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November 27, 2007 Page 4 City of Santa Ana enclosures on the adjacent parcels. For instance, Starbucks and all of the other retailers located on the corner of Bristol & Memory Lane utilize a loading zone located within Floral Park Promenade. This can be seen on the attached Exhibit A and was approved within the last few years by city staff, suggesting that this issue has not stopped development. Landscape Buffer Adjacent to Residential PropertX As discussed earlier, the northern boundary of the property as shown in the staff report includes a portion ofground-leased property from the adjacent residential property (Village Green) and will never meet this requirement. As part of the negotiations with Village Green, we do have a proposal that will allow for the swap of the existing parking area (currently under a ground lease) to be located within the boundary of the proposed lot. This would allow for a driveway relocation that would provide more of a buffer from the residential property. Subdividing Integrated Shopping Centers This issue has been discussed relative to all of the sections noted above and with proper documentation, long term control can be instituted. Furthermore, staff has, in the past, supported the use of the proposed documentation to assist in long term consistency regardless of fractured ownership. It should further be noted that this city's staff has consistently required Red Mountain Retail Group, as a partial owners of other integrated /fractured shopping centers, to re-develop sites as if they are the owner of the entire site relying on code sections that require these re-developments to be integrated. For example, the development of the last phase of Home Place Plaza (Osh Hardware on E. 17`" Street, North of Tustin) was approved earlier this year. As part of the approval, and with existing fractured ownership, Red Mountain was required as part of its conditions, to include paint and architectural enhancements on buildings that were not owned by Red Mountain in order to provide for consistency throughout the "integrated shopping center" and this was based on specific code requirements cited by city staff member Ann Ni.2 General Plan Consistency In reviewing the staff report, there was a reliance on the General Plan and the inconsistency of this application. After reviewing the General Plan, we offer the following sections that show this application is consistent with the following policies. z The approval required upgrading the paint and materials of the existing (old gateway building and Osh Hardware) buildings to match the proposed mixed use commercial building that is currently being constructed. 1234 East Seventeenth Street, Santa Ana, CA 92701 32A-16