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HomeMy WebLinkAbout06-04-18_AGENDA PACKETCity of Santa Ana Planning Commission Special Meeting Agenda June 4, 2018 CITY COUNCIL CHAMBER 22 Civic Center Plaza Santa Ana, California 5:30 P.M. MARK McLOUGHLIN Chair, Citywide Representative CYNTHIA CONTRERAS-LEO Vice Chair, Ward 5 Representative ERIC ALDERETE Ward 1 Representative LYNNETTE VERINO Ward 2 Representative KENNETH NGUYEN Ward 3 Representative PHIL BACERRA Ward 4 Representative BEATRIZ MENDOZA Ward 6 Representative The Planning Commission Agenda can be found online at http://www.ci.santa-ana.ca.us/coc/granicus.asp Si tiene preguntas en español, favor de llamar a Narcee Perez al (714) 667-2260. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Tony Lai số (714) 565-2627. If you wish to submit a comment on any item on the Agenda, please submit to eComments@santa-ana.org by 3 p.m. the day of the meeting; emails received after said time will be on file for public viewing the day after the meeting. If you need special assistance to participate in this Planning Commission meeting, please contact Michael Ortiz, City ADA Program Coordinator, at (714) 647-5624. Please call prior to the meeting date, to allow the City time to make reasonable arrangements for accessibility to this meeting. [Americans with Disabilities Act, Title II, 28 CFR 35.102] Lisa E. Storck Legal Counsel Candida Neal, AICP Planning Manager Sarah Bernal Recording Secretary Minh Thai Executive Director TELECONFERENCE INFORMATION: Commissioner Alderete will participate in the meeting via telephone conference from Hyatt Residence Club Carmel, Highlands Inn, 120 Highlands Drive, Carmel-By-The-Sea, CA 93923. Commissioner Mendoza will participate in the meeting via telephone conference from Green Valley Ranch Resort, 2300 Paseo Verde Parkway, Henderson, NV, 89052. The agenda will be posted at the teleconference location and the meeting will be conducted in a manner that protects the rights of any party or member of the public appearing before the legislative body. PLANNING COMMISSION AGENDA 1 JUNE 4, 2018 Basic Planning Commission Meeting Information Five-Year Strategic Plan (2014-2019) Detailed information at: http://www.santa-ana.org/strategic-planning/ Vision, Mission and Guiding Principles - The City of Santa Ana is committed to achieving a shared vision for the organization and its community. The vision, mission and guiding principles (values) are the result of a thoughtful and inclusive process designed to set the City and organization on a course that meets the challenges of today and tomorrow. Vision - The dynamic center of Orange County which is acclaimed for our: •Investment in youth •Safe and healthy community •Neighborhood pride •Thriving economic climate •Enriched and diverse culture •Quality government services Mission – “To deliver efficient public services in partnership with our community which ensures public safety, a prosperous economic environment, opportunities for our youth, and a high quality of life for residents.” Guiding Principles •Collaboration •Efficiency •Equity •Excellence •Fiscal Responsibility •Innovation •Transparency Strategic Plan Goals/Objectives/Strategies: Goal 1 - Community Safety Goal 2 - Youth, Education, Recreation Goal 3 - Economic Development Goal 4 - City Financial Stability Goal 5 - Community Health, Livability, Engagement & Sustainability Goal 6 - Community Facilities & Infrastructure Goal 7 - Team Santa Ana ********* Code of Ethics and Conduct - The people of the City of Santa Ana, at an election held on February 5, 2008, approved an amendment to the City Charter which established the Code of Ethics and Conduct for elected officials and members of appointed boards, commissi ons, and committees to assure public confidence. A copy of the City’s Code can be found on the Clerk of the Council’s webpage. The following are the core values expressed: Integrity · Honesty · Responsibility · Fairness · Accountability · Respect · Efficiency Agenda Information - The agenda descriptions provide the public with a general summary of the items of business to be considered by the Planning Commission. The Planning Commission is not limited in any way by the “Recommended Action” and may take any action which the Commission deems to be appropriate on an agenda item. Except as otherwise provided by law, no action shall be taken on any item not listed on the agenda. Public Comments/Public Input - Pursuant to Government Code Sec. 54954.3, the public may address the Planning Commission on any and all matters within the Commission’s jurisdiction. At the discretion of the Chair, at the first Public Comment portion of the meeting, all comments may be considered jointly. The public will be given the opportunity to speak on any and all matters contained on any of the Consent Calendar and Business Cale ndar items and/or on issues of public interest within the jurisdiction of the Commission. Members of the public shall be given three (3) minutes for each duly noticed hearing (unless the matter is continued prior to taking public testimony). All requests to speak shall be submitted in writing to the Commission Secretary at the beginning of the meeting and before Public Comments begin. Speaker forms will be available at the meeting. REQUESTS TO SPEAK SHALL NOT BE ACCEPTED AFTER THE PUBLIC COMMENT SESSION BEGINS WITHOUT PERMISSION OF THE CHAIR. When speaking, all persons addressing the Planning Commission shall follow the rules of decorum as detailed on the back of the speaker form. The presiding officer shall have the power and responsibility to enforce decorum and order of the meeting as set forth in Section 2-104(c) of the Santa Ana Municipal Code. Consent Calendar - All matters listed under the Consent Calendar are considered to be routine by the Planning Commission and will be enacted by one motion without discussion unless a member of the Commission “pulls” an item(s) from the consent calendar for a separate vote. Senate Bill 343 - As required by Senate Bill 343, any non-confidential writings or documents provided to a majority of the Planning Commission members regarding any item on this agenda will be made available for public inspection in the Planning & Building Agency during normal business hours. Agenda & Minutes - Staff reports and documents relating to each agenda item are on file in the office of the Planning & Building Agency and are available for public inspection during regular business hours, 8:00 a.m. – 5:00 p.m., Monday through Thursday and alternate Fridays. The Planning & Building Agency is located in City Hall Ross Annex, 20 Civic Center Plaza, 2nd Floor, Santa Ana, California, (714)667- 2700. Council meeting agendas, staff reports, and minutes are available the Friday before a Planning Commission meeting at the following website address: www.santa-ana.org PLANNING COMMISSION AGENDA 2 JUNE 4, 2018 CITY OF SANTA ANA PLANNING COMMISSION SPECIAL MEETING AGENDA JUNE 4, 2018 5:30 P.M. CALL TO ORDER CHAIR MCLOUGHLIN COMMISSION MEMBERS ALDERETE, BACERRA, CONTRERAS-LEO, MENDOZA, NGUYEN, VERINO ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS - At this time the members of the public may address the Planning Commission regarding any non-agenda items within the subject matter jurisdiction of the Commission. No action may be taken on non-agenda items unless authorized by law. RECOMMENDED ACTION: Approve staff recommendation on the following Consent Calendar Item: A. A. EXCUSED ABSENCES RECOMMENDED ACTION: Excuse absent commission members. * * * END OF CONSENT CALENDAR * ** CONSENT CALENDAR All matters listed under the Consent Calendar are considered routine by the Planning Commission. These items will be enacted by one motion without discussion unless otherwise directed by the Chairperson. Persons wishing to speak regarding Consent Calendar matters should file a "Request to Speak" form with the Recording Secretary. PLANNING COMMISSION AGENDA 3 JUNE 4, 2018 PUBLIC HEARING 1. SITE PLAN REVIEW NO. 2017-09 AND DENSITY BONUS AGREEMENT APPLICATION NO. 2017-02 TO ALLOW CONSTRUCTION OF AN AFFORDABLE RENTAL RESIDENTIAL COMMUNITY WITHIN THE METRO EAST MIXED USE OVERLAY DISTRICT AT 2110, 2114, AND 2020 EAST FIRST STREET, AMG & ASSOCIATES, APPLICANTS {STRATEGIC PLAN NOS. 3, 2; 3, 5} – Ali Pezeshkpour, Case Planner Legal notice published in the Orange County Reporter on May 25, 2018 and notices mailed on May 25, 2018. RECOMMENDED ACTIONS: 1. Adopt a resolution approving Site Plan Review No. 2017-09 as conditioned. 2. Adopt a resolution approving Density Bonus Agreement No. 2017-02 as conditioned. * * * END OF BUSINESS CALENDAR * * * COMMENTS 2. STAFF COMMENTS 3. PLANNING COMMISSION MEMBER COMMENTS ADJOURNMENT – The next regular meeting of the Planning Commission is scheduled for Monday, June 11, 2018 at 5:30 p.m. in the Council Chamber, 22 Civic Center Plaza, Santa Ana, California. BUSINESS CALENDAR All matters listed under the Business Calendar are generally items requiring discussion and action. Persons wishing to speak regarding Business Calendar matters should file a "Request to Speak" form with the Recording Secretary. 1-1 1-2 1-3 1-4 1-5 1-6 1-7 1-8 1-9 1-10 1-11 This page left blank intentionally. 1-12 Resolution No. 2018-xx Page 1 of 11 LS 6.04.18 RESOLUTION NO. 2018-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 2017-09 AS CONDITIONED AND DENSITY BONUS AGREEMENT NO. 2017-02 AS CONDITIONED FOR A NEW MIXED-USE FAMILY AFFORABLE RENTAL RESIDENTIAL AND COMMERCIAL DEVELOPMENT FOR THE PROPERTIES LOCATED AT 2110, 2114, AND 2020 EAST FIRST STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Gene Broussard, representing Affordable Housing Land Consultants, Inc. (AMG & Associates, hereinafter referred to as “Applicant”), is requesting approval of Site Plan Review No. 2017-09, as conditioned, and Density Bonus Agreement No. 2017-02, as conditioned, to allow the construction of a new mixed-use 552-unit family affordable rental residential and commercial development at 2110 and 2114 East First Street. B. The Metro East Mixed Use overlay district was adopted in 2007 as a result of interest in developing mixed-use residential and commercial projects in its project area. The regulating plan, which establishes land uses and development standards, allows a variety of housing and commercial projects, including mixed-use residential communities, live/work units, hotels, and offices. C. The California Density Bonus law allows developers to seek increases in base density for providing on-site housing units in exchange for providing affordable units on site. To help make constructing on-site affordable units feasible, the law allows developers to seek incentives/concessions or waivers that would help the project be built without significant burden and without detriment to public health. D. On June 4, 2018, the Planning Commission of the City of Santa Ana held a duly noticed public hearing and at that time considered all testimony, written and oral. E. Section 41-595.5 of the Santa Ana Municipal Code (SAMC) requires a review by the Planning Commission of all plans within a zoning district classification combined with an OZ suffix where the applicant wants to EXHIBIT 1 1-13 Resolution No. 2018-xx Page 2 of 11 apply the overlay zone, to ensure the project is in conformity with the overlay zone plan. F. The zoning designation for the subject property is Metro East Mixed Use (MEMU) Overlay Zone (OZ-1) in the Active Urban land use district. G. The Planning Commission determines that the following findings, which must be established in order to grant this Site Plan Review pursuant to SAMC Section 41-595.5, have been established for Site Plan Review No. 2017-09 to allow construction of the proposed project. 1. That the proposed development plan is consistent with and will further the objectives outlined in Section 1.2 for the MEMU overlay district. The proposed development project will be compatible with Section 1.2 (Objectives) of the Metro East Overlay zone. The proposed project will contain 552 residential units (including one manager’s unit) with a substantial (up to 10,000 square feet) commercial component. In addition, the project has been designed to feature a public plaza at its frontage on First Street, designed for temporary activities or kiosks. Constructing 552 units in the project area will add to the residential population in the area, stimulating demand for community-serving commercial uses such as restaurants, retail stores, dry cleaning services, and other similar uses. Finally, the project meets several General Plan goals and policies, including the Land Use Element’s Goal 2 (to encourage diversity of quality housing, affordability levels, and living experiences), Goal 4 (to provide adequate rental and ownership housing and supportive services), and the Housing Element’s policies HE-2.3 and 2.4 (to encourage construction of rental housing, facilitate diverse types of housing, prices, and sizing). 2. That the proposed development plan is consistent with the development standards specified in Section 4 of the MEMU overlay district. Although the project complies with the majority of development standards enumerated in the MEMU regulating plan, it does not meet the requirements for publicly- accessible open space, building setbacks, off-street parking, and driveway widths. These standards require approval of incentives/concessions and/or waivers through the Density Bonus Agreement application. 1-14 Resolution No. 2018-xx Page 3 of 11 3. That the proposed development plan is designed to be compatible with adjacent development in terms of similarity of scale, height, and site configuration and otherwise achieves the objectives of the Design Principles specified in Section 5 of the MEMU overlay district. The proposed development consists of a six-level project surrounded by multi-level and single-story structures. A single-level school campus abuts the site to the south, and single-story commercial development is to the north across First Street and east abutting the site. A midrise office building abuts the site to the west. The MEMU anticipates developments of this scale or larger in the “Active Urban” land use district, and this development would continue the scale of existing buildings in its immediate vicinity. Moreover, the project contains ground-floor non-residential (commercial and community) spaces at the front of the project, which will activate First Street. These spaces have been designed to feature ground-floor ceiling heights between 12 and 22 feet tall, enhancing the urban, mixed-use atmosphere envisioned by the MEMU overlay district. 4. That the land use uses, site design, and operational considerations in the proposed development plan have been planned in a manner that will result in a compatible and harmonious operation as specified in Section 7 of the MEMU overlay district. The proposed project is consistent with the scale and intensity of projects anticipated in the original MEMU EIR (EIR No. 2006-01) and in the MEMU overlay district regulating plan. No negative impacts from noise, air quality, aesthetics, or traffic are expected except for temporary impacts arising during construction of the project. The site’s design is intended to activate its frontage on First Street by providing flexible community areas that can be programmed with activities or temporary uses, and the landscape palette has been carefully selected to complement existing landscape patterns of the surrounding land uses. H. The Planning Commission determines that the following findings, which must be established in order to grant this Density Bonus Agreement pursuant to SAMC Section 41-1607, have been established for Density Bonus Agreement No. 2017-02 to allow construction of the proposed project: 1. That the proposed development will materially assist in accomplishing the goal of providing affordable housing 1-15 Resolution No. 2018-xx Page 4 of 11 opportunities in economically balanced communities throughout the city. The proposed development will provide 552 affordable rental family housing units, contributing toward the City’s rental housing stock to serve the needs of diverse and underserved populations. The area in which the project is proposed, the Metro East Mixed Use overlay district, currently contains one market-rate mixed use community and another entitled market-rate mixed use community. The construction of this project will contribute toward an economically balanced community by providing housing for different demographic and income levels in an area rich with employment opportunities, commercial development, and market-rate housing. 2. That the development will not be inconsistent with the purpose of the underlying zone or applicable designation in the general plan land use element. The project site is located in an area already identified in both the City’s Zoning Code (the Metro East Mixed Use overlay district) and General Plan (the Land Use and Housing elements) for new residential communities. Moreover, the proposed density of 80 units per acre is consistent with the anticipated development intensity of 90 units per acre in the General Plan Land Use element, and is below the density bonus provisions in the California Density Bonus Law for family-oriented projects (35-percent density bonus) and in the City’s Housing Opportunity Ordinance (35- percent density bonus). 3. That the deviation is necessary to make it economically feasible for the Applicant to utilize a density bonus authorized for the development pursuant to section 41-1603. The proposed project requires three deviations through incentives/concessions: publicly-accessible open space, building setbacks (side and rear), and offsite parking, as well as one deviation through a waiver in driveway width. The four deviations are described as follows: First, the MEMU regulating plan requires that publicly- accessible open space be provided along main street-facing façades. Because the project has frontage on only one street, meeting this requirement would result in the building being pushed back significantly from First Street and would 1-16 Resolution No. 2018-xx Page 5 of 11 render almost the first 1/4 of the site’s depth unusable for building area, resulting in the developer having to construct a parking structure or subterranean parking, significantly increasing building costs. Moreover, in order to maintain the current proposed unit count, the developer would be required to construct additional levels, resulting in a different type of construction (steel-frame/Type I versus wood/Type III), further increasing development costs. If the publically accessible open space standard were applied as written, the result would be a significant loss of units and parking area. Pushing the building back would also reduce the contribution to creating a more urban, walkable environment. The Applicant intends to compensate for this reduction by providing a greater average square footage of private/common open space per unit on the project site. Second, for a project of this size and construction type, OCFA requires 360-degree circulation on the project site with minimum 20-foot fire lanes. The addition of landscaping and walkways around the project perimeter results in the project not being able to meet the maximum 10-foot side yard requirement. Further, for a project of this height, the MEMU requires a 100-foot rear yard setback. In order to maintain the current proposed unit count, the developer would be required to construct additional levels, resulting in a different type of construction (steel-frame/Type I versus wood/Type III), further increasing development costs. Implementing this standard as written would result in the building being set back an additional 55 feet from the rear lot line, resulting in a significant loss of units and parking area. Third, constructing 2.0 parking spaces per residential unit on the project site would require the developer to construct an additional level of parking either above- or below-grade, resulting in increased construction costs and/or a loss of an entire level of residential units. Staff has analyzed the proposed project and finds that there is potential that the project and neighborhood may be impacted by the reduced parking. The City has identified the MEMU area for high- intensity, mixed use development in order to reduce demands for parking and traffic impacts. However, the MEMU area is still in transition, and portions including the MEMU area have yet to redevelop and produce the pedestrian-scale environment envisioned by the plan. To mitigate these impacts, the applicant prepared a parking study that shows that providing valet service and/or a shuttle to major transit stops will reduce parking demand on the site 1-17 Resolution No. 2018-xx Page 6 of 11 by 150 parking spaces. The study also identifies the project and its proximity to transit will generate 105 new transit trips. Based on these factors and comparison against other major parking studies prepared by public agencies (San Diego, 2011 and Los Angeles, 2016), the parking study states that the project will have a peak demand of 349 vehicles for the residential component only and 399 parking spaces, including the commercial component. The report and staff analysis also show that the site lies along an express and a standard bus line that provide service approximately every 10 to 15 minutes during rush hour. These lines connect the project to points west (central Santa Ana, Garden Grove, and Westminster), north (Tustin, Orange, and Placentia), and east (central Tustin). Finally, the Applicant is proposing valet service to nearby parking lots and a parking shuttle to major transit stops to further reduce the demand for on-site parking. Fourth, if the project was designed with narrower driveways, the driveways would not conform to minimum standards established for fire ingress/egress by OCFA and for trash truck ingress/egress established by the Public Works Agency and Waste Management, the current waste collector contracted by the City. As a result, a waiver from the maximum driveway width is required. The three requested concessions could be avoided if the project were constructed using a different site plan and building type. If the project were designed with a multi-level parking and/or subterranean parking structure, or if the applicant used different building materials (non-combustible, Type I) to construct a taller project, additional area on site would become available to provide open space and parking, and to meet the required rear yard setback. However, these changes would increase development costs, resulting in the affordable housing project becoming financially infeasible due to the significantly-increased financial implications of using Type I construction. I. The Applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. 1-18 Resolution No. 2018-xx Page 7 of 11 Section 2. In accordance with the California Environmental Quality Act (CEQA), the recommendation is exempt from further review pursuant to Sections 15162 and 15168 of the CEQA guidelines. In accordance with the California Environmental Quality Act (CEQA), the recommended action has been determined to be adequately evaluated in the previously certified EIR No. 2006-01 as per Sections 15162 and 15168 of the CEQA guidelines. All mitigation measures in EIR No. 2006-01 and associated Mitigation Monitoring and Reporting Program (MMRP) have been enforced and continue to apply to the proposed project. As required by the MMPR, a traffic impact analysis was performed to analyze any potential changes in area traffic as a result of the proposed development. The study concluded that no additional significant impacts would trigger the requirement for additional environmental review. In addition, a health risk assessment (HRA) was prepared to identify any impacts from developing a residential community near a major freeway. The HRA finds that no mitigation measures are required for the project due to its distance from the Santa Ana (I-5) and Costa Mesa (SR-55) freeways. In considering additional analysis, the applicant submitted a greenhouse gas study to indicate that the project will not negatively impact greenhouse gas reduction goals. As outlined in the accompanying staff report, the project is consistent with the City’s General Plan and the MEMU regulating plan. Further, it is consistent with the density bonus provisions outlined in the City’s Housing Opportunity Ordinance. The project site is located within city limits and is less than five acres in size. It is already in an urbanized setting surrounded by urban uses, and the project has not been identified as habitat for endangered, rare or threatened species. Section 3. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Site Plan Review No. 2017-09 and Density Bonus Agreement No. 2017-02 as conditioned in Exhibit A attached hereto and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated May 14, 2018, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 4th day of June, 2018 by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: 1-19 Resolution No. 2018-xx Page 8 of 11 _______________________ Mark McLoughlin Chairman APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL Recording Secretary, do hereby attest to and certify the attached Resolution No. 2018-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on June 4, 2018. Date: ________________ ____________________________________ Recording Secretary City of Santa Ana 1-20 Resolution No. 2018-xx Page 8 of 11 Conditions for Approval for Site Plan Review No. 2017-09 and Density Bonus Agreement No. 2017-02 Site Plan Review No. 2017-09 and Density Bonus Agreement No. 2017-02 are approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, it shall meet the following conditions of approval: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this site plan review. The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. Failure to comply with each and every condition may result in the revocation of the site plan review. A. Planning Division 1. All proposed site improvements must conform to the Development Project Review approval of DP No. 2016-33. 2. Prior to issuance of building permits for above-ground construction, the Applicant shall record terms into an agreement with the City of Santa Ana detailing operations of the proposed shuttle and/or valet service. The terms and contents of the agreement may be included in any required density bonus and/or inclusionary housing agreement and shall be reviewed and approved by the Planning Division, Public Works Agency, and City Attorney’s Office prior to recordation. Upon review and approval, proof of the agreement’s recordation shall be submitted to the Planning Division prior to building permit issuance. After 12 months of operation, the Applicant shall prepare a review of the operations detailed in the agreement, including the shuttle and/or valet services, for review and analysis by the City, after which modifications and/or alternate parking reduction strategies will be considered if necessary. Any modifications and/or alternate parking reduction strategies will be reviewed by the Planning Manager, after which a determination will be made if the agreement can be amended by the City Manager or his designee, or if the Planning Commission must review any new proposed conditions of approval. The initial “deal points” are outlined below:  AMG must identify which parking lots have agreed to rent out parking spaces for the valet service  AMG must identify specific shuttle stop locations and must obtain approval from the Orange County Transportation Authority (OCTA) if it wishes to utilize its bus stops/pullouts as part of its shuttle service operations 1-21 Resolution No. 2018-xx Page 9 of 11  All residents of driving age must disclose any owned, leased, or rented vehicles to be permitted to park on the project site or any properties as part of the valet or shuttle service  Each tenant must agree to lease terms prohibiting parking of his or her vehicle on any City-owned property o Every such agreement must contain penalties/consequences for violating the terms of the agreement o Terms shall also be incorporated into the City’s housing plan or agreement for the project  The shuttle shall be operated by the developer and at the developer’s sole expense  The developer and/or management company shall maintain a copy of the shuttle’s operating plan, including days, times, and frequency of service, with the City’s Planning Division and Public Works Agency  The City can record a lien to collect any unpaid fines or monitoring costs  The developer may require include lease provisions that limit the number of vehicles a tenant may possess during the term of occupancy  The developer and/or management company shall coordinate with the City’s Planning Division, Public Works Agency, and City Attorney’s Office to document and record the agreement 3. Prior to issuance of building permits for above-ground construction, the Applicant shall provide the City of Santa Ana a copy of a recorded easement for reciprocal access (ingress, egress, and fire access) for any and all proposed shared drive aisle(s) between the project site and the adjacent property to the west. 4. Any amendment to this site plan review, including modifications to approved materials, finishes, architecture, site plan, landscaping, unit count, mix, and square footages must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the site plan review must be amended. 5. A residential property manager shall be on site at all times that the project is occupied and the developer and onsite management shall at all times maintain a 24-hour emergency contact and contact information on file with the City. 6. All mechanical equipment shall be screened from view from public and courtyard areas. 7. A final detailed amenity plan must be reviewed and approved prior to issuance of any building permits. The plan shall include details on the hardscape design, lighting concepts and outdoor furniture for amenity, plaza, or courtyard areas as well as an installation plan. The exact specifications for these items are subject to the review and approval by the Planning Division. 1-22 Resolution No. 2018-xx Page 10 of 11 8. Prior to installation of landscaping, the Applicant shall submit photos and specifications of all trees to be installed on the project site for review and approval by the Planning Division. Specifications shall include, at a minimum, the species, box size (24 inches minimum), brown trunk height (10-foot minimum), and name and location of the supplier. 9. After project occupancy, landscaping and hardscape materials must be maintained as shown on the approved landscape plans. 10. A Resident Storage Plan shall be provided for the project prior to occupancy. Storage shall be available at no cost to the residents. 11. Prior to issuance of building permits, the Applicant shall submit a construction schedule and staging plan to the Planning Division for review and approval. The plan shall include construction hours, staging areas, parking and site security/screening during project construction. 1-23 This page left blank intentionally. 1-24 1-25 SPR 2017-09 & DBA 2017-02 AMG FIRST POINT 2110 & 2114 EAST FIRST STREET SITE PHOTO EXHIBIT 3 7/ 2 6 / 2 0 1 6 7/ 2 6 / 2 0 1 6 1-26 A 2 C 1 B 1 C 1 C 1 D 2 D 2 B 2 B 2 B 2 C 2 D 1 D 1 PASSAGE PASSAGE PASSAGE D 1 A B V E . T . E . T . B 1 A B V C O U R T Y A R D 1 C O U R T Y A R D 4 C O U R T Y A R D 5 D 1 L . D 1 O P E N T O B 1 P A R K I N G B E L O W A 2 B 1 A B V A 2 B 1 A B V PASSAGE B 1 B 1 C 1 B 1 A B V B 1 A B V B 2 A 2 PASSAGE C O U R T Y A R D 6 B 2 PASSAGE A 2 B 1 B 1 B 1 A B V A 2 B 1 A B V B 2 PASSAGE C O U R T Y A R D 3 B 2 C 2 A B V P A S S A G E P A S S A G E B 2 B 2 P A S S A G E C 2 A M E N I T Y 1 7 7 1 S Q . F T . A M E N I T Y 1 7 7 1 S Q . F T . C 1 B 1 D 1 D 1 B 2 A B V A D A R R R R R R C 2 C 2 C 2 C 1 C 1 - A B 1 A 2 C 1 D 1 A B V D 1 D 1 B 2 C 2 C O U R T 2 A D A PASSAGE B 1 A B V A 2 B 2 B 2 B 1 L . E . T . B 2 P A S S A G E C 1 A B V D 1 B 2 B 1 A B V A 2 C 2 B 1 A 1 A 2 A A B V C 2 B 2 A B V PASSAGE O P E N T O S K Y O U T D O O R L O U N G E 8 0 6 S Q . F T . B 1 A B V T . C 2 A B V P U B L I C A R C A D E B E L O W ( V O L U M E S P A C E ) D 2 - B B 1 B 1 B1D1D1E. D 1 D 1 D 2 D2 B1 B 1 C 2 B1C1 ABV B1C1 ABVC2 C 2 C2 A2 C2 C 2 B 1 AMENITY938 SQ. FT.C1 ABV AMENITY938 SQ. FT.C1 ABV P A S S A G E P A S S A G E C2 C 2 B 2 C2B1 B 1 C1D1 ABV D 2 D2 E.T. D 1 D 1 B1 B1 B 1 PASSAGE B1 ABVE.T.B1 B1 B 1 D1 D1COURTYARD 1 COURTYARD 2 COURTYARD 35876 SQ. FT.5900 SQ. FT.4652 SQ. FT.SITTING247 SQ. FT.SITTING247 SQ. FT.16633 Ventura Blvd., Suite 1014Encino, CA 91436 (818) 380-2600 c S A N T A A N A , C A . 1 6 - 1 3 1 J O B N O : A r c h i t e c t s O r a n g e T h e s e p l a n s a r e c o p y r i g h t p r o t e c t e d . U n d e r s u c h p r o t e c t i o n u n a u t h o r i z e d u s e i s n o t p e r m i t t e d . T h e s e p l a n s s h a l l n o t b e r e p r o d u c e d o r u s e d w i t h o u t w r i t t e n p e r m i s s i o n b y A r c h i t e c t s O r a n g e . 1 2 - 0 8 - 2 0 1 7 D A T E : A R C H I T E C T S O R A N G E AMG & ASSOCIATES, LL C 2114 E. 1st STREET APARTMEN T S 1 4 4 N O R T H O R A N G E S T R E E T , O R A N G E , C A L I F O R N I A 9 2 8 6 6 ( 7 1 4 ) 6 3 9 - 9 8 6 0 9 0 ' 6 0 ' 3 0 ' 0 ' A - 3 . 0 S C A L E : 1 " = 3 0 ' R E S I D E N T I A L S I T E S A & B B U I L D I N G P L A N SITE 'B' S I T E ' A ' E. FIRST ST. N FI R S T F L O O R ( A B O V E P O D I U M ) B U I L D I N G / S I T E P L A N C O N C E P T U A L B U I L D I N G P L A N E X H I B I T 4 1 - 2 7 E N T R Y W . I . C . K I T C H E N U N I T C 2 3 B E D R O O M - 2 B A T H U N I T A R E A : 1 2 9 4 S Q . F T . 1 0 ' - 0 " X 1 4 ' - 4 " B E D R O O M W . I . C . B A T H D I N I N G 1 1 ' - 0 " X 1 0 ' - 2 " B E D R O O M 1 2 ' - 0 " X 1 1 ' - 0 " M . B E D R O O M W . I . C . C O A T S T G L I N . 1 1 ' - 4 " X 1 2 ' - 4 " L I V I N G 9 ' - 0 " X 9 ' - 0 " 9 ' - 4 " X 9 ' - 6 " B A T H P . R E F . D W U N I T D 2 - A 4 B E D R O O M - 2 B A T H U N I T A R E A : 1 2 8 5 S Q . F T . C O A T S C L O S E T C L O S E T 1 2 ' - 1 " x 8 ' - 1 0 " B E D R O O M 1 0 ' - 0 " x 8 ' - 1 0 " B E D R O O M 1 0 ' - 0 " x 8 ' - 1 0 " B E D R O O M W . I . C . B A T H B A T H E N T R Y 9 ' - 5 " x 1 2 ' - 1 1 " B E D R O O M K I T C H E N L . L . C L O S E T 1 3 ' - 5 " x 1 8 ' - 2 " G R E A T R O O M D I N I N G 9'-7" X 11'-3"BEDROOM10'-0" X 10'-8"BEDROOMDINING GREAT ROOMKITCHENBATHP.REF.DW W.I.C.10'-9" X 10'-7"BEDROOMBATHUNIT D1-A4 BEDROOM - 2 BATHUNIT AREA: 1379 SQ. FT.CLOSETW.I.C.9'-5" X 11'-1"BEDROOM12'-6" X 19'-9"CLOSETCOATS 1 3 ' - 3 " X 1 4 ' - 1 " L I V I N G 1 0 ' - 5 " X 9 ' - 1 0 " B E D R O O M B A T H K I T C H E N L . L . R E F . B A T H D W P . 1 0 ' - 9 " X 1 0 ' - 7 " B E D R O O M D I N I N G U N I T B 1 2 B E D R O O M - 2 B A T H U N I T A R E A : 8 5 4 S Q . F T . C L O S E T W . I . C . E N T R Y E N T R Y W . I . C . K I T C H E N U N I T B 2 2 B E D R O O M - 2 B A T H U N I T A R E A : 1 0 7 0 S Q . F T . B A T H D I N I N G 1 1 ' - 0 " X 1 0 ' - 2 " B E D R O O M 1 2 ' - 0 " X 1 1 ' - 0 " M . B E D R O O M W . I . C . C O A T S T G L I N . 1 1 ' - 4 " X 1 2 ' - 4 " L I V I N G 9 ' - 0 " X 9 ' - 0 " 9 ' - 4 " X 9 ' - 6 " S T G B A T H 9 ' - 4 " X 1 1 ' - 3 " B E D R O O M 1 0 ' - 0 " X 1 0 ' - 8 " B E D R O O M D I N I N G 1 3 - 3 " X 1 3 ' - 4 " L I V I N G K I T C H E N B A T H P . R E F . D W W . I . C . 1 0 ' - 9 " X 1 0 ' - 7 " B E D R O O M COATS B A T H U N I T C 1 3 B E D R O O M - 2 B A T H U N I T A R E A : 1 0 8 2 S Q . F T . C L O S E T W . I . C . 9 ' - 7 " X 1 1 ' - 3 " B E D R O O M 1 0 ' - 0 " X 1 0 ' - 8 " B E D R O O M D I N I N G L I V I N G K I T C H E N B A T H P . R E F . D W W . I . C . 1 0 ' - 9 " X 1 0 ' - 7 " B E D R O O M B A T H U N I T D 1 4 B E D R O O M - 2 B A T H U N I T A R E A : 1 2 9 8 S Q . F T . C L O S E T W . I . C . 9 ' - 5 " X 1 1 ' - 1 " B E D R O O M 1 2 ' - 6 " X 1 3 ' - 9 " C L O S E T C O A T S P . R E F . D W U N I T D 2 4 B E D R O O M - 2 B A T H U N I T A R E A : 1 1 9 9 S Q . F T . C O A T S C L O S E T C L O S E T 1 2 ' - 1 " x 8 ' - 1 0 " B E D R O O M 1 0 ' - 0 " x 8 ' - 1 0 " B E D R O O M 1 0 ' - 0 " x 8 ' - 1 0 " B E D R O O M W . I . C . B A T H B A T H 9 ' - 5 " x 1 2 ' - 1 1 " B E D R O O M K I T C H E N L . L . C L O S E T 1 3 ' - 5 " x 1 2 ' - 2 " L I V I N G D I N I N G E N T R Y CLO.BATHL.DW P.REF.DINING 9'-6 X 15'-0"LIVING9'-6" X 11'-6"BEDROOMENTRYUNIT A11 BEDROOM - 1 BATHUNIT AREA: 574 SQ. FT.KITCHEN 13'-3" X 14'-1"LIVINGKITCHENREF.BATHDWP.10'-9" X 10'-1"BEDROOMDININGUNIT A21 BEDROOM -1 BATHUNIT AREA: 611 SQ. FT.W.I.C.ENTRY9'-4" X 11'-3"BEDROOM10'-0" X 10'-8"BEDROOMDINING 13-3" X 19'-4"GREAT ROOMKITCHENBATHP.REF.DW W.I.C.10'-9" X 10'-7"BEDROOMCOATSBATHUNIT C1-A3 BEDROOM - 2 BATHUNIT AREA: 1168 SQ. FT.CLOSETW.I.C. P . R E F . D W U N I T D 2 - B 4 B E D R O O M - 2 B A T H U N I T A R E A : 1 3 6 5 S Q . F T . C O A T S C L O S E T C L O S E T 1 2 ' - 1 " x 8 ' - 1 0 " B E D R O O M 1 0 ' - 0 " x 8 ' - 1 0 " B E D R O O M 1 0 ' - 0 " x 8 ' - 1 0 " B E D R O O M W . I . C . B A T H B A T H 9 ' - 5 " x 1 2 ' - 1 1 " B E D R O O M K I T C H E N L . L . C L O S E T 1 3 ' - 5 " x 1 8 ' - 2 " G R E A T R O O M D I N I N G E N T R Y 1 5 ' - 5 " X 1 4 ' - 1 " L I V I N G K I T C H E N R E F . B A T H D W P . 1 0 ' - 9 " X 1 0 ' - 1 " B E D R O O M DI N I N G U N I T A 2 - A 1 B E D R O O M - 1 B A T H U N I T A R E A : 6 4 7 S Q . F T . W . I . C . EN T R Y 9'-4" X 11'-3 " BEDROO M 1 0 ' - 0 " X 1 0 ' - 8 " B E D R O O M D I N I N G 1 3 - 3 " X 1 9 ' - 4 " G R E A T R O O M K I T C H E N BATH P . R E F . D W W.I.C. 1 0 ' - 9 " X 1 0 ' - 7 " B E D R O O M COATS B A T H U N I T C 1 - B 3 B E D R O O M - 2 B A T H U N I T A R E A : 1 1 6 8 S Q . F T . C L O S E T W . I . C . 16633 Ventura Blvd., Suite 1014Encino, CA 91436 (818) 380-2600 c S A N T A A N A , C A . 1 6 - 1 3 1 J O B N O : A r c h i t e c t s O r a n g e T h e s e p l a n s a r e c o p y r i g h t p r o t e c t e d . U n d e r s u c h p r o t e c t i o n u n a u t h o r i z e d u s e i s n o t p e r m i t t e d . T h e s e p l a n s s h a l l n o t b e r e p r o d u c e d o r u s e d w i t h o u t w r i t t e n p e r m i s s i o n b y A r c h i t e c t s O r a n g e . 1 2 - 0 8 - 2 0 1 7 D A T E : A R C H I T E C T S O R A N G E AMG & ASSOCIATES, LL C 2114 E. 1st STREET APARTMEN T S 1 4 4 N O R T H O R A N G E S T R E E T , O R A N G E , C A L I F O R N I A 9 2 8 6 6 ( 7 1 4 ) 6 3 9 - 9 8 6 0 2 4 ' 1 6 ' 8 ' 0 ' A - 5 . 0 S C A L E : 1 / 8 " = 1 ' - 0 ' R E S I D E N T I A L S I T E A & B U N I T P L A N S N C O N C E P T U A L U N I T P L A N S S I T E A A N D B E X H I B I T 5 1 - 2 8 UNITUNITCUNITUNITCUNITUNITCUNITUNITCPASSAGE U N I T U N I T C U N I T U N I T C U N I T U N I T C U N I T U N I T C P A S S A G E U N I T S B E Y O N D PARKING P . L . P.L. S I T E ' A ' UNITS BEYOND U N I T U N I T U N I T U N I T UNITUNITUNITUNITCCCCCPASSAGE P A S S A G E S E T B A C K W / F I R E L A N E U N I T S B E Y O N D P A R K I N G U N I T U N I T U N I T U N I T U N I T U N I T U N I T U N I T C C C C C UNITS BEYOND U N I T S T R A R C A D E U N I T U N I T U N I T U N I T U N I T U N I T U N I T U N I T C C C C C U N I T U N I T U N I T U N I T U N I T U N I T U N I T U N I T U N I T C C C C C U N I T U N I T S B E Y O N D U N I T U N I T U N I T U N I T U N I T U N I T U N I T U N I T C C C C C U N I T U N I T S B E Y O N D UNITUNITUNITUNIT U N I T U N I T U N I T U N I T C C C C C U N I T UNIT UNITUNITUNITUNITUNITUNITUNITUNITCCCCCUNITUNIT A M E N I T Y PARKING P . L . P.L.SITE 'B' S I T E ' A ' O P E N P A R K I N G SETBACK S E T B A C K E . F I R S T S T R E E T P A R K I N G U N I T U N I T S T A I R / E L E V A T O R T O W E R B E Y O N D B L D G S T E P B A C K P U B L I C C C C C PASSAGE C PARKING UNITCUNITCUNITCUNITCPASSAGECUNITS BEYOND P.L. P . L . SITE ' B ' UNIT UNIT UNIT UNITCCCCUNITUNITUNITUNIT S E T B A C K W / F I R E L A N E P A S S A G E UNITS B E Y O N D U N I T U N I T U N I T U N I T C C C C U N I T U N I T U N I T U N I T U N I T S B E Y O N D ADAADA A A B B C C 16633 Ventura Blvd., Suite 1014Encino, CA 91436 (818) 380-2600 c S A N T A A N A , C A . 1 6 - 1 3 1 J O B N O : A r c h i t e c t s O r a n g e T h e s e p l a n s a r e c o p y r i g h t p r o t e c t e d . U n d e r s u c h p r o t e c t i o n u n a u t h o r i z e d u s e i s n o t p e r m i t t e d . T h e s e p l a n s s h a l l n o t b e r e p r o d u c e d o r u s e d w i t h o u t w r i t t e n p e r m i s s i o n b y A r c h i t e c t s O r a n g e . 1 2 - 0 8 - 2 0 1 7 D A T E : A R C H I T E C T S O R A N G E AMG & ASSOCIATES, LL C 2114 E. 1st STREET APARTMEN T S 1 4 4 N O R T H O R A N G E S T R E E T , O R A N G E , C A L I F O R N I A 9 2 8 6 6 ( 7 1 4 ) 6 3 9 - 9 8 6 0 9 0 ' 6 0 ' 3 0 ' 0 ' A - 3 . 4 S C A L E : 1 " = 3 0 ' R E S I D E N T I A L S I T E S A & B B U I L D I N G S E C T I O N S N C O N C E P T U A L B L D G S E C T I O N S S E C T I O N C - C SECT I O N A - A SECT I O N B - B K E Y M A P - N . T . S . E X H I B I T 6 1 - 2 9 1 EXHIBIT 7 1-30 16633 Ventura Blvd., Suite 1014Encino, CA 91436 (818) 380-2600 c S A N T A A N A , C A . 1 6 - 1 3 1 J O B N O : A r c h i t e c t s O r a n g e T h e s e p l a n s a r e c o p y r i g h t p r o t e c t e d . U n d e r s u c h p r o t e c t i o n u n a u t h o r i z e d u s e i s n o t p e r m i t t e d . T h e s e p l a n s s h a l l n o t b e r e p r o d u c e d o r u s e d w i t h o u t w r i t t e n p e r m i s s i o n b y A r c h i t e c t s O r a n g e . D A T E : A R C H I T E C T S O R A N G E AMG & ASSOCIATES, LL C 2114 E. 1st STREET APARTMEN T S 1 4 4 N O R T H O R A N G E S T R E E T , O R A N G E , C A L I F O R N I A 9 2 8 6 6 ( 7 1 4 ) 6 3 9 - 9 8 6 0 N C O N C E P T U A L P E R S P E C T I V E 2. STREET VIEW OF NORTHEAST CORNER R E S I D E N T I A L S I T E S A & B K E Y M A P - N . T . S . 2 1 - 3 1 16633 Ventura Blvd., Suite 1014Encino, CA 91436 (818) 380-2600 c S A N T A A N A , C A . 1 6 - 1 3 1 J O B N O : A r c h i t e c t s O r a n g e T h e s e p l a n s a r e c o p y r i g h t p r o t e c t e d . U n d e r s u c h p r o t e c t i o n u n a u t h o r i z e d u s e i s n o t p e r m i t t e d . T h e s e p l a n s s h a l l n o t b e r e p r o d u c e d o r u s e d w i t h o u t w r i t t e n p e r m i s s i o n b y A r c h i t e c t s O r a n g e . D A T E : A R C H I T E C T S O R A N G E AMG & ASSOCIATES, LL C 2114 E. 1st STREET APARTMEN T S 1 4 4 N O R T H O R A N G E S T R E E T , O R A N G E , C A L I F O R N I A 9 2 8 6 6 ( 7 1 4 ) 6 3 9 - 9 8 6 0 N C O N C E P T U A L P E R S P E C T I V E 1. STREET VIEW OF NORTHWEST CORNER K E Y M A P - N . T . S . R E S I D E N T I A L S I T E S A & B 1 1 - 3 2 EX H I B I T 8 1- 3 3 FLAN NQJ1:6, A COJ..�D CONC�TE WITI-I FATTE�D ecoRING 6.STAMPED COJ..�D CONC�TE C.FAVERe WITI-I I I I -1-- -1 I I CONC�TE PERIMETER _ 1-,----t-+­I D.ACCENT FAYING AJ..ONcrs RO.W. WITI-I eFECIMEN 6�ET �E6AND�E WEJ..l..6 I I �-D E.FL.ANTERe �-A F.RAleED FL.ANTERe AT eEATING I-IEIGI-IT G.OUTDOOR eEATING 1-1. VENDOR A�Ae • KIOeKe '"' ---- FU6LICLY ACCESSED OPEN SPACE -ENLARGED VIEUJ FbAHNQTE&s A.PAVING COLOR 'A', 'NEIILOOI<.' DECORATIVE � &TAIN COLOR 6Y61E1 'coueoY DU&T '22&'e.PAVING PAI IEfiiN 'e', 'NEIILOOI<.' DECORATIVE � &TAIN COLOR 6Y61E1 'MAVAl,t,IA l!!ACILN "411' C:. IN'TE1'IOR c:ot1"IGt,I AIIIEA 0.l"EPE&mAN Cll'DJLATION TIUN&ITION WALK Ul4Y&. !"LAN<: &TYLE PA",,IEM E.ACCENT PAVING 1'-AI IEfiiN 'C', AeML.AI' &LATE PAI IEfiiN PA",,IEM OR � F.OUTPOOlt 'lleU.16 WITM FE&TIVE 6TRING LIGMT& • PICNIC TAl!ILE eeATING l!!IELOW Ci. 2-4' MIGi-i � !"LANTER eo>< H.POTTING l!lENCM I IIJOl';K T Ael.E I.� TOOL& &TORAGE &MED , D-� A--_,, I J.'CM.ANDI.ER COMPANY' IIIECTANCilU l\lll Cira &Qf:J<E I F<EI �CATEP FleElolGLA66 !"LANTER LOCATION K.'l<EY&TOIE' 'AG 6' l!lENCM LOCATION. TYP. L 'l<EY&TOIE' 'l"N6 TAl!ILE • CHAI,-LOCATION. TYP. E�==k e--- '"' ---- MULTI-FAMILY COURTY ARO 414 -ENLARGED VIEUJ FbAHNQTE&s A.PAVING COLOR 'A', 'NEIILOOI<.' DECORATIVE �6TAIN COLOR 6Y61E1 'CGIUl!OT DU&T '22&' e.PAVING PAI li:l+I 'e', 'NEIILOOI<.' DECORATIVE �&TAIN COLOR 6Y61E1 'MAVAl,t,IA l!!ACILN "411' C:. l"EPE&mAN Cll'IICllLATION TIUN&ITION WALK Ul4Y&. !"LAN<: 6TYLE PA",,IEM 0.OUTPOOlt 'lleU.16 WITM FE&TIVE 6TRING LIGMT& • PICNIC T AeLE eeATING l!!IELOW E.'CM.ANDI.ER COMPANY' IIIECT� OR &Qf:J<E P'F<EI �CATEP FleElolGLA66 !"LANTER LOCATION F.'l<EY&TOIE' 'AG 6' l!lENCM LOCATION. TYP. Ci. 'l<EY&TOIE' 'l"N6 TAl!ILE • CHAI,-LOCATION. TYP. WITM .I lbfill I A U.-.a<E &MOUN H.'l<EY&TOIE' 'l"N3·32PRI' T1'A6M IIIECEPTACLE I.TOT LOT' PLAY 6TRICTUl<E LOCATION. TYP. 6AFETY FALL %ClNE MATEl'tlAL '"' ---- e--� A---­c-- E----- MUL Tl-FAMILY COURTY ARO � -ENLARGED VIEUJ \ I \ I E-�e A-� F 1111 F --t--� � FIRST STRSET I \ \. I -- A.PAVING COLOR 'A', 'NEIILOOI<.' DECORATIVE �6TAIN COLOR 6Y61E1 'coueoY DU&T '22&' A -- i,. PAVING PAI li:l+l 1'', 'NEIILOOI<.' DECORATIVE e ----ll'�&TAIN COLOR 6Y61E1 'MAVAl,t,IA l!!ACILN "411' C:. IN'TE1'IOR c:ot1"IGt,I AIIIEA 0.l"EPE&mAN CfllitCULATION TIUN&ITION WALK Ul4Y&. !"LAN<: &TYLE PA",,IEM E.OUTPOOlt 'lleU.16 WITM FE&TIVE 6TRING LIGMT& • PICNIC T AeLE eeATING l!!IELOW F.L,/J Sl:..U: AND cc::um:R WITM eeATING Ci. 'CM.ANDI.ER COMPANY' IIIECT� OR &Ql(J<E I F<EI �CATEP FleERiLA66 !"LANTER LOCATION H.'l<EY&TOIE' 'AG 6' l!lENCM LOCATION. TYP. I.'l<EY&TOIE' 'l"N6 TAl!ILE • CHAIM LOCATION. TYP. WITM ll NEI I A UI-IEl'IE &MOUN J.'l<EY&TOIE' 'l"N3-32PRI' T1'A6M IIIECEPT ACJ..E '"' ---- D C F I \ MULTI-FAMILY COURTY ARO 413 -ENLARGED VIEUJ A.PAVING COLOR 'A', 'NEIILOOI<.' DECORATIVE �6TAIN COLOR 6Y61E1 'CGIUl!OT DU&T '22&' e.PEPE&mAN Cll'IICl ILATION TIUN&ITION WALK U14Y6, !"LAN<: &TYLE PA",,IEMc:. 'CHANDLER COMPANY' IIIECT� OR ea1;;<E P'F<EF�CATEP FleERiLA66 !"LANTER LOCATION 0.'l<EY&TOIE' 'AG •• l!lENCM LOCATION. TYP.(;i: E.'l<EY&TOIE' 'l"N6 TAl!ILE • CHAIM LOCATION. TYP. WITM ll"fl'II El I A UI-IEl'IE &MOUN F.'l<EY&TOIE' 'l"N3·32PRI' T1'A6M IIIECEPT ACLE Ci. 6-12 YEAR OLP PLAY 6TRICTUl<E LOCATION. TYP. WITM 6AFETY FALL %QJE MATEl'tlAL H.ARTIFICIAL TIR' PLAY AIIIEA '"' ---- A MUL Tl-FAMILY COURTY ARO 41!:, -ENLARGED VIEUJ \ I 0 I \ I ----l "--A '-------E--1 --J THOMAS H. PHELPS LANDSC APE ARCHITECTURE THPLA, inc. California Landscape Architect #4122 PO BOX 8328 Chico, CA 95927-8328 (530)892-8897 fax (530)892-9588 thphelps@sbcglobal.net U) 1:-z llJ }: 1:-oc <( <( oc � () <( z [LllJ U)I:- 1:-z <( UJ llJ }:ill z oc � � Cl1:-0 w aU)0C W LL1:-[L Cl _J u) }: � <(oc -\S) ()u__UJ �1:-[L \S) <( <( Cl zu) <( \) LL <( ill ill w <(Q � \I) z 'tj-z}: <( = <(<( _J N \Sl ----These drowilgs "' insln.menl, of ..,,;,;. and ""' tho properly of Thomas ll Pfltjps Londscape .Vchitechn. NI designs and other informalioo on the drowings ore for the "'"' on the spe<ified project or>d sOOII nol b, used olherri,e -.ithotrt tho e,pn,ss •h permis!o'oo of lllonm H. Phelps � kdwtn� Sheer '/'itle LANDSGAPE MASTER PLAN No. Dale !::, !::, !::, !::, !::, l'rojrrt Mgr.: DniwnBy: Scale: &le: File Name: Revioion THP Shret No.: THP L3 1"=10' 21 SEPT 2017" SY _DD o f 0 sh�els 1-34 D r a w n B y : P r o j e c t M g r . : F i l e N a m e : D a t e : S c a l e : S h e e t N o . : N o . D a t e R e v i s i o n S e a l S h e e t T i t l e D r a w n B y : P r o j e c t M g r . : o f s h e e t s F i l e N a m e : D a t e : S c a l e : S h e e t N o . : N o . D a t e R e v i s i o n S e a l S h e e t T i t l e T H O M A S H . P H E L P S L A N D S C A P E A R C H I T E C T U R E T H P L A , i n c . C a l i f o r n i a L a n d s c a p e A r c h i t e c t # 4 1 2 2 P . O . B O X 8 3 2 8 C h i c o , C A 9 5 9 2 7 - 8 3 2 8 ( 5 3 0 ) 8 9 2 - 8 8 9 7 f a x ( 5 3 0 ) 8 9 2 - 9 5 8 8 t h p h e l p s @ s b c g l o b a l . n e t 1 L 4 1 L 5 1 - 3 5 Exhibit 9: Air Quality and Greenhouse Gas Technical Report is available for review at the following locations: http://santa-ana.org/pba/planning/AMGMixedCommunity.asp Planning and Building Agency Planning Counter, First Floor 20 Civic Center Plaza Santa Ana, CA 92701 1-36 Exhibit 10: Health Risk Assessment is available for review at the following locations: http://santa-ana.org/pba/planning/AMGMixedCommunity.asp Planning and Building Agency Planning Counter, First Floor 20 Civic Center Plaza Santa Ana, CA 92701 1-37 Abrams Associates TRAFFIC ENGINEERING, INC. 1875 Olympic Boulevard, Suite 210 Walnut Creek, CA 94596 925.945.0201 Fax: 925.945.7966 May 2, 2018 Alexis Gevorgian AMG Associates, LLC. 16633 Ventura Boulevard, Suite 1014 Encino, CA 91436 Re: Parking Demand Analysis for the 2114 E. 1st Street Apartments INTRODUCTION This report describes the parking demand characteristics of the proposed mixed-use project located at 2114 E. 1st Street in the City of Santa Ana. The purpose of this report is to present the expected parking demand of the proposed project. PROJECT DESCRIPTION The 2114 E. 1st Street Apartments is proposed to be a mixed use project with 552 apartment units over ground floor retail and a 620 space parking garage. There will also be 10,000 square feet of ground floor retail space. The project is located on the southeast corner of 1st Street and East 1st Street in the City of Santa Ana. The site is currently occupied by a used car dealership several other businesses in a single store office building. TRANSPORTATION SETTING Surrounding Land Uses - The project would be located within walking distance of shopping, restaurants, and a number of major employers such as Caltrans, the Social Security Administration, Kaiser Permanante’s Offices, the Tustin Rehabilitation Hospital, and the Orange County Global Medical Center. Roadway Network - The primary roadway that would be affected by this project is 1st Street. 1st Street is a six-lane street along the frontage of the project, and changes to have two eastbound lanes just east of the project site. It is an arterial street with traffic signals at all major intersections but no parking is permited in the vicinity of the proposed project. E. 1st Street is a two-lane private dead end road that currently has on-street parking that is designated as being restricted to authorized vehicles only. Please note that E. 1st Street is within the boundary of the project site and would be realigned as part of the proposed project. Transit Service - There is bus transit service provided by Orange County Transportation Authority (OCTA) adjacent to the project. Route 64 operates next to the project site with connections to other bus routes at Larwin Square in Tustin and at the Westminster Mall in EXHIBIT 11 1-38 Abrams Associates TRAFFIC ENGINEERING, INC.Page 2 of 8 – 2114 E. 1st Street Parking Demand Analysis Huntington Beach. Please note the nearest bus stops are less than a block from the site. About two blocks away are bus stops for Routes 71 and Express Route 64X. PARKING DEMAND ANALYSIS This section discusses the estimated parking demand for the project. The proposed project is proposing to provide on on-site parking garage with 620 spaces. The amount of auto use would be less than a typical apartment project as a result of the affordability component of the project and the proximity to transit. As a result, it is expected some auto trips would be replaced by transit trips, pedestrian trips, and bicycle usage. There are a couple factors that the City could consider when reviewing parking demand for this project. These include: 1.Residential Parking Demand for Transit Oriented Developments - There is extensive evidence available that apartment units in transit oriented developments generate less parking demand than market rate units. 2.Affordable Housing Parking Generation Rates - There is also extensive evidence that affordable apartment units generate less parking demand than market rate units. Residential Parking Demand for Transit Oriented Developments - For a location in business district with bus transit access (and located near major employers), the parking demand would be less than the typical parking demand rate in the ITE Parking Generation Manual. The availability of transit, the use of bicycles, and the attractiveness of walking in the mixed-use business district environment would clearly result in reduced vehicle trip generation and an associated reduction in the need for parking. Since it is anticipated that a higher portion of all travel will occur by walking, bicycling, and through the use of public transit, it is expected that some of the apartment residents would not have personal vehicles. According to S.B. 743 a project’s parking impacts are no longer be considered significant impacts on the environment if the project is a Transit Oriented Development (TOD). In the State of California a TOD is defined as a project that is 1) residential, mixed-use residential, or an employment center project, and 2) located on an infill site within a transit priority area. A transit priority area is defined as being an area within one-half mile of a major transit stop. A major transit stop is defined as containing an existing rail transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods. In the case of the proposed project all of these criteria are met with one minor exception. Less than two blocks away there is a intersection of two major bus routes. While the overall frequency of the bus service at the intersection is 15 minutes one of the lines at the intersection (Route 71) operates on slightly higher service intervals of about 20 minutes. 1-39 Abrams Associates TRAFFIC ENGINEERING, INC.Page 3 of 8 – 2114 E. 1st Street Parking Demand Analysis The project is also proposing to meet the major transit stop requirement by providing a shuttle service to the Santa Ana Regional Transit Center. The Santa Ana Regional Transportation Center (SARTC) is a major transfer center that provides access to regional Amtrak and Metrolink rail services as well as intercity and interstate bus transportation. The shuttle is planned to include service during the weekday peak commute hours with a maximum headway of 15 minutes using a 20-passenger shuttle bus. Other than the project itself, the shuttle would include the following stops to serve residents: 1st Street at Cabrillo Park Drive 1st Street at Lyon Street 1st Street at Grand Avenue 1st Street at Standard Avenue Santa Ana Boulevard at Santiago Boulevard (The Santa Ana Regional Transit Center) Grand Avenue at Santa Ana Boulevard Based on data from MTC’s travel survey for projects within 1 mile of a train station, during the peak commute hours the project would be forecast to generate approximately 105 transit trips. However, please note that that it is forecast that approximate three quarters of these trips would be expected to use the planned shuttle service and the other 25% of these transit trips would be made via existing public transit in the area. Again, please note that there are public bus stops located less than a block from the site. With the addition of the shuttle service to the SARTC the project will meet the definition of a transit oriented development (subject to City approval) and, as such, a reduction in the parking demand from the project would be forecast to occur. Based on a detailed analysis of 12 large TOD housing projects the parking demand for the proposed project, when compared to a project without any major transit stops nearby, would be expected to be reduced by a minimum of 23%. Therefore, the addition of the shuttle service is estimated to equate to a minimum reduction in parking demand of approximately 150 parking spaces.1 In addition, the detailed surveys of TOD housing projects have found that the peak parking demand recorded at TOD sites has been found to be a minimum of 45% less than the peak parking demand rates for apartments published by the Institute of Transportation Engineers (ITE).2 For the proposed project (ITE Land Use Code 222) the peak parking demand for non-TOD sites is 1.37 vehicles per unit. Therefore, based on surveys of similar TOD apartment projects the parking demand is forecast to be approximately 0.62 vehicles per unit, meaning the parking demand for the residential portion of the project could reduced for transit access by as much as 414 spaces (i.e. the 1 Statewide Transit Oriented Development (TOD) Study Special Report – Parking and TOD: Challenges and Opportunities, Business, Transporation, and Houiing Agency of the Calfiornia Department of Sacramento, CA, February, 2002. 2 Parking Generation at Transit-Oriented Developments: Five US Case Studies, Reid Ewing, College of Architecture and Planning, Univerisyt of Utah, Salt Lake City, UT, November 2016. 1-40 Abrams Associates TRAFFIC ENGINEERING, INC.Page 4 of 8 – 2114 E. 1st Street Parking Demand Analysis maximum potential reduction). Please note these reductions are based on market rate units near major transit stops but do not account for the affordability component of the project. Affordable Housing Parking Demand - There is extensive evidence that trip generation and parking demand at affordable housing projects is substantially less than would occur at a comparably sized market-rate apartment project. The following is a summary of some available data on this subject: City of Los Angeles Affordable Housing Survey - For example, a 2016 survey of affordable housing sites in the City of Los Angeles indicated the daily traffic generated at the sites was approximately 40% less than the ITE rates for market rate housing.3 Please note the City of Los Angeles allows up to a 50% reduction in parking for affordable housing projects. City of San Diego Affordable Housing Parking Study - The City of San Diego conducted an affordable housing parking study in 2011.4 About 2,750 surveys were distributed to 34 affordable housing developments. The survey found that parking demand for affordable projects is about one half of typical rental units in San Diego; almost half the units surveyed had no vehicle. The survey indicated that in urban areas (defined as somewhat conducive to walking with moderate transit access) affordable housing units had an average of 0.5 vehicles per household. Please note that affordable housing in central business district (core) area for very low income households were found to be as low as 0.1 cars per household. Assembly Bill No. 744 Planning and Zoning: Density Bonuses - It is also important to note that A.B. 744 allows developers of low income housing types to request lower parking minimums. Based on A.B. 744 it appears that mixed-income housing within ½ mile of a well-served transit stop and with at least 11 percent of the units set aside for extremely low-income residents or 20 percent set aside for low-income residents theoretically requires only 0.5 parking spaces per bedroom. According to the California Public Resources Code a well-served or “major transit stop” means a site containing an existing rail transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods. In the case of the proposed project there is a intersection with two major bus routes located much less than a ½ mile from the site (about 700 feet from the site). At the nearby intersection of 1st Street and N. Tustin Avenue Route 64 and 64X operate with approximately 15 minute headways and Route 71 operates with approximately 20 minute headways. In addition the project is also proposing to provide shuttle service to the Santa Ana Regional Transporation Center with 15 minute headways. This proposed service is decribed in more detail below. It should also be noted that 3 Transportation Impact Study Guidelines, City of Los Angeles, Los Angeles Department of Transportation, CA, December, 2016. 4 Affordable Housing Parking Study, City of San Diego, San Diego, CA, February, 2011. 1-41 Abrams Associates TRAFFIC ENGINEERING, INC.Page 5 of 8 – 2114 E. 1st Street Parking Demand Analysis to meet the requirements of A.B. 744 projects must provide unobstructed access to the transit stop that they are near, meaning that a resident must be able to access the stop without encountering natural or constructed impediments. Based on our review this requirement would be met since there is an existing sidewalk between the project site and the transit stop in question. SUMMARY OF FINDINGS ON PARKING Table 1 presents a summary of the project’s parking requirements and forecast demand based on the City’s code, the ITE parking generation rates, the referenced transit oriented development studies, and also the affordable housing surveys. The residential parking provided would be forecast to generate a demand for about 756 spaces based on the unadjusted ITE parking rates.5 This publication indicates that market rate apartments (ITE Land Use Code 222) typically generate a maximum peak parking demand of 1.37 vehicles per unit. Table 1 Off-Street Parking Calculations Data Source Land Use Size Parking Ratio Required Spaces City of Santa Ana Municipal Code Apartments 552 units 1.25 690 City of Santa Ana Municipal Code Retail 10,000 sq. ft. 5 50 Municipal Code Parking Requirement 740 ITE Parking Demand Rates Apartments 552 units 1.37 756 ITE Parking Demand Rates Retail 10,000 sq. ft. 2.55 26 ITE Unadjusted Demand Estimate 782 Transit Oriented Development Rates Apartments 552 units 0.62 342 ITE Parking Demand Rates Retail 10,000 sq. ft. 2.55 26 TOD Parking Demand Estimate 368 Affordable Housing Rates Apartments 552 units 0.5 276 ITE Parking Demand Rates Retail 10,000 sq. ft. 2.55 26 Affordable Housing Parking Estimate 302 5 Parking Generation Manual, 4th Edition, Institute of Transportation Engineers, Washington D.C., 2010. 1-42 Abrams Associates TRAFFIC ENGINEERING, INC.Page 6 of 8 – 2114 E. 1st Street Parking Demand Analysis Based on the most recent data available from the City of Los Angeles affordable housing projects generate about 40% less vehicles per day than a typical market rate apartment building. Based on this data the residential portion of the project would have an estimated parking demand of approximatrely 302 vehicles. Therefore, with the proposed shuttle service to meet the transit access requirements the City could consider making the findings that allowing the project to proceed with 0.5 spaces per unit is reasonable and appropriate. This could be based, in part, on the fact that this is an affordable housing project in a location within walking distance of bus transit and major employment centers. If this were approved, the following is a calculation of the potential parking requirements: 552 units times 0.5 spaces per unit equals 276 parking spaces. Including the 50 spaces required for the retail space would increase the net total parking requirement for the project 326 parking spaces. The justification is as follows: Transit Services - There are existing bus stops less than one block from the site that provide direct access other regional bus routes in the area. Route 64 operates next to the project site with connections to other bus routes at Larwin Square in Tustin and at the Westminster Mall in Huntington Beach. About two blocks away are bus stops for Routes 71 and Express Route 64X. In addition to these services the project is proposing to provide free on-demand shuttle service to the Santa Ana Regional Transportation Center for residents that would operate on 15 minute headways during the peak commute hours. The Santa Ana Regional Transportation Center (SARTC) provides access to regional Amtrak and Metrolink rail services and also intercity and interstate bus transportation. City of Santa Ana General Plan Policies - The City of Santa Ana has a number of policies that support a reduction in on-site parking. These include policies related to the goals of increasing the use of public transit, limiting increases in vehicular traffic, improving air quality, limiting fuel consumption, and improving conditions for pedestrians in the area. Each of these factors, goals, and objectives is described in the City’s General Plan. These policies could provide additional support for making the findings to approve the project with reduced parking. Assembly Bill No. 744 - The proposed project is within two block of an intersection of two major bus routes, which is clearly much less than the typical ½ mile requirement for a project to be considered a transit oriented development. At the nearby intersection of 1st Street and N. Tustin Avenue Route 64 and 64X operate with approximately 15 minute headways and Route 71 operates with approximately 20 minute headways. However, it is important to note that this project will provide additional demand for bus service in the area and the applicant has said they plan to open a discussion with OCTA about increasing the frequency of service. As mentioned above, the project is also proposing to provide shuttle service to the Santa Ana Regional Transporation Center with 15 minute headways. This would provide a direct and convienient connection to the Santa Ana Regional Transportation Center. The Santa Ana Regional Transportation Center (SARTC) provides extensive access to numerous transit services including Amtrak and Metrolink rail services, multiply OCTA bus routes, airport and taxi services, and also intercity and interstate bus transportation. 1-43 Abrams Associates TRAFFIC ENGINEERING, INC.Page 7 of 8 – 2114 E. 1st Street Parking Demand Analysis CONCLUSIONS The proposed project qualifies as a transit oriented development due to its close proximity to a major transit stop where two major bus routes intersect. While the applicant is expecting to open discussions with OCTA about increasing the frequency of bus service near the project site, the project will not rely on this to achieve alternative transportation goals. To ensure the project fully qualifies as a transit oriented development the project is also proposing to provide residents with private shuttle service to the Santa Ana Regional Transporation Center with 15 minute headways. If the City were to allow the applicant to provide 0.5 spaces per unit, as specified by A.B. 744, the parking required for the project would theoretically be 326 parking spaces. Please note this includes the 50 spaces required for the retail uses. The parking demand can also be estimated based on the 4th Edition of the ITE Parking Generation Manual. Since the project is two blocks from a major transit stop and will be providing free shuttle service to the SARTC, the proposed project would be expected to have a 23% reduction to the ITE parking demand.1 In addition, an additional reduction to the ITE forecasts can be applied due to the fact that the entire project would be restricted to residents making 60% or less of the Area Median Income (AMI). The City of San Diego’s 2011 Affordable Housing Parking Study found that parking demand for affordable housing projects is about one half of typical rental units in San Diego and almost half the units surveyed had no vehicle. However a more conservative esimate comes from the 2016 survey of affordable housing sites conducted by the City of Los Angeles. This study determined that the number of vehicles generated by affordable housing projects is about 40% of what is generated by comparably sized market rate projects. Using the assumptions above the residential portion of the project is forecast to have an unadjusted peak parking demand of 349 vehicles. Including the 50 spaces required for the retail space would increase the forecast total peak parking demand for the project to 399 parking spaces. Please note that if it were conservatively assumed that all the affordable housing sites surveyed in the Los Angeles study also had excellent transit access (and the separate reduction for transit access was eliminated from the parking calculations) then the project would have a forecast average peak parking demand of 504 vehicles. Based on the proposal to accommodate this demand with an on-site parking garage with 620 parking spaces our conclusion is that no parking impacts to the surrounding roadways or properties in the area would be anticipated. 1-44 Abrams Associates TRAFFIC ENGINEERING, INC.Page 8 of 8 – 2114 E. 1st Street Parking Demand Analysis Please don’t hesitate to contact me if you have any questions about this information. Sincerely, Stephen C. Abrams President Abrams Associates T.E. License No. 1852 1-45 First Point Parking Management Plan (April 18th, 2018) 1-46 First Point Valet Service •Valet parking available for First Point residents during peak hours •Free of Charge to all First Point Residents First Point Parking Management Plan1-47 First Point Shuttle Service •Free for all First Point residents during peak hours First Point Parking Management Plan1-48 First Point Parking Management Plan1-49 Environmental Benefits •Less congestion •Use of public transportation •Reduce greenhouse gas emissions •Improve air quality •Savings on insurance cost First Point Parking Management Plan1-50 Santa Ana Regional Transportation Center (SARTC) •Focal point of transportation in Orange County •Services offered –Amtrak –Metrolink –Orange County Transit Authority –Intercity and interstate bus transportation –Airport and taxi services •Parking for travelers and visitors is free of charge up to 72 hours First Point Parking Management Plan1-51 First Point Parking Management Plan1-52 First Point Parking Management Plan1-53 Amtrak First Point Parking Management Plan •Hours: Monday to Sunday –5:30 AM –11 PM •Connects to: –Orange –Anaheim –Fullerton –Placentia –Buena Park 1-54 Metrolink •Hours: Monday to Sunday –5:30 AM –11 PM •Connects to: –Orange –Anaheim –Commerce –Corona –Tustin –Irvine –Oceanside First Point Parking Management Plan1-55 Orange County Transit Authority •Offers 65 different routes and nearly 6,000 bus stops •Cities serviced: –Anaheim –Brea –Costa Mesa –La Habra –Huntington Beach –Irvine –Orange First Point Parking Management Plan1-56