60A - TOLL BROS BONUS DENSITY AGMT

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Site Plan ReviewNo. 2019-01and Density Bonus Agreement No. 2019-01–Fourth and Main Mixed-Use Residential and Commercial Development November 19, 2019 Page 4 existing buildings to the new project. Site A’s elevations feature articulation, multiple volumes, and varied architectural styles to mimic the appearance of multiple buildings rather than a solid, massive structure. A corner element facing the intersection of Fourth and Main streets will pay homage to the former Montgomery Ward building at the site; this element will feature a projected tower component and up-lighting. Site B’s elevations have been carefully designed to resemble an older structure to complement other structures in Downtown, with contemporary elements in place. Both structures will feature durable metal siding, brick, glass, smooth stucco finishes, metal canopies, and textured blocks. The development will feature amenities commonly found at other upscale mixed-use developments in the region. These include a large courtyard with pool, spa, clubroom, fitness room, and landscaping in the center of Site A; an amenity deck overlooking Main Street on Site th A; a clubroom and roof terrace on the 7floor of Site A overlooking Fourth and Bush streets; a leasing office and lounge in Site A; a bike locker in Site A; and a ground-floor lobby and resident amenity area in Site B. The roof deck has been designed to accommodate future expansion in the event it can comply with Building and Fire codes, and is designed to accommodate a potential commercial tenant such as a café or lounge in the event separate plans for improvements are submitted. In addition, the project will feature enhanced sidewalks along the buildings’ base, and the large, public ground-level courtyard at the corner of Fourth and Bush streets will feature paving materials and patterns that will match existing conditions on Fourth Street to ensure a seamless transition from the public right-of-way to the project. Additional amenity space may be incorporated into the project within the ground floor mezzanines and/or the roof top amenity deck. This concept will be included as a condition of approval and will be implemented when the project is submitted into building plan check. Site and Area Background The Transit Zoning Code was adopted in July 2010 and provides a framework for mixed-use, residential, commercial, and limited industrial activities in a large section of central Santa Ana loosely bound by Flower Street, the Santa Ana (I-5) Freeway, Civic Center Drive, Grand Avenue, and First Street. The plan area contains six sub-zones that allow various types and ranges of intensity, as well as two industrial overlay districts where industrial uses in place at the time of the code’s adoption are allowed to continue. The Downtown sub-zone in which the project is proposed allows a variety of mixed-use developments that are intended to contribute to creating a dynamic, transit-oriented area for residents, business owners, and visitors, and to lessen the need for automobile dependence. Amendments to the Transit Zoning Code in July 2019 modernized certain sections of the code and further the goals and vision of the plan area. The original First American Title Company headquarters buildings (now connected as one) were constructed in 1931 and 1949; subsequent additions and remodels in 1966, 1976, and 1977 resulted in large portions of the building being concealed behind contemporary additions and façade remodels. In 1960, the original Montgomery Ward building at the northeast corner of Fourth and Main streets was vacated as the department store relocated to the new HonerPlaza (now Bristol th Marketplace) at Bristol and 17streets; the building was later demolished in 1974for the construction of the site’s current surface parking lot. In August 2018, the applicant submitted the