The -r-.l:\IN STREET CONCOIJRSE is intendod to be an exciting no,," community
where people can work, live, shop, and enjoy top qaality recreation and
entertainment opportunities. By design, the project '.\'ill meet tho goals and
objecti';es of a quality, balanced and community sensitive master planned mixed
llse development.
The City Place Specific Development District maintains a commercial corridor
along Main Street while introducing a residential character along the eastern
portion of the district. with a mixture ofl1ve-work and to\vnhome buildings. The
Citv Place mixed-use proiect is intended to be an addition to the commercial
con-idor and an infusion of housing to the district along the north Main Street
section of the City. In addition, the mixed use plan for this site will result in the
proiect becoming a node, or place of activity. The objectives of this MAil'1
STREET CONCOURSE the City Place Specific Development Plan includes the
provision of the following:
1. A long-term development that is of the highest architectural quality
and design;
2. A landscaping plan that is complementary to a large scale mixed
use development;
3. An exciting and visually cohesive development as viewed both
internally and externally;
4. A bold but integrated sign program suitable for a mixed use project
of this scale and scope;
5. A development that is consistent with the District Center
designation ofthe General Plan and which implements the spirit
and intent and policies of the General Plan;
6. Concentrated and internally integrated development rather than
development that spreads activities into adjacent residential
neighborhoods;
2
75A-342
7. A development that '.'lith office and supporting uses provides
special special design themes which are expressed in building
appearance and configuration, street and pedestrian area design,
landscaping, lighting and signage, and also provides for pedestrian
linkages internally and to the surrounding neighborhood, traffic
and service buffering and transitions in architectural scale and
character;
8. Provision of off-street parking sufficient to service the
development, consistent with the mix of uses contained in the
project;
9. Provision or replacement of public streets, sidewalks, sewers,
storm drains, traffic signals, lighting systems, and other public
facilities and improvements, as necessary; and
10. Opportunities for cultural amenities and facilities serving the visual
and performing arts which are open for public patronage.
11. A landmark mixed-use proiect along north Main Street across from
Main Place Mall.
12. Maintain the existing streetscape pattem including sidewalk
design, mature trees and light fixtures.
13. Introduce a mixture of multi-fa mil v housing types to the district.
14. Provide a mixed-useproiect in scale and character with established
commercial and residential structures along the north end of the
district.
15. Enhance the pedestrian experience throulrh the development of
new plaza areas and water features throughout the proiect as well
as the intersection of Main Street and Memory Lane.
3
75A-343
PART II.
PERMITTED LAND USES
The categories of land uses to be included within the proj ect area are:
Professional and Business Offices, banks and similar financial institutions. R[etail
and (including restaurants, shops and service retail), RecreatioIblEntertainment,
Hotel/Conference and Residential (including attached single family housing and a
high rise residential tov/er). In addition multi-family residential uses (excluding
live-work units) are permitted. Attached hereto as Exhibit.\ is a map sho'.ving
the Land Use Zones for the project. The uses permissible in each zone are set
forth belo'.\'. If a use is for any reason omitted from those specified as permissible
in any zone, or if ambiguity arises concerning the approximate classification of a
particular use within the meaning and intent ofthis Plan, the determination shall
be at the discretion of the Planning Manager. Such decision may be appealed to
the Planning Commission whose decision is final.
^
..L....
Professional and Business Office Uses (ZONE II.'\NO ZONE III).
1. Permitted Uses.
B. RetaillRestaurant Uses (ZONE II, ZONE III, ZONE N).
1. Permitted Uses.
a. Within Buildin~s A. B. C and D (as identified on site plan). the
following uses are lJennitted:
~a. General office uses providing professional and administrative
services including but not limited to emplo)ment agencies;
advertising agencies; banks; escrow agencies; accountant, medical,
insurance, tax, real estate, legal, consulting, and travel services;
tourist information; trade contractors; architects; engineers;
planner; surveyors; research and development; stock brokers; state,
county, municipal or other public offices, and other similar uses.
b. Incidental support uses vii thin an office building, corporate art
displays and exhibits, museum space, day care centers, and other
uses ancillary to the primary use; provided such incidental uses are
limited to 10% of the total floor area.
b.€-:-fr:--Retail sales and service uses including but not limited to:
department stores, and other establishments for retail merchandise;
banks and other financial institutions; clothing stores or boutiques;
cafes; delicatessens; fDod stores; florists; news-stands; pet stores;
photography studios; video stores; office and computer equipment;
outdoor, eat in or take out restaurants; book and stationery store;
camera shop; shoe store or repair shop; tailor; tobacco store; office
4
75A-344
equipment rental and repair; tourist information and travel agencies
and ticket reservation services; sporting goods store; art gallery;
craft store; cultural displays and related merchandising; pet store;
bicycle store; pharmacies and drug stores; fabric shops; jewelry
shops; furriers, formal 'Near stores (sales or rental); hair styling
shops; design and furniture centers; cookware and gourmet
specialty shop; office furniture store; interior decorator shop;
private club with food and beverage service (excluding public
assembly halls and subject to obtaining a Conditional Use Permit if
alcoholic beverages are served); and dry cleaner.
d. Full service cafes and restaurants w'ith a minimum of 50 percent of
the enclosed floor urea dcyoted to dining. which may include
incidental take out service. Full service cafes and restaurants shall
be limited to those that provide sit-down dining areas and
exclusive table service for ordering and delivering meals and
beverages.
e. Dav care facilities
f. Museums and libraries
g. Theaters
2. \Vithin Building E, as identified on site plan:
a. Retail use \\'ith a minimwn of 25,000 square feet.
3. Within the Courtyards and The Park. as identified on site plan:
a. Multiple familv residences as condominiums.
b. Uses incidental or ancillary to any residential use, such as
swimming pool. sauna, iacuzzi, benches, playgrounds, BBQ and
other outdoor recreational facilities.
4. Within The Lofts, as identified on site plan:
a. Permitted uses as identified in Section A. 1-5, 8,9 and 11.
b. Uses incidental or ancillary to any residential use, such as
swimming pool. sauna, iacuzzi. benches, playgrounds, BBO and
other outdoor recreational facilities.
(5. Added) Within Lot L as identified on Vesting Tract Mal' No. 2004-06
(County No. 16565):
5
75A-345
a. Single family residences at a maximum density of one unit per
acre.
5. Ancillary uses to commercial area:
lr.a. A maximum of five permanent outdoor sales kiosks or carts ~
portable outdoor pushcarts or other portable vendor sales facilities.
The size and location of each Kiosk or cart and pushcart shall be
approved on a masterplan of such uses by the Planning
Commission prior to their construction or installation.
c. Temporary outdoor activities or special events, not occurring as
part of the normal course of the operations of the retail area, such
as bazaars, fiestas, fundraising events, art fairs, festivals, outdoor
music concerts and similar uses provided that the project operator
shall file an application for a Land Use Certificate '.'lith the
Planning Manager as proyided for in Section 11 675 of the Code.
..^,. peak traffic event operating plan shall be submitted for approval
concurrently '.vith the land use certificate application and shall
include provision for special signing, a flat entry fee at all gates,
opening of all entry gates and a use of parking directors, if any are
necessary. Parking control at all site intersections must be
provided.
C. Recreation'Entertainment Uses (ZOl'ffi II).
1. Permitted Uses.
a. Health and Exercise centers, including health clubs, gyms,
tennis courts, swimming pools and other similar uses.
b. Cinemas or multi plex movie theaters and live performance
theater, up to a combined maximum seating of 1,500 seats.
The liye performance theater may be freestanding, or may
be provided as a dual use theater in connection v/ith a
cmema.
D. HoteL/Conference Uses (ZONE III).
1. Permitted Uses.
a. Full service high rise hotel.
b. Full service all suites, high rise hotel.
c. Such ancillary uses as are typically found in a full service
hotel, including but not limited to: conference/meeting
6
75A-346
space and banquet facilities, recreational facilities such as
spas, pools, training rooms, and other similar uses,
restaurants, retail shops, nightclubs, cocktail lounges, cafes,
travel services, and other commercial uses v:hich ha','e
direct access to the hotel use.
E. Residential Uses (ZONE I).
1. Permitted Uses.
a. .:\ttached single family
b. Multi family Residential as condominiums units in a Type I
construction residential tower.
c. Temporary residential model complex and leasing office.
d. Uses incidental or ancillary to any residential use, such as
s'.virnrning pool, sauna, jacuzzi, benches, playgrounds,
BBQ and other outdoor recreational facilities.
F. Mass Transportation.
1. Permitted Uses.
Monorail station or other rail rapid transit passenger station
(ZONE IV).
CONDTTIONALL Y PERMITTED USES
The following uses are pennitted upon the approval of a conditional use pemlit in
accordance with the Santa Ana Municipal code:
A. Within Buildings A, B, C and D (as identified on site plan);
1. Uses open between midnight to 5:00 a.m.
2. Banquet facilities. subiect to development and operational
standards set forth in 41-199.1.
3. Ni~htclubs, bars and indoor entertainment uses whether
freestanding or pmt of another pennitted or conditionally pennitted
use, except adult entertainment businesses.
4. Establishments sellinll or serving alcoholic beverages.
7
75A-347
5. Coffee houses houses or similar uses not specifically listed in Part
II, Section l.d. of this ordinance.
6. Parking structures
B. Within The Lofts. as identified on site plan:
1. Live-work communities
2. Ceramic and porterv studios
3. Glass blowin~ and sculPtming studios
4. Coffee houses
5. Temporarv residential model complex and office
C. 'Within The Courtyards and The Park, as identified on site plan:
1. Temporary residential model complex and office
D. 'Within Building E, as identified on site plan:
1. Retail grocery markets which are open at any time bet\veen the
hours of midnight and 5:00 a.m.
E. Within the commercial component area:
1. Certified Fam1ers Market for the sale of vegetables, fi'uits and
other agricultural products on weekends and holidays only from 6
a.m. to 2 p.m.
') Community oriented live performance theater.
USES NOT PERMITTED
A. Schools. private or public.
B. Medical office or clinics.
C. Commercial uses with vehicular dive-throucl1lanes or windows (i.e.
drive-through restaurants. pharmacy or similar uses) are prohibited.
D. Fast food or exclusively take-out restaurants.
E. All other uses not expressly permitted or conditionally permitted in
this ordinance
8
75A-348
G. Conditional Use Permit.
1. The follov;ing uses are permitted upon approval of a Conditional
Use Permit in accordance with the Code, provided that the only
conditions which may be imposed upon any Conditional Use
Permit shall be conditions directly related to the nature of the
proposed use, and the characteristics of the operation of the
business;
a. Helistop (Zone II)
b. 'Vine and fine liquor store (Zone II, Zone III, Zone IV).
c. Farmer's Market for the sale of vegetables, fruits, and other
agricultural products on weekends and holidays only from
6 a.m. to 2 p.m. and only in Phase II within the interior of
the project (Zone II, Zone III and Zone IV).
d. .^..ntique store operated by a certified antique dealer selling
antiques or vintage clothing and memorabilia (not
including thrift stores) (Zone II, Zone III, Zone N).
e. .^...utomobile support facilities pro';iding services within
parking structures such as: gas/fuel sale; auto servicing;
auto detailing and other similar uses (Zone II and Zone III).
f. Community oriented live perfDrmance theater (Zone II).
g. Indoor entertainment that charge an admission fee (Zone II,
Zone III, Zone IV).
h. On and off premise sale of alcoholic beverages (Zone II,
Zone III, Zone IV).
1. Chapel or church (Zone II, Zone III).
9
75A-349
P ART III.
DEVELOPMENT STANDARDS
The following General Development Standards are applicable to all uses in the
Main Street concourse project.
The requirements of the Santa ,\na Municipal Code (the "Code") including
development standards of general application throughout the City, shall govern
the development of the }"-L'\.IN STREET CONCOURSE project, except as
otherwise proT,'ided for in this Plan, and su1>ject to such vested rights as the
developer may have pursuant to any development agreement \vith the City. }JI
terms not otherwise defined in this Plan shall haT/e the meanings sot forth in the
Code. In the event of a conflict between the terms, conditions, requirements or
provisions of this Plan and the Code, the terms of this Plan shall govern.
The City Place Specific Development District is intended to allow the development
of a mixed-use proiect maintaining a commercial presence alon~ Main Street. while
introducin2: a mixture of multiple family housing to the eastern portion of the
development site. The followin2: 2:eneral development standards are applicable to
this proiect:
A. Floor Area RatiolDensity.
The following sets forth the maximum allowable floor areas for the
various permitted use classifications of the project., subject to any density
conversion as alloTNed by Section C of this Part III. Increases in the
aggregate density as set forth herein requires an amendment to this Plan,
and would be subject to appropriate environmental review. The aggregate
development density corresponds to an overall Floor Area Ratio ("FAR")
of the Main Street Concourse project of approximately 2.51, based upon a
net site area of771,116 square feet and 1,961,770 total gross square feet
of development. This FAR represents the maximum intensity of
development for the site. Parking areas and structures are not to be
included in the calculation of density.
1. Floor Area Ratio (EA.R.)
The maximum floor area ratio for the proiect site shall be 2.54. The
FAR is calculated bv dividing the total square footage of the
stmctures bv the total square footage of the proiect site. Consistent
with the General Plan. parking structures are not included in the FAR
calculation.
1. Professional and Business office Space.
931,075 square feet.
10
75A-350
2. Retail and Restaurant Space.
231,160 square feet.
3. RecreationlEntertainment Space.
56,400 square feet.
4. Residential Space.
427,660 square feet comprised of216 units of high rise
condominium and 61 units of attached single family housing. This
density reflects a site 'Hide maximum aggregate density of 16
D'Nelling Units per acre. A minimum of 6.1 acres of the site shall
be de'loted to residential uses, provided such 6.1 acres may be
parcelized into any number of parcels.
5. HoteL/Conference Space.
315,475 square feet comprised of a minimum of250 hotel rooms
(including suites) and a minimum of 11,000 square feet of associated
restaurant space, 20,000 square feet of con'/ention
facilities/meeting/banquet rooms, and 30,000 square feet of support retail.
B. Density Conversion.
Upon application to the Planning Department and approval by the City
Council, the developer may seek to convert square footage allocated to a
particular land use category to another category. Such conversion may be
granted only if all of the follo'.ving requirements are met: (i) the developer
establishes that the environmental impacts associated '.'Iith the revised
square footage allocation are less than or equal to the impacts associated
with the development permitted by this Plan, (ii) developer has completed
a minimum of 548,392 square feet of Professional and Business office
space, 86,580 square feet of retail space, 8,280 square feet of restaurant
space, a cineplex/community theater, and a health club and (iii) there will
be no increase in residential density.
2. Parcel Size
The City Place development proiect site is 17.7 acres. Subdivision of
the parcel shall be consistent \vith Vesting Tract Map No. 2004-06
(County No. 16565). In no case shall commercial buildable parcels be
less than 6 acres in size and residential buildable parcels be less than 2
acres ill SIze.
11
75A-351
3. Screening
All appurtenances shall be located outside any required setback
and shall be screened from view.
4. Parking
A. As a mixed-use development. the Specific Development
standards recognize the opportunity to share parking
amongst the mixture of commercial uses. In addition the
SD 59 acknowledges that the mix and proximitv of
residential units and commercial space allows for the
opportunitv for a variety of transportation modes, primarily
\valking as an altemative. As such, the following parking is
required:
a. Parking has been calculated utilizing the Urban
Land Institute methodology for shared parking. As
such, the following square footage can be utilized
within the commercial area of the City Place
development proiect:
1. For the first 21,300 23,300 square feet of
restaurant, 33,800 square feet of retail, itRd
2,000 square feet of live theater the parking
requirement shall be 410 parking spaces.
11. Any additional development above item
4A.a. i. shall be parked pursuant to the
City's parking standards then in effect.
b. Parking Setbacks
1. lntemal Loop Road:
The minimum required setback for the
parking area is 15 feet as measured from edge
of sidewalk.
c. Screening
All appurtenances shall be located outside any
required setback and shall be screened from view.
d. Landscaping:
12
75A-352
I. Landscaping throughout the proiect shall be
in compliance with the landscape plan
attached.
11. The landscape plan shall be fully
implemented prior to the issuance of any
certificate of occupancy.
5. Open Space
A minimum ground level open space shall be provided at a
minimum rate of 60 square feet per uni t. This ground level open
space shall be centrally located on the site to provide access to all
units.
Plivate open space shall be provided at a minimum rate of 50
square feet per unit.
6. SigIlage
a. All signage shall comply with the Santa Ana Municipal
Code.
b. Prior to issuance of any sign pennits or certificates of
occupancy for anv building or portion thereof, a
comprehensive sign program for the entire site, including
directional signs and graphics. shall be submitted to and be
approved by the Planning Division.
7. Plaza and Fountain Design
a. The overall plaza design theme shall incorporate a
minimum of** 6 maior pedestrian-level water features
within the commercial area component and ** 7 pedestrian
level water features elements within the residential
component.
b. The plaza landscape palette must include a minimum of
four (4) tree species. to be approved bv the Landscape
Development Associate prior to the issuance of any
building pennit. The minimum established size for palm
trees shall be 30 feet brown tnmk height. Non-palm tree
species shall be a minimum of20 feet in height and 60-inch
box.
13
75A-353
c. Exterior kiosks. carts or other temporary outdoor uses are
not allO\ved unless specifically submitted to and approved
by the Planning Commission as noted within Item 5.a. of
this document.
d. Plazas shall incorporate seating. benches and landscaping
to provide visual interest and additional amenities within
the plaza.
e. Pedestrian amenities shall be provided such as li2;hting.
planters. unit payers, and bicvcle racks.
f. The color and appearance onhe plaza furniture products
and other elements must complement the overall plaza
design and building architecture.
g. Benches and pedestlian seating shall be made of a durable
matelial such as concrete or painted iron and be designed to
minimize effects from vandalism. skateboarding and
weather.
h. Trash receptacles should be located in high-activity areas.
such as plazas and other public open spaces. The style
shall be compatible with other proiect furnishings.
1. Bike racks shall be provided at key activity locations \vithin
the plaza.
J. All street furniture surfaces. pedestrian-level walls and
amenities shall incorporate graffiti resistant coatings.
k. Soft as well as hard surfaced areas shall be incorporated
into the Plaza area. Plaza area paving shall consist of
quality decorative elements.
1. Lighting height in the plaza area should be at a pedestlian
scale. A raIH!e between 16 feet and 22 feet in the plaza area
should be fully illuminated from dusk until da\vn. The
overall lighting shall be maintained at one-foot candle and
incorporate other pedestrian-Oliented lights, such as lighted
bollards. Uplighting of trees and other site features is also
required.
m. The required plaza area shall include adequate provisions
for the on-going maintenance of all plaza and pedestrian
improvements.
14
75A-354
n. Plans shall include design details. matetials and provisions
for the on-going maintenance for all interior public areas
within the plaza area.
8. Public Art
a. Public art valued at one half of one percent of the overall
project construction valuation is required. The cost of any
water feature or portion thereof shall not be included for
purposes of complying with the public art requirement.
Public mt may be comprised of multiple art pieces,
however. at least one such art piece shall be placed at the
northeast comer of the project site adjacent to Main Street
and Memorv Lane. The public art should invite
participation and interaction. inspire, add local meaning.
interpret the community by revealing its culture or history.
and/or capture or reinforce the unique character of the new
place. A comprehensive Public Art Plan indicatine
compliance with this requirement. and which proposes
specific pieces of art for specific locations or applications.
shall be submitted to the Planning Commi_s_~.ion fQLL~yiew
and approval prior to issuance of any buildin;; penuits
certificate of occupancy, All public art approved by the
Platming Commission in the Public AIt Plan shall be
completely installed prior to the issuance of anv certificates
of occupancy for the proiect.
b. Art should be sited to complement features such as plaza or
architectural components so that the art is an inteeral part
of the deyelopment site.
c. Public art should be constructed using durable materials
and finishes includine but not limited to stone or metal.
d. No art piece provided pursuant to the public art
requirement shall include advertising of any type. including
but not limited to products. services or businesses.
e. All public art provided pursuant to the public aIt
requirement shall be properly maintained at all times. be
free of any graffiti and shall not incorporate any flashing or
distracting fonn of illumination.
f All art pieces approved and installed pursuant to the Public
",\It Plan shall remain on the project site ancI may not be
removed without the approval orthe Planning Commission.
15
75A-355
B.G: CC&Rs.
Reciprocal easements and Conditions, Covenants, and Restrictions
(CC&RS) tying the overall project together as an integrated development
and providing for joint access, ingress, egress, drainage, property
maintenance standards, trash pick-up operations, circulation and parking
management shall be recorded with the first final map prior to for the first
phase of development. The residential and non-residential portions may
be described in separate sections but they must be tied together by a single
master document. The Master CC&R's shall address trash and reciprocal
use rights in Phase I and Phase II for the residential and commercial
components HSeS.
C.!).;. Building Height.
1. On any lot or portion of a lot in Zone I ofthe Specific
Development Plan area no building or structure shall exceed ~
50 feet in height, as measured from the lowest adjacent finished
grade.
2. On any lot or portion of a lot in Zone II of the Specific
Development Plan area no building or structure shall exceed 450
feet in height, as measured from the lo','.est adj acent finished grade.
3. On any lot or portion of a lot in Zone III of the Specific
Development Plan area no building or structure shall exceed 315
feet in height, as measured from the lowest adjacent finished grade.
4. On any lot or portion of a lot in Zone N of the Specific
Development Plan area no building or structure shall exceed 15
feet in height, as measured from the lo\vest adjacent finished grade.
5. Flagpoles and other incidental appurtenances on a building such as
aircraft warning lights, beacons, and architectural features, may
exceed the height limit.
D.:& Setbacks.
1. Setbacks at ground level are established to enhance pedestrian
space throughout the distIict. create compatible relationships
between existing and future building street elevations and
recognize opPOltunities to create new open space resources. such as
plazas. pedestrian wavs and landscaped areas.
h Except as otherwise indicated, all setbacks shall be measured from
the street side property line to the first building element or
structure. No building, structure, or parking facility shall encroach
16
75A-356
into any required perimeter setback either at or below grade. For
the purpose of this Plan, a street side property line is that line
created by the ultimate right-of-way line of the adjoining public
street. Minimum setbacks are as follows:
a. Main Street (perimeter): The average building setback
shall be 19.5 feet. The minimum setback shall be 8 feet.
This setback area may include hardscape as shown on the
approved site plan. Fifteen (15) feet
b. Lawson Way (perimeter): The average building setback
shall be 18 feet. The minimum setback shall be 7 feet.
Tv/ent)' seven (27) feet, 12 ft. f-or patio walls, fences, or
similar structures enclosing uncovered residential private
open space.
c. Owens Drive Memory Lane(perimeter): The average
building setback shall be 11 feet 8 inches. The minimum
setback shall be 1 foot 3 feet 4 inches. Hardscape.
landscape and water features shall be provided in the
required setback as shown on the approved site plan.
Fifteen (15 feet, twelve (12) feet to any patio.
d. Concourse Drive (interior street set backs): The minimum
setback shall be 15 feet measured from street curb.
f-ourteen (11) feet.
2. Required on-site perimeter landscaped setbacks shall not exceed an
aggregate 33% slope.
3. Within the interior ofthe project, retail canopies may project five
(5) feet into setback area.
4. Due to the integrated mixed use nature of the development, subject
to applicable fire safety standards in the Code, and except as
otherwise provided in this Section F, or as may be required for
traffic safety (i.e. line of sight requirements), there shall be no
interior lot line setbacks (i.e., a "zero lot line setback" will be
allovled).
E.~ Site Coverage And Open Space.
1. For purposes of this Section G, open space shall not include private
streets or driveways, roadways or parking stalls. Open space does
include landscaping, walkways, and covered arcades.
17
75A-357
2. The entire project shall devote a minimum of25~<' of the aggregate
gross area of the non residential parcels in the site to open space.
The site shall devote an aggregate minimum of 11.5 acres to non
residential purposes.
3. The project shall de'lote a minimum of35% ofthe aggregate gross
area of the site used fDr residential purposes to open space. The
site shall devote an aggregate maximum 6.1 acres to residential
purposes.
2.~ Residential open space may be private cornmon area or private
yard but shall in no event include any space provided in balconies
er required setback areas. The CC&Rs shall require that all
residents be allowed access to all residential cornmon areas in the
project, subject to reasonable restrictions as may be imposed for
security and safety by property management. No required setback
area shall be calculated as required open space.
3.~ Individual parcels or lots will not be limited in site coverage. Each
parcel shall have a minimum 120 feet of street frontage.
4.&:- Single family attached residential shall provide a minimum of~
50 square feet of ground level private yard open space per unit,
which open space shall be adjacent to the living, dining or kitchen
area of each unit. Perimeter fence shall be provided and shall not
exceed five feet in height on the exterior and 42 inches on the
interior.
5.+: Both the attached single family housing and Ceondominium units
shall contain a balcony efwith dimensions not less than six feet in
any direction 90 square feet of private open space area.
6.&- Pathways from the common area through the private yard open
space shall not be included in the calculation of private open space
area.
F.~ Parking.
1. All parking, including valet parking or shared parking, shall be as
pro'/ided per the Santa Ana Municipal Code (SAMC) or any
parking variance approved pursuant to the Code.
2. Non reflective glass storefronts with open yisibility shall be
utilized at all pedestrian corridor areas pro'/iding access to parking
structures.
18
75A-358
3. .^JI ramps throughout the project shall not exceed 12% slope ifno
parking occurs on the ramp and 5% maximum slope if parking is
on the ramp.
4. Vertical pedestrian circulation from belo',,, grade and structured
parking shall incorporate elevators, escalators and stairs.
.L~. Vehicular site access points will be provided from Lawson Way,
Main Street and two points from Owens Dri'/e Memorv Lane, as
defined on the site plan.
6. 1...11 underground parking shall have mechanical smoke
controb/removal.
7. Parking operator shall prepare, submit, and comply with a parking
control plan to the City for reviev:, pursuant to v/hich the operation
of the parking facilities and duties of the parking operator staff\vill
be described. Plan shall also include event parking controls and
description or bollard controls~
2.&. There shall be no sharing of residential parking.
~9. Parking gate locations and stacking distances shall comply with
applicable Department of Public Works policies.
4.+9. No partitions, walls or other obstructions shall be built or placed
with the attached single family, four car garage~ preventing the
spaces from being used by residents and guests for the parking of
vehicles.
5.H. Recreational vehicle, boats. trailers or similar storage is prohibited
on-site.
12. .'\11 ramps throughoat the project shall not exceed 12% slope ifno
parking occurs on the ramp and 5%, maximum slope if parking is
on the ramp.
6.g. The townhouses shall be designed with vertical roll-up garage
doors.
7.+4. All paved areas shall be sloped to drain. Finished slope of areas
paved with asphalt concrete CAC) shall be not less than one
percent. Finished slope of areas paved with portland concrete
cement (PCC) shall not be less than one-half of one percent.
Portland Cement concrete gutters shall be installed to receive
19
75A-359
drainage from asphalt concrete paved areas; such gutters shall be
not less than three feet in width.
8.~. Residential parking is calculated separate from commercial
designated parking and no provision is made for shared parking
consideration.
9.+6. All parking areas shall be surfaced with material so as to provide a
permanent surface capable of withstanding the type of vehicular
traffic to which such an area is likely to be subjected as follows:
a. Covered Parking Areas - Passenger vehicle parking areas
within or under building shall be paved with Portland
Cement Concrete with a minimum compressive strength of
2,000 p.s.i.
b. Open Parking Areas (Phase I) - Parking areas other than
those within a building may be paved with asphalt concrete.
Asphalt concrete pavement shall be a minimum thickness
of three and one-half for passenger vehicle parking areas.
Thickness of asphalt concrete may be reduced to a
minimum thickness of two inches for passenger vehicle
only traffic, provided an approved aggregate base course is
constructed under the asphalt pavement. The minimum
thickness of such base course shall be four inches.
c. Surfacing, Parking or Drive Aisles - All off-street parking,
vehicle maneuvering areas, turn-around areas, driveways,
and private streets, shall be surfaced, and thereafter
maintained with Portland Cement Concrete poured to a
minimum thickness of 5Yz inches.
lQ::!-+. Paved areas shall be designed to carry surface water to the nearest
practical street, storm drain, or natural watercourse. Concentrated
flows of water from parking areas shall not flow by gravity over
any public property or pedestrian walkway, but shall be collected
in an appropriate manner within the property confines and
conducted under the sidewalk.
l..L-l-&. All parking areas shall be maintained in a safe and sanitary
condition free of dust, mud, or trash, and shall be kept in good
repair. Any alteration, enlargement, maintenance or repairs shall
be pursuant to the aforementioned standards.
20
75A-360
12.-1-9. All parking spaces shall be double striped in a manner clearly
showing the layout of the intended parking stall. Such striping
shall be maintained in a clear, visible and orderly manner.
G.H:- Loading Areas.
1. Entrances and exits to loading facilities should be limited in
number and shall not interfere with the flow of traffic along the
perimeter streets.
2. Loading areas should be located so as to minimize potential for
intrusion into residential portions ofthe project and adjacent
neighborhoods while allowing for efficient utilization by
commercial users.
3. Loading areas shall be located and designed to minimize direct
exposure to public view. These areas shall be screened with
landscaping and walls to reduce visual impacts.
4. Loading areas shall be visibly separated from public entrances and
parking areas.
5. Loading stalls shall be designed to not interfere with circulation or
parking, and to permit trucks to fully maneuver on the property
without backing up from or onto a public street.
6. Loading areas shall be graded to drain surface water to an alley,
street or public storm drain. Surface water shall be conducted
under any intervening public sidewalk by a drain approved by the
Public Works Department and in accordance with a valid NSDES
Permit. Under no circumstances shall surface water be allowed to
collect in pedestrian areas.
7. The surface area used for any loading activity shall be paved with
not less than 4 inches of asphaltic concrete on 8 inches of crushed
rock base, or with 5 12 inches of Portland concrete cement. Soil
conditions or the nature of the trucking activity may necessitate
greater requirements as determined by the Division of Building
and Safety and a soils report prepared by a licensed soils engineer.
8. Each loading space aligned with and directly adjacent to a parking
space shall be clearly designated, "LOADING ONLY."
9. At a minimum, separate loading areas shall be designated on the
approved site plan or any modification thereto, for each efHee
building and adjacent retail shops/restaurants; the cineplcx, health
21
75A-361
club and adjacent shops/restaurants; the hotel and conference
facility; and the high rise residential tower (2 service truck stalls
plus one stall for trash removal).
10. All A loading areas for the project shall be able to accommodate a
55 foot semi-trailer for the Building E.
H.~ Storage AreasIMechanical Equipment.
1. All mechanical equipment shall be screened below parapets and
situated to minimize visual impacts viewed from the office towers.
2. No outdoor storage shall be permitted.
3. There shall be no exposed television, ham radio, dish or other
antenna.
LJ.:. Refuse Collection Area.
1. A refuse collection area shall be located at each loading dock per
approved site plan.
2. All outdoor refuse collection areas shall be visually screened from
access streets and adjacent property by a complete opaque screen
or by rolldown screened doors, or by landscaping and fencing.
3. No refuse collection areas shall be permitted between a frontage
street and the building line, unless adequate screening is provided.
4. Except for the attached single family residential uses, all trash and
refuse shall be collected, compacted and stored internally at
centralized areas. Refuse will be picked up at truck loading areas
in accordance '>'lith the City's vendor's schedule, trash pick up
operation agreement and the CCR'8 for the project.
4.~. The attached single family residential uses in the project will
incorporate a trash pick up mechanism whereby trash will be
collected at each unit and carted to a centralized area. No heavy
trucks shall be used on the internal road benveen the single family
attached residential units for trash collection, The commercial and
residential uses shall provide a trash pick-up operation agreement
and this pro';ision shall !Q..be included in the CC&R's for the
project.
22
75A-362
2"e. Each trash enclosure shall have a minimum of six inch concrete
slab in front of the enclosure that is at least the same dimension as
the trash enclosure.
6.+. Townhouse unit trash vestibules shall be designed with a hose bib
for washing out the area.
7 .S. All trash enclosures throughout the project shall be designed with
metal doors.
J.If:. Telephone, Electrical, Water, Gas, Cable TV, Storm Drains and Sewer
Service.
1. All "on-site" utilities shall be placed underground.
2. Transformers or terminal equipment shall be visually screened
from view from streets and adjacent properties and may be located
in concrete vaults below grade.
3. There shall be no exposed downspouts, scupper drains, electrical
or mechanical limes on the building. All mechanical equipment
shall be screened from view in an architecturally integrated
manner.
4. All residential units shall be separately metered for electrical, gas
and water service.
5. Sanitary sewer, storm drainage and water service shall be designed
as a private system on-site. There shall be private water meters as
outlined in Section 34-313.5 of the Santa Ana Municipal Code.
6. The utility lines in the townhouse drive aisle shall be laid out so as
to not prevent the planting of trees and other landscape material in
the drive aisle area.
L. Public Transit.
A bus turnout lane and bus shelter shall be incorporated along Main Street.
Bus shelters may be free standing pergolas, arcades or recessed covered
'.vaiting areas, all as consistent with the Orange County Transit Districts:
Design Guidelines for Bus Facilities and the Code. .^~ monorail station or
other rail rapid transit passenger station may be located adjacent to or
incorporated into retail uses on the site.
23
75A-363
K.M. Maintenance.
The entire proj ect shall be maintained to exceed community standards for
attractive and sanitary conditions. The CC&Rs for the project shall set
forth the maintenance procedures applicable to the project. A
maintenance agreement approved by the Executive Director of Public
Works Agency shall be executed with the City for the maintenance of
special pavement treatment, planting, street lights, etc. in the public right-
of-way and in required easement areas. This agreement shall be executed
with the City prior to recordation of any subdivision map and included or
referenced in the CC&Rs for the project.
24
75A-364
PART N.
DESIGN STANDARDS
A. Interior Streets
1. Concourse Drive.
The tone and pedestrian experience of the project will be largely
determined by "Concourse Drive," a wide interior street which will
meander curve through the project. The Concourse is intended to
lend a unifying component to the project as well as link different
uses together.
a. Concourse Drive will consist of a 34' road bed with
minimum 14 feet walkways on either side covered arcades
may count up to nine rectalinear feet of the walkway.
b. Concourse Drive will not be a public street, but will be
open to the public subject to parking management rules and
regulations as approved by the City and contained in the
CC&Rs for the proj ect.
c. All pedestrian walkways will be separated from the
vehicular areas by curbs and gutters.
d. Handicapped access ramps will be provided per the Code.
e. Concourse Drive will be designed to accommodate fire
trucks, semi-trucks, and other service vehicles.
f. Concourse Drive, including all roadways, walkways,
landscaping, furniture and fixtures will incorporate high
quality materials and enriched paving. The overall effect
should include dramatic lighting of landscaping, signs and
buildings.
g. Street furniture and pedestrian shelters are elements that
would contribute well to the unified street edge. One style
will be used throughout Concourse Drive in order to create
a unique sense of place. Seats, benches, trash receptacles,
bicycle racks, telephones, light fixtures, potted plants,
signage and banners consistent with the architectural
themes and concepts and other miscellaneous street
furniture shall be included in a coordinated manner
throughout the Concourse area.
25
75A-365
h. Tree wells shall be a minimum of three feet by three feet
with protective tree grates and collars.
2. Single Family Residential Internal Streets.
a. The internal circulation road within the residential
component of the project will have a minimum 22' wide
paved roadbed and a minimum 3 ft. of landscaping on
either side. The road is intended to serve as an internal
road open to residents and their guests, Property
management, garbage carts, etc., but it will not be a
publicly dedicated street. No heavy trucks will be allowed
on the internal road.
b. The internal circulation road will incorporate high quality
masonry paved materials between throughout the
residential units.
c. The internal residential road '.vill be secured from general
public access through the use of decorative gates and other
security devices, as indicated on the site plan.
3. Vehicular Loading Access Roads.
a. Service roads will incorporate asphaltic concrete paving
with curbs and gutters.
b. All service roads will be accessible by semi-trucks (wheel
base 50) and service vehicles.
c. Colored paving materials and concrete may be used as
accent materials at entry locations (not including public
right-of-way or required easement areas) on the property to
visually define entryways.
B. Building Mass, Form And Architectural Style.
One critical component of the Main Street Concourse design is the
consideration of architectural style, mass and form. Architectural style
shall impart a distinct building image. Mass shall relate to the desired
scale and form shall be used to lend interest to the overall effect of the
mixed use development.
1. Building masses shall be simple in form and composed of strong
geometric shapes including rectilinear forms with facade
variations, round, columnar, stepped (terraced) or pyramidal
26
75A-366
shapes. Building mass forms may be composed of ornate
historical building styles or a combination thereof.
2. General building form shall be indicative of the functions that take
place within. Pedestrian spaces and entrances should be apparent
and ceremonial.
3. Internal building structure shall be delineated with clear definition
of floors and vertical supports.
4. Large flat unarticulated building faces shall be avoided.
5. Window fenestration must be carefully orchestrated to complement
the basic masses, provide scale and modulation of building
surfaces and to allow perferation of solid shapes.
6. The mass form and orientation of commercial buildings must be
sensitive to adjacent residential areas and pedestrian linkages.
7. Building forms may be exaggerated to express a particular style.
8. Special architectural enhancement shall be included at the
pedestrian level of all commercial and retail buildings by utilizing
added facade articulation and detail variation.
C. Materials.
The use of quality materials and detailing on highly visible surfaces will
add elegance and maximize the statement of the style of the development.
The Main Street Concourse City Place development will embrace
innovative uses of contemporary architectural materials.
1. Colored ceramic tiles, glass blocks, stucco, plaster, masonry, stone,
and colored wood or high quality metallic trims are acceptable
finish materials.
2. Textured and smooth concrete, decorative or textured concrete
blocks, or steel and high quality metallic panels are appropriate
building materials.
3. Non-reflective glass shall be used at pedestrian level for viewing
and window shopping purposes. Reflective glass at upper levels is
acceptable, but shall be compatible with the design style of the rest
ofthe Main Stroot Concourse City Place project.
27
75A-367
4. The use of cloth awnings, fixed canopies, metal hand rails and
other elements which cover and protect windows and pedestrian
areas are encouraged. Signage on such elements must be
consistent with the sign requirements contained in this Plan.
5. Monolithic glass surfaces may be used with other accent materials
in a visually harmonious manner in special applications as accent
but should not be used as the dominant architectural theme.
Structures utilizing glass curtain walls as the predominant design
element are not permitted.
6. High rise buildings (including office buildings, the high rise hotel
and high residential) shall incorporate multi faceted exterior
facades and ';aried rooftops with set back lines.
6.1. Glass storefronts shall be provided facing all streets, Concourse
Drive, and the majef pedestrian oriented public plaza~ adjacent to
Concourse Drive, and the elevated pedestrian system.
7.&. All building and site finish materials, colors and designs shall be
reviewed and approved by the Planning Division prior to submittal
to Building Division Plan Check.
8.9. Security gates for storefronts, if provided, shall be designed inside
of the buildings.
D. Color.
1. Choices of color should promote a lively, festive and warm
atmosphere. Dull colors should be avoided or used in limited
amounts. In general warm contrasting colors should prevail with
bright colors and pastels used for accent and detailing. A sense of
pageantry shall be promoted through the use of color on signs,
lighting, flags and banners and other devices.
E. Public Art.
Various forms of public art may be integrated into public spaces (not
including public right-of-way) throughout the project.
F. Detail.
1. Reveals, recesses and other architecturally sculptural elements
shall be used to accent key features of the architectural design.
28
75A-368
2. Upgraded light fixtures, door and window details and other feature
items are encouraged.
3. Banners, flags and other colorful devices may be used to
accentuate linear relationship at outdoor areas but only when
approved in conjunction with the signage program as set forth
herein.
4. All buildings shall incorporate architectural detail, multiple
materials, generous landscaping, lighting effects and strong
architectural design themes to soften building mass.
5. All architectural elements including building components shall be
part of an integrated design. The entire project shall have a
cohesive statement of theme and style.
29
75A-369
PART V.
LANDSCAPE MATERIALS AND DESIGN
The design guidelines outlined here will assist in achieving a distinctive
development character for the project while ensuring compatibility between
commercial and adjacent residential land uses. These plants are recommended,
however, actual plant choices may be substituted depending on experience and
actual soil conditions.
The high quality ofthe development is reinforced through the coordinated design
and selection of landscape and paving materials, and emphasis on unique
landscape features. The follov/ing categories are addressed:
1. Main Street, Owens Drive and Lawson 'Vay setback areas.
la. Main Street, OYlenS Drive and Lawson 'Vay setback areas (Phase
lIt
2. Main Street, Owen Drive and Lawson \Vay street frontage areas.
3. Main Street and O'.vens Drive planted medians.
4. Residential areas.
5. Interior pedestrian street.
6. Multi use office forecourt.
'7. Hotel entry court.
8. Parking structure screen planting.
29. Temporary landscape adjacent to undeveloped parcels.
310. General notes.
As phases are implemented, landscape plans (including landscape plans for any
temporary parking areas) shall be approved which are consistent with and
implement these concepts of Exhibit A and B. Detailed landscaping plans
prepared by a landscape architect, shall be submitted to and approved by the City
of Santa Ana Planning Department and Public Works Agency (for public right-of-
way areas) prior to issuance of a building permit and installed prior to issuance of
a certificate of Use and Occupancy for the phase in question. Off-site landscaping
shall be approved by the Department of Public Works as part of any street
improvement plans.
^
. .La
Main Street, O';vens Drive ..^....nd Lav/son 'Vay Setback i\reas.
To create a unifying element surrounding the project area, a landscaped edge will
be maintained adj acent to Main Street, Owens Drive and Lawson \Vay rights of
''lay. The edge will contain f{)rmal street tree plantings with turf and paving
belo'.'l.
1. Main Street Phase 1.
The Main Street parkway area designated in Phase I '.vill
incorporate a formal ro','/ of street trees planted in a three foot
30
75A-370
square planter within the standard City sidewalk and parbvay of
10 feet as measured from the face of curb. The installed street
trees will continue throughout the entire length of the project. .^Jl
additional area of landscape, inside the property line, '.vill
contribute to create a consistent urban landscape image. This area,
varying in size from 15' minimum to 95 fcet maximum, of large
sculptural ground cover berms '.'lith trees planted in formal
alternating patterns '.vill provide a beautiful grcen buffer from the
adjacent traffic and creates a pleasant, pedestrian scaled transition
for thc office tov/er employees and visitors. f.. largo c','ergreen
hedge occurring along the total length ofthe Main Street site
functions as a visual screen from the required on grade parking lot.
A very special sculptural garden with large informal canopy trees
\vill become the major focus during Phase 1. Turfv/ill be
consistently used as the ground plane landscape treatment along
the northwest frontage.
1\.t the comer of Main Street and Owens Dri','e, a large sculptural
groundcover berm '.vith formal, alternating arrangcment of trees
becomes the strong landscape transitional element. A continuation
of the same landscape vocabulary occurs around the comer of
O'.vens Dri'le.
Suggested minimum elements of this streetscape area arc as
follo','/s:
(a) Street Tree: :\recastrum romanzoffianum Queen Palm.
Size: 15' tall (brovlll trunk height).
Spacing: Planted at 30' on center when not prevented by
traffic sitelines, BCR and ECR setbacks, light standards
and fire hydrant clearances or underground utility lines, i.e.
lighting, gas, electrical, '.vater, sewer, etc.
(b) Perimeter Backdrop Tree: Gleditsia triacanthos inermis
Skyline Honey Locust.
Size: 36" box.
Spacing: 30' on center spacing.
(c) Parking Lot Tree: Brachychiton populnous Bottle Tree.
Size: 24" box.
31
75A-371
Spacing: spaces. One tree every four to five parking
spaces.
Note: Trees are to be planted in over sized boxes to
facilitate future reuse of the trees on the project.
(d) Sculpture Garden: Koelreuteria bipinnata Chinese Flame
~
Size: 18" to 60" Box.
Spacing: Informal.
(0) Parking Lot Hedge 8hrub: Ligustrumjaponicum
"T ex anum " 'NaxloafPrivet.
Size: 5 gallon.
Spacing: 30" on center.
(f) Landscaped Berm: Hypericum ealycinum }~aron's Beard.
Size: Flats.
8pacing: 8" on center, triangular spaced.
(g) Turf: Marathon Fescue II Fescue blend.
Size: 80dded.
la. Main 8troet Phase II
The Main 8treet stroetscape '",ill be landscaped with 15 feet of turf
adjacent to the curb and an additional 10 15 feet of accent paving
along the retail building frontage. Traditional park-vay sidev/alks
shall occur at all locations not adjacent to a retail building. The
sidev:alk area will accommodate pedestrian traffic along Main
Street, and provide easy access to retail businesses. Turfplanting
extends five feet inside of the property line. /\.. \vater feature on
site 'Nill dra\': visitors into the project and provide a major focus.
A wide ra:ngo oflandscape features such as seanvall rings and
accent pots with topiary trees will animate the street, all per the
approved site plan.
At the comer of Main Street and Owens Driye, a ring of accent
paving and turf provide a base for a sculptural accent feature the
feature occurs inside the property line and aclrno\vledges the
importance of this comer as a pedestrian access point. A alloe of
orchid trees leads pedestrians into the Central Court.
32
75A-372
Detailed right of '.vay impro':ement plans containing the above
descripti':e scenario will be presented to the Public Works Agency
for approval. That plan may be altered sul>ject to requirements of
that Agency.
Suggested minimum clements of this streetscape are as follows:
(a) Street Tree i\recastrum rosanzoffianum, Queen Palm,
Size: 15' tall (brown trunk).
Spacing: 30' on center.
(b) Secondary Mall Tree Gleditsia triacanthos inermis
"Skyline"; Honey Locust.
Size: 18" Box
Spacing: 30' on center.
(c) Seatwall Rings 18" high x 20" wide, poured in place
concrete.
Tree: Gleditsia triacanthos inermis Skyline Honey
Locust.
Size: 18" Box
Groundplane: .^....~J1ual color.
Size: 4" pots.
Spacing: 8" on center.
(d) Bus Drop Off .'\rea Koelreuteria bipinnata, Chinese Flame
~
Size: 18" to 60" Box.
Spacing: Informal.
(e) Center Court Bauhinia variegata, Purple Orchard Tree.
Size: 21" Box.
Spacing: 1 0' on center, planted in raised seat planters.
CD Accent Pots/Small Topiary Tree Syzygium paniculatum,
Brush Cherry.
Size: 21" Box.
Spacing: 24' on center, planted in pots in a formal row.
33
75A-373
Cg) Turf: Marathon Fescue II Fescue blend.
Size: Sodded
Ch) Landscaped Berm Marathon Fescue II Fescue blend.
Size: Seeded.
Note: ..\rchitectural berm (less than 3') to screen any
interim parking.
2. O\vens Drive Phase 1.
The Owens Drive setback area in Phase I will be landscaped in a
formal row of street trees planted in three foot square planters with
approved root barriers within the typical City of Santa l\na
sidevlalk standards and a 10 foot parkway for the portion of street
fronta.ge between Main Street and the Hotel site. From the Hotel
site eash'lard to Lawson 'Nay the spacing of trees v:ill be
informally spaced to accentuate the park like spacing found in the
adjacent medians and Santiago Park streetscape. The installed
street trees will remain planted '.vhere there will be no circulation
conflicts with future phasing. ..^~ large sculptural ground coyer
berm planted \vith a formal row of alternating perimeter trees will
screen the required on grade parking lot. Turf and groundcover
areas expand significantly at the residential area. Easy pedestrian
access is provided along the street, and buffered from adjacent
vehicles. Service entrances and utilities are screened from view
'.vith buffer planting.
Suggested minimum elements of this streetscape area as follovls:
Ca) Street Tree: Platanus acerfolia London Plane Tree.
Size: 24" Box.
Spacing: 35' on center spacing when not pre'lented by
traffic sitelines, BCR and ECR setbacks, light standard and
fire hydrant clearances or underground utility lines, i.e.
lighting, gas, electrical, water, seYller, etc.
Cb) Perimeter Tree: Gladitsia triacanthos inermis Skyline
Honey Locust.
Size: 36" Box.
34
75A-374
Spacing: 3D' on center.
(c) Parking Lot Tree: Brachychiton populneus Bottle Tree.
Size: 24" Box.
Spacing: One tree every four to five parking lot spaces.
(d) Landscaped Berm: Hypericum calycinum Aaron's Beard.
Size: Flats.
Spacing: 8" on center, triangular spaced.
Note: Architectural berm (less than 3') to screen any
interim parking.
(e) Front yard Tree: Bauhinia variegata Purple Orchard Tree.
Size: 24" Box.
Spacing: 15' on center.
(f) Groundcover: Myaporum par/afolium Drought tolerant
'/ariety.
Size: Flats.
Spacing: 12" on center, triangular spaced.
(G) Turf: Marathon Fescue II Fescue blend.
Size: Sodded.
The landscape treatment for de'lelopment categories 3 to 9
v...ill be the same application for Phase I and Phase II.
2a. Owens Dri'.'e Phase II
The Owens Drive streetscape area will be landscaped with 15 feet
of turf adjacent to the curb (five feet inside ofthe property line)
and an additional 11 feet of accent paving adjacent to retail
building frontage. Traditional full width side\valks are required in
all areas not adjacent to retail area. Turf and groundcover areas
expand significantly at the residential area. Easy pedestrian access
is pro','ided along the street, and buffered from adj acent vehicles.
Service entrances and utilities are screened from yie'.'.' with buffer
planting, per the approved site plan. The street setback of the
project along Ov,'ens Drive adjacent to Santiago Park shall be
35
75A-375
designed to match plant material and design concepts of Santiago
P-aFlt-
.^.. detailed specific plan containing the above descriptive scenario
will be presented to the Public \V orks Agency for approval. That
plan may be altered subject to requirements ofthat .^..gency.
Suggested minimum clements of this streetscape area arc as
follo'."'/s:
(a) Street Tree: Platanus Acerf{)lia London Plane Tree.
Except at retail
Size: 24" Box.
Spacing: 35' on center '..",hen not prevented by traffic site
lines, BCR and ECR setbacks, light standard and fire
hydrant clearances or underground utility lines, i.e.
lighting, gas, electrical, '..vater, se'Ner, etc.
(b) Secondary Mall Tree Gleditsia triacanthos "Skyline",
Honey Locust; size: 18" box @ 30' 0" on center in formal
rew,.
(0) Screen Tree Eucalyptus sideroxylon "Rosea", Red
lronbark; size: 24" box @ not less than 12' 0" on center
spacing informal arrangement.
(d) Front yard Tree Bauhinia ','ariegata, Purple Orchard Tree;
size: 21" box @ 12' 0" on center diagonal spacing.
( e) Garage Vent Screening (a dense vertical hedge screening
and buffering garage vents from the public): Syzgium
paniculatum, Bush Cherry, size: 15 gal. @ 15' 0" on center
planted in a formal hedge ro'..'/.
(1) Groundco'/er myaporum paryafolium drol:lght tolerant
variety, flats @ l' on center spacing, triangular spacing.
(g) Turf Types Marathon II, Fescue blend sodded; shall be
consistent tlH'oughout project.
3. Ov,'ens Dri','e and Lawson ',Va',' Intersection.
Suggested minimum clement ofthis streetsoape are as fo11o'..vs:
36
75A-376
(a) Street Tree Platanus acerfolia, London Plane Tree; size: 2
4" box @ 35' 0" on center spacing in a formal row.
(b) Secondary Tree Schinus molls, California Pepper; size:
21" box @ 20' 0" to 10' 0" on center informal spacing.
Cc) Sh.'"Ub Types Bougain':illea 'Raspberry Ice', size. 5 gal.
informal spacing. Ceanothus' ,Julia Phelps', size: 5 gal.,
informal spacing. Myoporum 'Pacificum', size: 5 gal.,
informal spacing.
Cd) Turf: Marathon FescHe II Fescue blend sodded
1. Lawson 'Nay.
Suggested minimum elements of the streetscape are as follows:
(a) Street Tree Melaleuca leucodendron quinquenervia,
Cajeput Tree; size: 21" box @ 30' 0" on center, planted in
a formal ro'.'/.
Cb) Front Yard Tree Bauhinia variegata, Purple Orchard Tree;
size: 21" box @ 12' 0" on center diagonal spacing.
Cc) Residential }JTival Court Lagerstroemia indica (multi
stem), Crape Myrtle; size: 21" box @ 15' 0" triangular
spacing, informal.
Cd) Turf Types Marathon II, Fescue blend sodded. Shall be
consistent throughout project.
B. Main Street .\nd a'.vens Drive Planted Medians.
1. Main Street.
(a) Street Tree Pinus canariensis, Canary Island Pine, size:
24" box @ 35' 0" on center spacing.
(b) Turf Types Marathon Fescue II, sodded, with berm shall
be consistent throughout project.
2. Ov:ens Drive.
(1) Street Tree Platanus Acerfolia, London Plane Tree, size:
21" box number spacing and arrangement as specified.
37
75A-377
(2) Turf Types Marathon Fescue II, sodded. Turf blend to
match v/ith existing turf.
C. Residential.\reas.
1. Recreation .\reas.
(a) Trees
Eucalyptus sideroxylon "Rosea", Red Ironbark;
size: 24" 60": box, 15' 0" to 20' 0", informal
spacmg.
Brachychiton populneus, size: 24" 60" box, 15' 0"
to 25' 0", informal spacing.
Schinus terebinthifolius, Brazillian Pepper, size:
24"-60" box, 15'-0" to 35'-0", informal spacing.
(b ) }~ccent Trees
.\rchontophoenix c)nninghamiana, King Palm;
size: 20' 0", brown trunk, 12' 0" to 20' 0", informal
spacmg.
Vlashingtonia filifera, California Fan Palm, size:
20' 0", brown trunk, 12' 0" to 20' 0", infDrmal
spacmg.
(c) Barbecue kiosk/recreation building 20'x20' square.
(d) Pool and Spa 25'x50' pool and 10' diameter spa. Formal
character.
2. Interior Common Open Space.
(a) Interior VlalkTree (i) Tristania conferta, Brisbane Box;
size: 36" box, 25' 0" on center spacing; (ii) Heteromeles
arbutifolis, size: 36" box, 25' 0" OR center spacing.
(b) Turf Types Marathon Fescue II, Fescue blend seeded.
Shall be consistent throughout project.
( c) ViFle Pockets all three story '.vall, hebertia scandens or
antignon leptopus, 15 gal., 15' 0" on center.
38
75A-378
(d) Groundcovers drought tolerant ';ariety, flats @ 1" on
center, triangular spacing.
(e) .^...ccent Paving At base of building at pool areas, path
system, auto courts and arrival court. Sa'l: cut concrete
with integral color.
(f) Stream Water Feature informal character, linking pool
area with hotel porte cochere. Multiple accent planting.
(g) Lattice Trash Enclosure (Phase I only) vine covered
trellis structure. Bougainvillea 'San Diego Red', 15 gal. @
15' 0" on center spacing. \Visteria sinensis, Chinese
\Visteria; size: 15 gal. @ 15' 0" on center spacing.
(h) Residential Internal Road
GreYlia cafra, 15 gallon, espallier
Liriope spicata, 4" pots
Heteromeles arbutifolia or lagerstroemia indica, 15
gallon.
3. Pri'late Open Space:
(a) Patio Tree Heteromeles arbutifolis or Rapheolepis Indica
tree form cultivar, size: 21" box, informal spacing.
D. Concourse Drive.
1. Street Tree 'Washington filifera, California Fan Palm; size: 25'
0", bro'.';n tnmk @ 30' 0" on center spacing, planted in a formal
arrangement.
2. Ornamental Street Lighting size. 20' 0" high @ 30' 0" triangular
spacing ","ith plan trees.
3. Ornamental Pots planted v;ith annual color. Pot to match size
furnishing selection. Flats @ 1" on center spacing.
4. Garage Vent Screening (a dense 'lertical hedge screening and
buffering underground garage vents from the public): Syzygium
paniculatum, Bush Cherry, size: 15 gal. @ 3' 0" on center, planted
in a formal hedge rO'lI.
39
75A-379
5. ",^~ccent Paying through interior street. Saw cut concrete, vlith
integral color.
E. Pedestrian Oriented Public Plaza.
1. Formal arrangement in tree grates. Palm Bosquet \Vashingtonia
filifera, California Fan Palms, size: 25' 0", brO\vn trunk, 20' A" on
center spacing.
2. Central Fountain formal circular '.vater feature '.vith vertical spray
jet&
3. f~ccent Paving saw cut concrete, integral color, throughout
forecourt area, exe!usi'le of public rights of '.vay or required
easements.
F. Hotel Entry Court.
1. Street Tree \Vashingtonia filifera, California Fan Palms, size:
25' a", bro\\ll trunk, 35' 0, on center, planted in formal
arrangements in tree grates.
2. Entry Drive Tree Jacaranda mimosifDlia, Jacaranda; size: 60' box
planted in formal arrangement.
3. Ornamental Pots planted with annual color.
4. Turf Types Marathon II, Fescue blend sodded; shall be consistent
throughout project.
5. .^~ccent Paying throughout SaYl cut concrete, integral color.
G. Parking Structure Screen.
Landscaping shall be used to soften visual impact of all parking structures.
The use of vines is encouraged.
1. Screen Trees:
ea) Eucalyptus Citriodora, lemon scented gum, size: 36" box,
15' 0" on center spacing, informal spacing.
eb) Podocarpus macrophyllus, Ye'.v Pine, size: 36" box, 15' 0"
on center spacing, formal arrangement in a ro'.v.
40
75A-380
2. Screen slL.-ubs at groundplane. Syzygium paniculatum, Bush
Cherry; size: 15 gal. @ 15' 0" on center spacing.
3. Ornamental groundcovers. Drought tolerant groundcovers, flats 4"
on center, triangular spacing.
4. Vines: Suggested types: Parthenocisns Tricuspidata, size: 15 gal.
@ 15' 0" on center spacing; Bouganvilla species, size: 15 gal. @
15'0" on center spacing; Ficus Pumila, size: 15 gal. @ 15'0" on
center spacing; .\ntigonon Ceptopus, 15 gal at 15 ft. O.c..
A.H: Temporary Landscape Adjacent To Undeveloped Parcels.
Areas ofthe site not developed in the initial phase shallmav be developed
as surface parking and if so developed shall comply with the following
standards. A temporary landscape will be installed in all undeveloped
areas.
1. Setback Areas - Will be fully planted with turf, trees and
ornamental groundcover.
2. Parking Areas - Trees equal in number to one (1) per each ten (10)
parking stalls, size: minimum 15 gallon. (These trees shall be
arranged in eight and one-half (8-1/2) feet by eighteen (18) feet
minimum planting bays surrounded by 6" high curb).
3. Berm - Architectural berm of sufficient height (but no greater than
3 feet) to screen surface parking lots shall be installed along Main
Street and Owens Drive. Berm will be fully landscaped, and the
size, number and type of planting shall be in accordance with the
City's commercial development standards. Turf areas shall not
exceed four to one slope.
4. Canopy Trees - Planted informally will supplement streetscape
plantings. Size: minimum 24" box. Species to be determined.
The size, number and spacing shall be in accordance with the
City's commercial development standards.
5. Turf Types - Shall be consistent throughout project (Marathon II)
6. Shrubs - Shall be used for screening of parking areas and for
special effects at building entries.
7. Special Sculptural Features - Will accent undeveloped parcels,
prior to project buildout.
41
75A-381
B.h General Notes.
1. All landscaping shall be maintained in a healthy and attractive
condition. Maintenance should be carried out in accordance with
established horticulture practices. Irrigation problems must be
resolved promptly to assure plant survival. Prior to planting soil
must be property prepared to assure plant survival.
2. Textured concrete paving in the short term parking '.vill be sealed
for ease of maintenance and protection from vehicle oil leaks.
3. Planter areas in the slab over underground parking '.vill be sealed
for water proofing '.vith asphalt coating and a liner.
l:.~ No use of Queen Palms for the project interior areas.
4.~. No electrical, mechanical or plumbing apparatus shall be located in
required setback areas.
6. Vine pockets and/or fenestration shall be provided at all three story
walls of single family attached housing to minimize the blank
garage walls.
5.1. All landscaped areas shall be irrigated using an automatic
irrigation system. A schematic irrigation system employing pop-
up type sprinkler heads, backflow preventer, automatic time clock,
and where applicable, a quick coupler adjacent to all trash
enclosures shall be provided.
6.&. On site trees will be spaced in coordination with required existing
parkway trees.
7.9. The development will provide double-staking for all newly planted
trees (on and off site).
8.14. Only low shrubs and/or ground cover shall be planted in landscape
areas used for parking overhang.
9.-1+. Planting and landscape walls shall be used to screen all
appurtenances, such as transformers, meters, trash enclosures, air
conditioning units, etc.
lQ"R. Phasing oflandscape implementation shall be compatible with the
construction schedule for the entire project, as per the approved
site plan.
42
75A-382
l1.H. All fountains and water features throughout the project shall be
plumbed for non-potable "gray water" for conversion when such
water is available.
.ll.+4. A xeriphytic landscaping materials and irrigation design shall be
used for this project. In addition, the plant palette along the
southerly edge of the proiect shall mirror be compatible with that
of Santiago Park, where the park is adjacent to the project.
43
75A-383
PART VI.
SIGNAGE
A. Intent.
Every sign in the Main Street Concourse Citv Place project will be part of
a planned sign program which will be submitted for .Eplanning department
Division review and approval in accordance with the criteria set forth in
this Plan and SAMC Divisions 3 and 4 of Ordinance No. NS 2116
(Sections 11 880 through 11 894 of the Code adopted March 18, 1991).
The purpose of this section is to set forth permitted sign types and provide
minimum standards for signs within the Main Street Concourse City Place
Specific Development Plan. Consequently, this document identifies and
specifies those design criteria for the planned sign program which are
different than those set forth in the Code. In considering the planned sign
program, the provisions of the Plan shall control.
The Main Street Concourse Citv Place project is envisioned as a superior
quality urban-style mixed-use complex, and architecturally spectacular em
commercially restrained. Environmental graphic design will be innovative
and attractive but never excessive. Tenant identification on the perimeter
of the project (i.e. external signage) will be held to a practical minimum.
However, it is critical that the internal signage, particularly the signage
along the Concourse, be compatible with the kind of exciting dynamic
environment which is intended to be created. For the purposes of this
Plan, the "interior" of the Main Street Concourse project is depicted on
Exhibit B attached hereto, and incorporated herein.
B. Sign Message Categories.
The project sign program shall address the following categories of
information:
. Project and major facilities identification at site entries
. Tenant identification signage
. Regulatory vehicular signage
. Directional vehicular signage
. Street identification
. Informational pedestrian signage
. Directional pedestrian signage
. Building identification signage
. Site directories and orientation maps
. Service signage
. Parking level and area identification signage
. Visitor directional and informational sign age
. Building address signage
. Building/site directories
44
75A-384
. Elevator identification and fire/life safety
. Office tenant identification signage
. Typical door identification signage
. Restroom and telephone identification signage
. Operation information signage
. Electronic cinema marquee
. Loading dock information
. Loading dock numbers
. Bus and taxi identification
. Bus and taxi loading and unloading information
. Construction barricade
. Fixed Guidev:ay signage (future)
C. Physical Sign Types.
Physical classification of project signage will be by the following
categories:
1. Freestanding signs.
2. Wall/canopy signs.
3. Projecting signs.
4. Marquee signs (Theater Only).
5. Under canopy/window/hanging signs.
6. Major building identification.
D. General Criteria.
The following design guidelines generally address the design criteria for
the sign program.
1. Color and typography of signs will be evaluated on the basis of
aesthetics and legibility rather than conformance to strict criteria.
2. Intermittent lights, bare bulbs, neon, illusions of motion, or other
mechanical movement are acceptable only within the interior of
the project. Such signage could be used with respect to the theatre,
health club, or restaurants. Such signs shall not be visible from the
perimeter public right-of-way or the residential development in the
project.
3. Well designed pageantry systems consisting of flags and banners,
festoons, flag canopies and related displays will be permitted on
the interior ofthe Main Street Concourse City Place project,
provided they are consistent with the overall design of the signage
plan, and do not create a safety hazard and do not adversely affect
adjacent land uses.
45
75A-385
4. The sign program shall acknowledge approval of carefully worded
parking garage signage and on-site circulation directional signage
for Phase I and Phase II per the EIR and the .^Jl1pCO parking study.
E. Criteria For Individual Sign Types,;, will be determined bv the approved
sign program. Shall confonll to size limitations as outlined in SAl\tlCI
1. Freestanding Signs
Freestanding signs shall conform to SAMC requirements.
a. Exterior to the Project. The project may incorporate a
maximum of seven freestanding double faced signs which
are visible from the exterior of the project, '.'lith five signs
having a maximum sign face of 60 square feet and a
maximum height of 15 feet. There may be a total of two
freestanding signs measuring no more than 30 feet high
with a 120 square foot face which are '.'isible from the
exterior of the project. .^.. free standing sign for each related
address, such that the project address shall be located on a
sign v/hich can be easily seen from the street. Such
freestanding signs need not be placed in planters but may
be located along or across a public or private street.
b. Interior to the Project.
1. Within the interior of the proj ect, there may be six
freestanding signs. Such signs may be for
individual tenants, project identification or
directions. Interior freestanding signs shall not
exceed 7 feet high and 15 sq. ft. maximum sign
area. Signs located in the interior shall only be
oriented for yie'.ving from the interior.
2. Wall/Canopy Signs.
a. 'Vall signs interior to the project may be placed higher than
the second floor on an area '""here there are three stories of
retail and the third story of retail space has a separate third
floor access.
a.IT. All signs need not replicate a specified shape, design or
materials. Diversity will be allowed, provided that the
signs relate to each other well even though they are
configured differently. Signs '.vithin the interior of the
46
75A-386
project which use mirrors reflecting a direct light source or
utilize flashing, blinking or sequence lights may be used
provided they do not visually predominate from the exterior
of the project so as to create a safety hazard, or so as to
ad'lersely affect adjacent land uses.
3. Projecting Signs.
a. Within the interior portions of the project, such as along the
Concourse, one projecting sign per pedestrian level tenant
may be provided.
b. The project may provide any number of such signs with
mixed types so long as the style of the signs area
aesthetically compatible. Projecting signs shall be located
no closer than 15 feet from one another. Projecting signs
may be located on all stories of retail uses in the project.
c. The sign face of each projecting sign shall be compatible
with the scale of the space being identified.
d. External to the project there may be one major projecting
entrance sign for each side of a pedestrian or vehicular
entrance. Each such proj ecting entrance sign may not
exceed 24 feet in vertical dimension.
4. Marquee Signs.
The cineplex theater may have a major marquee sign at the
cineplex theater entrance. The marquee sign may be large enough
to accommodate the informational requirements of the uses being
identified, aOO may employ changeable copy and appropriately
sized based on unit and frontage.
5. Signs Under Canopies And Marquees.
The area of any sign under a canopy or marquee shall not exceed
24 square feet Santa Ana Municipal Code. Such signs shall meet
all minimum Building Code height clearances.
6. Major Building Identification Signs.
Major building identification signs need not be located at the top
story of a building, but should be limited to the top five stories.
'Nith respect to letter height, for structures 'Nithin the Main Street
Concourse Plan area with fifteen or more floors, the letters used for
47
75A-387
major building identification signs '.vill be calculated at 4 inches
per floor over 18 floors plus a base allov/anco of 12 inches. Thus,
for the planned 32 story office structure, the height ofthe letter
permitted will be approximately 110 inches. Signs shall not
exceed 40% of the v;idth of the signable area. Major building
identification signs shall not be permitted on residential buildings.
There shall be a maximum of one sign per ele';ation and four signs
per building maximum.
6.+-: Temporary Identification Signs.
a. Per Santa Ana Municipal Code Sale or Lease Sign: One
sign per street not to exceed eighty (80) square feet in area
advertising the sale, lease, or hire of the site '."ill be
allov;ed. The sign may be illuminated. The sign may not
exceed 16 f~et in height.
b. Per Santa Ana Municipal Code Construction Sign: One
sign not to exceed eighty (80) square feet in area denoting
the architects, engineers, contractor, brokers, designers and
other related subjects will be allowed at commencement of
construction. Said sign will be removed \vithin thirty (30)
days after issuance of an occupancy permit for the building.
The sign may be illuminated. The sign shall not exceed 20
feet in height.
c. Per Santa Ana Municipal Code Temporary Future Tenant
Sign: One sign allov/ing the identification of future tenants
will be allowed. Such signs shall not exceed t\venty (20)
square feet in area.
7.&-: Submission Of Main Street Concourse City Place Plan Signing
Design Program.
Project applicant shall submit a planned project sign program for
review by the Planning Department Division in accordance with
the standard J}flanning department Division procedures and this
Plan. The following Code provisions have been identified as being
incompatible with the overall goals and objectives of the Main
Street Concourse Plan and therefore these Code sections shall not
be applicable to the sign program for the Main Street Concourse.
The relevant Code sections are:
*Scction 11 860(a) (3) (prohibits moying signs);
41 861(2) (prohibits flags and banners);
11 862(a)(1) (limits size of freestanding signs);
48
75A-388
41 862(b )(2) (signage must be in a planter);
41 862(b) (1) (limits signs nearresidential uses);
41 862(b)(5) (spacing limits on freestanding signs);
41 862(c) (2) (height limits);
41 862( c) (3) (limits site to one freestanding sign);
*41 862(d)(1) (no mirrors or flashing, blinking, sequenced lights);
11 862(d)(5) (limits location ofproject address);
*11 863(d) (1) (1) (limits on location of wall or canopy signs);
41 863(0) (1) (all signs consistent in shape, type and materials);
41 863(e) (1) (no mirrors or flashing, blinking or sequenced
lights);
41 864(a) (limit projecting signs);
41 861 (b) (2) (no proj ecting sign may be \vithin 50 feet of
another);
11 864(b) (3) (no projecting sign higher than ground level);
11 861(c) (2) (face ofprojecting sign shall not exceed 25 sq. ft.);
41 861(c) (4) (face ofprojecting sign must be less than 4 feet from
walBt
11 861(0) (5) (face of projecting sign must be less than 7 vertical
fee$
41 864(d) (1) (sign copy may not exceed 50% of sign face);
*41 861(d) (3) (no blinking, flashing, unshielded or sequenced
lights);
41 865(b) (limits on sign face and copy area of marquee signs);
41 865(c) (limits on dimensions for marquee signs);
41 866(d) (limits signs under canopy or marquee to 1 sq. ft.);
41 866(e) (limits letters on signs under canopy or marquee to 8
inches);
41 867( d) (requires building identification signs to be on top
story);
41 867( e) (letter height limits for building identification signs);
41 868((1) (3) (sign face limits for residential identification signs);
11 868((1) (4) (height for residential identification sign Caf'..not
exceed 6 feet);
41 868(a) (5) (width for residential identification sign cannot
exceed 8 feet);
41 868(b) (limits on directory type signs);
*41 872(a) (limits on directional signs); and
41 872(e) (limits on construction signs).
An "*" denotes regulations 'Nhich are applicable only to the exterior ofthe
proj ect.
49
75A-389
PART VII. LIGHTING
Street lighting can be used to help unify the Main Street Concourse City Place and
add to the "festive" atmosphere being sought. On-site parking lot and building
light fixtures may vary from one sub-area to the next but illumination levels shall
remain consistent and not compete with street lighting and signage. Appropriate
special lighting effects that will be compatible with the overall design concept are
encouraged.
Street lighting and parking lot parking contribute to the safety and security of the
project. Unique lighting fixtures may provide easy identification ofthe project
for motorists. Lighting potentially visible from adjacent property shall be
subdued and incorporate cut-off shields or be oriented to the interior of the
project. Lighting shall not interfere with vehicular traffic.
A. Street LightinglExterior To The Project. (Public Right-of-Way)
1. All street lighting along Main Street, OV/ens Memorv Lane and
Lawson shall be of singular design placed at regular intervals,
mounted atop concrete or metal standard and installed per City
specifications as required.
2. Light standards, poles, and ballards shall be of common design
with durable finishes and materials to create unity along the project
perimeter, in accordance with the City's commercial development
standards.
B. On-Site Parking Lot, Pedestrian Lighting, Concourse Drive.
1. Pedestrian scale lighting should illuminate entry ways, courtyards,
parking lots and other such areas.
2. Lighting should be used to enhance landscaping and reinforced
architecture, with dramatic up lighting or wall shadow effects with
plant materials encouraged.
3. Parking lot light fixtures and bollards shall be consistent in styling
with the design theme proposed for that sub-area of the project.
4. The use of neon and other specialized lighting effects that would
reinforce the attractiveness of the project to pedestrian traffic and
incorporate the design theme of the project may be used.
5. The use of white or clear string lighting in trees around outdoor
pedestrian areas may be used.
50
75A-390
6. Washing large wall areas with light to create shadows from
landscape materials may be used.
7. Lighting along the Concourse Drive shall be carried out as part of
the unified scheme to help create festive recreational atmosphere.
C. On-Site Building Lighting.
1. Service area lighting for large uses shall be contained within
service yard boundaries with light sources concealed.
2. Building illumination and architectural lighting will be creative
and reinforce the design theme. Indirect wall lighting or "raw wall
washing" overhead downlighting, will be utilized throughout the
commercial development.
3. In residential areas, warm simple lighting will be employed. These
components could include uplighting of building entrances and
courtyard trees, subtle soft lighting effects, washing of walls with
light from concealed ground sources.
4. In residential areas the use of specialized lighting effects such as
neon and internally illuminated signs shall be avoided as shall any
blinding, bright or flashy effects.
5. Lighting shall not cast any glare onto adjacent lots and streets
outside the perimeters of the Main Street Concourse Citv Place
project in such a manner as to decrease the safety of pedestrian and
vehicular movement.
6. Architectural lighting should be used to articulate the particular
building design.
D. Required Minimum Maintained Illuminance Levels shall be Per Santa Ana
Municipal Code and approved bv the Police Department.
Classification
Minimum
Maintained
Horiz. F.C.
at Ground
Min. .^..vg.
Vert, F.C.
1Nalk\vays Adjacent to
Roadways
1.0 F.e.
2.2 F.e. @
51
75A-391
Intermediate :\rem;
Residential Areas
VI alk\vays Distant to
Roadways
Open Facility
(Parking Lot)
Covered Facility
(Parking Structure)
Ramp and Comers
EFJ:trance <\Teas
0.6F.C.
1.0 F.C.
1.0 F.C.
1.0 F.e. 1:1
5.0F.C.
(daytime)
(sum of
electric +
daylight) 1: 1
5.0F.C.
(nighttime)
10.0 F.C.
(daytime)
50.0 F.C.
(daytime)
52
75A-392
&-feet
1.1 F.C. @
5 feet
0.5 F.C. @
8 feet
0.5F.C.
1. The minimum to average uniformity ratio of illuminance levels on
non residential pathways should not exceed 5: 1. In residential
areas, a ratio of 10: 1 is acceptable.
2. <'\11 enclosed corridors shall be illuminated to a minimum one (1)
footcandle of light.
3. Lighting designs fDr each phase of development including
Photometric footcandle calculations of all parking lots and
'.'.'alkvlays shall be revie'i'led by the Police Department of the City
of Santa Ana for consistency with this Plrrn.
1. The use ono,.'.' pressure sodium as a lighting source is prohibited.
53
75A-393
PART VIII. OPERATIONAL STANDARDS
1. Unless herein permitted to the contrary, all commercial activity shall be
conducted within a building.
2. All activity on the site shall be designed, built, operated, and verified in
compliance with the mitigation monitoring program of the certified final
Environmental Impact Report for this project.
3. Should special assessment, Mello Roos, or other financing be utilized,
written disclosure of such financing shall be disclosed in writing to all
purchasers and lessees within the project.
4. The following stud.i.1-es shall be reviewed, approved and from time to time
modified and approved by the City shall be implemented and maintained
throughout the project:
Trash operations plan
Security plan
Shared parking analysis
Parking operations plan
5. All residential units within the project shall be built, subdivided and sold
for individual ownership.
6. All trash consolidation areas within the project including residential shall
be maintained and operated for the recycling of solid waste materials to
the satisfaction of the Public Works Agency.
7. The trash pick-up operational plan (letter agreement with the City) shall be
incorporated into the CC&R's of the project. In addition, funding for
private cart pick up oftrash from the individual to\vnhouses to a central
point shall be established prior to building occupancy.
8. All circulation and parking operational procedures for the entire project
including but not limited to the bollards, security gates, loading zones,
reverse traffic lanes, parking management, 3falet and trash pick-up shall be
maintained by the project management and included by reference in the
CC&R's.
9. The CC&R's shall include provisions to prohibit the construction of walls
in the townhouse feaF two car garage that will disrupt the ability to park
resident and guest vehicles in all four both spaces.
10. The CC&R's shall prohibit recreational vehicle parking or storage on-site.
54
75A-394
11. The CC&R's shall contain provisions to preclude exposed television, ham
radio, dish, or other antenna and mechanical equipment.
12. The proposed non residential parking requirement relief shall not be
greater than proportional to phase size no more than a 20% maximum
reduction and subject to conditions of a parking reduction variance. Prior
to Phase II, the parking requircment may be reexamined at the dC'lelopers
option. Thc parking requirement as determined through a parking demand
study of occupied Phase I, may be readjust (up or down) by the Planning
Commission as a condition of Phase II building permit.
55
75A-395
P.\RT L"X..
CONCEPTU.A..L PL^..N APPROVAL
The city hereby approves these certain conceptual site plans for Main Street
Concourse prepared by Johannes Van Tilburg & Partners, approved in the City's
Site Plan Re'.'iew process and illustrated on Exhibit C 1 and C 2 attached hereto
(hereinafter the "Conceptual Plan").
f..pproval(s) of non material amendments or modifications to the Conceptual Plan
or any final Plans appro'/ed by the City may be made by the City of Santa .'\TIa
Directors of Public 'Norks and Planning. The Owner shall have the right to
appeal any adverse decision, first to the Planning Commission and then, if
necessary, to the city Council. A "non material" change shall be a minor site plan
alteration in harmony ,tVith this Plan and any de'/elopment agreement which may
then affect the property.
The Conceptual Plan assumes the eventual acquisition by the developer of the
Main Street Concourse project of the Polly's Pie site at the comer of Main and
Owens. Consequently: No building permit shall issue for any development of the
subject property until one of the follo'lIing conditions has been satisfied:
(1) The developer ofthe Main Street Concourse Project shall have
acquired the Polly's Pies site.
(2) The developer of the Main Street Concourse Project shall have
entered into an agreement '.vith the Community Redevelopment
.ALgency of the City of Santa i\na \vhereby the de'.'eloper agrees to
purchase the Polly's Pies site from the Redevelopment Agency if it
is acquired by the Redevelopment Agency, and the Redevelopment
Agency either shall have acquired title to the Polly's Pies site or
shall have obtained a right of possession ofthat site pursuant to an
action in eminent domain.
(3) The developer of the Main Street Concourse Project shall have
obtained approval by the City (subject to reasonable conditions) of
(a) a tentative subdi'/ision map which does not include the Polly's
Pies site, and (b) a de'.'elopment plan for the Main Street
Concourse Project, in accordance '.'lith the zoning regulations
applicable to the SD district, v:hich assumes the non acquisition of
the Polly's Pies site by the developer.
All Phase II improvements shall be submitted to Site Plan Revievl and the
Planning Commission for review and approval in conformance v:ith this Specific
Development and any Development Agreement, tract map conditions, conditional
use permit or 'lariancc applicable to this site.
56
75A-396
.<^...ll material amendments or modifications to the conceptual plan shall be
revie'.ved and approved by the Planning Commission.
57
75A-397
ORDINANCE NO. NS-2677
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING A DEVELOPMENT AGREEMENT
BETWEEN THE CITY OF SANTA ANA AND MAIN STREET
CONCOURSE, LLC
THE CITY COUNCIL OF THE CITY OF SANTA ANA ORDAINS AS FOLLOWS:
SECTION 1: The City Council hereby finds, determines and declares as follows:
A. The City is authorized pursuant to Government Code Sections 65864
through 65869.5 to enter into development agreements with persons having legal or
equitable interests in real property for the purpose of establishing certainty for both City
and owner in the development process.
B. The City enters into this Development Agreement pursuant to the
provisions of the Government Code and applicable City policies.
C. The Planning Commission has, following a duly noticed public hearing, on
December 13, 2004, recommended approval of this Development Agreement.
E. Entering into this Development Agreement would provide the City with
extraordinary and significant benefits that are of regional significance, relate to existing
deficiencies in public facilities, require the owner of City Place to contribute a greater
percentage of benefits than would otherwise be required, and represent benefits which
would not otherwise be required as part of the development process.
F. The City Council has held a noticed public hearing on this Ordinance, and
has considered all testimony presented thereto.
G. The City Council has, on February 7, 2005, approved a Environmental
Impact Report (EIR) in conjunction with this Project and adopted a mitigation monitoring
plan, written findings and a statement of overriding considerations and the Council
adopts this ordinance based upon said EIR, plan, findings and statement of overriding
considerations. After closing the public hearing, the Council adopted a motion continuing
the matter to its February 22, 2005 regular meeting and directing staff to return the
Project for approval with the following adjustments:
1. Amend Part II of the Specific Development to permit:
a. 185 dwelling units (town homes and live-work units) as shown on
lots 2,3 and 5 of Vesting Tentative Tract Map No. 16565.
Ordinance No. NS-2677
Page 1 of 3
75A-398
b. 1 dwelling unit per acre on Lot 1 of Vesting Tentative Tract Map
No. 16565.
2. Amend Section 5 of the Development Agreement to limit development in
Phase II to be consistent with the Specific Development, as amended,
but retain the concept that the City and Developer shall meet in good
faith to consider construction of a residential, for-sale, high-rise tower as
part of this Project
3. Amend the Vesting Tentative Tract Map to comply with the revised
Specific Development and Development Agreement.
4. Amend the Site Plan and Site Plan Review to comply with the revised
Specific Development and Development Agreement.
5. Amend the Final EIR, including the Project Description, consistent with
the revised Specific Development and Development Agreement.
6. Delete Section 5.1.2 of the Development Agreement related to
development of Commercial component tied to Development of hold
back units.
SECTION 2: The Development Agreement, a true and correct copy of which is
attached hereto as Exhibit 1, is hereby approved, and the City Manager and Clerk of the
Council are authorized to execute it on behalf of the City. The Clerk of the City is hereby
authorized and directed to cause this Development Agreement to be recorded with the
County Recorder's Office. In case of any dispute between the terms or effect of Tentative
Tract Map No. 2004-06 and the terms or effect of the Development Agreement, the
Development Agreement shall prevail.
SECTION 3: This ordinance shall not be effective unless and until Ordinance
No. NS-2676, Resolution No. 2005-016 and Resolution No. 2005-017 become effective. If
said ordinance and resolutions are for any reason held to be invalid or unconstitutional by
the decision of any court of competent jurisdiction, or otherwise do not go into effect for
any reason, then this ordinance shall be null and void and have no further force and
effect.
SECTION 4: If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this ordinance. The City Council of the City of Santa Ana hereby declares that
it would have adopted this ordinance and each section, subsection, sentence, clause,
phrase or portion thereof irrespective of the fact that anyone or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
Ordinance No. NS-2677
Page 2 of 3
75A-399
ADOPTED this
day of
,2005
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Benjamin Kaufman
Chief Assistant City Attorney
AYES: Councilmembers
NOES: Council members
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify that the
attached Ordinance No. NS-2677 to be the original ordinance adopted by the City
Council of the City of Santa Ana on , 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-2677
Page 3 of 3
75A-400
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
Clerk of the Council
City of Santa Ana
20 Civic Center Plaza M-30
P.O. Box 1988
Santa Ana, California 92702
FREE RECORDING
GOVERNMENT CODE S 6103
FIRST AMENDED AND RESTATED DEVELOPMENT AGREEMENT
by and between
THE CITY OF SANTA ANA
and
MAIN STREET CONCOURSE, LLC
Dated: February 14,2005
EXHIBIT 1
75A-401
AMENDED AND RESTATED DEVELOPMENT AGREEMENT BETWEEN
THE CITY OF SANTA ANA AND
MAIN STREET CONCOURSE, LLC
This AMENDED AND RESTATED DEVELOPMENT AGREEMENT
("Agreement") is entered into between THE CITY OF SANTA ANA, a charter city and
municipal corporation duly authorized under the Constitution and laws of the State of California
("City") and MAIN STREET CONCOURSE, LLC, a California Limited Liability Company
("Owner" or "Property Owner").
1. RECITALS. This Agreement is entered into with reference to the following
facts:
1.1 Original Agreement. The City and Owner's predecessor in interest,
Orient Corporation of America, Inc., a California corporation ("Orient"), are parties to that
certain Development Agreement entered into on or about May 3, 1993 and recorded as
Document Number 93-0385606 with the Recorder's Office of the County of Orange (the
"Original Agreement").
(1) The purpose of the Original Agreement was to facilitate the
development of the mixed-use project contemplated by the City's Specific Design Zoning
Designation SO-59 (SO-59), Vesting Tentative Map No. 14408 and EIR No. 93-_.
(2) Orient's interest was subsequently acquired by Owner, who has
applied to the City for approvals of a modified project, including an amendment to SO-59 and a
new vesting tentative map.
(3) The City and Owner agree that the changes Owner seeks in the
Original Agreement substantiate the need to amend and restate the Original Agreement.
1.2 Code Authorization. The City is authorized pursuant to Government
Code Sections 65864 through 65869.5 to enter into Development Agreements with persons
having legal or equitable interests in real property for the purpose of establishing certainty for
both the City and Owner in the development process. The City enters into the Agreement
pursuant to the provisions of the Government Code and applicable City policies. The parties
acknowledge:
(1)
the time of development.
This Agreement is intended to assure adequate public facilities at
(2) This Agreement is intended to assure development in accordance
with the City's General Plan, applicable Specific Plans and Specific Development District
No. 59, as modified concurrently herewith by Ordinance No. NS-2676.
1
75A-402
(3) This Agreement will permit achievement of goals and objectives as
reflected in the City's General Plan, all applicable Specific Plans and Specific Development
District No. 59.
(4) Owner is required by existing City regulations to provide
mitigation for certain impacts and pay certain regulatory fees as conditions of approvals through
the regulatory process:, as further provided in this Agreement.
(5) This Agreement will allow the City to realize extraordinary and
significant public infrastructure facilities and other supplemental benefits in addition to those
available through the existing regulatory process.
(6) Many of the extraordinary and significant benefits identified as
consideration to the City for entering into this Agreement are of regional significance, relate to
existing deficiencies in public facilities, require Owner to contribute a greater percentage of
benefits than would otherwise be required, and represent benefits which would not otherwise be
required as part of the development process.
1.2 Owner. Owner represents and warrants that it has a legal or equitable
interest in the real property located in the City of Santa Ana, California, legally described on
Exhibit A attached hereto and incorporated herein, and graphically described on Exhibit B
attached hereto and incorporated herein (hereinafter the "Property"). The Property is
approximately 17.72 acres in size (and approximately 18.76 acres before dedications) and is
vacant:
1.3 Approval of Owner. Owner further hereby represents that it has
approved this Agreement and is authorized to enter into this Agreement.
1.4 Planning Commission - Council Hearings. On October 25,2004, the
Planning Commission of the City ("Planning Commission"), after giving notice pursuant to
Government Code Sections 65090 and 65091, held a public hearing to consider the Owner's
application for this Agreement. This public hearing was duly held, all public testimony was
attended to, and consideration of this matter continued by the Planning Commission to its regular
meeting of December 13,2004, on which date the Planning Commission recommended to the
City Council of the City that it execute this Agreement. On February 7, 2005, the City Council
of the City of Santa Ana ("Council"), after providing notice as required by law, held a public
hearing to consider the Owner's application for this Agreement. Following this public hearing,
the matter was continued the Council's next regular meeting, on February 22, 2005, in order to
make certain changes to this Agreement, SO-59 and Vesting Tentative Map No. 14408, to all of
which the Owner voluntarily agreed.
1.5 Council Findings. The Council finds that this Agreement is consistent
with the General Plan, applicable Specific Planes) as well as all other applicable ordinances,
plans, policies and regulations of the City.
2
75A-403
1.6 City Ordinance. On March 3, 2005, the Council adopted Ordinance No.
NS-2677 approving this Agreement. The ordinance becomes effective thirty (30) days
thereafter.
2. DEFINITIONS. In the Agreement, initially capitalized terms used but not
defined shall have the following meanings unless the context otherwise requires:
2.0.5 "Executive Director" means the Executive Director of the City's
Planning and Building Agency or designee.
2.1 "Final Design" means the final design documents for a work of public art,
which is set forth in greater detail in paragraph 5.8 of this Agreement.
2.2 "Map" means Tentative Tract Map No.2004-06 , approved concurrently
with this Agreement.
2.2 "Property Owner" or "Owner" means Main Street Concourse, LLC,
being the person, persons, or entity having a legal or equitable interest in the Property, and
includes Main Street Concourse, LLC's successors in interest.
2.3 "Property" is the real property described in Exhibit A and referred to in
Exhibit B.
2.4 "Project" is the development of the Property as generally set forth in
SD-59, Tentative Tract Map No. 2004-06, Conditional Use Permit No. 2004-28, Environmental
Impact Report No. 2004-01, and Site Plan Review No. 2004-05.
2.5 Public Art Locational Plan means the conceptual Plan attached hereto as
Exhibit C. The parties recognize that the Locational Plan sets forth the general description of the
location of the Public Art required by this Agreement, and is subject to refinement at the time of
installation, by Agreement of the Owner and the Executive Director.
3. EXHIBITS. The following documents referred to in the Agreement are attached
to this Agreement and are identified as follows:
Exhibit
ne~ignHtion
ne~cription
Referred to
in Section
A
Property Legal Description
1.2
B
Property Graphical Description (Site Plan)
1.2
C
Public Art Locational Plan
2.5
D
Phasing Plan
5.1.1
E
Remaining Offsite Mitigation Measures
3
5.1.2
75A-404
F
Residential High Rise Tower Study Area
5.4
4
75A-405
4. GENERAL PROVISIONS.
4.1 Amendment and Restatement. This Agreement amends, restates and
supersedes the Original Agreement in its entirety.
4.2 Property Subject to the Agreement. Until released pursuant to the
provisions of Section 8.6 below, no property shall be released from this Agreement until
Property Owner has fully performed its obligations arising out of the Agreement.
4.3 Effective Date; Duration of Agreement. The "Effective Date" of this
Development Agreement shall be the date that the City Council ordinance adopting this
Development Agreement becomes effective, which date is thirty (30) days after the City Council
meeting at which such ordinance is adopted, unless this Agreement or Ordinance No. NS-2676
(the amendment to SD-59) is the subject of a referendum which has received a prima facie
sufficient number of signatures or unless its effective date is stayed by order of a court with
jurisdiction. The remaining term of this Agreement shall extend for the same period as specified
in the Original Agreement, unless this Agreement is earlier terminated or its term modified by
further agreement fully executed by both parties; provided, however, that nothing herein is
intended nor shall it be interpreted to extend the period of validity of any approval issued in
conjunction with the City's Development Project Plan process or building permit, beyond local
requirement. Except as expressly stated herein, paragraph 3 of the Original Agreement shall
remain in full force and effect.
(b) Pursuant to Section 66452.6(a) of the California Subdivision Map Act, the
term of the Map, including any lot line adjustment or merger of lots (or any other tentative map
filed subsequent to the Effective Date of this Agreement), shall not expire during the term of this
Development Agreement remains in effect.
(c) Notwithstanding subsections (a) or (b) hereof, if, at the end of the original
or any modified term, the Property is in the process of being developed, the term of this
Development Agreement shall be further extended until such construction in process is
completed, not to exceed an additional three years after expiration of the original or modified
term.
(d) The expiration of this Development Agreement shall not terminate any
land use approvals approved concurrently with or subsequent to the approval of this
Development Agreement, but shall merely end the period as to which such approvals are vested
against subsequent changes in applicable law.
(e) Upon the expiration or termination of this Development Agreement for
any reason, the City and Owner and its successors and assigns agree to cooperate and execute
any document reasonably requested by the other party to remove this Development Agreement
from the public records as to the property or any applicable portion thereof.
4.4 Assignment. Owner shall have the right to transfer or assign the Property,
in whole or in part, to any person, entity (public or private), partnership, joint venture, firm or
corporation at any time during the term of this Agreement; provided, however, that except as
provided in section 4.4.1 of this Agreement the rights of Owner under this Agreement may not
5
75A-406
be transferred or assigned unless the written consent of the Council is first obtained and any
transfer or assignment ofthe rights under this Agreement shall include in writing the assumption
of the duties, obligations, and liabilities arising from this Agreement if the City grants written
consent to transfer the rights. Nor shall the rights of the Owner hereunder be subject to
assignment by attachment, execution, or proceedings under any provision of the Bankruptcy Act,
and any such assignment or transfer shall be wholly void and of no force and effect unless such
written consent thereto be obtained from the Council. Such transfer or assignment shall not
relieve Owner of any duty, obligation or liability to City without the consent of the City. During
the term of this Agreement, any approved assignee or transferee of the rights under this
Agreement shall observe and perform all of the duties and obligations of Owner contained in this
Agreement as such duties and obligations pertain to the portion of the Property transferred or
assigned. Any and all approved successors and assignees of Owner shall have all of the same
rights, benefits, duties, obligations, and liabilities of Owner under this Agreement. If the
Property is subdivided, any subdivided parcel may be sold, mortgaged, hypothecated, assigned,
or transferred to persons for ownership, investment, use or development by them in accordance
with the provisions of this Agreement.
4.4.1 Assignment to Controlled Assignee. Notwithstanding the above,
consent shall not be required in connection with a Permitted Transfer (as herein defined) of
Property of Owner provided City Council is notified of such Permitted Transfer and furnished
with copies of the fully executed instruments effectuating same within fifteen (15) business days
after the effective date thereof. For purposes hereof, the capitalized terms used herein shall be
defined as follows:
(i) "Permitted Transfer" shall mean Transfer of the Property or direct
or indirect interests in Owner if, following the transfer (a) the Property remains under the Legal
Control (defined below) of Robert H. Bisno, or, upon the death of Robert H. Bisno, his heirs or
devisees, or (b) foreclosure pursuant to the provisions of section 8.5 of this Agreement.
(ii) "Legal Control" shall mean the power or authority, directly or
indirectly through one or more intermediaries, through the ownership of voting securities, by
contract or otherwise, to direct the management, activities or policies of such person or entity.
(iii) "Transfer" shall mean any change in the direct or indirect
members, partners, shareholders or principals in the ownership of an entity or other ownership
components of such entity.
4.5 Amendment or Cancellation of Agreement. This Agreement may be
amended from time to time or cancelled by the mutual consent of the parties, but only in the
same manner as its adoption by an ordinance as set forth in Government Code Section 65868;
provided, however, that as specified in section 5.5.1 of this Agreement the Executive Director
may approve one or more minor changes in the Project only to the extent that such changes are
not required by State law or the City Municipal Code to be decided by the Zoning Administrator,
Planning Commission (or other City Commission) or City Council. The term "Agreement" or
"Development Agreement" as used herein shall include any amendment properly approved and
executed.
6
75A-407
4.6 Enforcement. Notwithstanding Government Code Section 65865.4, this
Agreement is enforceable by any party to the Agreement in any manner provided by law. The
remedies provided in Section 8.4 of this Agreement shall not include, and City shall not be liable
for, any action in damages or any costs or attorney's fees resulting from any dispute,
controversy, action or inaction, or any legal proceeding arising out of this Agreement except as
may be provided in Section 6.3(5) of this Agreement.
4.7 Hold Harmless. Property Owner agrees to and shall hold the City, its
officers, agents, employees, consultants, special counsel, and representatives harmless from
liability: (I) for damages, just compensation, restitution, judicial or equitable relief arising out of
claims for personal injury, including health, and claims for property damage, which may arise
from the direct or indirect operations of the Property Owner or its contractors, subcontractors,
agents, employees, or other persons acting on its behalf which relates to the Project; and (2)
from any claim that damages, just compensation, restitution, judicial or equitable relief is due by
reason of the terms of or effects arising from this Agreement, other than a breach by the City of
its obligations hereunder. Property Owner agrees to pay all costs for the defense of the City and
its officers, agents, employees, consultants, special counsel, and representatives regarding any
action for damages, just compensation, restitution, judicial or equitable relief caused or alleged
to have been caused by reason of Property Owner's actions in connection with the Project, any
third party claims arising out of this Agreement, or any approval or certification by the City
relating to the Project. This hold harmless Agreement applies to all claims for damages, just
compensation, restitution, judicial or equitable relief suffered, or alleged to have been suffered,
by reason of the events referred to in this paragraph or due by reason of the terms of, or effects,
arising from this Agreement or any approval or certification by the City relating to the Project,
regardless of whether or not the City prepared, supplied or approved this Agreement, plans or
specifications, or both, for the Project. The Property Owner further agrees to indemnify, hold
harmless, and pay all costs for the defense of the City, including fees and costs for special
counsel to be selected by the City, regarding any action by a third party challenging the validity
of this Agreement or any approval or certification by the City relating to the Project, or asserting
that damages, just compensation, restitution, judicial or equitable relief is due to personal or
property rights by reason of the terms of, or effects arising from this Agreement, The Property
Owner further agrees to indemnify, hold harmless, and pay all costs for the defense of the City,
excluding fees and costs for special counsel to be selected by the City or other outside counselor
consultants, if any, regarding any action by a third party challenging the validity of this
Agreement or any approval or certification by the City relating to the Project, or asserting that
damages, just compensation, restitution, judicial or equitable relief is due to personal or property
rights by reason of the terms of, or effects arising from this Agreement. City may make all
reasonable decisions with respect to its representation in any legal proceeding.
4.8 Binding Effect of Agreement. To the extent not otherwise provided in
Section 4.4 ofthis Agreement, the burdens of the Agreement bind, and the benefits of the
Agreement inure, to the parties' successors in interest.
4.9 Relationship of the Parties. The contractual relationship between the
City and Owner arising out of the Agreement is one of independent contractor and not agency.
This Agreement does not create any third party beneficiary rights.
7
75A-408
4.10 Notices. Any notice, tender, demand, delivery, or other communication
pursuant to this Agreement shall be in writing and shall be deemed to be properly given if
delivered in person or mailed by first class or certified mail, postage prepaid, or sent by
telefacsimile in the manner provided in this Section, to the following persons:
If to the City, to:
City Manager
City of Santa Ana
20 Civic Center Plaza M-31
P.O. Box 1988
Santa Ana, California 92702
telefacsimile (714) 647-6954
and,
City Attorney
City of Santa Ana
20 Civic Center Plaza M-29
P.O. Box 1988
Santa Ana, California 92702
telefacsimile (714) 647-6515
If to Owner, to:
Main Street Concourse, LLC
c/o Transaction Companies
1800 Century Park East, Suite 450
Los Angeles, CA 90067-1518
Attn: Robert H. Bisno
Telefacsimile (310) 277-3787
and,
F. Thomas Muller, Esq.
O'Melveny & Myers LLP
400 South Hope Street
Los Angeles, California 90071
telefacsimile (213) 430-6407
A party may change its address by giving notice in writing to the other party.
Thereafter, any notice, tender, demand, delivery, or other communication shall be addressed and
transmitted to the new address. If sent by mail, any notice, tender, demand, delivery, or other
communication shall be effective or deemed to have been given three (3) days after it has been
deposited in the United States mail, duly registered or certified, with postage prepaid, and
addressed as set forth above. If sent by telefacsimile, any notice, tender, demand, delivery, or
other communication shall be effective or deemed to have been given twenty-four (24) hours
8
75A-409
after the time set forth on the transmission report issued by the transmitting facsimile machine,
addressed as set forth above. For purposes of calculating these time frames, weekends, federal,
state, County, or city holidays shall be excluded.
5. DEVELOPMENT OF THE PROPERTY.
5.1 Existing Rules, Regulations and Policies. The rules, regulations and
official policies governing the permitted use(s) of the Property, with respect to and only with
respect to the permitted use(s), density, height, size of structures and intensity of use of the
Property, and provisions for reservation or dedication of land for public purposes and any other
exactions or mitigation measures applicable to the Project shall be those rules, regulations, and
policies applicable to the Property as of the Effective Date, including those set forth in District
Plan No. 59, as amended concurrently herewith.
5.1.1 Phasing ofthe Project. The City agrees and acknowledges that the
Project may be phased by Owner pursuant to the Phasing Plan attached to this Agreement as
Exhibit D.
5.1.2. Reserved.
5.1.3 Remaining Off site Mitigation Measures. The parties acknowledge and
agree that Owner's predecessor in interest under the Original Agreement, has constructed or
caused to be constructed many of the offsite mitigation measures required by the Original
Agreement, which mitigation measures were scaled to mitigate impacts from a substantially
larger project than Owner's. Therefore, the sole remaining offsite mitigation measures which
must be funded or constructed by Owner are as set forth in Exhibit E to this Agreement.
5.2 Exclusion from Existing Rules, Regulations and Policies.
Pursuant to Government Code Section 65866, and Pardee Construction Co. v.
City of Camarillo (1984) 37 Ca1.3d 465,208 Cal.Rptr. 228, 690 P.2d 701, the City retains the
right to enact police power regulations on matters not covered by this Agreement, including
without limitation ("Reserved Powers"):
a. Municipal laws and regulations which do not interfere with Owner's
vested rights to develop and use the Property in accordance with this Agreement. Owner and its
successors and assigns and all persons and entities in occupation of any portion of the Property
shall comply with such non-conflicting laws and regulations as may from time to time be enacted
or amended hereafter. Specifically, but without limitation on the foregoing, such non-conflicting
laws and regulations include the following:
(1) Existing taxes, assessments, fees and charges, except as otherwise
specifically provided in this Development Agreement;
(2) Building, electrical, mechanical, fire and similar codes based upon
uniform codes incorporated by reference into the Santa Ana Municipal Code;
9
75A-410
(3) Laws, including zoning code provIsions, which regulate the
manner in which business activities may be conducted or which prohibit any particular
type of business activity on a city-wide basis; and
(4) Procedural rules of general City-wide application.
b. No vested rights as to any requirements in this section 5.2 either as to
existing or future regulations, ordinances, policies, and plans are hereby conferred.
5.3 Design and Construction Standards and Specifications. The design
and construction standards and specifications for all Project construction, shall be subject to
applicable design standards and guidelines, including without limitation SD-59 and Chapter 41
of the Santa Ana Municipal Code, in effect at the time that any development approval shall be
sought for the Project or any unit or structure contained within the Project.
5.4 Future, Proposed Residential, High Rise Towers.
a. Without in any way affecting the rights vested pursuant to this Agreement,
Owner shall meet and confer in good faith with the City on whether to construct a residential,
for-sale, high rise tower on the Property in the general location as specified in Exhibit F to this
Agreement, in lieu of the single family residential development at the density of 1 unit per acre
approved for such area concurrently herewith. The parties hereto acknowledge and agree that
the City's discretionary review of any such proposal together with any approvals sought to
develop any such tower on the Property shall be deemed to fall within the provisions of section
5.5 of this Agreement, and not be covered by section 5.1 of this Agreement-. If, after good faith
investigation and consideration the Owner has not concluded by August 1, 2005, that a high rise
development is feasible, Owner may proceed with development as approved concurrently
herewith. No fees, exactions, mitigation measures or dedications shall be required with respect
to such area until development commences thereon.
b. In consideration of the above, and the extraordinary and significant
benefits that Owner acknowledges and agrees that it has received in executing this Agreement,
Owner voluntarily waives any claim, and holds harmless the City, its officers, agents and
employees, from any claim that damages, just compensation, restitution, judicial or equitable
relief is due by reason of the terms of or effects arising from this Agreement or the Project, other
than a breach by the City of its obligations hereunder. Said waiver and hold harmless shall be in
addition to that set forth in other provisions of this Agreement, including but not limited to
section 4.7.
5.5 Future Discretionary Approvals. This Agreement shall not prevent the
City, when considering requests for discretionary approvals not covered by this Agreement
subsequent to the effective date of this Agreement from applying new rules, regulations, and
policies which are applicable to the Property, including but not limited to, material changes in
the general plans, specific plans, zoning, subdivision or building regulations, nor shall this
Agreement prevent the City from denying or conditionally approving any subsequent
applications for discretionary land use entitlements based on such existing or new rules,
regulations, and/or policies; provided however, that such new rules, regulations, and official
policies are of general application to all development within the City and are not imposed solely
10
75A-411
with respect to the subject property. In addition, this Agreement shall not prevent the City from
exercising its police power to protect the health, safety, and welfare of the public. This police
power, exercised in accordance with Section 5.2 of this Agreement, is paramount to any rights or
obligations created or existing between the parties.
5.5.1 Minor Changes. Upon application of Owner, the Executive Director may
approve minor modifications to the discretionary approvals vested pursuant to this Agreement,
provided that such changes are consistent in scope and intention with such approvals. The
Executive Director has the sole and absolute discretion to determine what constitutes a "minor
modification."
5.6 Processing Fees. All fees and charges intended to cover the City's costs
associated with processing development of the Property, including but not limited to fees and
charges for applications, processing, inspections, plan review, plan processing, and/or
environmental review, which are existing or may be revised or adopted during the term of this
Agreement, shall apply to the development of the Property.
5.7 Amendments or Additions to Citywide Fee Programs. This Agreement
shall not preclude the inclusion of and changes to fee programs, taxes whether special or general,
or assessments (hereafter collectively referred to as "fees") adopted by the City after the
effective date of this Agreement, which shall be applicable to the Project or the Property
provided that they (1) are standard fees applicable to all development in the City (although actual
fee rates may vary within the City where bona fide Citywide fee zones have been established),
(2) are not applicable primarily or only to this Project, or (3) are not imposed to either (a)
mitigate, offset or compensate for Project impacts which were analyzed in the negative
declaration prepared for the Project, or (b) duplicate any exactions, project design features,
conditions of approval, Agreements, or mitigation measures contained in the Development Plan
or this Agreement.
5.8 Development, Construction and Completion of Work of Public Art.
In consideration for the extraordinary and significant benefits to the City set forth in this Section,
the Owner has been legally vested under paragraph 5.1 with regard to the permitted uses of land,
density, and intensity of use, Owner shall include within the Project at one or more prime
locations visible to the public from currently existing public right-of-way, one or more
permanent works of public art (the "Public Art"). The Owner shall design and/or construct the
facilities specified below prior to the corresponding triggering event specified in section 5.8.1
below. The Public Art shall conform in all respects to Exhibit C of this Agreement, the "Public
Art Locational Plan."
5.8.1 Work of Public Art.
Facilities to He ronstmcted
Trieeerine F-vent (F g I New I Ise or New Area)
Prior to issuance of first Building Permit or four
(4) years from the effective date of this
Agreement, whichever comes first.
1. Submit Final Design of Public Art.
Final design must conform to Public Art
Locational Plan.
2. Install Public Art.
Prior to the City's issuance of Certificate of Use
11
75A-412
and Occupancy for any building, or five (5) years
from the effective date of this Agreement,
whichever comes first:
With respect to the Final Design, Owner shall complete all construction and development, shall
submit all plans, drawings, and other documents, and perform all of its obligations under this
Agreement within the times specified above. During periods of construction of the work of
public art encompassed in the Public Art Locational Plan, Owner shall submit to the City a
written report of the progress of the construction when and as reasonably requested by the City.
The report shall be in such form and detail as may be reasonably required by the City, and shall
include a reasonable number of construction photographs (if requested) taken from the last report
by Owner. Development scheduling or date or times of performance may be subject to revision
from time to time if first mutually agreed to in writing. Such revisions do not constitute
amendments requiring further notice and public hearing.
5.8.2 Inclusionary Housing Fee. Owner shall pay to the City the sum of
$3,000.00 per residential unit (or live-work unit) as a condition of issuance of each building
permit. This fee shall be used by the City to build new or substantially rehabilitate existing
affordable housing in the City.
5.8.3 Cultural In-Lieu Fee. The parties acknowledge that the Original
Agreement included the requirement that Owner construct a 125-fixed seat legitimate theater as
part of a dual-purpose, "multiplex" motion picture theater complex Due to modifications to the
Project from the Original Agreement to this Agreement, Owner agrees that in lieu of
constructing said theater, it will pay the City a fee of$400,000.00 upon the issuance of the first
building permit for the Project. The City agrees to use this fee toward the design and
construction of a theater.
5.8.4. Park Requirements.
a. Santiago Park Improvements. The Owner shall pay a special Santiago
Park fee of $1.64 per square foot of net rentable or salable square feet of development as a
condition of issuance of each building permit. The parties acknowledge and agree that this
contribution is in addition to any tax or fee or dedication imposed by the City on new residential
development. The City shall use said fees for deferred maintenance and capital improvements to
Santiago Park. If not used or appropriated within five years after payment, this fee shall be
returned to Owner, consistent with the provisions of and exceptions contained within the
California Mitigation Fee Act, Government Code 9 66000 et seq. This fee shall be offset against
the fee owed the City pursuant to section 5.8.4(b) of this Agreement (i.e., the amount in the "In-
Lieu Park Fee" required of Owner shall be reduced by an amount equal to the special Santiago
Park fee paid by Owner pursuant to this section).
b. In-Lieu Park Fee. The Owner shall pay an "in lieu" fee at the value of
$35.50 per square foot of area to be dedicated pursuant to the standard established by section 34-
204 et seq. of the Santa Ana Municipal Code, as specified in the City's site plan review letter;
provided, however that the fee may be increased yearly by the average rate of increase in land
12
75A-413
costs in the City of Santa Ana, as that increase is established by the annual change in the
"Construction Cost Index-Los Angeles," published by Engineering News-Record, or substitute
index chosen by the Executive Director should this index is discontinued. The fee shall be paid
for each phase, as set forth in section 5.1.1 of this Agreement, prior to issuance of the first
building permit for that phase, and shall be utilized by the City in the Quadrant ofthe City (as set
forth in the City's Park A&D Fee program) in which the Project is located, with priority given to
Santiago Park.
5.8.5 Covenants, Conditions, and Restrictions. Covenants, Conditions, and
Restrictions (CC&R's) must be provided and approved by the Executive Director for the project
prior to the issuance of the first building permit. Such CC&R's must contain at a minimum, the
following:
(1) No more than four residents per live-work unit.
(2) All residential and live-work units shall remain owner occupied
and shall not allow rental of the entire unit.
(3) Use Restriction for Live-Work Units. The live-work project must
remain as a live-work community. The work component shall be limited
to one of the allowable uses as specified in the Specific Development
(SO-59) zoning district.
(4) Repair of perimeter walls will be specified in the CC&R's in the
event of damage.
(5) The CC&R's shall provide notice to prospective owners ofthe
urban character of the City and this area, including but not limited to the
permitted uses of the property and buildings in the immediate area of the
development (e.g.., Main Place Regional Shopping Mall, and surrounding
property zoned and/or devoted to commercial use), and shall provide a
release of all claims against the City which may arise from or relate to the
disclosed matters.
(6) The CC&R's shall reflect that ground floor space in the live-work
units shall be restricted to work/retail activities.
(7) The CC&R's shall reflect that balconies may not be used for
storage.
(8) Terms and Content:
1. CC&R's are to be in effect for 66 years.
ii. Any proposed modifications to the foregoing provisions of
the CC&R's will require approval by the Executive Director.
13
75A-414
5.9 Responsibility For Costs of Work QfPublic Art. The City and Owner
agree that Owner shall be responsible for all costs associated with the design, construction,
maintenance and repair of the work of public art provided for in the Public Art Locational Plan.
5.10 City to Receive Contract Documents. Owner shall furnish the City,
upon written request, copies of contracts and supporting documents relating to the work of
public art.
5.11 Conditions of Discretionary Approvals. The requirements imposed as
conditions of any discretionary approval received through the City's existing regulatory process
shall be governed by the terms of those approvals, and in no event shall such conditions be
affected by the termination, cancellation, rescission, revocation, or default or expiration of this
Agreement.
5.12 Moratoria. In the event an ordinance, resolution or other measure is
enacted, whether by action of the City, by initiative, or otherwise, which relates to the rate,
amount, timing, sequencing, or phasing of the development or construction of the Project on all
or any part of the Property or the implementation or construction of a mitigation measure, the
City agrees that such ordinance, resolution or other measure shall not apply to the Project, the
Property or this Agreement.
5.13 Compliance With Governmental Requirements. Owner shall carry out
the design, construction, and operation of the Project in substantial conformity with all
applicable laws, ordinances, statutes, codes, rules, regulations, orders, and decrees of the United
States, the State of California, the County of Orange, the City, or any other political subdivision
in which the Property is located, and of any other political subdivision, agency, or
instrumentality exercising jurisdiction over the City, the Owner or the Property, including all
applicable federal, state, and local occupation, safety and health laws, rules, regulations and
standards, applicable state and labor standards, applicable prevailing wage requirements, the
City zoning and development standards, City permits and approvals, building, plumbing,
mechanical and electrical codes, as they apply to the Property and the Project, and all other
provisions of the City and its Municipal Code (as they apply to the Property and the Project), and
all applicable disabled and handicapped access requirements, including, without the limitation,
the Americans With Disability Act, 42 U.S.C. 9 12101 et seq., Government Code 9 4450 et seq.,
and the Unruh Civil Rights Act, Civil Code S 51 et seq. ("Governmental Requirements").
6. ANNUAL REVIEW.
6.1 City and Owner Responsibilities. The City shall, at least every twelve
(12) months during the term of this Agreement, review the extent of good faith substantial
compliance by Owner with the terms of this Agreement. Pursuant to Government Code Section
65865.1, as amended, Owner shall have the duty to demonstrate by substantial evidence its good
faith compliance with the terms of the Agreement at the periodic review.
6.2 Review Letter. If Owner is found to be in compliance with the
Agreement after the annual review set forth in Section 6.1 above, the City shall, upon written
request by Owner, issue a Review Letter to Owner (the "Letter") stating that based upon
14
75A-415
information known or made known to the City Council, the City Planning Commission and/or
the City Executive Director, the Agreement remains in effect and Owner is not in default.
Owner may record the Letter in the Official Records of the County of Orange.
6.3 Failure of Periodic Review. City's failure to review at least annually
Owner's compliance with the terms and conditions of this Agreement shall not constitute or be
asserted by any party as a breach of the Agreement by Owner or City.
7. DEFAULT.
7.1 Owner Events of Default. Property Owner is in default under this
Agreement upon the happening of one or more of the following events or conditions (each, an
"Owner Event of Default"):
(1) If a material warranty, representation, or statement made or
furnished by Property Owner to the City is false or proves to have been false in any material
respect when it was made; or
(2) A finding and determination made by the City following a periodic
review under the procedure provided for in Government Code Section 65865.1 and Section 6.1
of this Agreement that upon the basis of substantial evidence the Property Owner has not
complied in good faith with one or more of the material terms or conditions of this Agreement;
(3) Failure to comply with Governmental Requirements;
(4) Any other event, condition, act, or omission which materially
interferes with the intent and objectives of this Agreement.
7.2 Procedure upon Default.
(1) Upon an Owner Event of Default, the City through the Executive Director
shall submit to Owner, a written notice of default, in the manner provided in Section 4.10,
identifying with specificity the nature of the alleged default and, when appropriate, the manner in
which said default may be satisfactorily cured. Upon receipt of the notice of default, the Owner
shall cure the identified default(s) at the earliest reasonable time after receipt of the notice of
default and shall complete the cure in any event not later than one hundred and twenty (120)
days after receipt of the notice of default, or such longer period as is reasonably necessary to
remedy such default(s), provided that the Owner shall continuously and diligently pursue such
remedy at all times until such default(s) is cured. If Owner has failed to remedy or diligently
proceed to remedy such default(s) after proper notice and expiration of said one hundred and
twenty (120) day cure period or such extended period as provided herein, the City may terminate
or amend this Agreement in accordance with the procedure adopted by the City. Failure or delay
in giving notice of default- shall not constitute a waiver of any default, nor shall it change the
time of default.
15
75A-416
(2) If after the cure period has elapsed, the Executive Director finds
and determines that Owner has not cured the default pursuant to this Section 7.2, Owner shall be
entitled to appeal that finding and determination to the City Council by filing an appeal with the
City Clerk, if at all, within fourteen (14) days after the mailing of such finding and determination
to Owner, or its successors, transferee, and/or assignees, as the case may be. The City Council
shall act upon the finding and determination of the Executive Director within ninety (90) days
after the filing of such appeal. In the event of a finding and determination that all defaults are
cured, there shall be no appeal by any person or entity.
(3) The City does not waive any claim of defect in performance by
Property Owner, if on periodic review the City does not propose to modify or terminate this
Agreement.
(4) Non-performance shall not be excused because of a failure of a
third person.
(5) An express repudiation, refusal, or renunciation of the contract, if
the same is in writing and signed by the Owner, shall be sufficient to terminate this Agreement
and a hearing on the matter shall not be required.
(6) Adoption of a law or other governmental activity making
performance by the Owner unprofitable or more difficult or more expensive does not excuse the
performance of the obligation by the Property Owner.
(7) All other remedies at law or in equity which are not inconsistent
with the provisions of this Agreement are available to the parties to pursue in the event there is a
breach.
7.3 Damages upon Termination. In no event shall Property Owner be
entitled to any damages against the City upon termination of this Agreement for an Owner Event
of Default.
7.4 Institution of Legal Action. In addition to any other rights or remedies,
either party may institute legal action to cure, correct, or remedy any default or breach, to
specifically enforce any covenants or Agreements set forth in the Agreement, or to enjoin any
threatened or attempted violation of the Agreement; or to obtain any remedies consistent with the
purpose of the Agreement. Legal actions shall be instituted in the Superior Court ofthe County
of Orange, State of California, or in the Federal District Court in the Central District of
California, Southern Division.
8. ENCUMBRANCES AND RELEASES ON PROPERTY.
8.1 Discretion to Encumber. This Agreement shall not prevent or limit
Owner, in any manner, at Owner's sole discretion, from encumbering the Property or any portion
of the Property or any improvement on the Property by any mortgage, deed of trust, or other
16
75A-417
security device (or any number ofthem) securing financing with respect to the Property or its
improvement (any such encumbrance, a "Mortgage").
8.2 Entitlement to Written Notice of Default. The mortgagee ofa mortgage
or beneficiary of a deed of trust encumbering the Property or any part thereof and their
successors and assigns ("Mortgagee") shall, upon written request to the City, be entitled to
receive from the City written notification of any Owner Event of Default.
8.3 Performance of Covenants. The Mortgagee shall have the right, but no
obligation, to perform any term, covenant or condition and to remedy any Owner Event of
Default hereunder within the time periods specified herein, and the City shall accept such
performance with the same force and effect as if furnished by the Owner; provided, however,
that said Mortgagee shall not thereby or hereby be subrogated to the rights of the City.
8.4 Default by the Owner. In the event of an Owner Event of Default that
has not been cured by the Owner or as to which there is no cure period hereunder, the City
agrees not to terminate this Agreement (1) unless and until the City provides written notice of
such default to any Mortgagee and such Mortgagee shall have failed to cure such Owner Event
of Default within ninety business days after the later of delivery of such notice or expiration of
any applicable Owner cure period, and (2) as long as:
(a) In the case of an Owner Event of Default that cannot practicably be
cured by the Mortgagee without taking possession of the Property (which defaults shall not
include defaults "not susceptible of being cured" as defined below), (x) the Mortgagee has
delivered to the City, prior to the date on which the City shall be entitled to give notice of
termination, a written instrument wherein the Mortgagee unconditionally agrees that (subject to
such delays as may be incident to obtaining a relief from stay in the case of a
bankruptcy/dissolution event) it will commence and diligently pursue cure of such Owner Event
of Default promptly following its obtaining possession and; (y) said Mortgagee shall proceed
diligently to obtain possession of the Property (including possession by receiver) (subject to such
delays as may be incident to obtaining a relief from stay in the case of a bankruptcy/dissolution
event) and, upon obtaining such possession, shall proceed diligently to cure such Owner Event of
Default; and
(b) In the case of an Owner Event of Default that is not susceptible to
being cured by the Mortgagee, the Mortgagee shall institute foreclosure proceedings and
diligently prosecute the same to completion (subject to such delays as may be incident to
obtaining a relief from stay in the case of a bankruptcy/dissolution event) (unless in the
meantime it shall acquire the Owner's right, title and interest hereunder, either in its own name
or through a nominee, by assignment in lieu of foreclosure) and upon such completion of
acquisition or foreclosure such Owner Event of Default shall be deemed to have been cured.
The Mortgagee shall not be required to obtain possession or to continue in
possession as Mortgagee of the Property pursuant to Subsection 8.4(a) above, or to continue to
prosecute foreclosure proceedings pursuant to Subsection 8.4(b) above, if and when such Owner
Event of Default shall be cured. Nothing herein shall preclude the City from exercising any of
its rights or remedies with respect to any other Owner Event of Default during any period of
17
75A-418
such forbearance, but in such event the Mortgagee shall have all of its rights provided for herein.
If the Mortgagee, its nominee, or a purchaser in a foreclosure sale, shall acquire title to Owner's
right, title and interest hereunder and shall cure all Owner Events of Defaults that are susceptible
of being cured by the Mortgagee or by said purchaser, as the case may be, then prior Owner
Events of Default that are not susceptible to being cured by the Mortgagee or by said purchaser
shall no longer be deemed Owner Events of Default hereunder.
Except as set forth herein, nothing contained herein shall require any Mortgagee
to cure any Owner Event of Default.
8.5 Foreclosure. Foreclosure of any Mortgage, or any sale thereunder,
whether by judicial proceedings or by virtue of any power contained in a Mortgage, or any
conveyance of the Project from the Owner to a Mortgagee or its designee through, or in lieu of
foreclosure or other appropriate proceedings in the nature thereof, shall not require the consent
of the City or constitute a breach of any provision of or a default under this Agreement; and upon
such foreclosure, sale or conveyance the City shall recognize the purchaser or other transferee in
connection therewith as the Owner hereunder provided that such purchaser or transferee
assumes, subject to the terms of Section 8.4 above, each and all of the obligations of the Owner
hereunder pursuant to an assumption agreement satisfactory to the City. If any Mortgagee or its
nominee or assignee shall acquire the Owner's right, title and interest hereunder as a result of a
judicial or nonjudicial foreclosure under any Pennitted Mortgage, or by means of a deed in lieu
of foreclosure, or through settlement of or arising out of any pending or contemplated
foreclosure action, such Mortgagee shall thereafter have the right to assign or transfer the
Owner's right, title and interest hereunder to an assignee upon obtaining the City's consent with
respect thereto, which consent shall not be unreasonably withheld or delayed. Upon such
acquisition of the Owner's right, title and interest hereunder as described in the preceding
sentence by either Mortgagee, or the assignee or nominee of Mortgagee, or the purchaser from
Mortgagee, assignee or nominee, the City shall immediately execute and deliver a new
agreement or amend this Agreement with such party, upon the written request therefor by such
party given not later than one hundred twenty (120) days after such party's acquisition of the
Owner's right, title and interest hereunder. Subject to the tenns of Section 8.4 above, such new
agreement or amended Agreement shall be substantially the same in fonn and content to the
provisions of this Agreement, except with respect to the parties thereto, and the elimination of
any requirements which have been fulfilled by the Owner prior thereto, and said agreement shall
have priority equal to the priority of this Agreement. Upon execution and delivery of such new
agreement or amended Agreement, the City shall cooperate with the new owner, at the sole
expense of said new owner, in taking such action as may be necessary to cancel and discharge
this Agreement and to remove Owner named herein from the Property.
8.6 Releases. The City agrees that upon written request of Property Owner
and payment of all fees and perfonnance of the requirements and conditions required of Owner
by this Agreement with respect to the Property, or any portion thereof, the City shall execute and
deliver to Owner appropriate release(s) of further obligations imposed by this Agreement in fonn
and substance acceptable to the Orange County Recorder or as may otherwise be necessary to
effect the release.
18
75A-419
9. MISCELLANEOUS PROVISIONS.
9.1 Rules of Construction. The singular includes the plural; the masculine
gender includes the feminine; "shall" is mandatory; "may" is permissive. Ifthere is more than
one signer of this Agreement, their obligations are joint and several.
9.2 Entire Agreement, Waivers and Amendments. This Agreement
constitutes the entire understanding and Agreement of the parties with respect to the matters set
forth in this Agreement. This Agreement supersedes all negotiation or previous Agreements
between the parties respecting this Agreement, including without limitation the Original
Agreement. All waivers of the provision of this Agreement must be in writing and signed by the
appropriate authorities of the City or of Owner. All amendments to this Agreement must be in
writing signed by the appropriate authorities of the City and Owner, in a form suitable for
recording in the Official Records of Orange County, California. Within ten (10) days following
the effective date of this Agreement, a copy of this Agreement shall be recorded in the Official
Records of Orange County, California. Upon the completion of performance of this Agreement
or its revocation or termination, an appropriate Certificate of Completion acknowledging such
occurrence signed by the appropriate agents of Owner and the City shall be recorded in the
Official Records of Orange County, California.
9.3 Project as a Private Undertaking. It is specifically understood by the
parties that: (a) the Project is a private development for purposes of Government Code Section
65864 et seq.; (b) the City has no interest in or responsibilities for or duty to third parties
concerning any improvements to the Property or in connection with the Project; and (c) Owner
shall have the full power and exclusive control of the Property subject to the obligations of
Owner set forth in this Agreement.
9.4 Incorporation of Recitals. The Recitals set forth in Section 1 of this
Agreement are part of this Agreement.
9.5 Captions. The captions of this Agreement are for convenience and
reference only, and shall not define, explain, modify, construe, limit, amplify, or aid in the
interpretation, construction, or meaning of any of the provisions of this Agreement.
9.6 Consent. Where the consent or approval of a party is required in or
necessary under this Agreement, the consent or approval shall not be unreasonably withheld.
9.7 Covenant of Cooperation. The parties shall cooperate with, deal with
each other in good faith, and assist each other in the performance of the provisions of this
Agreement.
9.8 Time of Essence. Time is of the essence for each provision of this
Agreement of which time is an element.
9.9 Conflicts of Law. In the event that state or federal laws or regulations
enacted after this Agreement has been entered into or the action or inaction of any other affected
19
75A-420
governmental jurisdiction prevent or preclude compliance with one or more provisions of this
Agreement or require changes in plans, maps, or permits approved by the City, the parties shall
provide the other party with written notice of such state or federal restriction, provide a copy of
such regulation or policy, and a statement of contlict with the provisions of this Agreement. The
parties shall, within thirty (30) days, meet and confer in good faith in a reasonable attempt to
modify this Agreement to comply with such federal or state law or regulation. Thereafter,
regardless of whether the parties reach an Agreement on the effect of such federal or state law or
regulation upon the Agreement, the matter shall be scheduled for hearing before the Council.
Public notice of such hearing shall be given pursuant to Government Code Section 65854.5. The
City Council, at such hearing, shall determine the exact modification or suspension which shall
be necessitated by such federal or state law or regulation pursuant to Government Code Section
65869.5. At the hearing Owner shall have the right to offer oral and written testimony.
9.10 No Reliance By One Party On The Other. Each party has received
independent legal advice from its attorneys with respect to the advisability of executing this
Agreement and the meaning of the provisions hereof. In addition, the provisions of this
Agreement shall be construed as to their fair meaning, and not for or against any party based
upon any attribution to such party as the source of the language in question.
9.11 Arms Length Transaction. Each party represents and warrants to the
other the following: it has carefully read this Agreement, and in signing this Agreement it does
so with full knowledge of any rights which it may otherwise have, and it has freely signed this
Agreement without any reliance upon any agreement, promise, statement or representation by or
on behalf of the other party or its agents, employees, or attorneys, except as specifically set forth
in this Agreement, and without duress or coercion, whether economic or otherwise.
9.12 Recording. The City Clerk shall cause a copy of this Agreement to be
recorded with the Office of the County Recorder of Orange County, California, within ten (10)
days following the effective date of this Agreement.
IN WITNESS WHEREOF, this Agreement has been executed by the City of
Santa Ana, acting by and through its City Manager, pursuant to Ordinance No. NS-2677,
authorizing such execution, and by Property Owner.
Dated this 7th day of March, 2005.
THE CITY OF SANTA ANA
By
DAVID N. REAM
City Manager
(signatures continued on next page)
20
75A-421
Approved as to Form:
By
(signatures continued from previous page)
Joseph W. Fletcher
City Attorney
MAIN STREET CONCOURSE LLC,
a California limited liability company
By:
Its Development M)lR1ger,
BDC LLC, / /
a CalifOrni~!jIlii~liability company
/~
_ /' i
-/ /
By: / - - 0
/ R9o'ert H. Bisno, Its Manager
/
~
21
75A-422
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT
YRX"RX'RX'RX'RX'RX'RX'RX'RX'RX'RX'RX'"c<':C<'.c<'.c<'.c<'.c<'.J:X.c<'.c<'.c<',c<x'X'.J:X.J:X.c<'RX'.c<'.c<'.c<'RX'.c<'RX'RX'.c<'.c<'.J:XR>-.Y
* *
g g
~ State of Callfo,,;a } 55. ~
~ Co,"ty of \.o~ ~,,\l1l..~ ~
~ On r.."'..""",-';). \~\~ befo'e me, Eu,~~ ~:.~:-~=;,":~~~ ,+, ~ln:,-
~ personally appeared ~l<-l"' +\ - b,s t'l () ~
~ er(s) ~
~ personally known to me ~
CI 0 proved to me on the basis of satisfactory f1>
~ evidence ~. :
cl :1>
~ to be the person(s) whose name(s) i~ ~
~ subscribed to the within instrument and ~
~ l I acknowledged to me that heJil:lIil,/{~executed ~
i~ the same in his/hQr/thQiu' authorized ?i',
~CI '1- - - ~~=~ z 't (') d h t b~"' h" I~ Il:l'.t ~
i. ~. Notary Public _ California ~ capacl y les, an t a y IS 9r t sir \ r~
"2i Los Angeles County [ signature(s) on the instrument the person(s), or@
~ l the entity upon behalf of which the person(s) ~
~ _ _ _ ~~ ~_~22..:..~ acted "xecuted the instrument. ~
~ ~
~ ~
~ g
~~,; g~
I, '. I
1 t
~ OPTIONAL ~
II~.;<; ,'...: Though the information below is not required by law, it may prove valuable to persons relying on the document and could prevent' :x".~.' ,!
C: fraudulent removal and reattachment of this form to another document. ~1>
~ Description of Attached Document ~
~ "tie on,pe of Doc,men! !:k0~ .., ,J: G '0 ,~ """ . + ~
~ Document Date: (~\..t.CL<. ~ .4-, "h"o r Number of Pages: ~ ~
~ Signer(s) Other Than Named A~e: ~
~ ~
@ Capacity(ies) Claimed by Signer , ~
~ Signer's Name: ~-t ~ - ~ ~o g
~ . ~
~ 0 Individual Top of thumb here ~
@ 0 Corporate Officer - Title(s): g
~ 0 Partner - 0 Limited 0 General ~
~ 0 Attorney-in-Fact ~. j
~I 0 Trustee f~
~ 0 Guardian or Conservator . j :XI
~ ~Other: ~V V\C4t" ~
~ n. g
~ Signer Is Representing: ) pDC L ~
~~~"G',;~~~~~~~'Q..~~~~~"-~~~~~~~~~~~~~~~~~~.g;~~~
(.)1999 National Notary Association. 9350 De Soto Ave., P.O. Box 2402. Chatsworth, CA 91313-2402. WWW".nationalnotary.org
Prod. No. 5907
Reorder: Call Toll-Free 1-800-876-6827
75A-423
EXHIBIT "A"
LEGAL DESCRIl'TION
All that cwain laM situa.ted. in the Seate of California., County of Orwge, City of Sl~ Ana. described !j roUQ~:
PARCEL A:
The North.:r1y 100.00 feet of that portion of the land allotted to Abel StearD. ~ de~:nDed in the fin.11 decree of
p21titioo of Ibe Rs..oc:ho Saoti2.go De Santa Ma, which was cntr:red Septunber 12, 1868 in book "B" page 410 of
Judgments of the District Court of the 17~ JudicUl District in and for Los Ao.getes Co\lllty, California, descnoed as
folloW3:
CommeDclng at the inbmeenOtJ offue EaslliQe of North Maia Street, ~ S2ld East line existed on 181J.U!rJ 10, 1922,
with the South line ofScetion 31, To'ilo'tlsb.ip 4 South, Jtaage 9 West, San Beraardino Me.rid.i2n; thecce Nc:n:th an the
East line of said Main Street 150.00 feet; thence East pacille.l to the: South.linc of'saW section 145.25 fec~; theoce
South 150.00 feet; t1u:llCe West 145.25 reetto the point o!begiD.oiDg.
EXCEPl'lNG therefrom ~ Westedy 31.00 feet thereof; as grmted to the City of Sa.nt2. Ani. by deed ('CCordcd JUlJe
IS, 1970 in book 9316, pa.ge 748 oiOfficiaJ ~ords of'Onnge County, Callfortlu.
PNtCELB:
Tl1.e Southerly 50.00 f-..et of ~t portion of the I:1O.d all~ to Abel Steam. as described in the final deaee or
partition or the Rmcbo Santi2".ooo De SI.llCll AJJa, wbieh W3.S entacd September 12, 186g in book "B" page ~10 of
1u.dgm.cnU of the District Cotllt of the 1'" Judicial District ill and fOr 1.0! Angeles Cou.!ItY. Califomia, descnoed as
Co no v.-s.:
Cornrnencing :It the i.ote:t'S~tion of the East line of North Maln Stre..-t, as said East line eilil:ed 011 JiJ1U3t)' 10. 1922,
wnn the South line of Section 31, Towns.hip 4 South, Range 9 West, S3.n Bemardino Metidim; theuC'e North au the
East lio.e of said M!.in. S~et 150.00 f2et; thence East panllct to the South li:oe of said section 145.25 fo:t; thence
South 150.00 feet; thence W~t 145.25 feet to !he point ofbegioomg.
PARCEL C:
That portion of Section 31. TOWllSWP 4 South, Range 9 West allottled to Abel Ste::l.n1, U de:1cribed i.:l. the fuLll decrce
of partitioQ of th.e IW:icbo SUl~~ De Sa.ct1 Aru. wbieh wu en:ered Septa:obet' 12, laGS in book "B" page 410 of
I Lldgm:.nts of the District Court of the 1"f' Judicial District in 4.'1d for Los Angeles County, California, de3cn~d as
(oUo."..,: .
Begi.cnUIg at the Northwest comer of land for:n:rly or G. W. Van~ rw:ning t.ience North 10.50 chains to (he
Southwut comer of laud fonoerly of 1. M. ~; thence East 2S .23 chains to the Southeast eortl.er of saieiland of J.
M. Kicgi thence South 10 cluios to the township lice, a.nd thence West along the TO~lo1Ubip line eo the point of
lx:gioning, a::l.d being in the Southwest quarter of Scetion 31, Towosblp 4 South, Ra..'\te 9 W~t, San Bmwdioo
Base and MCridian.
EXCEPTINCi therefrom the East 6 acreJ.
ALSO EXCEPTING therefrom t.h= followiog:
Beginning at the ian:tsection orebe East line ofN'orth Main Street, with the South line ofSeeti.on 31, Towmhip4
South, ~ 9 West. San Ber.nardi:to Ba.se And Meridi:1."1; ru::ming thence North on th: East tine of North Main
Street 15.0.00 feet; cheDee East parallel to tlte South lioe of uid Section 31. 145.25 feet; thence South J 50.00 feet;
th.enc:c West 145.25 feet to the point ofbc2tnrW\g.
F:\UGA!..~ILn-VMS'CIOII'Ox\Gnll't ~
75A-424
310 277 0846
PP.GE.04
ALSO EXCEPTING a strip of land along the Southerly tine of ,aid land as gnnted fn County of Orange by. deed
recorded December-9, 1937, in 'book 915, page 422, rceorch of0r2oge County. descibed as follows:
BeginniDg at th.: Southwest comer of that cettain property described in deed to J. A. Engel and Dora A. Engel
recorded in book 683. page 337 of Official. Recot& o! Orange Couoty, Catifornia, and tumllng ther.ce from uid
point of beginning aJOtlt the Northerly city limit::! of the City of Sa.nta Ma, South 8S" 39' SO" West. a r.ldius of
140.30 feet,. a radial line from said pciIxt in said C\l1'VC bears South 29. 41' 40" E:tst; th=uce Northeasterly aloeg wd
CU{YC, through a. ccatral a.og1e of25'" 59' 00", 63.63 !ec't to a line tmg"'..nt; thence North. 8611 17' 20" Ea.5t, aJoDg said
ta.ngeDt line, 392.9G feet, more or less, to a paint in the West line of the abo'.~II:enticml:d property dtscn"'bed in deed
to 1. A. Engel and Dora Engel, 'Which point bears North I'" 30' 20" Bast, 33.04 feet :&occ the point ot' beginning;
-mencc South 1 II 30' 20" West, 33.04 feet along said West line to tliepoint ofbeginl1i.ng.
PARCELD:
Thar portion of Lot 7 ofTnct No. 721, as shown on & map recorded in book 22, p'-!:e 4 of'Miscellanco\1$ Maps,
record.5 ofOrmgc County, Califotllia. described a.s follo~'S:
Begtaoing at s point in the Northerly liDe of !aid Lot 7 distant thercoa South Sso 28' West 242.0 1 fect from the
NorthetJt comer of sa.id Lot 7, a.od running throe: Southwesterly along a c:utVC concavr: South~tedy aDd having a
ra.diw of250 feet, I. radi.l.l1me through said point ofbeginmo.g baring South joo 25' F:.a.st, a disl:3.lJce of 86.39 feet
to a point of reverse curve, tb.eocc Southwesb:dy along s2.id curve) CQUCl.V: Northwc:s1'.aly and bAvio: a radiw of
203 feet, a distll.t1ce of 71.05 feet, more or lc:ss, to a. poi.o.t which i$ 104.99 feet Northeosuxly, musured along said
curve from the Sotttheut comer of I,Qt 6 of $lid Tract No. 721; thc:n.ce No~.h 0045' East. pmlle1 with (be Ea.sterly
line 0{ sai.d Lot 6. 97.95 feet to a point in the Northedy line or said Lot 7 which is distmt thereon NOM 8S. 28' East
100.08 from the Northea.st comer of said Lot 6; th.ence North 88'" 28' E3.st aLong said Nortbetly line 118.40 feet to
the point of beginni."tg.
PARCEL E:
Lot 5 of Tract No. 721, as shown on a map recorded in book 22, page 4 of~fis~tlaneous Map!. records of Orange
County, California.
PARCEL F:
'I'h'-t poctiolt of Lots 1, 3 and 4 in Block A of tract No. 315 3.:9 shown on a tT".3p recorded in boole 14, page 49 of
MuceUa.oeQu,9 Maps of said CO'UD't)', together ~ith th%t. poctiOn of Lots I, 2, 3, 4, 6 P.::.d 7 ofTnct No. 721 a.s shown
co a map recorded in book: 22, page 4 of MUCCUan.oou3 Map, of ,aid Co1mcy,.said portions lying Northerly of the
followic.g described line:
Beginci.ng at a point in t11e Southerly line of Lot 2, Bloc:\: A of uid T.cact No. 31 S, dutlnt South 890 27' 02" Eas~
66.00 feet from tbe ceu.tet'tine of Main Strect~ thence North 10 OS' IS" East 71.00 feet to a.1in.e disU.:o.t 71.00 feet
Northecly froc:l arid ~ at righr: angles to said South line; thence parallel with the Soudllie of said LClt$ South .
89- 27' 02" East, 274.27 fcet to tile begimring oia tI.:1gent curve eocea...e Northaly baviog a radiw of 933.00 feet;
tbex:ce Easterly along aid eu.rve through a eectral atl.gle of 6' 30' 13" an are length of 105.90 feet to & point of
IeVme curve coaQve Sou.dJerly, having a radius of GO.OO feet; tb.eo.ce Ea~ly along s:\id curve through a central
ungle of 13" 50' 16" an are length of 14.60 feet; thence tangent to said curle South 8211 00' 59" East, 33.91 feet to
the beginning of a t2ngent curve coneave Not1h:rly, having a ndiw of 42.00 feet; iliene-: EaJtz:rly aloag said curve
through a ce11tral2.1\gk of J7. 35' 00" an arc length of 12.89 feec to a point of compaund. curve, concave Northerly,
having a ndiu.9 of946.00 feet; thcDce E:a.5tetly along s&id curve through a central 2~le (If I'" 41' 4''', an arc lengdl
o!29.66 fee.t~ th~ Nor1h230 48' 48" East. 27.78 fecC;. thence North 74.2.6' 4&" ~e. 51.73 feet; tht:uce Solrth 680
14' 13" East, 21.12 feet to the beginning ora c:u:ve conave uartb.erly baYing a radius 0(935.00 feet; thence Ea.~tl;rly
along uid curve through . <:a1%nt ~]e of 10 43' 3 SIt l.ll arc let:gth of28. \7 fec:t; thence t.aagect to said curve Not01
71'" 38' 39" East, ~3.06 feet to the North line of said Lot 7, Tract No. 721: thence atong Slid North line North 88.
48' l2" East, 158.23 feet 10 the North 1i.De ofOweo.sDrive as shov.u OD map ofreco,d of survey tiled in Record of
F:l.tro l\1..\1lt.ENl!MSIOl Cl211d<x1O,../It Dccd.~~
J~_ 31 2ee3 15:47
75A-425
310 277 0846
PAGE.es
Surveys, boo~ 10, p~ge 21, ~rds c{said CoUllty b~. point in a c:tIt"'o1: CODd..Ye S~t.er1y b1~ a radius of
250.00 feet; said line ,ball b<: cxremed Westerly, to it1ta'Sb:t the West line of .said !At 1.
EXCEPTING thet'efr01Xl that portion ofsaid Lot 1 in Block AcfTnct No. 315 lying Westerly ora line pmllel v.ith.
and 66.00 feet East of the cetltaline ofMlin Street as &hown OD said map of Tract No. 315.
"ALSO EXCEPTING th<:.refrcm thZlt portion of said Let 1 in Bloclc: A ofTraet No. 315 e:nclosed.1IIithin a triaIlgular
shaped area bounded Westerly by the South 25.00 feet of $aid line 60.00 feet Ea.,t of Ma.in Street c~1iDe;
bounded Southerly by the West 25.00 feet oCtile line Erst above d=:ribcd baving a bc3ri.az and distance of South
89" 21' 02" Eaat, 274.2.7 feet; and. bounded Northeasterly by & straight ~ cooaecting the 'North and Bast and poil1ts
. ofsa[d boucdary lioe.s.
F :\UGAl \Fit.Ef\l'U."f$Ill1 C'%1 \dec\C::mI\~ ~ doc
JUL 31 2e23 15:47
75A-426
31e 217 0846
PAGE.eo
0 I
./ '-
c:: -
(tl
..,
OJ
-
- c-<C/l (Jl
en r."IO~ ::;
z-<m
~F=> m
...... ;1s;fg (Jl
c
co ., =:> s:
.... ..
-0 ~ s:
~
;0
QJ ~
::J i "'""' -0
"' '-'
uc I\.l
CZ
~ z=<
j\i =<'"
Ie
>
Cl
:;:,
>::E
:0-
.
n. ~~
:::> ~;;
_3: "'~
;..r1
-:c
mM \
nN \
_3:
> \
"'.
J:
->
z'
nO I
.J: i
~-o i
~;:<] i
..0
Cl'?i \.
;lei \
~-t \
m>
~;:<] \
..ei "
, ,.
l;l::j
~B
~C
)l;:<]
.>
or-
~~
~m
;:-::
or-
-> ...
Z c:
S
m
.,,,
=n .... (Jl
><:
:l'r.'1 0 ::;
me ....
~ m
~ ., (Jl
!: C
,." Z C
~ c....C/l :; =< s:
mO::: ~ s:
... z-<m >
... ~f:> ;0
g ;1c~ ~
... .. ~ > -0
.... .. "''''
~ N'-' ,
UC
CZ
z=<
=<'"
fI:!;:;;
"'""'''' -0
!Vo:-
"'CN c..>
cZ> I-
z=4C")
=<'" \
"'- \
><D \
ClCl
C \
F ~ . r
c . '1:1 : : .. . ." .
z ; G r; rp (; i~ \'1 r - 1" r> Ffi ~
Q i 1 ! r' - ~ i f G n t l If nf . . Ii
;1 . ,. {fill ~ d~ i I ~!ill
f '2 1'1 I I~ i1 ti ! I ~.
"" p } I~ l ~ 1 ;1 ! 1 !i ..1 f !~ r' Ii
m I' f :~ .. " .- hi 1 i! nlt ft.! ~
C/l .r l,f i: ii ~j i ~ ,~ ~t
.. }. l':.1 Hi 1 .~ l ~ ~ f il! i
3" ~' '-'" H 1 ~ q Ii j= 11 J , 'n !l r i r I "' lr~ I :;
=. ..9 It fi .~ ~ : ~
"'"~ r~. " f I ! j; ~ J :~ t L II l IiH ~
~s i! IT I ,~ l: : . r t r :,.. ! . -
~::. if !f ~ji t r i ~~ n 1 !' I
~~ i~ 1 i i :~ !i i 1f
..;; ~ ~: r . r J
., ~ ,. ' I i i' ! :: ~, In f ;
~ ,! to l! ; ,p I
Co 1 Ii p .q
t ::;- i r i t
, 1 . r I r.
~ r I
~ EXHIBIT 8
0
.
0 f5A-~27
--
LI..U II -:
I"";) ~. =- _
~ --
- .'; J -;y Ip=; ~
,- ~ <:;,,-1~ "_=
. , -- ~ -
"" ="- ~- ~'I ,~~ -,.:
". '"" -"-~ .- ~ ~. ~.
. ,., ",-, =~-------- .' .q- ..
I ~I. - ____uu. =ru.-?< _ """ _ ::: u.uu_ _ '''_
=,__u_ Uu - '--li'" _ _ \ ',,__ _
". "= '--" _ . """ --; --'--"" I
,~ " . :. - -, ~~.--,~.. --,': u , , dr.t;r;[, 1I "I
::tt . '. ---, - ~, ",u",,: r ~ , __ _ "'- '1iJ1R! \'b-I' ~"'-..} ii,,,
01:0 H ij,-U 1;( ,:,. "-'~..:':',--;: " , ~-' '-- ',:. "': 1j, rl- .'4 'j ,,! i N'f TT I.. :;;
" ,--j;"~"/if~ '"\" 1'1+i ~t C1i tg ~~ ~ ~ 8 .:-~, Uj I' . ~-:...."" _~' 'Ii
"~I, II', ~A- >, H < ';' , " " t~ ,." y'" L" - ~~JtlJ _1"1 !~
-W~I[i" '1JIW ~~ ." ,)1", (,,,:" "" .,."._~,T 'n.K~~ ;'~'ij
I~ii! I I: ~~\ ~ "..II.:' · " ";-,=,, , -- ," .;;'- C~: ~~~,:. __, ,A '" i~ ;e,: J '-!'--
" " It, " · · '-' · /* _ _ , i) c.' ~ ~..f1-. 'I Wo, ,0
,," r '" "".. , .,~, . 1...,.... ('''." Cj",,' I' ."........~ I, .
Hji)!: 1:[' li; "'" 'I; I.h. 'c ~ i.'~--,,~ ,"'. ';; ~'" ,
"~'lli i!" .. · ~~ 'll : _ '1--"'1~, ~r~' =- J'- '," 1
~~: ~l fl~! ~: -- ~, (od":--":r :" ;, n 11" ,i", !'- 'f~J I' '" Ii!' ,... ~ fub~ha..r
I J.11 II ~~ ~ . C/ j -.......1 LI1 , !'". '. ,-, ---:i .,.---' I i.jJ ~ __ I ': :
:/111 .: If~' ~ UI", ---r-J1'm " ,...-;:j!~ '.j / r, ~ Fie,'''' /1
@il:HU' ~, " \,i "" . , . II ~ ~-' ~ \l!~.-...j;;' Jj!i
\, ~:\ 1~, ,\,Ii ..- n, .->- ,,"--- . '!.---J, ,.~_ 7~1 '; !r:!
1,\: I :~"~I: :I/r.~!' U ,; , - " ~ I.;. ~.;-\~~ j/t J l/h. t II i'~i
~I: ! ,;f '\~~ ~'m:'" ~ "" 1: J.. :., .. I ii \ '--"\)l/~."~~) q . h
. I .~ ~'~--' I "';~ ~i n-".J ~ -:// / / !~'_, I: '" t:
:~ i\ \ · ~'ll 'M"'~~ ~~ ~!J ~ 'M" - I~II!. .: ~:/ /~/ ."?:'X,;~ I,'""G'~"~
' , " -- ,.. ,. ,. - " ., tiJ ~ ";'l(J'~ 1r--- -...:
r~I' \~ \ 1'\\'\1:' ~lif ,: -,: ::; { 'll '!" .- .,:;?:,' vl:('Yl:')~:H.
: I!" ~r, c." · ~ ',,'1 I' '''''-''-' ~__ "'.\. 0..\ 'l<... ~ I"P iP }....l
:,J\'il1;'~~ .--, j: -' , . ~, 'il:? i?
: \~M,ll'J~~~"""'/ -c";/~'''''', ;: ".< '-'---=':C' ' :'~~---""di\
: \' '~'~N \~' -~, L --- ~-.c "--'~ "'T" .c., kill K>
' !.;...; l,; \' - u' 0:."711 '" ::r.. ''''-'ICl~';'''''':;;'~K 1 ~ I I. "
: ~I\\: \ \ !,. " . "''T' ',.. ,~. ,n ,___ P-) e_ >;/'"
' \1\.. '\ " ~- ";~'Irl'l'"' I'"1J':IIfF:F]. -_-<~~I' ITrch'
~ "I,' \ il ~ =', '~"]Rl"f">' ,. It'f r "''-':~~ '"~ !,,',
ttl,l,\\ "."(~~,, , ,!.ill~lj ~~--- -' -~!", ":.JJ'~l ,!!" _
r \~'.\\\~~~~' ,,'~ .:~ 1%s:~r~-:'-;-_ -dif.I~--ri{;I-':'-:-\:~ ll..:r r41fiJjli{. jJJ>>
\ \ .,,', II VI). '';-;;;' , ~ " ., ~I ,,"I '.e "'~.
\ \ ". """. '" """, ~ ; ,,., , -"--- Y -/!i" ___ _"'-"-,' \
",'. ~ t~.\'~~ ~"~ ~;!j- 1 ':" =1LCi',",..; "~ V,-1 "
' '\~ ~ \ \\'1'" '!f. " .7:E),.~ :' "[_I , ,'" ,_,
l\~"".\\\~).i" '~ \}f; .",=,;.,' '~~if:!~' :rl liTil+;'!L~_
\ ."t)..... \' ",--- *" -.. "'--"'-nr LJ----f.j-1j .., · ___ 2 "1'......
!!1ii!;l ~ ~ ~'\ ,'\ .:' ri., " T" ~"~,. ~ ,;1. ,ll ~ ~ +: ; /" "'- \
ii'!l E ,," ", '~, "'I, ,1 ""'" :~,----,~ ---~c7, ~ il . ! I ~ :=;1 ~I' 1'1 ~~
'.'pc \ ,,' --- ~w~___""___,,, \. T 0_ ~ I
"n, --- , ~" · '~'''--........ , , \ " ';l"r~~. 0'-- !~~: ' ~I~ .. , L '
';,n 9 \ ~':\~ .,):.\ "lITE; '," '~rr '~.t""~ "-'. ~~ ~ 5 H , ".
U;! ~ ~\ \~ ~\~ \ ~ '\"/. .llf..!:.." ^' ---'~\ ~'~:-:',-i -I '" s I.I~ ~L,.l!
!I'.,- " \n'~i '\ II · '" ~~ ""iI" liT _b "<:::::::~" 1 J ~! _ ":',
iil!i ~~\\\J!~I:\t(~II\H f:, ~..~.~ ~~Jllj1 '.~ [Ii ~ ~ '. ::jl mil
: I \ Iu I:::r I\.i: bo - i. /: -r & i::c;..::'-"- ~ "I;" ~~ ,_i" L~ i ~ Hi'':- : Ii!
' 'l'"'" I I" _ ~ , .. ,.. , "
0\ 'I ": "" "",," ,:. "c"" U'.. L = . , , "..,
~;~I". tr'l!i.: ~ ff'" [~rr: u3TI"T~.';i;j ;; rl ~ 1.:1.11 I'il
(f.~ ~:,i' 11~'tl:'i~\ I.m, I. I t1.rul ~~"" :,- '1__-;0:--:::.:,:, i:J ~~J ill' P ~ t: '1
y::: \~, ~l tlh"~ IlL -,- '''--~ - '-:ilI' I 'ro., -, !,:. I L~~:_::_~
r!'l,!'t~II~ li ; \-", ''', A-+-.._. _ " , , , , .
-. ~ .~.t"i'E \'" 'I ,If; 'fi,_/;,;'Fj C-'::0.-:;J,1; JI "", _
1~ifi!rUiffiH!!Hn!!nH:~; 1:"~\~i:I ~~~ 1.,1~4-~ ,.,.~;i/ _~~~
Ij .. ': ,I! · '"'' ;iij d .. ,j'ii""l I ~!"'11." ;:R -T_ fir '.llJC",,- , ' . __ ~ =' ._ v
I .i !l :I;! i! :~:~ :: :: ;: ;; !i -j ] ~ :1\ l. t-;":I;,. :s:n _'. '. ---;-r;- :.= _ _ ~ ";:" " ' ,
I'u' I' h;.;: ;:,,\';1111: '1 I! i: I, II ~)' '" I , " - 0" :;:;."".-"':~~, '''i;' I
. · eh 1'1..11'" 'u,.." ,-, . , ':, '" "',_~ ...",___~ ~_____ ',,___
,. &1 1 a'~ i~ l!l j... II Ii 'Il! " ',~ Y I " '"''''-''~~__. "'l::
I. a, ': It "~1 ,r! ". '. ~i. , I "- I , _""_' ='=, ___ __
i!l'lhil ;!:~ll:l ,',. ini ';....~ "-'-, m. -::_ -:'''' , "'1;11<;:: .
'1 !II ~ 'Hl :'!l !ij I :1\ : I !.!'I , '" 1\,; -. __. __ ___ . ,': '., Ii" ii',,' -i";-i- ~ ~ ~.
If n', i ..~.... . J II'" .... ------..'" " "..,. i" T II 1:'=
" ~Il~~ lli!!! Ii!, -:! '1.\. ~,.iiir\':.~\".I\\?,":f::, '~";":ii~'i'i"liil:iii1ii' ''''''!',.,.I;j'd ;._, ;',~,,~.._...--
d ili ~ 11,1 S ill II! ! I Ii,., I ''',i' F!: !!:i I! 'IH :":ii :>:1 \lll,q"!i', " ..
II ;I, 'I,~, '" '" ill"~ I ,:,: '1" ''I 'i' ':i,!.,: ': I' :', 1 ":'''' I!, ,!'
,i!l:' l!'EllH-~'1;Jj111;lli'j'l;j~I;'lq; . i l;
\.. :"", 'I' "1-;, I", ,i" '-i 11'. '" HILl-' ,
- "" : :,' ";I I P' "." ," i' ,; 'h """ 'i ,
I r :!I~! i ~'i 1:1; ! I;; :,j' Ii!.!" !l!! ~Hil :
'". < "",. iI. '" ! "",,! ' fl' '. "" ,",' !
' i n I 1ili! i gj 1m ! !:l iil. l ; '[::-:11 W'i .
~ : H ; i,H.! l~_.(;,i,i ! Hn~ ~ . ~ I '.
!; '! . I .
,. '~
2 of 2
Pa
~.!
~ ~
F~
~ LhFfJ
~ r. I I.
~ !!~"1. I !t
l: :! i: I;
li ~ i ;:l
-= ~ t
1 !!
...
'-~ u;; ii il~
.~ .t~ si :iIIi~
~ liS ;il ;I~
. '.!. .'-,
~ ; i J: ~::~
: ...... II:.!l.;ig
· ~.... ;i~ ;{~~
~ i !li
~ 1 :}'
;: I i Ji
;: J "
~ I
~ i
i I
j
;:
--I
m
('")
:I:
Z
-
('")
-<)>
-or-
en
r- -
:x>rri
(")-0
r-
~m )>
> Z
en
~(")
-t _
>-1
>
z
>
-
en
:l:
m
m
~
z
9
EXHIBIT C
Public Art Locational Plan
1. Public art valued at one-half of one percent (0.5%) of the project building permit valuation is
required. Public art shall be comprised of a single art piece (or two or more pieces, as agreed
to by the City's Planning Commission and Owner) to be placed along Main Street at one or
two major entrances to the Project, with the final location to be determined as specified in
paragraph 2.5 of this Agreement. The public art should invite participation and interaction,
inspire, add local meaning, interpret the community by revealing its culture or history, and/or
capture or reinforce the unique character of the new place. A comprehensive Public Art Plan
indicating compliance with this requirement, and which proposes specific pieces of art for
specific locations or applications, shall be submitted to the Planning Commission prior to the
completion of the project's first phase. All public art approved by the Planning Commission
in the Public Art Plan shall be completely installed as provided in paragraph 5.8.1 of this
Agreement. Review and approvals required by the Planning Commission pursuant to
sections 5.8, 5.8.1 or this Exhibit C may be delegated to a committee of same duly
constituted pursuant to the Planning Commission's bylaws.
2. Art should be sited to complement features such as plaza or architectural components so that
the art is an integral part of the development site.
3. Public art should be constructed using durable materials and finishes including but not
limited to stone or metal.
4. No art piece provided pursuant to the public art requirement shall include advertising of any
type, including but not limited to products, services or businesses.
5. All public art provided pursuant to the public art requirement shall be properly maintained at
all times, be free of any graffiti and shall not incorporate any flashing or distracting form of
illumination.
6. All art pieces approved and installed pursuant to the Public Art Plan shall remain on the
project site and may not be removed without the approval of the Planning Commission.
7. Expenses Not Allowed from Art Allocation
I. Expenses to locate the artist (e.g., airfare for artist interviews, etc.)
11. Architect and Landscape Architect fees.
iii. Landscaping around a sculpture that is not included as part of the artist's sculpture
furnishings, including, but not limited to, functional structures, prefabricated water or
electrical features not created by the artist, and ornamental enhancements.
IV. Utility fees associated with activating electronic or water generated artwork.
v. Lighting elements not integral to the illumination of the art piece.
75A-429
Vl. Publicity, public relations, photographs, educational materials, business letterhead
or logos bearing artwork image.
Vll. Dedication ceremonies, including sculpture unveilings or grand openings.
8. To be eligible, the proposed work of public art shall not be:
i. a mass produced object from a standard design;
ll. a reproduction, whether produced by mechanical or other means, of an original work
of art;
iii. elements of building, designed by the building's architect, as opposed to a public
artist commissioned for the express purpose of creating a unique work of public art;
nor
lV. a water feature, in whole or in part.
75A-430
Development Agreement No. 04-04
t -: I-~)- cr- ' -'j:~'~~~~..~.':..~~ ~~~
-""" '. - ".' _.,~,,"". - -.. .....~. ~.'.'
. ..,' .,,eo,~""""'e\"l::1:;;;"" /y.,''''S. .," . -.,
,_-,=::-,'~';n;;r"Qa",;..' /.' '.. .... ..-.:~ ~
.::r--__..~ - --- ..-.... V&,,,>-~,,~
:-'~O.i7 f'Q.ti...-~.""' ,;' .G....~ :,:",,;
~~; ~ ~;~ '0-7. .~,:;~~~':;:'>\.\'~~".tt..B.~ .'_ __
.' 0, -..- 7 ~o..~~.e. ,'. .. .,~-~-~ --,t' ,t-.-.- --------:
~ 0- "Ir -if.. .; e.. . -.::-~,. '-'~~~
.~i!~-;"''"'T7~ -::"A--...: _ _ .. -"-:'. .._.__._._~...."J' -- _ .. .-.=....-.._--
:.~;..,,;;:~~-.: =w_ ]!'- :. .. 0. .~.~ e. '.".. "~_ ~'!!. _ __~':~_'-~~
......... . .....'V". .... .- . -. ........ ~- .......' ...
~",,,-<;,,....._O_'. Ii ...... ~'. '. '.' " -' I I I .~ ~ , ! I , '_. I I I
'=-'....,..'..... : -, ,..- Q;I"!' - ~'-r-=.-.." - 'i
......_..""..'..... -""..'. . __ ']ft' .__1' ",' ..' :....c.' I 1
, -,,7Q:"'" _ - - ,we :w. ~:.. :.: ec;-~ r r I j; ~.__ .
I "~-' ''9'.:: :-: ;eo =-. :='~'"". ..~ ".'" ~!..',. I '.: i"
"Lh."- ' , .. -- , , - ~ ·
:;S~~ -1~,.:;::.--.....:;=~...~....- .::,.. i--. -=-: ~ ~..,- _ I I. '
..Jr.l1 '..._'..L:-_ . . _ .....--... ~.. I , I I. ~ ~,- ~
"." ~.. -:---:. ,., ="'._ ;-- _ Jc -G:- . D!':"J;o;-;:~.~~ ~~~. '.'~~.. ' ry;. '~_,
~1:f.-~r~ -t c: ~, ~.: ~ e_~'_r :~~~~~". . m.-~ I ~ ~ i-' J
.~.:,;-:",'LO:: -,' : _ ..,.:' Q." j ~- 'I ~...x.... ., I, -
'~,;""',..,,;.. , .. .. ,.. 11'(, --' r-_".., ~ t--: ~LU.' 'i' i ~ ,-",-,.
-Y:.1..-...~.....,r..:i..~ - - - ~ - t,;#- " "~-:.:; =..,.c:._! ;;1 . f'
'="~-"~;',.:" ~. '. . =- Q"'--' r ill .~~. ' " ....L.;.
I,:.:;. ~!::;:.~~- ~ H ~ A ::' :. ',=' _" . >.~- : i i I ~ I , ' i ~T , I i
I ,~" ";<.:'.-;-'::. 'l> .-ee.. . . " ~eeo lr.....-....' r-r..'a ..... .......,..---
I ~.~~ff?~~;~-.._-----_.?^---~~ .~: :; - -". . - .
~,.- -~ -.-,.= , "I
. :.., -<"'t' _:1> ....
,..~ ......'....4:"1.& 2\'C~' ......-
..~~~_.. ,~:\. ! ;h.. -..
EXHIBIT D
Phasing Plan
:. i./
.~-
.;....'';;'-,; ..~:.;..---
~~ ---- .~~~-~~~'..
..
-----..--
-.=-...:.-- -
75A-431
.- - :-.~-=::--"'::'~ ~ -.-:
^-
. ." ".' ..
PHAse
1'"' \N 0
PI-\ASG
ONE
-!I~
I'"
fiill
liI
~~
I.
Il
l!ij'
I"
ii
li!i
~
,.
,
!
~
:
I ~i!
II'
~~
~,;Ii
Il~
[ I'
Ilii
f.~
I ':il
II:~
I!l
-!i
I'
~i
~
"
~
!l
.i~
~
7
~ ;
dl
q.
. . I
~ n Ii
~ P : i I
' 7 · · s
I d ;P,
! I iI pi
[ii ..II'
f'l~
.iil
I'tj
r. , Iii i-
I"!
Iii
~~f 118
1;i18 I f
U\~~u !1, ir~-~, ~!~,I! ~1:linil,;I~ij, ~
~I~ :-'~l~ 1 ~ ~ i ~ ~ il~ ~:l
1.;11;, !i,.~lli. i;II;, ;1;';, ;,-;; ;,I.;li, ;
1-.Ir:I~!U~,~~ ~1~ ~ ~ ; ;ii H
'1 1"'10101. ,. -I.!.I..- . . - · .1.
EA -'.---1""-"-
, 'I ;; - .1. . =-
: l:.;.,~.;.= ~.. :~:l:! m:I;~I::~ ;1\
. - · ~ ". .. . = ~I"I" I, i~ ;;.. .. h
· . .. " : " · . ... ,. - -~;; ;!" ,.~;;.. : :
I , .. !.!.. .. l~. I I ! I.,
g =_ $ ~ ~.~&. _.. ~ 0 0 ~ i~~ w
~ ..". ."___ _ $ "~-~~z _ z - z - ~1-'3'-O
~ ~~ .e.~~~i:: ~ ft iiiw~9 =; S ~~ 2"~ ~ MU~ ~~
Ii. ~.I- =~n~;~U; ;:,,~~~;H;g~H. ~g~H ~g~H ~~-In~~u
\ ~ A l 3 .. i: III : ~ II: ~ ~ ~ z:i" ~ ~ 3 ~ EEl!, I!~!: :: ~ l!, j ! ~;; i e:... I ! .;; ;:; ~ :!.. .. ~ i ! 2 u
~ .,~ ~,~ ~ ~ ~ ~ d ;; ~ ~ i i i d ~ H ] n ~ ~ ~I~I~ ~ { ~ ~I~ P ~ ~ ~ ~ i ~ ~ ~ ~ ~I~ is · ~ ~ ~
'. ". ~ ~ * ~'I~ ~ s S. .... 3' ~.. ~.... 3' ~.. 8Iilrlu'! - ~ Bils u! ~ ~ B~ s 3!. ~ "19' u 81" ~ ~
l:: ~1~':I~\~ISl~ n\=: ~: ~: ~:, ~: ~: ~ ::::: 3: HI"~;i ~~ ~'JI. ~~HI~ d niB Hl~ ~ n, H
li\i'li,,~IIII,g~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ J~ 0.. 0'.. ~ , ,g,"O",;, iU g~ ~ P ~.ll glTI~gj~l~ ~II
L Al 1;1- 1- - ::-u._'-- - - ::i; -j- - - -. ~... 1 1.1;._ - - ~l-l-r
. ,L U .L. u... .. .L J~ .-
I f.
~I- - ~
11n ~ ~ ~
~\~!~!!!I l
!!!i~:E!;I!!*
1:,8;iil~:t~~!!
: ~ J.\;iij\;ig::I;ii
:5 1,-,-'1l~11
\ _ ~ 1, ~ _ i _ J.
~ ~ ~
. - .
din
Htq
qlli'
I'! II
~ d 'I
Ipl
,I
Ii
ii .1
,III II
! I : ,"
_\ I
1 I
I
__I ~ u
~
IIi i
q I i
hr
Ii ! II
i !
1\
i I
t I
II I
HI*
U~N
~I! i
II~ .
i I
;; .
! ,
~ i
.
~-
ii
HJ
."
I
I
I
~
j
1- I ~ I
i! L
!i II 11
H Ii n
I ! 111111 !
.! i I' ; ,! i
l~ I
~
f
i
,~
e
dl
'I h
h Ii
I" ..
OJ
~
. ~ il
iui i
~ ~ b .
6g~~ i
hd f~
~ J ~ f
.
i
I :
: I
if
l ~
i
pI
" I "
· I'
! .
l ~ '
.
I .II .II
l
i
!Il
'p
id
~ ! I
i '..
.
. .
! .
i I
: I
, l
! ~
l
i
i
I
I
i
i
! i
, i
! I,
",'
i "
.' I
.. .
i i i
. .
! ! ~
I
!
i
.
.
.
I i
I
n.
: ~'
l i"
I ;! J
.. f! ~ f!
· 'II
". .
i i
,~ ..
In
T'"
?-
m
i:
x
w
.
I ~
.
i
~
City Place Proj ect
Public Improvements
Improvement
Location
Install a traffic signal
Lawson and Memory Lane
Install a crosswalk and associated traffic signal
Memory Lane and Crescent
Construct new cub, gutter and sidewalk
Property frontage of Lawson Way
Construct new sidewalk
Property frontage of Memory Lane
Replace damaged curb, gutter and sidewalk
Property frontage of Main Street
Street light installation
Property frontage of Lawson Way
Repave from centerline to edge of gutter
Property frontage of Lawson Way
Underground all existing overhead utility lines
Along property frontage of Memory Lane
EXHIBIT E
75A-434
Development Agreement No. 04-04
EXHIBIT F
Residential Tower Study Area
~ l I
I ~
,..-
~~""':..,.:,.....~
~--
~....... --..i~.;.......:..
~~~' :~ ~1..~:~:.~-,_~\'~~I#-"f~_1PI
-
75A-435
KO - 2/16/05
RESOLUTION NO. 2005-017
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING CONDITIONAL USE PERMIT
NO. 2004-28 AS CONDITIONED, VESTING TENTATIVE
TRACT MAP NO. 2004-07 AS CONDITIONED AND SITE
PLAN REVIEW NO. 2004-05 FOR THE PROPERTY
LOCATED AT 2775 NORTH MAIN STREET (COUNTY MAP
NO. 16565)
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. Applicant is requesting approval of various entitlements in order to
construct the City Place project, which is a mixed use development with
approximately 57,700 square feet of commercial space (being a mix of sit-
down restaurants, retail and market); and 187 residential units divided as
follows; approximately 73 for-sale live-work lofts; approximately 112 for-
sale town homes and 2 single family detached homes, all for the
approximately 17.7 acres located at the northeast corner of Main Street
and Memory Lane, 2775 North Main Street.
B. On October 25, 2004, the Planning Commission held a duly noticed public
hearing, and voted to continue the matter to December 13, 2004.
C. On December 13, 2004 the Planning Commission voted by a vote of 6:1
(Sinclair opposed) to recommend that the City Council:
1. Adopt a resolution certifying Final Environmental Impact Report
(EIR) No. 2004-01.
2. Adopt an ordinance approving Zoning Ordinance Amendment No.
2004-06.
3. Adopt a resolution approving Development Agreement No. 2004-
04.
4. Adopt a resolution approving Conditional Use Permit No. 2004-28
as conditioned.
5. Adopt a resolution approving Vesting Tentative Tract Map No.
2004-06 (County Map No. 16565) as conditioned.
6. Adopt a resolution approving Site Plan Review No. 2004-05.
Resolution No. 2005-017
Page 10f 6
75A-436
D. The City Council of the City of Santa Ana held a duly noticed public
hearing on the abovesaid actions for City Place Development on February
7,2005, and at that time considered all testimony, written and oral. After
closing the public hearing, the Council adopted a motion continuing the
matter to its February 22, 2005 regular meeting and directing staff to
return the Project for approval with the following adjustments:
1. Amend Part /I of the Specific Development to permit:
a. 185 dwelling units (townhomes and live-work units) as
shown on lots 2, 3 and 5 of Vesting Tentative Tract Map
No. 16565.
b. 1 dwelling unit per acre on Lot 1 of Vesting Tentative Tract
Map No. 16565.
2. Amend Section 5 of the Development Agreement to limit development
in Phase II to be consistent with the Specific Development, as
amended, but retain the concept that the City and Developer shall
meet in good faith to consider construction of a residential, for-sale,
high-rise tower as part of this Project
3. Amend the Vesting Tentative Tract Map to comply with the revised
Specific Development and Development Agreement.
4. Amend the Site Plan and Site Plan Review to comply with the revised
Specific Development and Development Agreement.
5. Amend the Final EIR, including the Project Description, consistent with
the revised Specific Development and Development Agreement.
6. Delete Section 5.1.2 of the Development Agreement related to
development of Commercial component tied to Development of hold
back units.
E. Vesting Tentative Tract Map No. 2004-07 seeks to subdivide the land and
future residential condominiums. The City Council of the City of Santa
Ana determines that the following findings have been established:
1. The proposed project, as conditioned, and its design and
improvements are consistent with the Low Density Residential land
use designation of the General Plan and are otherwise consistent
with all other elements of the General Plan and any applicable
specific plans.
Vesting Tentative Tract Map No. 2004-06 is consistent with
the land use designation and density prescribed in the
General Plan and will have no adverse affect on the
surrounding land uses in the area.
Resolution No. 2005-017
Page 20f 6
75A-437
2. The proposed project, as conditioned, conforms to all applicable
requirements of the zoning and subdivision codes, as well as other
applicable City ordinances.
The proposed subdivision conforms to the minimum
condominium requirements, as well as meets the letter and
intent of the State of California Subdivision Map Act
provisions. Vesting Tentative Tract Map No. 2004-06 is in
keeping with the provisions of the site plan review
(Development Project No. 2003-48) and Chapters 34 and 41
of the Santa Ana Municipal Code, all of which pertain to the
subdivision of land and development standards for the site.
Further, the map will be consistent with Zoning Ordinance
Amendment No. 2004-06.
3. The project site is physically suitable for the type and density of the
proposed project.
The project site consists of approximately 17.7 acres of land
within Specific Development No. 59. The proposed
subdivision contains many street frontages, allowing
adequate frontage for each parcel. The site and parcels
have been determined to be capable of supporting the type
and density of the proposed project. There are no physical
constraints on the site to preclude development.
4. The design and improvements of the proposed project will not
cause substantial environmental damage or substantially and
avoidable injure fish or wildlife or their habitat.
There are no wetlands or unusual flora or fauna on or
around the project site. No development surrounding this
site will be substantially affected by this proposal.
Environmental Impact Report 2004-01 has been prepared
for the proposed project, identifying potential impacts, over-
riding considerations and mitigation measures aimed at
reducing any environmental impact associated with this
project.
5. The design or improvements of the proposed project will not cause
serious public health problems.
The proposed infill development is for mixed-use
development and will be in compliance with all regulations
and conditions specified in the Santa Ana Municipal Code
and the Specific Development No. 59 development
standards in conjunction with the proposed conditions and
building requirements.
Resolution No. 2005-017
Page 30f 6
75A-438
6. The design of improvements of the proposed project will not conflict
with easements necessary for public access through or use of the
property within the proposed project.
There are no easements that would affect the use or
development of this site. Approval of Vesting Tentative Tract
Map No. 2004-06 will not create conflicts with the easements
necessary for public access through the property, as no such
easements currently exist. Public access will be allowed to
the site, as this development as an urban project concept
encourages pedestrian and public activity.
F. Applicant is seeking Conditional Use Permit No. 2004-28 to allow the live-
work component of the project. Santa Ana Municipal Code Section 41-
638 authorizes the Planning Commission to grant a conditional use permit
upon making certain findings.
1. Will the proposed use provide a service or facility, which will
contribute to the general welfare of the neighborhood or
community?
The proposed conditional use permit to allow the
construction of 73 live-work studios will provide a residential
living with opportunity to commercial businesses. The
unique provision of space that can be utilized for dual
purposes within a single unit provides a component integral
to the mixed-use nature of the City Place project and the
zoning goals. The injection of living and working space will
provide a lifestyle that has proven successful throughout
urban areas within the United States. A live-work project will
add to the vibrant dynamics of a mixed-use project,
increasing activity within the District Center designation of
the General Plan.
2. Will the proposed use under the circumstances of the particular
case be detrimental to the health, safety or general welfare of the
persons residing or working in the vicinity?
The approval of the conditional use permit will not be
detrimental to persons residing or working in the area
because the use, as conditioned, will not create negative or
adverse impacts. Environmental Impact Report 2004-01 has
been prepared for the proposed project, identifying potential
impacts, over-riding considerations and mitigation measures
aimed at reducing any environmental impact associated with
this project. The addition of persons within a large vacant
portion of north Main Street will assist in promoting the
economic viability and enhance the livability for this area.
Resolution No. 2005-017
Page 40f 6
75A-439
3. Will the proposed use adversely affect the present economic
stability or future economic development of property in the
surrounding area?
The live-work studios are a suitable and appropriate use
within the mixed-use project and the District Center setting.
The addition of live-work studio space should increase the
patronage to surrounding businesses, thereby enhancing the
viability of the businesses.
4. Will the proposed use comply with the regulations and conditions
specified in the chapter of the Santa Ana Municipal Code for such
use?
As conditioned and the approval of Zoning Ordinance
Amendment No. 2004-06, the proposed project will be in
compliance with all applicable regulations and conditions
imposed on live-work studios, pursuant to Chapter 41 of the
Santa Ana Municipal Code.
5. Will the proposed use affect the General Plan of the City?
The proposed project will not adversely affect the General
Plan. The live-work community is consistent with the
General Plan Land Use Element designation of District
Center and the proposed amendments to Specific
Development No. 59. The proposal is supported by the
Land Use Element Goal: 2.0, Promote land uses which
enhance the City's economic and fiscal viability; and Goal
3.0, To promote a balance of land uses to address basic
community needs. A live-work community will assist to
further the goals of the District Center designation of the
General Plan.
Resolution No. 2005-017
Page 50f 6
75A-440
G. Applicant is requesting approval of Site Plan Review No. 2004-05. Santa
Ana Municipal Code Section 41-493.5 requires approval of all plans for
projects within a specific development district to ensure the project is in
conformity with the specific development standards.
H. The Request For Council Action and all matters presented to the Council
are incorporated herein by this reference as though fully set forth.
Section 2. The City Council of the City of Santa Ana hereby, approves Vesting
Tentative Tract Map No. 2004-07 as conditioned in Exhibit "A" attached hereto and
incorporated herein.
Section 3. The City Council of the City of Santa Ana hereby, approves
Conditional Use Permit No. 2004-28 as conditioned in Exhibit "B" attached hereto and
incorporated herein.
Section 4. City Council of the City of Santa Ana hereby, approves Site Plan
Review No. 2004-05.
Section 5. In case of any dispute between the terms or effect of Vesting
Tentative Tract Map No. 2004-06 and the terms or effect of Development Agreement
No. 2004-01, the Development Agreement shall prevail.
ADOPTED this _ day of February, 2005.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee Otto
Assistant City Attorney
Resolution No. 2005-017
Page 60f 6
75A-441
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2005-017 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. 2005-017
Page 70f 6
75A-442
75A-443
Conditions for Approval for Vestina Tentative Tract Map No. 2004-06
Vesting Tentative Tract Map No. 2004-06 is approved subject to compliance to
the reasonable satisfaction of the Planning Manager, with all applicable sections
of the Santa Ana Municipal Code, the California Administrative Code, the
Uniform Fire Code, the Uniform Building Code, and all other applicable
regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this conditional use permit.
The applicant must remain in compliance with all conditions listed below throughout
the life of the conditional use permit. Failure to comply with each and every
condition may result in revocation of the conditional use permit.
A. Plannina Division
1. Comply with all conditions and requirements from the Development
Review Committee (DRC) for the development project (DP 03-48).
2. The Covenants, Conditions and Restrictions (CC&Rs) must be
approved by the Planning Manager prior to the issuance of any
building permit. Such CC&Rs must contain at a minimum, the
following:
a. Project Maintenance.
b. Standards shall be established for the exterior maintenance of
each unit within the community.
c. Graffiti removal will be required within 48 hours.
d. Assignment of repair of perimeter walls will be specified in
the CC&Rs in the event of damage.
e. CC&Rs are to be in effect in perpetuity.
f. Any proposed modifications to the CC&Rs will require
approval by the City of Santa Ana.
g. The use of professional management to ensure a quality
operation and maintenance.
3. A final map must be approved and recorded prior to issuance of
building permits.
4. The final map and all improvements required to be made or
installed by the subdivider must be in accordance with the design
standards and specifications of the Santa Ana Municipal Code and
the requirements of the State Subdivision Map Act.
EXHIBIT "A"
Page 1 of4
75A-444
5. Two copies of the recorded final map and CC&Rs shall be
submitted each to the Planning Division, Fire Department, Building
Division and Public Works Agency within 10 days of recordation.
6. Prior to issuance of building permits, the interior building amenities
shall be submitted for review by the Planning Division. The amenity
package submitted for review shall include but not be limited to
flooring, staircase railings, doors and hardware, kitchen appliances
and cabinetry, dual bowl sinks and fixtures, tile walls, tiled showers
enclosures and kitchen countertops of stone tile or stone slab, or
their equivalent. At minimum the amenities will include the
equivalent or higher grade of a General Electric Monogram Series
product line for the kitchen appliances. All cabinets shall be of a
stain grade hard wood.
7. The applicant shall provide a plan for lighting and landscape
maintenance. The lighting and landscape plan and design will be
reviewed by Planning during the plan check phase.
8. Development, operational and maintenance standards shall be
established for the number, style and location of benches. These
benches shall be reviewed and approved when the landscapes are
submitted into plancheck.
9. Common area amenities shall comply with the following:
a. Pursuant to the Plan (Exhibit 1), plazas, drive aisles,
pedestrian walkways and common area amenities for the
project, shall be completely installed prior to the issuance of
a certificate of occupancy for the project phase that includes
the open space.
10. Pedestrian walkways shall be provided through all lots to establish
pedestrian connectivity throughout the project site as shown on the
Plan (Exhibit 1). The amenities to be provided along this pathway
shall include decorative concrete, accent lighting, landscape planters
with vertical landscape as shown on the Landscape Plan. These
improvements in each phase must be completed prior to occupancy
of the first unit in the respective phases.
11. Benches and pedestrian seating shall be made of a durable
material such as concrete or painted iron and be designed to
minimize effects from vandalism, skateboarding and weather.
12. Trash receptacles shall be located in high-activity areas, such as
plazas and other public open spaces. The style shall be compatible
with other plaza furnishings.
13. All street furniture surfaces, pedestrian-level walls and amenities
shall incorporate graffiti resistant coatings.
Resolution No. 2005-017
Page 20f 6
75A-445
14. The courtyards in the residential development sites shall include
amenities such as informal modern outdoor furniture and seating
areas, decorative pavers, landscape trees, plant material and water
features.
15. Prior to issuance of building permits, the exterior building amenities,
materials and finishes shall be submitted for review and approval by
the Planning Division.
16. Prior to submittal into building plan check, revise plans to
accommodate a minimum five feet clear width planter along the
northern property line of Lot 1 and Lot 2 as identified in Vesting
Tentative Tract Map No. 2004-06. Such planter shall
accommodate one 24-inch box tree for each 25 lineal feet.
17. Glass storefronts and windows within the retail component shall
provide clear glass. The use of opaque or semi-opaque storefronts
or glass is prohibited.
18. Prior to submittal into building plancheck, revise the plans for the
P1, P2 and P3 residential product types to accommodate a trellis or
architectural feature to better articulate the alley facades and
provide a framework to support plant material.
19. The courtyard improvements in the residential component shall be
completely installed prior to the issuance of any certificate of
occupancy within the project phase that includes this portion of the
parcel.
20. An open space area measuring a minimum of 70 feet in any
direction and containing a minimum of .34 acres of land shall be
located near the center of the residential project site and within Lot
2. The open space shall include informal modern outdoor furniture
and seating areas, and landscape trees and material.
21. All garages shall provide insulated garage doors with automatic
opener and transmitter.
22. The appropriate electronic device shall be installed on the
commercial portion of the site to ensure all store carts be kept
within the retail area including the surface parking area.
23. Prior to submittal into building plancheck, revise the plans for the
P1, P2 and P3 residential product types to accommodate a trellis or
architectural feature to better articulate the alley facades and
provide a framework to support plant material.
24. Prior to issuance of building permits, submit for review a plan
outlining the design of the fire access location.
25. Units designed to accommodate stacked washers and dryers shall
provide such appliances.
EXHIBIT" A"
Page 3 of 4
75A-446
26. Require a crosswalk and associated traffic signal at Crescent and
Memory Lane leading towards Santiago Park.
Resolution No. 2005-017
Page 40f 6
75A-447
"I',",:i,','i:,';,'!::,',', 3111 S\3a\l1l311/ IIII
~ Ii 111111' ( III ~ 1111) 11111
1111I1~llllnlll 1111111111.1 a e
'11'11I"', "'''''''' 1111""",,," I P N III
V'INtlO::lIlV'8 '\tNV' V'1.NV'S
3NV'1 AtlOV'BV'/ 'lIl.33tl1.S NIV'V'/
1.S3M 38V'ld All:>
(90/V~/6 '^3tl) \70/60/E NOISSIV'/snS3tl ON6 - M31^3tl NV'ld 31.18
n gl
~.
!m~m~
;~w. l
-~
"",I. - i:
mm"~
c""~"h
., .
,. .
lmmmm~~
~~um'~,
I ,;,.; ~. ~,~ ~ '" !'l
! ~ .,
!...."."".,.
~
l""d 'j
~ q
!'
~~~~~~P-~~~~~H!
!' ............ '
1,.i~H,
!.....
!".GU!~~~~
! ....
!ym
I"
! 1:
Hl!
B
uU
~~~~
iU~~
~ .."
<( .
0
CJ I'
z
0 :~ -~
..J ~~~~
5
co
'" m,~
d.
<(
,-
<(
o
CJ
z
o
-'
5
co
N
a:.
,
i
__l
l
.iL
1~' ~
~;l
:n; ;;;;
lEI
V'1. V'O 1.:>3fOtld
!i
~i~i~j~~-~ ~~
~:-:,!~...,-~t:i:o.:~'" r-
n
iWMHH
;;;;;;;jj
m~m~~
:!
.i "
H ~~ ~
H !!!
.."_11,,-
mi~iiii
~HlhW
~mm~~
_~ ;:5 ",;,,,,..s:!!=!!
i
:~!J'~'j,jj~~l€~i
1 I~.~~~~~....l.
....,.lL~ . '
U,fliU, 'BHh!!
~g~
000
0....:0. ~W1
~ ~;m~~I~ ~~~
~ 00 il
u:u.: ~~~ ~t '"
\I U
i 00"; 000000 i i ~ fu
< g1l :::00 g
u ~ 00'
~ ,.:,.: rn li ~ ~ r;; ~ ~m. !l ~ m N
< m ~ " I ~
" ~ IE <(
z ~ 0
~ < 00 ,,;
00 z ~~ ~ ~ (D
<( 0 ::: H i i I z
0 ~ ~ ::;Iii ~ 0
f- ~~ <" ..J
U ~ ~ 1;;" "Ii ~ ~ 5 < i "I 5
w ;'i ;~ d U < @ (j l'J~
(3 ~ ~ ow ~ ~ " ~ d ~ ~ 0: ~ <z co
cr: " ~ 0ci c:ici:t ~ ~ ~ ~ ~~~ ;i ~ ~~ 0..
2 ~~ ~~~ 0 ~~ ~ 8
fL U
c~8bo~g6~8b~~~~~~~~~~~~~N
~~~~~~~~~~~~~~~~~~~~~~~~~
0
w
0
;;
0
cr: fii e e e
fL 0 ~ ~ i
(D "
0
z IE ~
52 ~ - . ~ r.
"
cr: z . .
<( " N
fL 0:
-' > ;i 1;: 1;:
<( "
< < <
i= ~ ~ ~ ~ ~ ~ ~
z ~ ~ ~ ~ ~ ~ I ~ ~ I ~
w t:~ ~
0 ~ ~ 0
~ ~ z ~
iJi ~ 3 " ~ ~ ot; ~ " ~ " ~ ~
w ~ ~~ ~ "
0:: ;i ~ " ~ " ;i " ~
~~~
~ ~~o
~ ~~~
55 ~~~
:;l oow
~~ ~ ~~~
I ~~~
i ~ ~~~
~
~ *
m ih ~
~ ~~~ !
g ~n ~
5 ~.
~ ~~."
~ "~. ~~
~ d! !i
~ ~~~ ~~
:!j ~~ 6 irl ~ I ~J
~ 15~ 8 o 00
~8 ~g 8 00 ~ 8 ~g
~~ ~~ ~ ~~ ~ n~
:;~ '3~ ~ ~~ < "
~~ ~~ ~ iji~ 0 0 ~ ~~
~ ~ ~ ~ ~ ~ ~ ~
fJ8 g8 @~ ~g @8 gg ~o 00
~~ "' , ~~ ~ ~ ~~ ~~ ~~
. ".
"'0 ",0
lJ) lJ) lJ) lJ) lJ) lJ) lJ) UJ
W W W W W W W W
>- >- >- >- >- >- >- >-
ir ir ir ir ir '" 0:
I I I I I I Z I
:> :> :> :> :> :> :> :>
N N N J: [Jl
0: OJ 0:
J: J: J: iii [Jl 0:
lJ) UJ
W w
:> :>
0 0
I lJ) I
Z Z
<( [Jl 0 0 w i; t;: i;
ci ci ci ci ci 0 9 0
f- f-
g g g 0 g N '"
-'
[Jl [Jl [Jl [Jl [Jl 0.. 0.. 0..
2;323
<~~ <
~H ~
~~~ ~
!!! !
~~~ ~
:::;:::;3 :::;
~~B 0
CIao 0
g ~~~ ~
~5~~~ ~
~~~~~~ ~
~~j~~~ ~
~~ffi~gg g
i3i8~~~~ &
;;..:
0::
<(
:::::
:::::
::J
(f) "
~~
B fH
i=
<(
u
u:
iJi
(f)
<(
..J
U
>-
U
Z
<(
fL
::J
U
U
o
o
z
<(
z
o
i=
u
::J
0::
f-
(f)
Z
o
u
~g I ~~ ~~"
Ii ~. ~~ .~~ ~ &
~ J.' ~~ Ii.~ ,~
~ ,,~~ .2 "~~~ ~ ~
~ Ii~ "'~ I~ ~;~ !!
~ ~;I r~ ~J h~ ~~
~ I~a ~~
~, .~lI ~I
~~ ~~~. .,0
:5~ '~8 '-'.
ID~ ~~~ ~~
a:n. ~LiJ :t...
"
~
'"
8
0:
~
~
g
t
'" .~
~ X ~~
w
z 0 o~
~ ~"
~ U"
!:!l~
0 f- ~n~
~
~ w ~o
W 8"
I ~~
(f)
s,
wUi
~~
O~
zz
. ~~
5::g
~~~~
Uio.o.~
:<i!a:a::Ul
~ggffi
~~ r-~u.u
~~~ffi
8 ~~sg;
iJi <l:lIJlOCf.l
~
;i
~~ >-
~~ 0
a;-a;- ~
~~ ~
~~ ;
13 <I: <I: ...
~ . ~~ ~ ~
~ ~~~ g :J
< IUS:) ~ ~
~ ~ffiffi ~
~ :J ~
!
6
I
!
.1-
HI
lil}1
'~.~5
6
I
!
i '
. I
3P,
ihli
_ .?~l:il!"
!
;m H~~
", III
m :ii'
MMM
<<<
, "
1'i:rr ~
~~. ~
~~ 00
U)<lI)W
~~g~
:l~~Q;
o.f-lI1u.
(I)'" UlUl (I)!Jl
~~~ ~g~ Eg~ gg ~~~
Ul<l:<Qc{)<I:<QCf.l<l:<~C{)<< ~~~
~~~g~~~~~~~~~ ~~~ ~.~,~,
.~<<<m~~muuUUo ~~~ www
~~~~~~~~~~~~~~~ ~~~ ~~~
~~~~~~~~~~~~~~~ ~~a ~~~
~tIllIllIllIllIltlJ(IlrnmmClllIllllm ~....."-' ~~~
86~~~~~~~~~~~8~~~~~~~~~
,<<<<<~<~<<<<<<<<<<<<<<
~
~ }~
<( "~~
t'! ~~~,
t> ~~~!
3 i ~hl
g: i,,~ ~
~
, ~
g ~~ ~ g
Ii B'~ ~9
~ ;:~~ .,~
~ ."ll '-'.
~ ~i~ ~~
~ .
~ ;~"
~ -"
.0
~ -~~
Um~
~ h~
h
i~
R
.'
.t~
;~
C.C
~'-'
~~
EXHIBIT 1
<~
~~
~~
!!
~~
::::;::::i
0~
00
n
co
zz
<<
"a
00
~~
~@;1j:Z~iD:ggu~
WUJUJWU1U1UJ~~W
~~~~H~~~~
~~~~~~~~~~ od
!!!!!!!~!! ~
~~~~~~~~~~ 9
~0~0~~~~0~ ~
@@~~~~~m@~ ~
uuuuuuuuuU 0
~~~~~~~~~~ ~
~~~~~~~~~~ ~
o zzzzzzzzzz a::
w <<t<l:<t<<<<<< 0
:J ~~~g~~gj~15g
~ ~~~~~~~~~~ ~
H~~
I:::l:;:l:;:l:;:
:~~:
0000
~~~~
~~~~
wwww
aQ:Q::C!:
0000
UU
o:g~
.,""'~
<<<
I-
U
~~
I-~
w<(
2::0...
I-w
<((J)
1-0...
Z<(
~2
AYMND!ib'Vl ~, .=_ co.. c.. r-..
~~~, -- :.. ',":,,)' JUt1;~-~
" I j' . , ~- ""t ~j-~
,:,; ! (" f- '''"i J~~~~~
: IJ\!~ji;"IT' · ~ I J a
! ( r- ~ ~
I III >---
( ;-
i (' r-
i ~~. .
)1
D,
') I ( ~f-
D, (
)..
- .l\~
~"
- V
- :\)
o ~)
-c ~
-c ~,
- )
l\'-c
AJ
I'
I'
~~
r -; ::=: :,
. t= F> ~\~
b
~"
~
~ ~ FJ r
..L;l1 I!I!I III III \)
'~. .---' II \~~ \}.
~ I\I'~.,~
1 ',-' , I '\-~lYI
: ~ ~ : ~'. I ~ t1 [] ! . J~i~ ~
, :: 'fj8r- ~ __--_n_n~ ~....-: :''In \
~ n~n~~/ ..::: 1;g=~I. ~." ~ ~\
: I: (.JW ~.., _----~, 'n~'~:~~- - --
.~~~~ . ~
IYR' j ~\~:' ' ~\TI IIIIIIII~:;~ ~;~II\~I'~
'f r' 7 ^ .' <0 \tl Hi r1tr1tH1lt1l to . .r;
1- :~' ,l",-. ~_~~ ~~*m. I\:~
'=:: It--' Ii <--:: ~::i FW
~ -i. J ~ SMr1t~ mml~;: Ii 1\11:.::
~ H ~ < i~ ~ '1:MUH~mr1tll~r1t~j~m;~; ';1:
~ ~ " - i~ := innl u_ J.llJl=:l] LllIr TlUJ l::i ~, <t
:c '~'Ia i! ~if
,)'l/s
: .., :.~ "'l~'~ "'~_~~ i {f ~.~~~_
"l w ~ '''~, w"t<f" c' ~ ~ ~"""_..","'
U3\U.9 HM'I
75A-449
t:. :\f
- -~
o
e
19 . I"
Ii:! ! u
o .II"
c:5 't.I
<( J!~
~~
0-
;;~
c,..,
. '"
"
.
{:.
Ji
"-
~
o
~
j
~ I i ~~ I i ~!. h ! ~ ~ ~ i. c
~ ~I!! [ Ii ~ H . ~~'f! H H i H H, :?~,~: ~
!!I "fl- i ~~ i ~K Y'~' ~N,'; ;'0'. H '" ,: I ~1 ,t,'_,' H' ~
~ a ~ if! ! ~! ! i Ii ~ -' "' ffi q, n!" I d "- '" iii' '"
~~g~!ii jlP~~ d .i"~!i '!'1'~' ~,~U c" n"
UI ~~.! ~~ _I Bl a ~ ~E~ ~ ~F 8 i~ il ~2; (J ~~ioo E~ 8~
~ q:. ~!~~] h ~ i1! s!~ 1 i. ~ H I, ,n Q 1j.!1.1 ;; ~;
~!rD!;iH,8t! ~Fi!~~[d ~.!h!h ~!~D!'
gJ l~'ti! iI~ i~ ~,~ ni ~eu lti~ ~ ~J~ n: ~6 ~~ Pll~ n ~~~Jl~ --
~~ii2 ~~ q)5 j~ ~ l! ~n I [i~ ~ ILl! ~H i l;!H ~
~ hH ! 1 f l ji H ~ ~ j> : l' ~ t; i ~ W ,i! H! ~ i ~; ~
Ui' .; ,,; " ,; ., < ,; co, ~
~ I g
~ \ ~ ~
~ u __ _//~^:~----- l AVMflOSMVl --------\ ~ ~
m <t- - ^~t^\IOS -= ~I~t,., onr..- ~ "'\ M Z :0
~ ~ rr~...;----'~T~lt -"' ;j;lI:,rJ:;,"'-IJS'\f7!i ~ e ~
~ ~ ~ - ' i ' ll:j~i:~l/''''i - -~ I >-\ ~
~ ;;' fj < , , f L ;c; . ~ : :1. I """... \ ~
.. < < I . t "lie ,,- ,,_, _,I ;t[ - \ :2: Ui
~ < I' I' jr~ , I;l \;I \;Iii/ "1JI-:~-,h-." ... \' ~ ;,: zt: ..
u.. ~ , 'I~ ,- ;.r;e' ~ ill
~ (/) ~ I < i' 'I. ~ II I ~I ~ ,:c::; .." - ~ .\ ~ ~ ~ ~
:2:,,1- < I- I 1 i'i:\ I-WI-Z
175 ~ ~ t: m 'I: r II: ':iL a D I W -I":~ :. ~ 'I/Ui ~ ~ ~
w <( <i Uj 5: I- 'I ,-= I I-- ~
I- }!! I- Z 0 I ~ . ,ftI ~ ~ ~ l'I'~ ~ I ,
Ui <n~~ ~~ 0<1' I~_ l~~.i.~.~..~ -- \
~5: I' ~T" =\1:_.': ~ ~ I, l
~ i J (~ ~ y : ~ ~I ./\
I ir Ii _.k " - V \
< 1',"1: "'"-;; 'i\ij;J:~ "; \ \ z
~' l"'~'- ,1" :I/~ \ \ ~!
: I: ! : I~~ ~rl a ~ I ~ -I~ :I~' \ -~ ~
< ! J.;; T" Ci.;-i!-I-iI-r/lfJII'-'l -' \ ~
"' "- ~' 1~Ii:7Fi~ -t, I :r~ 1'(--' " ,,\ ~ I
I' lIni \~/~ I~ ~:.lu! ~ ~\ \. ~g
< I 2i~ l5\1.~~' ~~ ~;'11 ~. "":;;r! ~ 0.2\ <!) , !:: I!!
< I III ",iH'fl bJJ ~~ ~qlU; I ~:::i!JllRJl!i- i ~ 'v '\ ~ \. :c I
< .u \a~;>C" lL _r -r tI/IiU\--: ~\ 'i , ~ i
< ,1-1 MJI ~ ::J \r;;J 1,\ ~ \ <( 0
s It-r =4 l-r'~>~-~:m'I;I~rnl-IJ--~J,Jlrh ~~~\\ \ ~i
---------~A~i9r:'S]U-I~~.f1Z1r- - I,::, ~ f.\. \ 0 '"
JQ]j~ ~.,~~ ~~-:,'y"-:-,:~~ ,,-~~~ \ 8:~
lJ:1;J;? &~/:::::;\ \ "'I~i~; ,inf~' i~li1r- -~',\
____ t:;::;j ~ .'1; / ./' - ['\
l ,;.~ (0;(' ~ml~lltlj~iHIjj{]; III <I i I
\ i
i
:= ~ ' I, ! t=: I u <t ~'~ :;; i
~ R': II~ mil/II I IIJj II IIi I ~ Ha lel~lIt.~ I !! : I
~ ~ -=::: I ~ ~m 11111 II tlljlllllll~ H1~1 ill/I III. ri ! i
N ~ ~~ ~ H.. i ~(~ n 1111111111111.~~;JII~11f:II:~ ty""@' i, ,I . i I
, :il ~ :ri = ~" l "1/ u ITTIIIIIIIIIII,~: DI: TT ~Ji1Ijl1 e ~ ~ 8 '" 5 II i
n. N ... N '_ tI'l l , ' f,:y~!Jb(iJ' ~ ~ ]:1 i'i: I
~ pO r,:'~' ,= '>II' ~= '(i~, I, i :ii i 1
~ ~ h ~t~~~l~)~jl~;L]~l~r~)~!u=u ,J ' I !
_______~-_J_-_~3~1~tt~vl-- m~lslllVVj 'Y ::"
_. _ n __ _ -------------~~----LJ
gu.
~,
(/--------~-- ------ ----
~\ ~~ ~J
-.15A-450
,......,
o
o
~
'n
o
o
~I
.,:
c
"
2
-E
"--
I'
UU
.JZ
<(-
I
.J~
i~
NU
Ww
I~
:r-
<(:1:
:Ju
.J
3:
--
~
r:::::
co
a...
(]J
+-'
CIJ
-
-
C'C
....
(1)
>
o
o
<{
~
o~~
<{ ",::J
ft'):.:l f')
s..: ~ ~ gj
n::
~ Vi
::;; '. '-'
:::J l5 :;; ;:
U) cr :0 '-'
<{ -J -
}:! ~ >" '!!
Ui Ui2~
."=.,=:"<:",,,,,.'1:
<: c: r:: r: <: c
::l::J:J::J::):J
_._..r,."f'l
'E~e~'2"e~
~:~:~~~ ~ ~ ~ ~ ~ ~ ~ ~
_1'l''1"'1lnrO''- Z 2: Z Z Z z ::.:: ::.::
I::I::C'::<:<:<:: :J2:.) ::J::J:)2I::J:)
~e.e.~fUUr. lO ~ " 10 Q lO a (Y)
..... ..- '<t
~~~~~~
1li
~
~ ~I~~ ~
a - ~-
-J t-- - ~~
:5 u _~::o
Il) tQ::!.
, , , , I , I ,
><
~
t- .....0.1 C>""J"<:j' lC)(Q I..... -'
~ 555:5555 g
::J QQQQ.QQQI--
\
\
,~,_~'------l'---'-'-'-'-'~Nos~~-'-'-'-'-'-\
-.-.-.- ~~tI.\lOS~-.i - "". \
:..- ~-~::.--- 'T \,[1:.____'.: ..' '_ . ..~ \
. . > I ",',' \!
. ! , \ '"' - \ \
. I > ' \
. ' , ,. ',\
~ I f- I . . - w'
. I' ' , : ~ \
. I > . I ~ i
:r ! :\ ~ \
. , > i" \
. I ' I M~ : \
J. ,Qi ": ': (\.
. of' ~
~ ' \ \
~I \ I.
, ' \
. i > i \ '
. i > i \.
,,>: /--\ \ \
I I ..../ ,
i j . \
-:,. \. .\,. "
~~ \ ~
~~ '. 1< \ '\
o \, % \ \
, ,,\ \
\. \ \
\ \.
\ \
\. I
---I i
I. .
I:
iz
W
:;;
0.
3w
WUJ
iJjJ!
00.
W
a:
~
:J
IL
\
\
i
,u
5
~
o
~
'"
".
(
\
!(@ ~,
75A-451
.--I
4-l
Q)
Q)
....c1
VJ
~
g
...;
~
i:
-iJ
'"
C.J
u
ct'l
C-
>-
+oJ
IU
~z
<(-
I
..J~
i~
I,U
Ww
I~
2:-
<(I
=::iu
:::!'"
3;..
....
~
c...:>
+oJ
ct'l
CI)
'"'C
J..
ca
>-
.......
J..
:::s
Q
(.)
CI.)
..c
I-
;;..:
0::
<(
2 iti
5 ~ ~ '
(f) ~:::!;
~ ~ ~ ~
(f) Uj i:! ~
U
<(
UJ
Cf!!::
ut:z
N <! z:J
m"'O">
, ~ f"1 m
0.. N I'- N
~
<(
::2' iti
::2' ;,'!::
5i~5~
w<(~Uj
I-Wj-Z
_ !::: 0 w
UJrnl-O
i] g' I '
t! I i i~ I ~ I
~ hi i ~i i ~ i
8 HH! i~~. !j
ffi !~H II! ]1 Mj
~ ~~,. !~ .~B ii.i ~;
~ ;I~~ !j tt tl f.
';1 d:~ gu 19 Ii l~
'3 n'{ ~B IY h ~]
~~u ~iml!~~~
.(..J .,; ui "
i
"
z.
ih
Eh
in
.II
,IE
~ 11 M
iH
~
Cf!
W
[L
~
t'l
z
(5
-'
5
mU
m<(
-in
wI-
uJ--Z
('f) <( Z :::J
N:J'<t
~ ;:; ~ gj
c
c .~
~ ~
* ~
(L1Il roUl
C' Ql .0 III
E~I sE
r: C dl.!;
n."-=:i Ul-l
I
q
. .
!i1,i
I'
~ i i
~ '" il
8 j~
~ Ii
'!! II
~ .i
< ! G
fu 9 E c
~ ,jU
'i ~ I'
~ ~ ~H I H
z 5 I,," ~ n
~~ ~I"",~
8;...gd~ll
~n,d~~IU
~~:in~~~"~
."Jo.clIH
zl ~~g1~~l!
~I.~!i!~~;
~~]:l~~f.~j
. ,
i i ?5
.. !! ~
, 8
~ K ~
~ i "
g ~ ~
z
~ t ~
i
;;..:
0::
<(
::2' iti
::2' ~ ~..
iil<r:J~
w ;:; <i! Uj
!::: !:: b m
(/)1-0
I:
I-
Z
W
::;
D-
o
--JW
WUJ
(jj<(
DiE
W
a:
~
'"
lL
\
\
\
-'\
\.
i
i
i
i
i i
i
i i
II i
i
i i
i i
i i
i I
i i
i i
i i
i i
i !
i I
i i
Ii".
B3B1S NI\IVJ z I i
_ H ~ __ _____~__ ~_!~~-_Lj
~~
y' u:
Iji~
~i<l
~
,)
\ -
I
Ii '"
~ I
'J ~
,j= ~
; 'I "
; i
" :1
I~
('----~~7 5A:45 2
~\ ~~. a
\0
+->
OJ
OJ
,.q
(/)
'n
'"
'"
CI
..,:
f3
2
'fi
""
Z
55
o..~
~~
~~
0.:'"
::d2
I-d
~~
I-llJ
If
U,.
0.:"
<(0
1-l:J
Ui1i
~J
0'"
g:g
I'
UU
.JZ
<(-
I
.J~
<(~
2:
NU
Ww
I~
2:-
:";I
.JU
.J
~:
O:l
u
ro
CL
>-
+-'
--
~...,
t...)
+-'
ro
..::::
I-
CQ
c..
C1.)
.c:
J-
~ H ~
,q;M N"OSMVl
: :~}
.(;~cC;)',C~)i;)"1~}'C)",~
i
,
!
i
i
i
l}f
;flq
rnl
~'tl
I";
I, q
~~tl
, i
k
} I
, ,
: 1 i
I ~
, ",' j
"J!!1j I
I, ~,',li,', j rnJ
ill'it rnj
'IIi! 1~.i"I,.I.'..",..,',.1
~ \. ~ "'!~
-, .. T';"-!"-",'"'
,', ','
I'
N .
i
( r
,~
~
::.
~
D
;;
to
~
'"
~ I'
75A-453
"'";'"z
.....l::i
0...
UJ
0...
<(
U
(f)
o
z
::i
'"
~
"
~I
'" ~
~~ '"
::;
N
N
>-
'"
.", -<
::J
( '"
f:'; to
./ w
~
~~
~~
r~~
~~
(\
en::
g~
WJ~
'n""H' I,~ ~~,L~~~~I)
1""',"lll)t HdH.~I~"-';~\;'~~:
~ :'~l ~lt' /.l~ ~ ;,1:l1 ,,'\',':~
"'~p,Vlr.: I , -TJ=.~?
.;';r1~tEf1 "'}8f9,: Ir';,l~n
,- [~~.,~' ~ ,",'"'' , \~' 'r~~nj__]!: I I,,~ 'i_:,tJ,
1 1--'" i ' ':J- ~' , '<ct"r, i i I'-';=Lrq
J -. ~/,:u;..,I C~/,j:lJ1f~']'f.t; /~~' "" ',: '''<I I L... _ r'-. '...... ....I,.. -.. 'I
'12, :- ~.. <.!:;;' (~,.,. j " y~' /~'" "" I nrl~"YI1'
,", , , ~, .",., . ,h. I!"".,
",I ".';'''':":.~,..",,i,:''>:I'j',i~~~., t"...... /.i~~;>-,>/ / '~..~.':i,~;;;t.;1J'j'
"''''" , '''''':'''' "1", ";"- ~) I... ~' '~':e .'." '. ., ,
",,,.,~-,,. , , " ,'" , ''''.' ,,~, , '~' "~ . \']1
f"~'~ ~'i''''_lf''''''=:-":":"::,;~~~",,,,, ';~', '/)/ '" ';;/"'~}..W'.".'
. "T:~- ."PTT'r""""-, I ! ; , , ' "''''"i~,' . "l, , . . " '~~_ , "iiHai
,I, , ! " ,:', .,. , ''')'<'''-.;', " ~, , 'v,, . rill
" , "."" .,'"::",,, .".,,, """" '~, ", ',~
""~~I""~"'::;~1 "?\~) ('::;-',. .,2~", '\\ "~"'<i~~fi
".:"':"[. ".""/'::':';';". ';.'.," iti "'...1., c)..''''.::,,::,,.''''' ,-' '.\~~.\'.\." : ~.) '.'~':"'. ".,,'x.';' 'n';'" ,,I
~_~1I ., '-,-';. ~'}~-":'_c;';;"1~~t1)11", '.... . "". "':::.. ,'~\, '....,;>;,,\.j_._;,..l__~~
''''''......, ',.. """""" ,...... ,,,~,, " ~.;. ~.o ''''''''. . . '.'.. '. '.' , "'""':r..., _.._....
.t rr"':::':''''<H;i~ /i'J"....l~}'\~. '}i~. \:1"
;:"::;:111 """.;,.;,; 'f;, ;;; ....! . !~l~. :~:.;\ ~::. ....~.~. .,~ " '.!~I~I'.'- '~I:'L- '~\GI
<II 'j CII'l
i , i~:iki';;:ii.<~ '~.~ ,_ ~p
(~Hr ';C
; unf .'-"
..' ~ '8 i ~++~:.: i.:...... .~1;1. .~"
,.~'~ ;-J~:21i' "1 t;~
'... l...rr-. '",.' -q-..-,.. I.....,,,]
,c}lL,~ll' ,~.
,r... '..... I..,U. 'i~ _l.~. '. J.1.1' .. .
r/~i
, .l fi~' '~~.5y/' . ..,
"T!i*E;'~\~
!'. r.. \ ].~~...: ,I.~ .~~.; .~~. ;t~..,.. ,. ., ..s~~
'~~>~ .~, 'lY'
I' t';~'1~:j'\("I' "
";,~~
;:~~~:~>~~~~;~~~ml' ~Li'
MEMOR Y
75A-454
, , AC.ll W '
L-2
LANDSCAPE PL~N
')c
10 n 5
" l n '
.~
~: . ~_1,1.~, ',~~:'o'I-." ~,{1
.
(j~1
,1\1
lPljllllHU
ill '{"I[(;,.t.,,~.. iJ.!>oU....1DIII
1-l'nI("..~'II" V,~l .;
, ,III,WU
'"11
l~H
"
'"
U~Hl \'U",n tl~1
1~llIl!1 '(,..... I, 11Il< ltll
i I
........;;~~.. -:..". ~~.,. ,.i~..~:-,,..yr..f':~~~~i~:--_
-:-~;t1':~'\:t~,.~~:&:Z!r~i~!}i~~' M'1t:~t~'\Z";t;~:~t';;~:!)):v]J,,:,,,,,, ..Y," .-' ,).., ':' Z'itY'1{':it'~~,'j';,\0:i..\,\,I::l:\li
I
fUTURE DEVELOPMENT PHASE
;{..
u.....lt. !~;_J,~:; ~~I
iIl'lll! (ll<;Hll>rlhl
I" ".e 1~.1~~, ,!HI' \I'lll'
fEBRUARY
21, 2: 0 0 S
l' . 30'
L-3
LANDSCAPE PLAN
7\
J. () (. (\
~ 0
~ !:_~l.j.~t'.;'l,J,'~.,l'~~l
.
CH'Y PLACE WESt'
75A-455
--- q;
p
~!
IE
~lli:, '~:
J ~ ~ ;
'j !~
~Li V; c
~--~~. ~.
"~: cj
,'~~1_~'0'~
~
~
\
II)
Iii
I- ~ W
w I ~
~ O~
U) 0
,..
II
UI .Il
8'1~ I
"" . fi
:J: 1,
u..: H
."~
~ !!I:!l
ci
z
q~
~2
~~
~~
LO
~ ~
Ill( W~
:::E 0 0
:E<C~
:::J ..J <(
UJ D.. 0
(!) ~
Z>Z
-...<(
~ <(
a:-t-
<C 0%
D.. ~
I
i~:~:-;~;~;;~
~
L. - ~ ! i'-~
l:~~n~.! · !.~'
. - '" .. . i;~ ;
\j ~ -,~!. ~... ,
~ H~~' ~ ~ m
1..""" i., ." I i. ,
75A-456
- -~ ---: " -.;-- -:----~lii3i..~,j . - -;--l!
~,-.,,~",,-- .~'IH" i~.,.-,-~"l~ '~l ~',
;",kn~'~ ~ I "~l~~~ l~" ~. ~ r I 'fJig~~ ! :"g 'i' Il~'
.~ - -I< "-~ i~!t~~:a!~ti~~~\;I..~~J':~;j~~~"i~i3~~i~D
~:J ~p3~5n; ~ i ~![i3dglPi ~n i ~~~1I~; I ~H',l !j~~~~
,.,:' -' ," :L ~'~ "'l ~l:' '"i ,,'p I ' ; !~~!! :7'".
-==--~-h, i: ;i Jl~~! "~h ~ 'I~ H, ~:1d~~H ~Fi !,i i ;!t~l
';,i u '; ~1~t~~:~ :~,. "i jn~!IUI~~~~!~l,iijm~l~~; ~t~~~~
~, ~'5l:;l'{~~ ~F." -~ l:'.lilil\! I' ~!'J: ;l~ i:~"'i1 I U .I~lO~~
~h!r,~" J~~~ ,~ ;d. '9;1.' ~ !.~h' ~~~, !:_" ';~Il
1j~, lio'^ ..,\;!~.. ~a a l.1~!! \'l~tl ~Eia :"'l ~!?g~!; <l~ t~"'3 <\
, ~ I~ '"~i' ~...~ -e ~~ ~"~,,,", !~,~ b-"'~ ,e,.. ";" "
'l'iITITIT-'. l '1~'lg,H;~~1~'~dl~~~j1n.~n,f'Hij!U"''J'' \ .
!' .. I---.LI_LLLL -'i ~l 7 -" .. . ., . , . - . (0 ~' - " , I 0' I l.: !
I m~t ~ - ~-- :~L -;~~; -, lill pi' \ ' ll.~ ! i " I' ~ll' ;'\u! I ! ~, I II
. ! ',.1.1.:,)1 ,~_ -::.-- ,..' ;,..,,~ ,-= -. ,~' . ~- I' '.: 'Il II: I ill~ I B
,,----.J".-'-i-~c- -.' ~ 'w"--"'i ~-'t~~.,.~""....o.". '~.f! "'lfI' I 1 II I Ilolll I 1,1',1 Ill',
'---'_:t --R - U~l '..p~!i' ~1t:a_".D. .....,. ". ~I llll! "
"!!r _ ~~~ ~,~ '. i Vou"1 J~WUlS U"OJO"~f\:"_"--'~'_ - ~ ," ! ! I I j, ..:l. 'I'~ U "
- ,,:-1' 7'j! j." A. " , 1\', .,. ,~/" . ~ II!! I!:: l'l~lll Ii!! 1: I!
~:(~,~,'I~ l, k,~' ( " . ~. !J "',' '~:,:i: 1'~-,I,;1,i~', I ~ .~,'!' ~ ,~,~.~~.' ')~;~-II :},J' ~;i !illl ~ll! !_d~FE~~i il! !l q 1!1i1
. I I I J n~~ I I~ '~ s Ii I~: ;~,' ~ ~.!. ~i, :
!! ('/ F II '-t '~..~ L- L-- - ~tt ~JI-- ' , I~;. ;~ ;: ;i i; I:; "'I'! j- j' I' i'l
h!H ::1- S '11'1' t;/JIL1 fl.-c~~~l~Iii'I~~lli'rlir;~': :ltE' (I \ 1,1.\ ";:li!!I:i:I~!~il;~islqi~i~ili
, I ~ b I l I I j J~ I I I I.- i' . ,I ,I .. .1 ,h ,;g, ! ,I ~:I .1 :
lilt ~I- :;; I:, -~'t.l':~u- 1f"F'I-:J"''''r- II- \,, \ '.' . '~@~J[~@)@@ @@l@l@@i
I .., I I~ II I ".iLl .I I, 'r.
i I~!;, " !J '- 1"- JLk' _uI ~T - -::J 11- . I I' !l
H! "j II, 1 I II I[ 11 1 F,J='~ r I H I - -1-:-fB
m ~ ~ 1': t1 ~ i : ~~i~_~,~I~J,=-li~ t:l: I- C \ (V \ n
,; __ ~! " ~ ' : ~ I~c.:s-t~~; ~ ;~:- \ N 1'\ '
ll.oo'tl g ~ [;' II ( =r- r I ' ~ ~_ I 1 \ \\~I
~ '11- ~ ;;;- ~&,av-.r;,~'--~ L - II'[~"-;-,l~ ,,- '~
~ 6 ! 1 \
W 1--1 \
o \\ '.
to, ~ ~ \ ...~
-'-'"I "~I') ~ ; II ~ 11.--', ,"1'~'.{:OC I
';' - 'I . -, h " fi':- ~ :::.1 ,j' Ii:.." . ~\
, II 11. I I ~ :\ ~}\'\ '.
rI.~ .I ~~ Il~ IH:' ~ '~'r ~, , ~'~~~
,,J 'JjY:uI" /' .8 I F ~.' -t~\'" ~ I'.. \\\ ~~h-'\
Zl1ff7 "Iti' _- ~ i& ' ~ ~l~. .~ -~~ ,i \\\\ \.,~~\~
I' I ~ 1[~I~ Q ~ ~~~:'\,;, ""'~ ,,' ~~ .\,~ ~~~~~". >
) I i ~ m 1>: I~ I 'r- l ~\' J;1d. ~ ", ,~~
II L' '1 ' \ ~ 1 \. ,'\
'\, ~ I ~ _ ~-d\ )~ _ ' ~ ~~j.<< ~). \ \ ~\ \
<2.1 -A'/" ~ ~ y' WIf .\ , \\
1) .l.~ _I I. 'i' '?- ~ >;- I JIll",. ~ ~ 0 ." " \ \ r,\ \ \ ~
- h ~ ~ ,~J1:' IJ ,"--,~ ' 1-'''' ~o-:
' :xx; ~ ".J.."" ~ " ,~ "'''I"rd-''''" ,L 0 ~I ~ \ '. ' -
in- )~~ ~,. c:~ ~~~; _.I- w.... ...:'"-"' ;_IIJ..'~- ( I, . \'.
?E; ~~,.tdj ~, '/Cj;/-;- - ~"L. r h"" zt--.d-~~ l \-\ :
...... :..rl/A: . ~ 'l:~ ~ ~~/ ~ p~\--"f_~~~~~' ,), hr .:'~: "
d ,:t; ,IL' &.-~ '7/ / ..-;0/\u:.) \ ~ ~~o I--I T ;< ~
II' /'.~r~ I~~~'f;!./;~;:~ (;it. x:\ )jf~~ o'~ ~~' i~ ~_~~A '~ ~. ~ 1 ~~ \
;~. I; 1/1' " / '\ " \ , r - / [I ~~ l I \ \.~ \
, I j--,.:' ! ,\ ,d / C"" e', ~'f \
P ~:~i1tJ:::* .~ ,t=-zr ,~~} o\}o:!~l) o~o ,;/~~o "r !l); ~i m"'ll\( II'
s!~' I /-! >-" ,/) II) (u~ I I I
)p -=- ' ~", ,n '.' 'r'.. I h I ~\
:<iTn ~~ f r ~ :,1 VJ~>p{~-;-~=-~-- -I. ~/ 0 0 o'T'l'; ~~ I ill! I r II
"III ____" --------- , I l~ I I'
-llrr:, 31' u_f/- l~ 1_ I 1-
III II~: ~' ~[]----~ 0 ~ ~--c;~--;;;r-;-- n-n--;; 7-; --'-;-;-oi' 0 '1,: B: _\ I I - I,@
.,,'Jo.IIIR' '" ':"" 4- '. !~, 0<. - LU U ~" ~I_l;" I 1 ,"" r I II,
:::Jtlr :m- ,Per--. -dti';r~-':/" ~I y' '-:--~f:l }-Et1!~L~) ~r" /~ i ~ ~ I II i
i~ ~ ~ 0 _~-,~'7YL-1UJ flct= - r" "',yX::: <; I ~~ ~: I J I:
II ' ,I u " "II I . .j7-/ ' ... ~ ,: .., ,
I " f Sl --., :\ ,-- --.- -- -,1. / " " ~ ~ 'I If j
',Dlilll.I1rcJ;'Ll IIJlc,;"'----~~f-'~~~;,,::,,--~U______O,;>,:o~-~.:- ^ ~",.0 t~~ J,: i'11 Ij,~'~:
I ' h;== !, [ ., . I ~ -.., 0 : I i! " II:fl~1 d
L: -" ' !~:1 '" u; k:: l "'E ~,J, ,-J'~,J"""'..,,' ~ 0 ~. 1loI!1~ I f]~I~
I : ~.a ~'c:l -l ~ ',' " )\ \ ,'=' f '~~. 0LLLLJ "lIn I I
.J ~~ ~ ~ ~j (L~,] ~ ~~ ~ 0 I:' i II~
~ "~'~:" ~ II, ~~ j mE;' !li ~I ~3~ h ., m": I ~ 0 , / ~ "~1
____ ::) H~ 1.-' )1 ;,,, .... ,l -
~c ,_ _~~~ .' =r-tr"H_., ~", "'hn.JII',' ~
~ b. -;,"'t" - . -r ~"Tm ~it=-''7f'- , e '\ . L:- c L - '-p<< -.q:w'~ -'~ I"fl!'~ ~
T.~'---,y -- 1.,-- _.. LU- I ~:r ___ _-~ _:_~_____ r --- ,u._ ~- - _~.: - _:
,
r.
I .
! I ~
I II
, --
\ I
~j Ii (-!.)
'~l ;
'V1
i-d;
"q;-
.~i-i
I_ I'
<.Ji~gi
lnm
~ ~Il~~
ll.W
<1. i!~!il
it
j' L_
.'
lj,
~~~ ,;0'
HI
\
_ __ ~~ u
-- --Bi1IfHil'J~~"'"--
~--~~ 13j~NFlY
-~--,_:--
75A-457 ~.
-...~~,~ I ~ ~
\~.' p=-:-~ '
\~I-~
c:}-
-- ---c;-
.\~(
11 (l,;r,:T
(2)
d (J)
: N i
w . (J)
~ O~
(J) 0
N
II
w.!.
o :l~
~:l~
:l- J
u.: Ii
.-l~
. ion
G:! :...- ~1!
--~_..~~
z <(
<(Wi
~ 0:::
0..00
W<(~
!::: ~ ~
tJ) u
~Q.ci
<(>-z
01-<(
- <(
Z -I-
:r:oz
o <(
W en
I-
I
~
~ ~
~H
!H ~
i;~; ~
l~ !ini ~
g ~~ ~~ ~
:<I1i"~ .,
~"o 1e ~t
!1!!II!n
~ i
~ ~
'3 ':i
!!:]f ~,-,~., !! I
r~~' "
r-.; ~,- "
.. ~ ;:I",,~I!
,
E~
q ~
. "
~::J
iH!
It tic
II ~5
"
"
"
"
n
"
li ~"
"
~d
01
U
w
z
::;
>-
<Y
o
'"
w
'"
I
z
o
i=
~ i
In
ci Iii
z (It') ~
:;; . In
~ U ~
UJ
sl
.1.
LUO'll !
- ,
U-!l
V> "j,
~: Ii
.:j~
. .,-u
~ "'-"
q~
~o
.~
~~
00
~~
[0
I" I
i~ . I S
,~ - - ;
V' ~ tJ
tI oi II
~~I ~ -Al
i!~a il ~ ni!!
S~8 ii ~! B
~,~ " . ~
BJoJ~ 11 ,Ij~
:: h
i ; ~ 1: dt
~" ~ ! ii
;~~ ~ ~ ~ if
ooe" I B "
"" LJ"
w~1 I:
I~~ Ii
~d ~
"
,g
1"11
"
"
(1\
"
"
~ l:
"
II:
"
:: ~Il
"
--.
~~
~i
Is '0 -<
~. "-I -
--.J u WZ
. t;;
'" I II w a:
u ~ ~ II I': 00
," In
I'! LL
t;; J ~ en <C :i
w ~
<Y ii'
,.. [L
In ~d Z ...J -<
Z U
;;:;: 00.._
'"
I .
" - -<
I->-z
~. o -<
WI--<
en_t-
o~
rn
I~
.. ;,
. .
n
~! u.',
ml In
u
>- E~
.~ ..
B' '"
z
0
i=
L>
~ ~
75A-458
d ~ II
z W'!,
~ W 0:13 I
..... x
w . In u..'
W (.) :s: il
x LL u..: Ii
U) 0 ..j~
Il!! ~:!l
-_.~
ij :~_
[':1/1 .-
~"-""'~
~ ~5:' lo
~ ""
~
"
. !1~ ~i ~ g
," i'I'" l'
.~!.~s."~
d .! '1 . .
I ~ e' "'. ~, ~~,
. .! ~ ,- ^ .'
· ~!8 'h~ En
~ ." l R 'I'
ij: ,i!I,~y~~~;
IIS1'!~~ f'~~!.
. ~,nfm!;;~n
g~,.n'<,'
~ -' .1...
~ !
l t
; ~
~h
~ .
~ ~!!
It] ~ [J
_.:~--=-=~-:--
\
----/
t~ - -~--
g -----xYM~
r.-
e~
,.
~~
!I
II
~
I1-
z ~
<( Wz
-I o~
D.. IL
U) <( ::i
en -I <
W 0
o D.. .(
O>-Z
<(...<
<
W -I-
O::OZ
- <
LL fI)
,
to
co
to
co
T""
.
.
O. ~
~
Z~
"
a. ii:
<( ~~
"'l::: ~~
--=:: ~ 2
~~
t- :~
O ~~
i';,
<( ~~
a: ~i
~>
t- ~~
h
W ~~
> ~~
~,
- OQ
t- 2-
<( ~:
t- ~~
"'-
Z ~~
W ~~
t-~
~>
z
oi=
w
w
>
! !~!;l !'~ !:.
-11- .9
)!,.I I~'i UlI
-!! lei 111~li III
111111, 1< 81 'nt!
..1" II j If
!illi~ Ifill 0 ll~l
li~i;i 'l'.,j:~ III~;
o l' ,blo! I Oil I jl
I !Mill > Illl!1 m~
! a i i ~ i ~il! II ! ~ 1 ~
PI! I'illl!i:,;~~ Ii~
IIII I ill :~il' l:II!!!
Ill: : ~: ~11'l!11111' \',,,
!:I IlIl "l ,'~ I
I' 11,1.1., ,!IIi I'''' "~
III if 6!' "! 'II, 'I"
, "lOll!, I'''"..
"I u "" 10" 'all ~~ U" II
II " !i !' ~hl c. _ !l E ,!; ~
I', ':I ,1,1,.." 'l1.,;,J :1'1'
"j'I'I' "1111' \
;1.1 ,j ,I ~!' ,Il!;"ti ,1,1
~6M@Q@ @, clJM@@
I~~ I;;~~
I
~ Ii
~ ~~B
~ 'lll
1 l ~ I
-" . I'l!
Iii! 'Hi Iii
III i 11.' !II
: i I I!I! I'i I
111'11'1:1 il:11
o Ii! I 'i; I ,
"I!I ~Il! IIi ~
'I I: !iP 1'1 ~
~ !!iq !pi !II !I
~ !lil,lIlihl!ll1l
I I II 'I' i "
,q~..lll! ll'!
liill !ILl nl!i
I!. I
!! II I
II!: I
! III j
!Ill I
IB! I
II' I
liP;
\i:11111
tll' .
nlll;,
~ l! III Iii
~ il ! h
~ ~.,;.. ~
II
I i
I . i.(
, 'I~'
- , ! !
l'; lUll
ill! D "lwhi I
~! II II!! Il~illii
CJ)
W
CJ)
a. <0
00..
'" W <( 1.0 ~~
v> (OZo..
Z-t-~I.O~~
- (OI-=>'"
t- <( t- T"" z~ Is
wt-o .~~~
wz<(o~~ !
>~a:t-Z~8 I
o a: !
l! I
~
li
:i
I,': '
.
'I
w-I: t
0:11"
V-I
'" ~ tJ
io 2:ii
1IIIliIl- J~
pI:l! I
lid 'I', 1111 ,Ip I, III' " l~ ilil
I'!. liq' I '! ,,, ilip'1 lid! !j illl
,ndH!,! I !q 1~111"lil!1 d1iij ,'j In',
i i!Il!~i'i I 1:I!l! 'I!: ,!! id'ij d ,lJ
' ll,,-'J:!: !-, ojll.!!'i'lll"!-I 'I dll!
' II I d- , .ll i.LII I -". ill
'111II'il i 1'1 ,!t' "_1"1 pill! "",_
II 'I "n,!!1 ' d ~Id !li'llli~.p!il d ih:1
!. :ll!j!!1l ! ;l~ lll:h-,l _j!'!l" h ~'I
'\ 'Ill llll I III ;i" -llolliqpl'l ~l P~I
1 !.. :ip-1l I ~ ,I, iH! 1!IIP1":',' :.01, I
~! '-','j! I ' IjI '!q"'l ,I ", I "I'll
:, 1!!;i!l!1 i i;illi'II~I:'Pi!llil!i q iil;1
· 'IH'I-I 'I '1 "'!in .11' lit," 'll ' I
Q l! i,i!l!l;!j . II ~ !lll~1 HI~ j!nllWiili ! h 1!I;i
~ q ; 'I -'II, ~ , ~! 'llll.!- 'l'q:!"I,!! II III'
~ :. iii! 1.111 ~ ;1 ~ ,:;! l:i!,!U!..dl 'II I
',!5 1111
, : -I
" ~ : Ill.
,I! :,lJ
'II 'd ~
!il iil!
III 'PlI
! " ',"!..
di i)'l
Illllil!.
I n~, ',;in
~ .ql Ilil
... ! I ~! : ~ ~ n
~ I!" l'Ii'
~ "I i 'i"
no: !Il.. "L
I I' ,.j' _'I
'h I! I 01, 11'-1 -,II
, 'I' I "fill ,_
, I'!' II" I' 1 I' ii i
I! ,n Lj! id ,ll! II'
;1 III !!d !I! Iln :lil
:1 !q !,Il 1'; 'q! il!i
I, I'! If. I ,'", I lJ I,..
'I 1. I-II - I ~I' 'I hi'
I 1!' ;Ii. 1"1 I,P, ill:
i! "II I" II '.!:" I I ,-
:; I II "I i -I! ,I ',Jill 1",',
-, -I' ',' 'I" ",
!: hji Inl ii:llid;! i Ii,ll
\. II'! ".l ~ ...! ,,'. !. Ii
Ii i lih iH! ~ !l~1 i!n: i I ii!1
I ,if II:! I
i-I' lI:,fill
. I'll" II
:, 'lii;j1 i
II i'I'.ll
, ,lilli'l
n II'll'l\
, . I ~ i ! ,11 i
" I.; i'll
I~ 11I11l:
,I i,.'I','1
III ~:I. .
!! 1l11111i
il il! qim
'1 qa! iln
1!llddill:
75A-460
I
I
.
I
I
!
I
I
!
!
!
II
j I
I
! I
! ~ ~
!.! hi nl
'" ; \ i HH~
oj : II ;; j ""
:: I
I 'I
~ 1 ~ ~
~:t:~~~'.i.:
- --~:I::!li
I ~'_
,.
~ II
'" ,
~ i
"
! ~
I .
I "
,
jl:,
.'Ih'l
'!.i'l_
ml~ !
\-
'\1-
j~
l()
(0
l()
(0
,...
!I
"
o
z
a..
<C
1IIl:;:t';
~~ <
~~~
..... ~; ~
09t;~,
......~.
<C i::
0: ~:~
~9~ I
..... ~~~ - n..:lf I
'&lag I ~I
W ....~0 l !
> i~: t
....-'i:!i
i:: ~\:i~
I ~~
<C ~"
~~
i'l~
L- ~.
zf
W~
~
.....
{!'
Z
-
.....
en
w
>
! !l
I
-\
J I "
~- r-====:
-
- ~:1J:miS:1ft't.
75A-461
rn
w
rn
n <0
u.. 0 II.
In W <( LO <~
V> CO ZII.
ZC:~LO~~
- ..- t'n I- ::l '"
..... <( ..... ~ Z ~ ~
(/) ..... () . ~ ~ '"
WZ<(O~g 1
z
>~~Z~8 I
..- ..- 0 II: !
l[ l
.
11
:~
--I
W' .
O:d
~ :lil.l
..... . l~'
""1-,1'
f;illlih i
.~:l
~
~
~
~
~~
i~
. ,I'
! 1 ~ '
11
II.
Conditions for Approval for Conditional Use Permit No. 2004-28
Conditional Use Permit No. 2004-28 is approved subject to compliance to the
reasonable satisfaction of the Planning Manager, with all applicable sections of
the Santa Ana Municipal Code, the California Administrative Code, the Uniform
Fire Code, the Uniform Building Code, and all other applicable regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this conditional use permit.
The applicant must remain in compliance with all conditions listed below throughout
the life of the conditional use permit. Failure to comply with each and every
condition may result in revocation of the conditional use permit.
A. Plannina Division
1. Comply with all conditions and requirements from the Development
Review Committee (DRC) for the development project (DP 03-48).
2. The appropriate electronic device shall be installed on the
commercial portion of the site to ensure all store carts be kept
within the retail area including the surface parking area.
3. Any amendment to this conditional use permit must be submitted to
the Planning Division for review. At that time, staff will determine if
administrative relief is available or the conditional use permit must
be amended.
4. The buildings shall be of wood or steel construction with a quality
and durable exterior materials as shown on the architectural plans,
material boards and material specifications submitted for this
project.
5. The project shall be constructed in compliance with Santa Ana
Municipal Code Chapters 8 and 41 pertaining to live-work units.
6. Prior to issuance of building permits, the interior building amenities
shall be submitted for review by the Planning Division. The amenity
package submitted for review shall include but not be limited to
flooring, staircase railings, doors and hardware, kitchen appliances
and cabinetry, dual bowl sinks and fixtures tile walls, tiled showers
enclosures and kitchen countertops of stone tile or stone slab, or
their equivalent. At minimum the amenities will include the
equivalent or higher grade of a General Electric Monogram Series
product line for the kitchen appliances. All cabinets shall be of a
stain grade hard wood.
EXHIBIT "B"
Page 1 of 3
75A-462
7. The project's units shall include two-car garages with seven of the
residential units utilizing two, one car garage spaces per unit (one
space of which is not attached) and work studio space on the first
floor and living space on the second and third levels.
8. At minimum, seven of the lofts shall be designed to incorporate a B
Occupancy (per the California Building Code) on the first floor of
the work/studio space to enhance the viability of the work
component and to emphasize the pedestrian-oriented design.
9. Interior floor to ceiling heights will be a minimum of ten feet on the
first floor and a minimum of nine feet on the second and third floor
respectively.
10. The residential component of each live/workshop/studio unit shall
meet the following standards:
a. It shall have a space of at least 1,158 square feet of
residential living area.
b. It shall have access to separate bathroom facilities including
a water closet, a washbasin, and a bathtub or shower.
c. It shall have separate kitchen facilities including a kitchen
sink, cooking appliances and refrigerator. All such facilities
shall have a clear working space of at least 30 inches in
front.
d. It shall comply with all Housing Code requirements as
modified by Section 8-2700 of the Santa Ana Municipal
Code.
11. Prohibit all first levels from any encroachment for use as bedroom
space.
12. Covenants, Conditions, and Restrictions (CC&Rs) must be
approved by the Planning Manager prior to the issuance of any
building permit. Such CC&Rs must contain at a minimum, the
following:
a. Project Maintenance.
b. Standards shall be established for the exterior maintenance of
each unit within the community.
c. Graffiti removal will be required within 48 hours.
d. Assignment of repair of perimeter walls will be specified in
the CC&Rs in the event of damage.
e. CC&Rs are to be in effect in perpetuity.
Resolution No. 2005-017
Page 20f 6
75A-463
e. Any proposed modifications to the CC&Rs will require
approval by the City of Santa Ana.
f. The use of professional management to ensure a quality
operation and maintenance.
13. CC&R's shall include occupancy standards similar to the Olson
live/work project.
14. A tentative tract map shall be approved prior to the applicant
exercising the rights conferred by this conditional use permit.
15. This conditional use permit shall be null and void and of no force
and effect unless and until the City Council, in the exercise of its
sole discretion, approves a tentative tract map for this project.
16. All garages shall provide insulated garage doors with automatic
opener and transmitter.
17. Prior to issuance of building permits, the exterior building amenities,
materials and finishes shall be submitted for review and approval by
the Planning Division.
18. Prior to submittal into building plan check, revise plans to
accommodate a minimum five feet clear width planter along the
northern property line of Lot 1 and Lot 2 as identified in Vesting
Tentative Tract Map No. 2004-06. Such planter shall
accommodate one 24-inch box tree for each 25 lineal feet.
19. Glass storefronts and windows within the retail component shall
provide clear glass. The use of opaque or semi-opaque storefronts
or glass is prohibited.
20. Prior to submittal into building plancheck, revise the plans for the
P1, P2 and P3 residential product types to accommodate a trellis or
architectural feature to better articulate the alley facades and
provide a framework to support plant material.
21. Prior to issuance of building permits, submit for review a plan
outlining the design of the fire access location.
22. Units designed to accommodate stacked washers and dryers shall
provide such appliances.
EXHIBIT "B"
Page 3 of 3
75A-464