HomeMy WebLinkAbout75A - 1900 N. MAIN ST.
REQUEST FOR
COUNCIL ACTION
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~
CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
OCTOBER 3, 2005
TITLE:
PUBLIC HEARING - AMENDMENT APPLICATION
NO. 2005-07, TENTATIVE TRACT MAP 2005-
08 AND DEVELOPMENT AGREEMENT NO. 2005-
03 TO ALLOW A ZONE CHANGE FROM
COMMERCIAL-MUSEUM DISTRICT TO SPECIFIC
DEVELOPMENT NO. 79 AND SITE PLAN REVIEW
NO. 2005-03 TO FACILITATE THE
CONSTRUCTION OF A MIXED USE DEVELOPMENT
AT 1900 NORTH MAIN STREET - STEADFAST
COMPANIE~, ~PPLICANT i
~' :' ..//, /J CONTINUED TO
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k / Y ci. ~"1 -' L /./.1 "'<'-'--------FILE NUMBER
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
RECOMMENDED ACTION
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2005-18.
2. Adopt an ordinance approving Amendment Application No. 2005-07.
3. Adopt an ordinance approving Development Agreement No. 2005-03.
4. Adopt a resolution approving Tentative Tract Map No. 2005-08 as
conditioned.
5. Adopt a resolution approving Site Plan Review No. 2005-03.
PLANNING COMMISSION ACTION
On September 12, 2005, the Planning Commission recommended that the City
Council approve and adopt the Mitigated Negative Declaration and
Mitigation Monitoring Program, Environmental Review No. 2005-18; adopt an
ordinance approving Amendment Application No. 2005-07; adopt an ordinance
approving Development Agreement No. 2005-03; adopt a resolution approving
Tentative Tract Map No. 2005-08 as conditioned; and adopt a resolution
approving Site Plan Review No. 2005-03 by a vote of 5:0 (Nalle absent) to
change the zoning designation from Community Commercial-Museum District
(C1-MD) to Specific Development No. 79 (SD-79) to allow a mixed use
development at 1900 North Main Street. The Planning Commission made no
changes to the recommended conditions of approval outlined in the
attached staff report (Exhibit A) .
75A-1
Amendment Application No. 2005-07
Tentative Tract Map No. 2005-08
Development Agreement No. 2005-03
Site Plan Review No. 2005-03
October 3, 2005
Page 2
FISCAL IMPACT
There is no fiscal impact associated with this action.
Agency
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sk/steadfastfolder/AA05-07TTM05-08DA05-03.cc
75A-2
REQUEST FOR
Planning Commission Action
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PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
SEPTEMBER 12, 2005
TITLE:
PUBLIC HEARING - AMENDMENT APPLICATION
NO. 2005-07, TENTATIVE TRACT MAP 2005-08
AND DEVELOPMENT AGREEMENT NO. 2005-03
TO ALLOW A ZONE CHANGE FROM COMMERCIAL-
MUSEUM DISTRICT TO SPECIFIC DEVELOPMENT
NO. 79 AND SITE PLAN REVIEW NO. 2005-03
TO FACILITATE THE CONSTRUCTION OF A MIXED
USE DEVELOPMENT
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
~utive Director
RECOMMENDED ACTION
K~ .H ~~ ../re--L-
Plannin Manager
Recommend that the City Council:
1. Approve and adopt the Mitigated Negative. Declaration and Mitigation
Monitoring Program, Environmental Review No. 2005-18.
2. Adopt an ordinance approving Amendment Application No. 2005-07.
3. Adopt an ordinance approving Development Agreement No. 2005-03.
4. Adopt a resolution approving Tentative Tract Map No. 2005-08 as
conditioned.
5. Adopt a resolution approving Site Plan Review No. 2005-03.
DISCUSSION
Request of Applicant
The Steadfast Companies is requesting an amendment application in order to
allow a mixed use development at 1900 North Main Street. Specifically,
the applicant is requesting a zone change from Community Commercial-Museum
District (C1-MD) to Specific Development No. 79 (SD-79), a subdivision map
to create for sale residential condominiums, and a site plan review
pursuant to the requirements of the SD for a 45 unit mixed use residential
project. Additionally, a development agreement will be required defining
the terms and nature of development. The proposed proj ect consists of
both a commercial and residential component. The commercial component
will provide approximately 4,000 square feet. The residential segment
will provide 45 residential units.
7S'~!!
Amendment Application No. 2005-07
Tentative Tract Map No. 2005-08
Development Agreement No. 2005-03
Site Plan Review No. 2005-03
September 12, 2005
Page 2
Property Description
The project site is approximately 1.1 acres in size and rectangular in
shape located along Main, Twentieth and Nineteenth Streets. The site is
improved with a surface parking lot currently utilized by the Bowers
Museum.
The current zoning designation is
(C1-MD) with a General Plan land use
Surrounding land uses include the
facilities to the south, residential
west, Bowers Museum to the north and
(Exhibits 1 and 2) .
Community Commercial-Museum District
designation of District Center (DC).
Kidseum and Saint Josephs Ballet
and office and service uses to the
various commercial uses to the east
Project Description
The Steadfast Companies proposes to construct Cordoba, a mixed use project
designed to complement the Main Street corridor as well as to provide a
sensitive transition to the existing adjacent residential uses. Cordoba
consists of 45 units of housing configured around four unique courtyards.
Each court will vary in character according to its orientation, size,
relationship to building massing, landscape and finishes. The ground
floor level fronting Main Street is designed to reflect the primarily
commercial nature of Main Street, with the units having a more
"storefront" appearance through the use of 12-foot high ceilings and large
plate glass windows. These units will consist of dedicated retail and
flex space to activate the street edge. The dedicated retail with outdoor
patio could be used by a neighborhood serving business such as a coffee
house.
The massing along Main Street is three to four stories in height in order
to define a strong urban edge. The scale transitions to two-story house-
like forms adjacent to the existing single-family homes just west of the
site. These house-scaled structures also set back from Nineteenth and
Twentieth Streets to respect the deeper landscape setbacks of the adjacent
neighborhood. The northeast corner of the building is set back from the
streets in order to reflect the deep setbacks in front of the Bowers
Museum.
75A-4
Amendment Application No. 2005-07
Tentative Tract Map No. 2005-08
Development Agreement No. 2005-03
Site Plan Review No. 2005-03
September 12, 2005
Page 3
The housing units are a mixture of loft, townhouse and stacked flats
organized in both taller buildings and traditional courtyard housing.
Courtyard amenities include a community fireplace, fountains within each
court, potted plants, built-in benches, and two tree wells to allow for
the eventual growth of large mature trees. A community room will also be
located on the second floor above the Main Street paseo.
Parking will be accommodated utilizing subterranean parking with access
from Twentieth Street in order to utilize the existing traffic signal at
Main Street. A total of 102 parking spaces will be located in the garage
allowing for two parking spaces per unit and the remainder dedicated to
the commercial tenants and guests. Additionally, due to the elimination
of existing driveways, on-street parking will be accommodated directly
adj acent to the proj ect . pedestrian access to the housing is provided
from each street through three paseos. Direct access individual stoops to
the ground floor residential units fronting Nineteenth and Twentieth
Streets are proposed (Exhibit 3).
As part of a separate transaction, the proposed development site will be
exchanged with the existing office site to the north of the Bowers Museum.
The terms of the land exchange will facilitate the demolition of the
existing office structures to the north, construction of a new surface
parking lot and the installation of a traffic signal. The conclusion of
this work will allow the transference of 1900 North Main Street to
Steadfast Companies for development.
The Specific Development Plan is necessary to maintain the integrity of
the existing site and provide consistent uses and appropriate development
standards throughout the 1.1-acre site. The establishment of a Specific
Development Plan will allow for flexibility in the site planning and
design, while ensuring development of a high quality mixed use proj ect
(Exhibi t 4) .
The project will change the zoning designation of the existing site from
Community Commercial-Museum District (C1-MD) to Specific Development No.
79 (Exhibit 5). The intent of the Specific Development Plan is to
accommodate a mixed use development within the museum corridor.
75A-5
Amendment Application No. 2005-07
Tentative Tract Map No. 2005-08
Development Agreement No. 2005-03
Site Plan Review No. 2005-03
September 12, 2005
Page 4
Analysis of the Issues
Amendment Application
The City's Specific Development District was authorized and established
for the purpose of protecting and enhancing the value, appearance and
orderly development of property. In order to facilitate the mixed use
proposal and allow flexibility in the development standards, the proposed
zone change to Specific Development No. 79 would be most appropriate. The
Specific Development would allow the mixed uses to be accommodated in a
comprehensive setting.
The proposal supports the General Plan policies of encouraging commercial
and residential development along arterial streets, supporting
developments that are harmonious with existing development in the area,
provides the community economic and service benefits, and provides quality
housing. The development proposal will further establish the area by
supporting regional attractions such as the Bowers Museum, Kidseum and
Saint Josephs Ballet. The positive image reflected by a high quality
development will strengthen the areas commercial uses, encourage further
development and provide additional housing and services to the City.
Development Agreement
The development agreement is a contract between the developer and the City
defining the terms and nature of development. The term of the agreement
is eight 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 6). The
main points of the agreement as proposed by staff are:
1. Term: The term of the development agreement is eight years.
2. Public Art: Public art amounting to .5 percent of construction
valuation is required. This is expected to amount to a public art
requirement of approximately $272,000.
3. Inclusionary Housing Fee: An inclusionary housing fee of $3,000 per
unit will be required.
75A-6
Amendment Application No. 2005-07
Tentative Tract Map No. 2005-08
Development Agreement No. 2005-03
Site Plan Review No. 2005-03
September 12, 2005
Page 5
4. In-Lieu Park Fee: The developer is required to pay the City an in-
lieu park fee of $36.75 per square foot of required parkland
dedication. This is expected to amount to a fee of approximately
$345,800.
5. Conditions, Covenants & Restrictions: The developer is required to
prepare and record CC&Rs to cover the housing and commercial units
similar to those CC&Rs required of the City place and Santiago
Street projects. These requirements limit the number of residents
in each unit, require owner occupancy, and address maintenance of
the project.
Tentative Tract Map
The proposed vesting tract map for this project satisfies two objectives.
First, it consolidates existing parcels into one suitable for development.
The parcel created allows the development of a single 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. The map is designed to be in
compliance with the applicable development standards found in Chapter 34
and the Specific Development document.
As a part of a community outreach for the project, the applicant hosted a
meeting on April 6, 2005. Invitees included the immediate neighborhood as
well as representatives of the Floral Park, French Park and Triangle
neighborhoods and other interested individuals.
Site Plan Review
Santa Ana Municipal code requires a review by Planning Commission of all
plans within a specific development area to ensure the proj ect is in
conformity 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 Specific Development Plan No. 79 (SD-79) , as proposed.
75A-7
Amendment Application No. 2005-07
Tentative Tract Map No. 2005-08
Development Agreement No. 2005-03
Site Plan Review No. 2005-03
September 12, 2005
Page 6
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 development project will enhance and provide a positive improvement to
the north Main Street districts through the development of a key site
along Main Street and adj acent to significant cultural resources. The
development of this site with high quality design, materials and finishes,
the inclusion of commercial activity fronting along Main Street and an
outdoor space at the intersection with Twentieth Street will help energize
and strengthen this commercial corridor. The proj ect will reinforce an
active, vibrant urban lifestyle envisioned within the District Center
designation of the General Plan. Additionally, the proj ect will be of
direct benefit to the community by providing additional housing sensitive
to its neighbors and neighborhood serving uses in this area of 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.
Based upon the above analysis of the project, consistency with the City's
General Plan and applicable zoning requirements, it is recommended that
Amendment Application No. 2005-07, Development Agreement No. 2005-03 and
Tentative Tract Map No. 2005-08 be approved as conditioned (Exhibits 7 and
8) .
CEQA Compliance
In accordance with the California Environmental Quality Act, a mitigated
negative declaration Environmental Review No. 2005-18 has been prepared
for this project. Mitigation measures have been identified within the
document including but not limited to providing adequate sound-rated
windows and doors to lessen the noise levels within the units.
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75A-8
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CONDOMINIUM
FOR
MAP NO. 16848
PURPOSES
BEING A SURVEY Of LOTS 1-3 IN BlOCK . A. Of THE RESUBDI'IISlON Of THE ORANGE GROVE
TRACT, RECORDEO IN BOOI< I, PAGE 14 Of MISCEUANEOUS MAPS Of ORANGE COUNTY AND
LOT 1 TOGETHER WITH THE AD..QINING AllEY IN BLOCK . A. Of GEOPPER'S ADOITION RECOROED
IN BOOI< 21, PAGE 98 Of MISCEllANEOUS RECORDS Of LOS ANGELES COUNTY; TOGETHER WITH
A POR~ON Of THE LAND ALLOTTED TO WlWAM FERGUSON IN THE OECREE Of PAR~~ON Of
THE RANCHO SAN~AGO DE SANTA AN.... RECOROEO IN BOOK .B. Of JJDGEMENTS Of THE 17TH
JJDlClAl DISTRICT COURT Of CAlIFORNI....
1900 MAIN STREET, SANTA ANA, CA
APN: 002-162-05,06,07, AND 30-34
JUNE 2005
SCALE: 1"
30'
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AOi, CA 92660
9104 PHONE
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714 993-4500 PHOrE
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EXP. 9-JO-05
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1. REPlACOIENT tf' EXISTIC SID[WAUCS fW. "1M <* IIIAIN ST.. 5' ADJACENT
TO R.o.. (It 111H AND 20TH ST.
Z. NEW QJR8 RAII'S ON 111H AND 20TH ST. AT WAIN ST.
3. NEW F\U DEPlH RECONSlRUCltON or PA\OlENT ON "lH AND ZOTH S1R[[l
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6. All U1llTES -.L II[ UNDERCROUIJ TO SIlL
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CONSTlUCOON NOTES
<I> POC tf' OOYES'PC WAlER SEJMC[
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@)POCtf'fIl[SPRINKl.ERSER'IACt
Specific Development Plan No. 79
City of Santa Ana
1~1"2~
TABLE OF CONTENTS
PAGE
SECTION 1. APPLICABILITY OF ORDINANCE ........................................1
SECTION 2. PURPOSE .. ........ ......... .... ..... ............................... .............1
SECTION 3. OBJECTIVES ......................................... ...................... ..1-2
SECTION 4. USES PERMITTED .................... ....................................... ..2
A. Permitted Uses .............................................................. .2-3
B. Conditionally Permitted Uses .. ................................... ............3
C. Uses Not Permitted ...... ......... ... ......... ......... ................... ......3
SECTION 5. MAXIMUM PERMITTED BUILDING INTENSITY .......................3
SECTION 6. DEVELOPMENT STANDARDS .. ............................... ...... ...4-6
A. Building Height ...................................................................4
B. Setbacks.... ........................................... ............. ............. ..4
C. Minimum Unit Size ...............................................................4
D. Parking....... .... ............. ......... ...................... ....... ..... ........4-5
E. Walls and Screening .. ...................................... ................ ....5
F. Landscape/Hardscape Standards ..........................................5
G. Architectural Design Features ...............................................6
SECTION 7. SIGNAGE .......................... ........... ... ......... ....... ..................6
SECTION 8. REFUSE COLLECTION AREA AND LOADING ........................7
SECTION 9. TELEPHONE, ELECTRICAL, WATER, GAS AND CABLE ..........7
ATTACHMENTS
Attachment A - Overall Site Plan
Attachment B - Landscape Plan
ii
75A-24
Specific Development Plan No. 79
Section 1. Applicabilitv of Ordinance
The specific development zoning district for a mixed use project as authorized by
Chapter 41, Division 26, Sec. 41-593 et/seq. of the Santa Ana Municipal Code
(SAMC), is specifically subject to the standards and regulations contained in this
plan for the express purpose of establishing land use regulations and standards.
All other applicable chapters, articles and sections of the SAMC and any other
regulations adopted by City Council shall apply unless expressly stated or
superseded by this ordinance.
Section 2. Purpose
The Specific Development Plan No. 79 (SD-79), consisting of standards and
regulations, is hereby established for the express purpose of protecting the
health, safety, and general welfare of the people of the City by promoting and
enhancing the value of properties and encouraging orderly development.
SD-79 sets the development and design criteria for a development consisting of
approximately 1.1 acres. The purpose of this specific development plan is to
permit flexibility in the site planning and design to respond to market conditions
while assuring high quality development.
SD-79 specifically establishes for the property the following:
· Permitted uses.
· Development standards, including building height limits, required
setbacks, parking, landscaping provisions and enforcement policies.
· Operational standards.
· Maximum authorized development intensity.
· Signage provisions.
Section 3. Obiectives
The objectives of SD-79 include provisions of the following:
· A long term development that is of the highest architectural quality and
design.
· A landscaping plan that is complementary to a mixed use development
and sensitive to the surrounding community.
· A visually harmonious development as viewed both internally and
externally.
1
75A-25
· 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.
· A circulation system that is responsive to the needs of both vehicular
and pedestrian travel.
· Provision of a mixture of high quality housing and ground level
commercial uses along North Main Street.
· A mixed use project complimenting a landmark museum to the north
and other surrounding cultural amenities.
· A mixed use project blending with adjacent single family neighborhood.
Section 4. Uses Permitted
The categories of land uses to be included within the project area are galleries,
eating establishments, offices and retail uses. If a use is for any reason omitted
from those specified as permissible 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.
A. Permitted Uses.
The following uses are permitted in SD-79:
1. Residential condominiums.
2. Live/work units in compliance with the following standards:
a. A Maximum of four live-work units with ground level store fronts
along Main Street.
b. Residential use is permitted only in combination with individual
work space in a manner which provides an integrated working and
living environment.
c. A live/work unit shall be at least nine hundred (900) square feet in
size.
d. The residential component of a live/work unit shall meet the
following standards:
i. It shall have access to separate bathroom facilities, including a
water closet, a wash basin, and a bathtub or shower.
ii. 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 thirty (30) inches in front.
iii. It shall comply with all Housing Code requirements as modified
by section 8-2700 of this Code.
iv. In-unit laundry facilities shall be required.
e. Live/Work Units Permitted Uses:
Live Work Units shall be permitted to have the following allowable
primary uses:
i. Commercially operated professional studios.
ii. Fine art studios and/or galleries.
2
75A-26
iii. Fiber arts studios and/or galleries.
IV. Printing, lithography, and calligraphy facilities.
v. Photography studios.
vi. Ceramic and pottery studios.
vii. Glass blowing and sculpturing studios.
viii. Home Office and Home-Based Business are permitted.
ix. Any use listed above, shall be permitted to have a maximum of
one non-resident employees.
3. Galleries with ground level store fronts along Main Street.
4. Eating establishments, cafes, Coffee Houses, Tea House and bakeries
with ground level store fronts along Main Street that do not exceed a
total maximum of 1,940 square feet of interior space and 865 square
feet of outdoor space collectively. 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. Eating
establishments with drive-thru window service or that are exclusively take-
out are prohibited.
5. Retail with ground level store fronts along Main Street.
6. General offices with ground level store fronts along Main Street
including psychologists, insurance agents and real estate.
B . Conditionally Permitted Uses.
The following uses may be permitted in SD-79 subject to the issuance of a
conditional use permit.
1. Indoor entertainment uses whether freestanding or part of another
permitted or conditionally permitted use. Adult entertainment
businesses shall not be permitted.
2. Establishments selling or serving alcoholic beverages.
3. Uses open between Midnight to 5:00 a.m.
4. Establishments selling or serving alcoholic beverages.
c. All other uses not expressly permitted or conditionally permitted in this
ordinance are prohibited.
Section 5. Maximum Permitted Buildina Densitv/lntensitv
The maximum authorized building density is 40 dwelling units per acre and no
more than 1.28 floor are ratio (FAR) with a maximum of 66,200 square feet
(Attachment A).
3
75A-27
Section 6. Development Standards
A. Building Height.
All on-site structures will be subject to a height limitation of 48 feet above
ground level, which is defined as the vertical distance measured from the
curb level to the highest point of the roof surface. The maximum height for
structures within 50 feet of the western property line shall be 32 feet.
B. Setbacks.
1. Front (Main Street)
A minimum three feet (3') to the first building element or structure as
measured from the property line. Entry steps to residential units may
encroach into this setback area in order to provide a transition between
public and private spaces.
2. Side (Twentieth Street)
A minimum six feet three inches (6'3") to the first building element or
structure as measured from the property line. Entry steps to residential
units may encroach into this setback area in order to provide a
transition between public and private spaces.
3. Side (Nineteenth Street)
A minimum five feet one inch (5'1") to the first building element or
structure as measured from the property line. Entry steps to residential
units may encroach into this setback area in order to provide a
transition between public and private spaces.
4. Rear (West Property Line)
A minimum setback of five (5) feet as measured from the property line.
C. Minimum Unit Size
The minimum square footage for a residential unit is 982 square feet
excluding flex or commercial space.
D. Parking
1. All parking shall be subterranean.
2. Dwelling units shall be provided with two assigned parking spaces per
unit, which assigned spaces shall be sold and conveyed as a part of
each residential condominium unit.
3. Each live-work unit shall provide 1 employee/customer parking space.
4. In addition to the minimum requirements of subsections D.1., D.2. and
D.3. of this section, each multiple-family dwelling project shall provide
guest parking, identified as such, in an amount of spaces not less than
ten (10) percent of the minimum required spaces under subsections
D.2. and D.3. of this section.
4
75A-28
5. The dedicated commercial space shall provide one parking space per
1 ,000 square feet.
E. Walls and Screening.
1. Any wall or fence shall be constructed in compliance with SAMC.
2. Any equipment, whether on the roof, side of building, or ground, shall
be screened. The method of screening shall be architecturally
integrated with the building in terms of materials, color, shape, and
size.
F . Landscape/Hardscape Standards.
The final design satisfying the following requirements shall be subject to
review and approval of the Planning Manager:
1. A minimum of four outdoor courtyards with no courtyard less than
1,200 square feet and the total area for all courtyards a minimum of
6,900 square feet.
2. A minimum of four outdoor water features shall be provided within the
project.
3. Additionally, a minimum of one outdoor fireplace shall be provided.
4. Courtyard areas shall incorporate seating, benches, patio furniture and
landscaping to provide visual interest and additional amenities within
these areas. All seating, benches, street furniture surfaces,
pedestrian-level walls and similar amenities shall be made of a durable
material such as concrete or painted iron and be designed to minimize
effects from vandalism, weather and incorporate graffiti resistant
coatings.
5. All areas not used for buildings, parking or storage shall be landscaped
using the guidelines consistent with the City's Landscape Standards.
All landscaped areas shall be irrigated using an automatic irrigation
system. The project shall provide landscaping consistent with the
landscape plan. A six-inch raised concrete curb shall be required
around all landscape planters unless approved by City Landscape
Associate.
6. Pedestrian amenities shall be provided such as lighting, planters,
drinking fountains, unit pavers, and bicycle racks.
7. All landscaping shall be constructed in compliance with Attachment B.
All required setback areas shall be landscaped except for approved
walkways, driveways and courtyards. Further, the landscape plan
shall be fully implemented prior to the issuance of any certificate of
occupancy.
5
75A-29
G. Architectural Design Features.
The final design satisfying the following requirements shall be subject to
review and approval of the Planning Manager:
· Exterior Materials: Exterior materials and finishes to comply with site
plan review approvals granted through the Planning Commission or
City Council. Exterior enclosure(s) and similar ancillary structures are
to match the texture, materials and color palette of the proposed
building.
· Design Features: Any new additions shall be in keeping with the
original design in terms of scale, rooflines, materials, and color.
· Lighting Standards/fixtures: A minimum of 1 foot candle of light shall
be provided throughout the parking area. Specifications of light
standards/fixtures and photometries plan shall be submitted to
Planning Division and Police Department for approval.
· There shall be no glare or spillover lighting into adjacent properties.
· The ceiling of the parking structure shall be painted white and be
maintained to improve illumination and enhance safety within the
parking structure.
The Executive Director of the Planning and Building Agency may approve minor
modifications to the standards specified in this SD-79, provided that such changes are
consistent with the purposes, scope and intention with this document. The Executive
Director has the sole and absolute discretion to determine what constitutes a "minor
mod ification."
Section 7. Sianaae.
A. All signage shall comply with the Santa Ana Municipal Code unless
explicitly identified below.
B. A comprehensive sign program for the entire site, including but not limited
to freestanding, wall, directional and permanent temporary signs and
graphics shall be submitted and approved by the Planning Division prior to
the issuance of any sign permit.
c. For signage purposes the Main Street elevation shall be considered the
primary elevation and Nineteenth and Twentieth Streets the secondary.
6
75A-30
Section 8. Refuse Collection Area.
Areas to handle the refuse for the development site shall be integrated into the
subterranean garage. At minimum, the project shall provide two refuse collection
areas measuring a minimum of 11' x 7'. Such collection areas shall be enclosed
and viewable with a durable material such as concrete block with metal doors. In
addition, each collection area shall provide a 'chute' to allow refuse from the
upper floors to collect within these areas.
Section 9. Telephone. Electrical. Water. Gas and Cable.
A. All "on-site" utilities shall be placed underground.
B. Transformers of terminal equipment shall be visually screened from view
from streets and adjacent properties.
c. 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.
7
75A-31
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GENERAL AGRICULTURAL
PARKING MODIFICATION
COMMERCIAL SOUTH MAIN
COMMUNITY COMMERCIAL
COMM. COMMERCIAUMUSEUM DISTRICT
GENERAL COMMERCIAL
CENTRAL BUSINESS
CENTRAL BUSINESS-ARTIST VILLAGE
PLANNED SHOPPING CENTER
ARTERIAL COMMERCIAL
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COMMERCIAL RESIDENTIAL
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HEAVY INDUSTRIAL
MILITARY OPERATIONS
OPEN SPACE
PROFESSIONAL
PLANNED COMMUNITY DEVELOPMENT
PLANNED RESIDENTIAL DEVELOPMENT
R1
R2
R3
SINGLE FAMILY RESIDENTIAL
TWO FAMILY RESIDENCE
MULTIPLE DENSITY MULTIPLE
FAMILY RESIDENCE
SUBURBAN APARTMENTS
RESIDENTIAL ESTATE
SPECIFIC DEVELOPMENT
SPECIFIC PLAN
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STEADFAST COMPANIES
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EXHIBIT 5
75A-35
L D
N G
AGE N C Y
DEVELOPMENT AGREEMENT BETWEEN
THE CITY OF SANTA ANA AND
STEADFAST COURTYARDS, L.P.
This 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 STEADFAST COURTYARDS,
L.P., a California Limited Partnership ("Owner" or "Property Owner").
1. RECIT ALS. This Agreement is entered into with reference to the following
facts:
1.1 Purpose. The Purpose of this Agreement is to facilitate the development
of the mixed-use project contemplated by the City's Specific Development Zoning Designation
SD-79 (SD-79), Tentative Tract Map No. 2005-08 and Mitigated Negative Declaration ER No.
2005-18.
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. 79, as created concurrently herewith by Ordinance No. NS-_.
(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. 79.
(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
76A.
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 an equitable ownership
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"), in that it has contracted to
purchase the Property from the City. The Property is approximately 1.1 acres in size and is
currently improved as a parking lot.
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 September 12,2005, 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 the Planning Commission recommended to the City Council of the City that it
execute this Agreement. On , 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.
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.
1.6 City Ordinance. On , 2005, the Council adopted Ordinance
No. NS-_ 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.2005-08, approved concurrently
with this Agreement.
2.2 "Property Owner" or "Owner" means Steadfast Courtyards, L.P., being
the person, persons, or entity having a legal or equitable interest in the Property, and includes
Steadfast Courtyards, L.P. successors in interest.
2
75A-37
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 set forth in SD-79,
Tentative Tract Map No. 2005-08, Mitigated Negative Declaration No. ER 2005-18, and Site
Plan Review No. 2005-12.
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:
Exhi bi t Referred to
Designation Description in Section
A Property Legal Description 2.3
B Property Graphical Description (Site Plan) 2.3
C Public Art Locational Plan 2.5
D Offsite Mitigation Measures 5.1.3
4. GENERAL PROVISIONS.
4.1 Property Subject to Agreement. Until released pursuant to the
provisions of Section 8.6 of this Agreement, no property shall be released from this Agreement
until Property Owner has fully performed its obligations arising out of the Agreement.
4.2 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-_
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 term of this
Agreement shall for eight (8) years; provided, however that the Owner may request one two-year
extension from the Executive Director, which request shall not be unreasonably denied;
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.
3
75A-38
(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.
4.3 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 of this Agreement the rights of Owner under this Agreement may not be
transferred or assigned unless the written consent of the City Council of the City 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 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
4
75A-39
effective date thereof. For purposes hereof, the capitalized terms used herein shall be defined as
follows:
(i) "Permitted Transfer" shall mean Transfer (defined below) 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 F. Emery, or, upon the death of Robert F.
Emery, 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.
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.
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: (1) 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 theD
5
75A-40
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 4.3 of this 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.
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
6
75A-41
If to Owner, to:
Steadfast Courtyards, L.P.
c/o Steadfast Companies
20411 S.W. Birch Street
Suite 200
Newport Beach, California 92660
Attn: Brian Lucas
telefacsimile (949) 852-0143
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
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. 79, as amended concurrently herewith.
5.1.1 Phasing of the Project. The City agrees and acknowledges that the
Project is to be constructed in one single phase.
5.1.2. Non-application of Changes in Applicable Rules. Any change in, or
addition to, the General Plan, zoning ordinance, subdivision ordinance, or building regulation
adopted or becoming effective after the Effective Date, including, without limitation, any such
change by means of ordinance, initiative, referendum, resolution, motion, policy, order or
moratorium, initiated or instituted for any reason whatsoever, however denominated, and adopted
by the City Council, Planning Commission or any City Agency, or by the electorate, as the case
may be, which would, absent this Agreement, otherwise be applicable to the Project and which
would conflict with the approvals granted to the Project as referenced in section 2.4, shall not be
applied to the Project, except as provided in sections 5.2 through 5.7 of this Agreement.
7
75A-42
5.1.3 Offsite Mitigation Measures. The parties acknowledge and agree that
the offsite mitigation measures which must be funded or constructed by Owner are as set forth in
Exhibit D to this Agreement.
5.1.4 Limit on Fast Food and Take Out Restaurants. At no time during the
term of this Agreement shall the Project include retail space which is devoted to "fast food" and
"take out" restaurants. For purposes of this Agreement, a restaurant shall not be deemed to be a
"take out" restaurant if it provides sit-down dining areas and primary table service for ordering
and delivering meals and beverages, and take out service ancillary to such services.
5.15 Point of Sale for Construction Materials. To the extent permitted by
law, Owner agrees that the "point of sale" for sales tax purposes for all purchases of building or
construction materials for the Project, including all related goods and services, shall be the City
of Santa Ana.
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 the following ("Reserved Powers"):
a. Municipal laws and regulations which, Owner hereby agrees and
acknowledges, do not and shall not be interpreted to 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;
(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
8
75A-43
applicable design standards and guidelines, including without limitation SD-79 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 Retention of Use of Property As Public Parking Lot. Owner agrees to
retain the use of the Property as a public parking lot until it commences construction of the
Project; provided, however, that Owner may close part of all of the public parking lot so long as
it necessary to perform testing on the Property necessary for geotechnical or foundation purposes,
or to investigate whether hazardous materials may exist on the Property. The limitation of this
section 5.4 shall expire and be of no further force and effect upon Owner's commencement of
construction on the Property pursuant to a City issued demolition, foundation or building permit.
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 mitigated negative declaration
prepared for the Project, or (b) duplicate any exactions, project design features, conditions of
9
75A-44
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 Be Constructed
Triggering Event (E.f!., New Use or New Area)
Prior to issuance of first Building Permit
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.
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. The Inclusionary Housing Fee shall be used by the City for planning (including but not
limited to preparation of one or more elements of its general plan or for zoning amendments),
conceptual design, final design, bid preparation, award of bid, property appraisal, property
acquisition, relocation, lost goodwill, and/or construction of new or substantially rehabilitated
existing affordable housing in the City.
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5.8.4. Park Development Fee. The Owner shall pay an "in lieu" fee in
furtherance of the standard established by section 34-200 et seq. of the Santa Ana Municipal
Code, in an amount equal to $345,800.00 (209.1 square feet of park space per residential unit x
$36.75 per square foot x 45 residential units); 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 prior to issuance of the first building permit for that
Project. The City shall use not more than twenty five percent (25%) of the Park Development
Fee for the acquisition of the land for parks and the construction of capital improvements and
deferred maintenance at existing parks at any location within the City and not less than seventy
five percent (75%) of the In Lieu Park Development Fee 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 residential or live-work unit;
except that there shall be no more than five residents per two bedroom
residential unit.
(2) All residential and live-work units shall not be sold by the original
buyer for one year from his or her close of escrow, unless the buyer is
transferred out of the Southern California region.
(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-79) zoning district.
(4) Repair of common areas, stairs, FF&E and 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 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.., Bowers Museum of Cultural Art, day spa, Saint
Joseph's Ballet, Kidseum, carwash, 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.
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75A-46
(7) The CC&R's shall reflect that patios and balconies shall not be
utilized for the storage of household items, except (A) furniture designed
for outdoor use, (B) barbecues, and (C) plants including plant racks and
stands.
(8) Terms and Content:
1. CC&R's are to be in effect for an initial period of ninety-
nine years and then automatically expanded for successive one
hundred year periods unless terminated by the joint consent of the
City and not less than seventy five percent of those entitled to vote.
ii. Any proposed material modifications to the CC&R's which
effect the City's interests shall require written approval by the
Executi ve 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 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
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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;
(4) Any other event, condition, act, or omission which materially
interferes with the intent and objectives of this Agreement.
7.2 Procedure upon Default.
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(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.
(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.
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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
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
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(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 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
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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.
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.
17
75A-52
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. 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.
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75A-53
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- , authorizing
such execution, and by Property Owner.
Dated this _ day of
,2005.
THE CITY OF SANTA ANA
By
DAVID N. REAM
City Manager
Approved as to Form:
By
JOSEPH W. FLETCHER
City Attorney
STEADFAST COURTYARDS, L.P.,
A California Limited Partnership
By:
Name:
Title:
19
75A-54
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 City Manager 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-55
EXHIBIT A
Property Legal Description
To be inserted
75A-56
EXHIBIT B
Property Site Plan
To be inserted
75A-57
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 or 20th
Street, 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-58
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:
1. a mass produced object from a standard design;
11. a reproduction, whether produced by mechanical or other means, of an original
work of art;
111. 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-59
EXHIBIT D
Offsite Mitigation Measures
The exhibit is under preparation, but shall include the requirement for Steadfast to finance the
public construction of a traffic signal on Main Street at the entrance to the new Bowers parking
lot, to be completed no later than the completion of construction of the new parking lot.
75A-60
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 ~ 6103
DEVELOPMENT AGREEMENT
by and between
THE CITY OF SANTA ANA
and
STEADFAST COURTYARDS, L.P.
Dated:
,2005
75A-61
Tentative Tract Map No. 2005-08
September 12, 2005
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.
Tentative Tract Map No. 2005-08 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
requirements of the zoning
applicable City ordinances.
conditioned, conforms
and subdivision codes,
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. Tentative
Tract Map No. 2005-08 is in keeping with the provisions of the
site plan (Development Project No. 2005-12) 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 Specific Development
No. 79.
C. The project site is physically suitable for the type and density of
the proposed project.
The proj ect site consists of approximately 1.1 acres of land
within Specific Development No. 79. The proposed subdivision
contains many street frontages, allowing adequate frontage for
the parcel. The site and parcel 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.
D. The design and improvements of the proposed proj ect will not cause
substantial environmental damage or substantially and unavoidably
injure fish or wildlife or their habitat.
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. A mitigated negative
7fi~672
Tentative Tract Map No. 2005-08
September 12, 2005
Page 2 of 2
declaration (Environmental Review No. 2005-18) has been prepared
for the proposed project, identifying potential impacts 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. 79 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 Tentative Tract Map No. 2005-08 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 proj ect concept encourages pedestrian
and public activity.
75A-63
SEPTEMBER 12, 2005
PAGE10F3
Conditions for Approval
Tentative Tract Map No. 2005-08 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 05-12) .
2. The Covenants, Conditions and Restrictions (CC&Rs) must be
reviewed and 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.
h. Limit the number of residents in each unit to a maximum of
four, require owner occupancy, and address maintenance of
the project.
3. A final map must be approved and recorded prior to issuance of
building permits.
"~!lf11.
SEPTEMBER 12, 2005
PAGE 2 OF 3
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.
Interior clear floor to ceiling heights for the
units will be a minimum of ten feet on the first
minimum of nine feet on the floors above. Ceiling
the live-work and commercial units shall be a
twelve feet.
residential
floor and a
heights for
minimum of
7. Prior to issuance of building permits, the interior building
amenities shall be submitted for review and approval by the
Planning Manager. 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
shower enclosures and kitchen countertops of stone tile or
stone slab, or their equivalent. At minimum they will include
a high quality product line for the appliances, all cabinets
will be of a stain grade, the use of smooth wall and ceiling
interior drywall finish and washers and dryers in each
residential unit.
8. Provide for lighting and landscape maintenance. The lighting
plan and design will be reviewed and approved by the Planning
Manager during the lighting plan check phase.
9. Development, operational and maintenance standards shall be
established for the number, style and location of interior
amenities such as benches and fireplace (s) . Such amenities
shall be reviewed and approved when the landscape drawings are
submitted into plancheck.
10. Common area amenities shall comply with the following:
a. Pursuant to Specific Development No. 79, courtyards,
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.
75A-65
SEPTEMBER 12, 2005
PAGE30F3
b. All amenities shall be installed and maintained in
accordance with the approved plans.
11.
Benches
material
minimize
and pedestrian seating shall be made of a durable
such as concrete or painted iron and be designed to
effects from vandalism, skateboarding and weather.
12. Trash receptacles should be located in high-activity areas,
such as courtyards and other public acti vi ty spaces. The
style shall be compatible with other outdoor 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 and
plant material.
15. 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.
16. Prior to issuance of building permits, the exterior building
amenities, materials and finishes shall be submitted for
review and approval by the Planning Division.
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. The courtyards shall be completely installed prior to the
issuance of any certificate of occupancy within the project
phase that includes this portion of the parcel.
19. A minimum of four courtyards shall be provided as open space
areas measuring a minimum of 1,200 square feet individually
and collectively a minimum of 6,900 square feet. The open
space shall include informal modern outdoor furniture and
seating areas, outdoor fireplace and landscape trees and
material.
75A-66
ORDINANCE NO. NS-2699
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA CREATING SPECIFIC DEVELOPMENT
DISTRICT (SD-79) FOR PROPERTY LOCATED AT 1900
NORTH MAIN STREET
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 Cordoba for-sale condominium and live-work project, with ancillary retail
space.
B. The project would demolish the existing surface parking lot for the Bowers
Museum and develop the property into a mixed use residential/commercial
project. The project would provide 45 for-sale residential units at a gross
overall density of 40 dwelling units per acre. The housing mix for the project
would consist of lofts, townhouses, and stacked flats. Additionally the first
floor of the building fronting Main Street would provide live/work flex space
that would allow up to 4,251 square feet of retail area and 2,312 square feet
of restaurant uses. It is envisioned that commercial areas in the project
would consist of uses such as restaurant, coffee shop, hair salon, wine
gallery and professional offices.
C. The project would be comprised of two residential buildings with a maximum
building height of approximately 47-feet. Along Main Street, the two
buildings would consist of three- and four-story heights to define a strong
urban edge. Extending west, the building would transition to two-story
house-like forms near the western boundary of the project site.
D. A series of four courtyards would connect the buildings on the project site.
The courtyard areas would consist of a variety of hardscape materials such
as tile, brick, cobblestone and flagstone paving. Additionally, the courtyard
areas would be accented with a variety of landscape materials including
trees, shrubs and vines. Courtyard amenities would include community
fireplaces and fire pits, fountains, building, built-in benches, and potted
plants.
E. A total of 102 parking spaces would be provided in a subterranean parking
garage below the two buildings, with access to be provided from 20th Street.
F. On September 12, 2005, the Planning Commission held a duly noticed
public hearing and voted by a vote of 5:0 (Nalle absent) to recommend that
the City Council:
75A-67
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2005-18.
2. Adopt an ordinance approving Amendment Application No. 2005-07.
3. Adopt an ordinance approving Development Agreement No. 2005-03.
4. Adopt a resolution approving Tentative Tract Map No. 2005-08 as
conditioned. (County Map No. 16848)
5. Adopt a resolution approving Site Plan Review No. 2005-03.
G. On October 3, 2005 the City Council of the City of Santa Ana held a duly
noticed public hearing and at that time considered all testimony, written and
oral.
Section 2. Specific Development Plan No. 79 (SD-79) is hereby adopted as set
forth in Exhibit "A, attached hereto and incorporated as though fully set forth herein.
Section 3. Section District Map No. 1-5-10 is hereby amended as set forth in
Exhibit "B" attached hereto and incorporated as though fully set forth herein.
Section 4. This ordinance shall not be effective unless and until the Resolution
approving Environmental Review No. 2005-18, Tentative Tract Map No. 2005-08, and
Site Plan Review No. 2005-03 becomes effective. If said resolution is 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 5. 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.
ADOPTED this _ day of
,2005.
Miguel A. Pulido
Mayor
75A-68
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-2699 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
75A-69
t'f4ct(f-
~t(
Of- 6 rd
Specific Development Plan No. 79
City of Santa Ana
EXHIBIT A
75A-70
TABLE OF CONTENTS
PAGE
SECTION 1. APPLICABILITY OF ORDINANCE ........................................1
SECTION 2. PURPOSE .. ........... .......... .................... .......... ..... ..... ...... ...1
SECTION 3. OBJECTIVES ......................................... .................. .... ..1-2
SECTION 4. USES PERMITTED .............................................................2
A. Permitted Uses ..... ........ ....... ........... ....... ........... ...... ....... .2-3
B. Conditionally Permitted Uses .................................... .............3
C. Uses Not Permitted ...... .......... ................. ...... ....... ..... ..........3
SECTION 5. MAXIMUM PERMITTED BUILDING INTENSITY .......................3
SECTION 6. DEVELOPMENT STANDARDS .. ............................... ...... ...4-6
A. Building Height ....... ...... ............... ......... ....... ...... ..... ............4
B. Setbacks ... ..... ........ ............... ................ ...... ...... .... ............4
C. Minimum Unit Size ...............................................................4
D. Parking........... ............................................ ........ ..... ..... ..4-5
E. Walls and Screening .. ..................................................... .....5
F. Landscape/Hardscape Standards ..... .............................. .......5
G. Architectural Design Features ...............................................6
SECTION 7. SIGNAGE ........... ............... ............ ......... ..... .... ........... .......6
SECTION 8. REFUSE COLLECTION AREA AND LOADING ........................7
SECTION 9. TELEPHONE, ELECTRICAL, WATER, GAS AND CABLE ..........7
ATTACHMENTS
Attachment A - Overall Site Plan
Attachment B - Landscape Plan
II
75A-71
Specific Development Plan No. 79
Section 1. Applicabilitv of Ordinance
The specific development zoning district for a mixed use project as authorized by
Chapter 41, Division 26, Sec. 41-593 et/seq. of the Santa Ana Municipal Code
(SAMC), is specifically subject to the standards and regulations contained in this
plan for the express purpose of establishing land use regulations and standards.
All other applicable chapters, articles and sections of the SAMC and any other
regulations adopted by City Council shall apply unless expressly stated or
superseded by this ordinance.
Section 2. Purpose
The Specific Development Plan No. 79 (SD-79), consisting of standards and
regulations, is hereby established for the express purpose of protecting the
health, safety, and general welfare of the people of the City by promoting and
enhancing the value of properties and encouraging orderly development.
SD-79 sets the development and design criteria for a development consisting of
approximately 1.1 acres. The purpose of this specific development plan is to
permit flexibility in the site planning and design to respond to market conditions
while assuring high quality development.
SD-79 specifically establishes for the property the following:
· Permitted uses.
· Development standards, including building height limits, required
setbacks, parking, landscaping provisions and enforcement policies.
· Operational standards.
· Maximum authorized development intensity.
· Signage provisions.
Section 3. Obiectives
The objectives of SD-79 include provisions of the following:
· A long term development that is of the highest architectural quality and
design.
· A landscaping plan that is complementary to a mixed use development
and sensitive to the surrounding community.
· A visually harmonious development as viewed both internally and
externally.
1
75A-72
· 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.
· A circulation system that is responsive to the needs of both vehicular
and pedestrian travel.
· Provision of a mixture of high quality housing and ground level
commercial uses along North Main Street.
· A mixed use project complimenting a landmark museum to the north
and other surrounding cultural amenities.
· A mixed use project blending with adjacent single family neighborhood.
Section 4. Uses Permitted
The categories of land uses to be included within the project area are galleries,
eating establishments, offices and retail uses. If a use is for any reason omitted
from those specified as permissible 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.
A. Permitted Uses.
The following uses are permitted in SD-79:
1. Residential condominiums.
2. Live/work units in compliance with the following standards:
a. A Maximum of four live-work units with ground level store fronts
along Main Street.
b. Residential use is permitted only in combination with individual
work space in a manner which provides an integrated working and
living environment.
c. A live/work unit shall be at least nine hundred (900) square feet in
size.
d. The residential component of a live/work unit shall meet the
following standards:
i. It shall have access to separate bathroom facilities, including a
water closet, a wash basin, and a bathtub or shower.
ii. 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 thirty (30) inches in front.
III. It shall comply with all Housing Code requirements as modified
by section 8-2700 of this Code.
iv. In-unit laundry facilities shall be required.
e. Live/Work Units Permitted Uses:
Live Work Units shall be permitted to have the following allowable
primary uses:
i. Commercially operated professional studios.
ii. Fine art studios and/or galleries.
2
75A-73
iii. Fiber arts studios and/or galleries.
iv. Printing, lithography, and calligraphy facilities.
v. Photography studios.
vi. Ceramic and pottery studios.
vii. Glass blowing and sculpturing studios.
viii. Home Office and Home-Based Business are permitted.
ix. Any use listed above, shall be permitted to have a maximum of
one non-resident employees.
3. Galleries with ground level store fronts along Main Street.
4. Eating establishments, cafes, Coffee Houses, Tea House and bakeries
with ground level store fronts along Main Street that do not exceed a
total maximum of 1,940 square feet of interior space and 865 square
feet of outdoor space collectively. 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. Eating
establishments with drive-thru window service or that are exclusively take-
out are prohibited.
5. Retail with ground level store fronts along Main Street.
6. General offices with ground level store fronts along Main Street
including psychologists, insurance agents and real estate.
B. Conditionally Permitted Uses.
The following uses may be permitted in SD-79 subject to the issuance of a
conditional use permit.
1. Indoor entertainment uses whether freestanding or part of another
permitted or conditionally permitted use. Adult entertainment
businesses shall not be permitted.
2. Establishments selling or serving alcoholic beverages.
3. Uses open between Midnight to 5:00 a.m.
4. Establishments selling or serving alcoholic beverages.
C. All other uses not expressly permitted or conditionally permitted in this
ordinance are prohibited.
Section 5. Maximum Permitted Building Densityllntensity
The maximum authorized building density is 40 dwelling units per acre and no
more than 1.28 floor are ratio (FAR) with a maximum of 66,200 square feet
(Attachment A).
3
75A-74
Section 6. Development Standards
A. Building Height.
All on-site structures will be subject to a height limitation of 48 feet above
ground level, which is defined as the vertical distance measured from the
curb level to the highest point of the roof surface. The maximum height for
structures within 50 feet of the western property line shall be 32 feet.
B. Setbacks.
1. Front (Main Street)
A minimum three feet (3') to the first building element or structure as
measured from the property line. Entry steps to residential units may
encroach into this setback area in order to provide a transition between
public and private spaces.
2. Side (Twentieth Street)
A minimum six feet three inches (6'3") to the first building element or
structure as measured from the property line. Entry steps to residential
units may encroach into this setback area in order to provide a
transition between public and private spaces.
3. Side (Nineteenth Street)
A minimum five feet one inch (5'1") to the first building element or
structure as measured from the property line. Entry steps to residential
units may encroach into this setback area in order to provide a
transition between public and private spaces.
4. Rear (West Property Line)
A minimum setback of five (5) feet as measured from the property line.
C. Minimum Unit Size
The minimum square footage for a residential unit is 982 square feet
excluding flex or commercial space.
D. Parking
1. All parking shall be subterranean.
2. Dwelling units shall be provided with two assigned parking spaces per
unit, which assigned spaces shall be sold and conveyed as a part of
each residential condominium unit.
3. Each live-work unit shall provide 1 employee/customer parking space.
4. In addition to the minimum requirements of subsections 0.1., 0.2. and
0.3. of this section, each multiple-family dwelling project shall provide
guest parking, identified as such, in an amount of spaces not less than
ten (10) percent of the minimum required spaces under subsections
0.2. and 0.3. of this section.
4
75A-75
5. The dedicated commercial space shall provide one parking space per
1 ,000 square feet.
E. Walls and Screening.
1. Any wall or fence shall be constructed in compliance with SAMC.
2. Any equipment, whether on the roof, side of building, or ground, shall
be screened. The method of screening shall be architecturally
integrated with the building in terms of materials, color, shape, and
size.
F . Landscape/Hardscape Standards.
The final design satisfying the following requirements shall be subject to
review and approval of the Planning Manager:
1. A minimum of four outdoor courtyards with no courtyard less than
1,200 square feet and the total area for all courtyards a minimum of
6,900 square feet.
2. A minimum of four outdoor water features shall be provided within the
project.
3. Additionally, a minimum of one outdoor fireplace shall be provided.
4. Courtyard areas shall incorporate seating, benches, patio furniture and
landscaping to provide visual interest and additional amenities within
these areas. All seating, benches, street furniture surfaces,
pedestrian-level walls and similar amenities shall be made of a durable
material such as concrete or painted iron and be designed to minimize
effects from vandalism, weather and incorporate graffiti resistant
coatings.
5. All areas not used for buildings, parking or storage shall be landscaped
using the guidelines consistent with the City's Landscape Standards.
All landscaped areas shall be irrigated using an automatic irrigation
system. The project shall provide landscaping consistent with the
landscape plan. A six-inch raised concrete curb shall be required
around all landscape planters unless approved by City Landscape
Associate.
6. Pedestrian amenities shall be provided such as lighting, planters,
drinking fountains, unit pavers, and bicycle racks.
7. All landscaping shall be constructed in compliance with Attachment B.
All required setback areas shall be landscaped except for approved
walkways, driveways and courtyards. Further, the landscape plan
shall be fully implemented prior to the issuance of any certificate of
occupancy.
5
75A-76
G. Architectural Design Features.
The final design satisfying the following requirements shall be subject to
review and approval of the Planning Manager:
· Exterior Materials: Exterior materials and finishes to comply with site
plan review approvals granted through the Planning Commission or
City Council. Exterior enclosure(s) and similar ancillary structures are
to match the texture, materials and color palette of the proposed
building.
· Design Features: Any new additions shall be in keeping with the
original design in terms of scale, rooflines, materials, and color.
· Lighting Standards/fixtures: A minimum of 1 foot candle of light shall
be provided throughout the parking area. Specifications of light
standards/fixtures and photometrics plan shall be submitted to
Planning Division and Police Department for approval.
· There shall be no glare or spillover lighting into adjacent properties.
· The ceiling of the parking structure shall be painted white and be
maintained to improve illumination and enhance safety within the
parking structure.
The Executive Director of the Planning and Building Agency may approve minor
modifications to the standards specified in this SD-79, provided that such changes are
consistent with the purposes, scope and intention with this document. The Executive
Director has the sole and absolute discretion to determine what constitutes a "minor
mod ification."
Section 7. SiQnaQe.
A. All signage shall comply with the Santa Ana Municipal Code unless
explicitly identified below.
B. A comprehensive sign program for the entire site, including but not limited
to freestanding, wall, directional and permanent temporary signs and
graphics shall be submitted and approved by the Planning Division prior to
the issuance of any sign permit.
C. For signage purposes the Main Street elevation shall be considered the
primary elevation and Nineteenth and Twentieth Streets the secondary.
6
75A-77
Section 8. Refuse Collection Area.
Areas to handle the refuse for the development site shall be integrated into the
subterranean garage. At minimum, the project shall provide two refuse collection
areas measuring a minimum of 11' x 7'. Such collection areas shall be enclosed
and viewable with a durable material such as concrete block with metal doors. In
addition, each collection area shall provide a 'chute' to allow refuse from the
upper floors to collect within these areas.
Section 9. Telephone, Electrical, Water, Gas and Cable.
A. All lion-site" utilities shall be placed underground.
B. Transformers of terminal equipment shall be visually screened from view
from streets and adjacent properties.
C. 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.
7
75A-78
36-4.10
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MAIN PLACE OR T
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SEVENTEENTH
Zoning Distri<:t
ADOPTED BY RESOLUTION NO. 5186 BY THE SANTA ANA PLANNING COMMISION
PART OF ORDINANCE NO. N8-394 ADOPTED BYTHE SANTA ANA CITY COUNCIL, AUGUST 17, 1959.
SCALE IN FEET
Al
-B
Cl
Cl-MD
C2
C3
C3-A
C4
C5
CR
GENERAL AGRICULTURAL
PARKING MODIFICATION
COMMUNITY COMMERCIAL
COMMUNITY COMMERCIAL-MUSEUM DISTRICT
GENERAL COMMERCIAL
CENTRAL BUSINESS
CENTRAL BUSINESS-ARTISTS' VILLAGE
PLANNED SHOPPING CENTER
ARTERIAL COMMERCIAL
COMMERCIAL RESIDENTIAL
C-SM
GC
M1
M2
MO
o
P
PCD
PD
PRD
SOUTH MAIN STREET COMMERCIAL DISTRICT
GOVERNMENT CENTER
LIGHT INDUSTRIAL
HEAVY INDUSTRIAL
MILITARY OPERATIONS
OPEN SPACE
PROFESSIONAL
PLANNED COMMUNITY DEVELOPMENT
PLANNED DEVELOPMENT
PLANNED RESIDENTIAL DEVELOPMENT
Rl SINGLE-FAMILY RESIDENCE
Rl-4ooo SMALL LOT SINGLE-FAMILY RESIDENCE
R2 TWO-FAMILY RESIDENCE
R3 MULTIPLE-FAMILY RESIDENCE
R4 SUBURBAN APARTMENT
RE RESIDENTIAL ESTATE
SD SPECIFIC DEVELOPMENT
SP SPECIFIC PLAN
o
60-
-6000
1000
MINIMUM FRONTAGE
MINIMUM LOT AREA
Latest Revision Date: 1..11..99
THIS MAP IS THE OFFICIAL SECTIONAL
DISTRICT MAP Of THE CITY OF SANTA ANA.,
AS AUTHORIZED BY CITY COUNCil
RESOlUTION NO. 7-4-163, DATED 1H8-7-4, I
HEREBY ATTEST THAT THIS MAP IS A TRUE
COPY OF THE ORIGINAL SECTIONAl DISTRICT
::o~
Pl~1NG & BUIlDINGAGENCY
Certificate Daw SEPTEMBER 10 1982
RES,/ A.A./ANX. NO M98.,5
ORD.I RES, NO. NS-23n
ADOPTED DATE ".9--98
APPPROVED ~
RES. f A.A.. f ANX. NO. 5522 5621 5650 5864 5690 5693 5713 5714 5745 5807 5809 58.. 6044
OAD.I RES, NO, NS-533 NS-670 NS.694 N5-713 N5-739 N5-742 NS.744 N5-7n N8-822 NS.885 N5-887 N5-999 N5-'193
ADOPTED DATE 1-4-6.2 6.15-65 11-18-65 2-:>64 7,20--6-4 8-:>64 HS...e5 H 8-6S 9--20-65 S.7...e7 8--7...e7 1-19--70 12-17-73
APPPROVED
M 799 M816 AA891 M 1002 AA 1020 AA 1029 M 1030 AA 1051 AA96-4 M96-7 M98-3
N5-1449 N5-1489 N5-1714 NS-1969 NS-2008 NS-2036 NS-2027 N5-2137 NS-2298 NS-2299 NS-2362
9--5-78 6-4-78 1-16-84 7-18-88 6-5-89 11-20-89 9--5-89 6-17-91 10-7-96 9-3-96 7.20-98
~~0'(4--~~~~ ~~~ ~
PREPARED BY THE PLANNING DIVISION
CITY OF SANTA ANA CALIFORNIA
75A~'~
Il'B
-.-.4
ORDINANCE NO. NS-2700
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING A DEVELOPMENT AGREEMENT
BETWEEN THE CITY OF SANTA ANA AND STEADFAST
COURTYARDS, L.P.
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
September 12, 2005, 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 owners of the Cordoba for-sale condominium
project 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 October 3, 2005, approved a mitigated negative
declaration in conjunction with this Project and adopted a mitigation monitoring plan.
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.
SECTION 3: This ordinance shall not be effective unless and until the ordinance
approving Amendment Application No. 2005-07 (SD-79) and the resolution approving
Environmental Review No. 2005-18, Tentative Tract Map No. 2005-08, and Site Plan
75A-80
Review No. 2005-03 both become effective. If said ordinance and resolution 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.
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
75A-81
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-2700 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
75A-82
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 9 6103
DEVELOPMENT AGREEMENT
by and between
THE CITY OF SANTA ANA
and
STEADFAST COURTYARDS, L.P.
Dated: October 3,2005
EXHIBIT ,
75A-83
DEVELOPMENT AGREEMENT BETWEEN
THE CITY OF SANTA ANA AND
STEADFAST COURTYARDS, L.P.
This DEVELOPMENT AGREEMENT is entered into between THE CITY OF
SANTA ANA, a charter city and municipal corporation duly authorized under the Constitution
and laws ofthe State of California ("City") and STEADFAST COURTYARDS, L.P., a
California Limited Partnership ("Owner" or "Property Owner").
1. RECITALS. This Agreement is entered into with reference to the following
facts:
1.1 Purpose. The Purpose of this Agreement is to facilitate the development
of the mixed-use project contemplated by the City's Specific Development Zoning Designation
SD-79 (SD-79), Tentative Tract Map No. 2005-08 and Mitigated Negative Declaration ER No.
2005-18.
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. 79, as created concurrently herewith by Ordinance No. NS-_.
(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. 79.
(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 ofthe 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.
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1.2 Owner. Owner represents and warrants that it has an equitable ownership
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"), in that it has contracted to
purchase the Property from the City. The Property is approximately 1.1 acres in size and is
currently improved as a parking lot.
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 September 12,2005, 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 the Planning Commission recommended to the City Council of the City that it
execute this Agreement. On ,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.
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.
1.6 City Ordinance. On , 2005, the Council adopted Ordinance
No. NS-_ approving this Agreement. The ordinance becomes effective thirty (30) days
thereafter.
2. DEFINITIONS. In this Agreement, initially capitalized terms used but not
defined shall have the following meanings unless the context otherwise requires:
2.1 "Agreement" means this Development Agreement between the City and
Steadfast, and all amendments hereof that are properly approved and executed.
2.2
Agreement.
2.3
Agreement.
2.4
Agreement.
"City" has the meaning given such word in the preamble of this
"Council" has the meaning given such word in Section 1.4 of this
"Effective Date" has the meaning given such term in Section 4.2 ofthis
2.5 "Executive Director" means the Executive Director ofthe City's
Planning and Building Agency or designee.
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75A-85
2.6 "Final Design" means the final design documents for a work of public art,
which is set forth in greater detail in Section 5.8 of this Agreement.
2.7 "Government Powers" has the meaning given such term in Section 5.13
of this Agreement.
2.8 "Map" means Tentative Tract Map No.2005-08, approved concurrently
with this Agreement.
2.9 "Mortgage" has the meaning given such word in Section 8.1 ofthis
Agreement.
2.10 "Mortgagee" has the meaning given such word in Section 8.2 of this
Agreement.
2.11 "Project" is the development of the Property as set forth in SD-79,
Tentative Tract Map No. 2005-08, Mitigated Negative Declaration No. ER 2005-18, and Site
Plan Review No. 2005-12.
2.12 "Property Owner" or "Owner" means Steadfast Courtyards, L.P., being
the person, persons, or entity having a legal or equitable interest in the Property, and includes
Steadfast Courtyards, L.P.' s successors in interest.
2.13 "Property" is the real property described in Exhibit A and referred to in
Exhibit B.
2.14 Public Art" has the meaning given such term in Section 5.8 of this
Agreement.
2.15 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.
2.16 "Reserved Powers" has the meaning given such term in Section 5.2 of
this Agreement.
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75A-86
3. EXHIBITS. The following documents referred to in the Agreement are attached
to this Agreement and are identified as follows:
Exhibit
Desien~tion
Description
Referred to
in Section
A
Property Legal Description
2.3
B
Property Graphical Description (Site Plan)
2.3
C
Public Art Locational Plan
2.15
D
Offsite Mitigation Measures
5.1.3
4. GENERAL PROVISIONS.
4.1 Property Subject to Agreement. Until released pursuant to the
provisions of Section 8.6 of this Agreement, the Property shall not be released from this
Agreement until Property Owner.
4.2 Effective Date; Duration of Agreement. The "Effective Date" of this
Agreement shall be the date that the City Council ordinance adopting this 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- _ 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 term of this Agreement shall be eight (8) years;
provided, however that the Owner may request one two-year extension from the Executive
Director, which request shall not be unreasonably denied; 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.
(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 ofthis Agreement), shall not expire during the term of this
Agreement.
(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
Agreement shall be further extended until such in process construction is completed, not to
exceed an additional three years after expiration of the original or modified term.
(d) The expiration of this Agreement shall not terminate any land use
approvals approved concurrently with or subsequent to the approval of this Agreement, but shall
4
75A-87
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 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 Agreement from the public records as to
the Property or any applicable portion thereof.
4.3 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 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. The rights of the Owner hereunder shall not 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 Assignment to Controlled Assignee. Notwithstanding the above, consent
shall not be required in connection with a Permitted Transfer (as herein defined) provided
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 and/or
Transfer (defined below) of direct or indirect interests in Owner if, following the transfer (a) the
Property remains under the Legal Control (defined below)Steadfast Residential Properties, a
, or (b) foreclosure pursuant to the provisions of Section 8.5 ofthis 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.
5
75A-88
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.
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.
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: (1) 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 relate to the Project; and (2)- from
any claim that damages, just compensation, restitution, judicial or equitable relief 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 Section 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, excluding fees and costs for special counsel to be selected by
the City or other outside counsel or 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 4.3 of this Agreement, the burdens of the Agreement bind, and the benefits of the
Agreement inure, to the parties' successors in interest.
6
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4.9 Relationship of the Parties. The contractual relationship between the
City and Owner arising out ofthe 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:
Steadfast Courtyards, L.P.
c/o Steadfast Companies
20411 S.W. Birch Street
Suite 200
Newport Beach, California 92660
Attn: Brian Lucas
telefacsimile (949) 852-0143
with a copy to:
Manatt, Phelps & Phillips, LLP
11355 West Olympic Boulevard
Los Angeles, CA 90064-1614
Attn: Timi Anyon Hallem, Esq.
telfacsimile: (310) 312-4224
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
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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 usee 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. 79, as amended concurrently herewith.
5.1.1 Phasing ofthe Project. The City agrees and acknowledges that the
Project is to be constructed in one single phase.
5.1.2. Non-application of Changes in Applicable Rules. Any change in, or
addition to, the General Plan, zoning ordinance, subdivision ordinance, or building regulation
adopted or becoming effective after the Effective Date, including, without limitation, any such
change by means of ordinance, initiative, referendum, resolution, motion, policy, order or
moratorium, initiated or instituted for any reason whatsoever, however denominated, and adopted
by the City Council, Planning Commission or any City Agency, or by the electorate, as the case
may be, which would, absent this Agreement, otherwise be applicable to the Project and which
would conflict with the approvals granted to the Project as referenced in Section 2.4, shall not be
applied to the Project, except as provided in Sections 5.2 through 5.7 of this Agreement.
5.1.3 Offsite Mitigation Measures. The parties acknowledge and agree that
the offsite mitigation measures which must be funded or constructed by Owner are as set forth in
Exhibit D to this Agreement.
5.1.4 Limit on Fast Food and Take Out Restaurants. At no time during the
term of this Agreement shall the Project include retail space which is devoted to "fast food" and
"take out" restaurants. For purposes of this Agreement, a restaurant shall not be deemed to be a
"fast food" or "take out" restaurant ifit provides sit-down dining areas and primary table service
for ordering and delivering meals and beverages, and take out service ancillary to such services.
8
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5.15 Point of Sale for Construction Materials. Owner acknowledges and
agrees that Owner shall use good faith commercially reasonable efforts, at no additional cost or
expense to Owner, to cause the "point of sale" for sales tax purposes for all purchases of building
or construction materials for the Project, including all related goods and services, to be the City
of Santa Ana. Notwithstanding the foregoing, City and Owner each acknowledge and agree that
Owner shall have no obligation to cause the City of Santa Ana to be the "point of sale" for such
purchase if doing so is likely to result in Owner's incurrence of material additional cost or
expense that Owner would otherwise not have incurred.
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 the following ("Reserved Powers"):
a. Municipal laws and regulations which, Owner hereby agrees and
acknowledges, do not and shall not be interpreted to 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 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 SD-79 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 Retention of Use of Property As Public Parking Lot. Owner agrees to
retain the use of the Property as a public parking lot until it commences construction of the
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75A-92
Project; provided, however, that Owner may close part or all of the public parking lot so long as
it necessary to perform testing on the Property necessary for geotechnical or foundation purposes,
or to investigate whether hazardous materials may exist on the Property. The limitation of this
Section 5.4 shall expire and be of no further force and effect upon Owner's commencement of
construction on the Property pursuant to a City issued demolition, foundation or building permit.
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 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 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 ofthis 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 ofthe 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 ofthis
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, 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 mitigated 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
Agreement, the Owner has been legally vested under Section 5.1 with regard to the permitted
uses ofland, density, and intensity of use, Owner shall include within the Project at one or more
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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.
F::Jcilities to He ronstmdeci
Triggering Event (P g, New TTse or New Are::J)
Prior to issuance of first Building Permit
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.
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. The Inclusionary Housing Fee shall be used by the City for planning (including but not
limited to preparation of one or more elements of its general plan or for zoning amendments),
conceptual design, final design, bid preparation, award of bid, property appraisal, property
acquisition, relocation, lost goodwill, and/or construction of new or substantially rehabilitated
existing affordable housing in the City.
5.8.4. Park Development Fee. The Owner shall pay an "in lieu" fee in
furtherance of the standard established by section 34-200 et seq. of the Santa Ana Municipal
Code, in an amount equal to $345,800.00 (209.1 square feet of park space per residential unit x
$36.75 per square foot x 45 residential units); 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 prior to issuance of the first building permit for that
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75A-94
Project. The City shall use not more than twenty five percent (25%) of the Park Development
Fee for the acquisition of the land for parks and the construction of capital improvements and
deferred maintenance at existing parks at any location within the City and not less than seventy
five percent (75%) of the In Lieu Park Development Fee 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 residential or live-work unit;
except that there shall be no more than five residents per two bedroom
residential unit.
(2) All residential and live-work units shall not be sold by the original
buyer for one year from his or her close of escrow, unless the original
buyer is transferred out of the Southern California region.
(3) Use Restriction for Live-Work Units. The live-work units in the
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-79) zoning district.
(4) Repair of common areas, stairs, FF &E and 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 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.., Bowers Museum of Cultural Art, day spa, Saint
Joseph's Ballet, Kidseum, carwash, 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 patios and balconies shall not be
utilized for the storage of household items, except (A) furniture designed
for outdoor use, (B) barbecues, and (C) plants including plant racks and
stands.
12
75A-95
(8) Terms and Content:
i. CC&R's are to be in effect for an initial period of ninety-
nine years and then automatically expanded for successive one
hundred year periods unless terminated by the joint consent of the
City and not less than seventy five percent of those entitled to vote.
ii. Any proposed material modifications to the CC&R's which
affect the provisions described in this Section 5.8 shall require
written 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 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. S 12101 et seq., Government Code S 4450 et seq., and the Unruh Civil
Rights Act, Civil Code S 51 et seq. ("Governmental Requirements").
13
75A-96
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 ofthis Agreement shall not constitute or be
asserted by any party as a breach ofthe 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
14
75A-97
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 ofa
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 of the County
15
75A-98
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
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
16
75A-99
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 umeasonably 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 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.
17
75A-100
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 ofthe 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, a copy of this Agreement shall be recorded in the Official Records of Orange
County, California. Upon the completion of performance ofthis 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 Govemment 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.
18
75A-101
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. 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 Clerk of the Council shall cause a copy ofthis
Agreement to be recorded with the Office of the County Recorder of Orange County, California,
within ten (10) days following the Effective Date.
19
75A-102
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- , authorizing
such execution, and by Property Owner.
Dated this _ day of
,2005.
THE CITY OF SANTA ANA
By
DA VrD N. REAM
City Manager
Approved as to Form:
By
JOSEPH W. FLETCHER
City Attomey
STEADFAST COURTYARDS, L.P.,
A Califomia Limited Partnership
,\'(;(( \ ~
~~lJ\{~
Title: .) ':
20
75A-103
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 City Manager 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 ofthe 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-104
EXHIBIT A
Property Legal Description
Orange County Assessors Parcel Numbers 002-162-05, 002-162-
06,002-162-07,002-162-30,002-162-31, 002-162-32, 002-162-33
and 002-162-34
75A-105
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MAP NO. 16848
PURPOSES
TENTATIVE TRACT
CONDOMINIUM
FOR
BEING A SURVEY Of LOlS 1-3 IN BLOCK "A" Of 1HE RESUBDI"SION or 1HE ORANGE GROVE
lRACT, RECORDED IN aOOK 1. PAGE 14 OF MISCEUANEOUS MAPS OF ORANGE COUNTY AND
LOT 1 TOGOIIER 1'111H 1HE AD.KJINING AIlEY IN aLOCK . A' or GEOPPER'S ADDITION RECORDED
IN aOOK 21, PAGE 98 Of MISCELLANEOUS RECORDS Of LOS ANGELES COUNTY; TOGE1HER 1'111H
A PORlION Of 1HE LAND ALLOffiD TO 'MWAM FERGUSON IN 1HE DECREE Of PARlITlON Of
1HE RANCHO SANlIAGO DE SANTA ANA. RECORDEO IN aOOK "a" or JJDGEMENlS or 1HE 171H
JJOIOAL OISlRlCT COURT Of CAUFORNIA.
1900 MAIN STREET, SANTA ANA, CA
APN; 002-162-05,06.07, AND 30-34
JUNE 2005
SCALE: 1"
30'
OWNER
COWWUNI1Y R[[)(
t ~j!C.,~j,
A W\JN!CF Al CORP
ENGINEER
~~~,,""Jl~A~~C.
1?'\...Al;EH1IA. CA 92870
b~rs~:-~NUEr:.~ 21537
EXP. 9-30-05
NOTE:
lHIS SUBa'vtSlON IS SUB..EC1 TO NEW CO'.{NAHlS,. CONDfTl()5.
AND RESTRICnONS. ""'01 ARE TO ADDRESS JNGRESS-[GRESS,
PARXING. DRAlNAl>t. ?RIVAl[ UllUllE5. EUERtENCY 'rUI1CtI
ACC(SS AND I.N<<)SCAPlNG TO BE: RECORDED PRIOR TO ~
CCtlCURRfNllY WI1H fWAl WAP 16848..
AGOICY Cf" THE an Cf" SANTA NY..
AND P<t.J1JC AS TO PARens
THE em cr SANTA MA A
AS TO PARca 6.
ill ~~"'\SD~~}d~~JillEl9.Rroos~~ Tl11.E
LEGAl DESCRIPTION.
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STATEMENT Of lMPXova.ea AND P\J8UC l1T1lffiES
1. REF'I..JaWENT lJ' EXIS1NG sa:WAUCS FlU IIJTH (W W.\H 51.. 5' ADJAC{Nl
10 1.0." ~ 19TH IN) 2(JlH ST.
2. JrrEW 0JRlI IUWS CN 191M AND 20nI ST. AT WAIN S1.
J. t€W n.u DfY1H REctJrIS1RI.lC1IO (F PA.\UlDIT lJ\I 19lH AND 2(ffil; SlREET
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5. I.N)[RGR(UIJ EXISlJrfG t.KS N..ctIG samt SID( CF 201H ST. TO lIIEST Pfta>tRTY
LK AHD lHlERGRCUID Cl\OltVD LN:S AUJtG M llIES1 PRCP(RT'f LK.
l. ALL lIlU1C -.L eE UNDf".RGRl>>ID TO SlE.
7. 1€W FJl[ HTORANT CJ4 19lH SlREEl llEST f:F PRCPERTT IP€
CONSTRUCTION NOTES
CD POt CI' DOMESDC WAlER SEJMC[
l%> POC (J' RRlCATICN WATER stR\4a:
CIl POC (f" SOI[R LAlERAl TO SOlER
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DESIGN DEVfLOPMENT 100% DATED; 07/08/05
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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 or 20th
Street, with the final location to be determined as specified below. 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 in conformance with Section 5.8.1 of this Agreement. All
public art approved by the Planning Commission in the Public Art Plan shall be completely
installed as provided in Section 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.
111. 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 ofthe art piece.
VI. Publicity, public relations, photographs, educational materials, business letterhead
or logos bearing artwork image.
75A-118
V11. Dedication ceremonies, including sculpture unveilings or grand openings.
8. To be eligible, the proposed work of public art shall not be:
1. a mass produced object from a standard design;
11. a reproduction, whether produced by mechanical or other means, of an original
work of art;
111. 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-119
EXHIBIT D
Offsite Mitigation Measures
Tmprovement
T ,0c::Jtion
1. Install new traffic signal
Main Street N/O 20th Street
2. Reconstruct street pavement
19th Street & 20th Street to
centerline of road at Project
Frontage
19th Street & 20th Street at
Project Frontage
Main Street at Project
Frontage
3. Construct sidewalk and
parkwaylinstall street trees
4. Construct sidewalk and access
ramps
Ste::Jof::Jst to ronstmct or
P::JY rity to ronstmct
City to construct (prelim-
inary estimate of cost =
$260,000)
City to construct (prelim-
inary estimate of cost =
$70,000)
Steadfast to construct
Steadfast to construct
1. For those items which the City is constructing and for which Steadfast is paying
the full cost, Steadfast shall pay the City as follows:
a. For Item No.1 ("Install new Traffic Signal"), the City shall provide
Steadfast with a final, updated estimate of these costs, if necessary, no later than forty-five (45)
days after the Effective Date. Steadfast shall pay the City monies equivalent to the final updated
estimate, or if one is not provided the preliminary estimate, sixty (60) days from the Effective
Date.
b. For Item No.2 ("Reconstruct Street Pavement") the City shall provide
Steadfast with a final, updated estimate of these costs, if necessary, no later than five (5) business
days before approval of the first final map. Steadfast shall pay the City monies equivalent to the
final updated estimate, or if one is not provided the preliminary estimate, before approval of the
first final map for the Proj ect.
c. The City shall complete construction of these items prior to the first
certificate of occupancy for the Project.
d. The City' final, updated estimates, or if none is provided by the deadlines
set forth above, the preliminary estimates, shall be final and conclusive.
2. For those items which Steadfast is constructing, Steadfast shall complete
construction prior to approval of its first final map for the Project; provided, however, that
Steadfast shall have the unilateral right to extend this deadline to the first certificate of occupancy
for the Project upon execution of the City's standard subdivision improvement agreement to be
entered into pursuant to California Government Code S 66462(a)(1).
Any deadline pursuant to this Exhibit D may be extended by mutual written agreement of
Steadfast and the City Manager or designee.
75A-120
KO - 9/27/05
RESOLUTION NO. 2005-095
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING A MITIGATED NEGATIVE
DECLARATION AND MITIGATION MONITORING
PROGRAM, APPROVING TENTATIVE PARCEL MAP NO.
2005-08 AS CONDITIONED, AND APPROVING SITE PLAN
REVIEW NO. 2005-03 FOR THE PROPERTY LOCATED AT
1900 NORTH MAIN STREET (COUNTY MAP NO. 16848)
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. The Applicant is requesting approval of Amendment Application No.
2005-07 to change the zoning designation from Community Commercial-
Museum District (C1-MD) to Specific Development No. 79 (SD-79), a
tentative parcel map to create for-sale residential condominiums, and a
site plan review, pursuant to the requirements of the SD-79, to allow
construction of a 45 for-sale residential and live-work condominium units
with ancillary retail uses, located at 1900 North Main Street.
B. The Steadfast project would demolish the existing surface parking lot for
the Bowers Museum and develop the property into a mixed use
residential/commercial project. The project would provide 45 for-sale
residential units at a gross overall density of 40 dwelling units per acre.
The housing mix for the project would consist of lofts, townhouses, and
stacked flats. Additionally the first floor of the building fronting Main Street
would provide live/work flex space that would allow up to 4,251 square
feet of retail area and 2,312 square feet of restaurant uses. It is
envisioned that commercial areas in the project would consist of uses
such as restaurant, coffee shop, hair salon, wine gallery and professional
offices.
C. The project would be comprised of two residential buildings with a
maximum building height of approximately 47 -feet. Along Main Street, the
two buildings would consist of three- and four-story heights to define a
strong urban edge. Extending west, the building would transition to two-
story house-like forms near the western boundary of the project site.
D. A series of four courtyards would connect the buildings on the project site.
The courtyard areas would consist of a variety of hardscape materials
such as tile, brick, cobblestone and flagstone paving. Additionally, the
75A-121
Resolution No. 2005--095
Page 1 of 5
courtyard areas would be accented with a variety of landscape materials
including trees, shrubs and vines. Courtyard amenities would include
community fireplaces and fire pits, fountains, building, built-in benches,
and potted plants.
E. A total of 102 parking spaces would be provided in a subterranean parking
garage below the two buildings, with access to be provided from 20th
Street.
F. On September 12, 2005, the Planning Commission held a duly noticed
public hearing and voted by a vote of 5:0 (Nalle absent) to recommend
that the City Council:
1. Approve and adopt the Mitigated Negative Declaration and
Mitigation Monitoring Program, Environmental Review No. 2005-18.
2. Adopt an ordinance approving Amendment Application No. 2005-
07.
3. Adopt an ordinance approving Development Agreement No. 2005-
03.
4. Adopt a resolution approving Tentative Tract Map No. 2005-08 as
conditioned. (County Map No. 16848)
5. Adopt a resolution approving Site Plan Review No. 2005-03.
G. On October 3, 2005 the City Council of the City of Santa Ana held a duly
noticed public hearing and at that time considered all testimony, written
and oral.
H. For Tentative Tract Map No. 2005-08, the City Council determines that the
following findings have been established:
1. 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.
Tentative Tract Map No. 2005-08 is consistent with the land
use designation and density prescribed in the General Plan
and, as a for-sale condominum, the project will have no
adverse affect on the surrounding land uses in the area.
2. The proposed project, as conditioned, conforms to all applicable
requirements of the zoning and subdivision codes, as well as other
applicable City ordinances.
75A-122
Resolution No. 2005--095
Page 2 of 5
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. Tentative Tract Map No. 2005-08 is in keeping
with the provisions of the site plan (Development Project No.
2005-12) 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 Specific Development No. 79.
3. The project site is physically suitable for the type and density of the
proposed project.
The project site consists of approximately 1.1 acres of land
within Specific Development No. 79. The proposed
subdivision contains many street frontages, allowing
adequate frontage for the parcel. The site and parcel 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
unavoidably 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. A
mitigated negative declaration (Environmental Review No.
2005-18) has been prepared for the proposed project,
identifying potential impacts 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. 79 development
standards in conjunction with the proposed conditions and
building requirements.
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.
75A-123
Resolution No. 2005--095
Page 3 of 5
There are no easements that would affect the use or
development of this site. Approval of Tentative Tract Map No.
2005-08 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.
I. Site Plan Review No. 2005-03 has been filed seeking to approve the
project that is located within Specific Development No. 79 (SD-79).
1 . Section 41-593.5( c) of the Santa Ana Municipal Code requires a
review by the Planning Commission of all plans within a specific
development plan area to ensure the project is in conformity with the
Specific Plan.
2. The project is in compliance with all applicable development
standards outlined within the Specific Development Plan No. 79
(SD-79).
3. The project has been determined to be in compliance with
applicable parking, landscaping and architectural provisions
governing the project.
Section 2. The City Council has reviewed and considered the information
contained in the initial study and the mitigated negative declaration and mitigation
monitoring program, Environmental Review No. 2005-18, prepared with respect to this
Project. The City Council has, as a result of its consideration and the evidence
presented at the hearings on this matter, determined that, as required pursuant to the
California Environmental Quality Act ("CEQA") and the State CEQA Guidelines, a
mitigation negative declaration and mitigation monitoring program adequately
addresses the expected environmental impacts of this Project. On the basis of this
review, the City Council finds that there is no evidence from which it can be fairly argued
that the Project will have a significant adverse effect on the environment. The City
Council hereby certifies and approves the mitigated negative declaration and mitigation
monitoring program and directs that the Notice of Determination be prepared and filed
with the County Clerk of the County of Orange in the manner required by law.
Pursuant to Title XIV, California Code of Regulations ("CCR") ~ 735.5(c)(1), the City
Council has determined that, after considering the record as a whole, there is no evidence
that the proposed project will have the potential for any 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 ~ 735.5(a)(3), the payment of Fish and Game Department filing fees is not
required in conjunction with this project.
75A-124
Resolution No. 2005--095
Page 4 of 5
Section 3. The City Council after conducting the public hearing hereby
approves Tentative Parcel Map No. 2005-08 (County Map No. 16848) as conditioned in
Exhibit "A" attached hereto and incorporated herein and approves Site Plan Review No.
2005-03. These decisions are based upon the evidence submitted at the abovesaid
hearing, which includes but is not limited to: the Request for Council Action dated
October 3, 2005 and exhibits attached thereto; and the public testimony, all of which are
incorporated herein by this reference.
Section 4. This resolution is expressly conditioned upon adoption by the City
Council of Amendment Application No. 2005-07 to rezoning the property located at
1900 North Main Street from Community Commercial-Museum District (C1-MD) to
Specific Development No. 79 (SD-79). The rights of the applicant under this Tentative
Parcel Map and Site Plan Review shall not vest until the effective date of such
ordinance. Should no such amendment application become effective, then this
Resolution is null and void and of no effect.
ADOPTED this _ day of October, 2005.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee O. Otto
Assistant City Attorney
AYES:
Councilmembers
NOES:
Councilmembers
ABSTAIN:
Councilmembers
75A-125
Resolution No. 2005--095
Page 5 of 5
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 No. 2005-095 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
75A-126
Resolution No. 2005--095
Page 6 of 5
Conditions for Approval for Tentative Parcel Map No. 2005-08
Tentative Tract Map No. 2005-08 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. PlanninQ Division
1. Comply with all conditions and requirements from the Development
Review Committee (DRC) for the development project (DP 05-12).
2. The Covenants, Conditions and Restrictions (CC&Rs) must be reviewed
and 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.
h. Limit the number of residents in each unit to a maximum of four,
require owner occupancy, and address maintenance of the project.
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
PfI5AO!f27
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. Interior clear floor to ceiling heights for the residential units will be a
minimum of ten feet on the first floor and a minimum of nine feet on the
floors above. Ceiling heights for the live-work and commercial units shall
be a minimum of twelve feet.
7. Prior to issuance of building permits, the interior building amenities shall be
submitted for review and approval by the Planning Manager. 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 shower enclosures and kitchen
countertops of stone tile or stone slab, or their equivalent. At minimum
they will include a high quality product line for the appliances, all cabinets
will be of a stain grade, the use of smooth wall and ceiling interior drywall
finish and washers and dryers in each residential unit.
8. Provide for lighting and landscape maintenance. The lighting plan and
design will be reviewed and approved by the Planning Manager during the
lighting plan check phase.
9. Development, operational and maintenance standards shall be
established for the number, style and location of interior amenities such as
benches and fireplace(s). Such amenities shall be reviewed and
approved when the landscape drawings are submitted into plancheck.
10. Common area amenities shall comply with the following:
a. Pursuant to Specific Development No. 79, courtyards, 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.
b. All amenities shall be installed and maintained in accordance with
the approved plans.
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 should be located in high-activity areas, such as
courtyards and other public activity spaces. The style shall be compatible
with other outdoor furnishings.
Exhibit A
P~A~ff28
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 and plant material.
15. 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.
16. Prior to issuance of building permits, the exterior building amenities,
materials and finishes shall be submitted for review and approval by the
Planning Division.
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. The courtyards shall be completely installed prior to the issuance of any
certificate of occupancy within the project phase that includes this portion
of the parcel.
19. A minimum of four courtyards shall be provided as open space areas
measuring a minimum of 1,200 square feet individually and collectively a
minimum of 6,900 square feet. The open space shall include informal
modern outdoor furniture and seating areas, outdoor fireplace and
landscape trees and material.
Exhibit A
PfgA~ff29
75A-130