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HomeMy WebLinkAbout60B - TENT PARCEL MAPREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: AUGUST 20, 2019 TITLE: RECEIVE AND FILE STAFF REPORT APPROVING TENTATIVE PARCEL MAP NO. 2018-02 (COUNTY MAP NO. 2016-165) TO COMBINE TWO LOTS INTO ONE AND CREATE TWO UNITS FOR CONDOMINIUM PURPOSES AT 2110, 2114, AND 2020 EAST FIRST STREET — JOY HENDRICKS, APPLICANT (STRATEGIC PLAN NOS. 3, 2; 5, 3) CLERK OF COUNCIL USE ONLY: APPROVED ❑ As Recommended ❑ As Amended ❑ Ordinance on 161 Reading ❑ Ordinance on 2n° Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO f� FILE NUMBER a CITY MAITAGER RECOMMENDED ACTION It is recommended that the City Council receive and file the staff report approving Tentative Parcel Map No. 2018-02 as conditioned. ZONING ADMINISTRATOR ACTION At its regular meeting on July 31, 2019, the Zoning Administrator adopted a resolution approving Tentative Parcel Map No. 2018-02 as conditioned to combine two lots into one and create two units for condominium purposes at 2110, 2114, and 2020 East First Street located in the General Commercial (C-2) zoning district. The approval was made pursuant to Section 34-126 of the Santa Ana Municipal Code (SAMC). The Zoning Administrator modified condition no. 6 to require approval and execution of the density bonus agreement prior to recordation of the final map, and added condition no. 7 to require coordination with the southern adjacent property owner to determine appropriate perimeter wall heights (Exhibit A). DISCUSSION Joy Hendricks, representing Broomell Commercial Properties (property owner), is requesting approval of a tentative parcel map to combine two lots into one and create two air -space condominium units (one per each building) at the project site located at 2110, 2114, and 2020 East First Street. Applications for residential subdivisions of fewer than five parcels require approval of a parcel map by the Zoning Administrator pursuant to Section 34-126 of the Santa Ana Municipal Code (SAMC). TPM No. 2018-02 — Subdivide Parcel at 2110, 2114, & 2020 E. First Street August 20, 2019 Page 2 The subject site is located in the General Commercial (C-2) zoning district and has a General Plan land use designation of District Center (DC). The site is located in the Metro East Mixed Use (MEMU) Overlay Zone (OZ-1). The entitled development is consistent with both the zoning and General Plan land use designations. Land uses surrounding the site include a midrise office building to the west, a private school to the south located in Tustin, a vacant automotive (commercial) leasing site to the east, and commercial uses and a permanent supportive housing site to the north. Table 1: Project and Location Information Item Information Project Address 2110, 2114, and 2020 East First Street Nearest Intersection First Street and Golden Circle Drive General Plan Designation District Center (DC) Zoning Designation General Commercial (C-2) with the Metro East Mixed Use (MEMU) Overlay Zone desi nation Surrounding Land Uses North Commercial and Residential East Vacant South School West Office Uses Property Size 6.89 Acres Existing Site Development The site is currently vacant Use Permissions Uses Metro East Mixed Use (MEMU) Overlay Zone Development Standards Metro East Mixed Use (MEMU) Overlay Zone Project Description The project is located on a 6.89-acre parcel of land located on the south side of East First Street between Golden Circle Drive and Tustin Avenue. The property is rectangular in shape and flat. The site is currently vacant but has an approved entitlement to allow a 552-unit affordable mixed - use commercial and residential development on the site. AMG and Associates submitted plans for a mixed -use, affordable development at the subject site in August 2016. Through the Development Project Review process, the project was refined in scope to include a two -building development consisting of 552 affordable residential units and 10,000 square feet of leasable commercial space, landscaping, a leasing office, parking, and additional onsite amenities. Shortly after the development was approved by the Planning Commission in June 2018, the applicant expressed their intent to submit a subdivision map to create two parcels on the development site. The subdivision is intended to facilitate the financing of the housing project's types, one family housing and the other for seniors. The required Density Bonus Agreement for the project is subject to separate City Council approval. Staff worked with the applicant to ensure the subdivision type proposed conformed to City standards, and the applicant submitted the subject �. 1 TPM No. 2018-02 — Subdivide Parcel at 2110, 2114, & 2020 E. First Street August 20, 2019 Page 3 tentative parcel map for two airspace condominium units in August 2018. Proposals to create subdivisions of less than five parcels, such as the current project, require review and approval by the Zoning Administrator. Subdivision requests are governed by Chapter 34 and Chapter 41 of the SAMC and the State Subdivision Map Act. Pursuant to Section 66473.5 and 66474 of the California Subdivision Map Act, applications for tentative parcel maps are approved when it can be shown that findings can be made in support of the request. Specifically, these findings require that the proposed project be: • Consistent with the General Plan; • In conformance with all applicable City ordinances; • Physically suitable for the type and density of the proposed project; • Designed to not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat; • Designed to not cause serious public health problems; and • Designed to not conflict with easements necessary for public access through or use of the property must be made. Using this information staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the applicant's request, staff believes that the following analysis warrants approval of the tentative parcel map. The applicant is seeking approval of a tentative parcel map to subdivide the subject parcels into a single lot with two air -space condominium units, one per entitled building on the site. In conjunction with the parcel map, the applicant intends to start construction on the mixed -use development entitled by the Planning Commission on June 4, 2018 (Site Plan Review No. 2017-9). Since this application is to create two air -space condominium units, no major issues were identified with the proposal. In reviewing the project, staff determined that the proposal as conditioned is consistent with the various provisions of the City's Zoning Code, the C-2 zoning district and MEMU Overlay Zone standards, with the exceptions of setbacks, parking, open space, and driveway widths, which require approval of concessions and waivers as identified in the proposed density bonus agreement. Conditions of approval are proposed for the map to ensure the development site is maintained and does not become a blight on the area, and that the project's required density bonus agreement be approved prior to approval and recording of the final map. No adverse environmental impacts to fish or wildlife populations were identified as the project site is located in a built -out, urbanized area. Finally, the tentative parcel map was found to be consistent with the California Subdivision Map Act and Chapters 34 and 41 of the Municipal Code. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA), the initial project, Site Plan Review No. 2017-09, considered by the Planning Commission on June 4, 2018, was determined to be adequately evaluated in the previously certified EIR No. 2006-01 as per Section 15162 of the CEQA guidelines. All mitigation measures in EIR No. 2006-01 and associated Mitigation TPM No. 2018-02 — Subdivide Parcel at 2110, 2114, & 2020 E. First Street August 20, 2019 Page 4 Monitoring and Reporting Program (MMRP) have been enforced and continue to apply to the proposed project. The proposed subdivision does not include substantial changes to the already -approved development project that require major revisions of the previous EIR, and no substantial changes to the circumstances under which the subdivision is being taken since the original Site Plan Review's approval by the Planning Commission in June 2018. Moreover, no information of substantial importance has been received since the original EIR's certification in 2007 and the Subsequent EIR's certification in 2018 that trigger knowledge or impacts from new significant effects, increase in severity of significant effects, new mitigation measures that are considerably different from the original mitigation measures or that are now feasible. As a result, pursuant to Section 15162 of the CEQA guidelines, no further CEQA documentation will be required for the project. As outlined in this Request for Council Action, the project and subdivision are 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 in an urbanized setting surrounded by urban uses, and the project has not been identified as habitat for endangered, rare or threatened species. No additional environmental review is required for the subdivision. STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal No. 3 (Economic Development) Objective No. 2 of creating new opportunities for business/job growth and encourage private development through new General Plan and Zoning Ordinance policies. The item also supports Goal 5 (Community Health, Livability, Engagement & Sustainability) Objective No. 3 to facilitate diverse housing opportunities and support efforts to preserve and improve the livability of Santa Ana neighborhoods. FISCAL IMPACT There is no fiscal impact associated with this action. O Minh Thai Executive Director Planning and Building Agency AP:la 8:RFCA\2019\08-20-19\TPM 2018-02 RFCA Exhibit: 1. Request for Zoning Administrator Action for Tentative Parcel Map No. 2018-02 — July 31, 2019 �. 1 EXHIBIT 1 REQUEST FOR Zoning Administrator Action ZONING ADMINISTRATOR MEETING DATE: JULY 31, 2019 TITLE: PUBLIC HEARING — FILED BY JOY HENDRICKS FOR TENTATIVE PARCEL MAP NO.2018.02 (COUNTY MAP NO.2016-165) TO COMBINE TWO LOTS INTO ONE AND CREATE TWO UNITS FOR CONDOMINIUM PURPOSES AT 2110, 2114, AND 2020 EAST FIRST STREET (STRATEGIC PLAN NO. 3, 2; 5, 3) Prepared by All Pezeshkpour, AICP RECOMMENDED ACTION ZONING ADMINISTRATOR SECRETARY APPROVED ❑ As Recommended ❑ As Amended ❑ Set Public Hearing For DENIED ❑ Applicant's Request ❑ Staff Recommendation CONTINUED TO Planning Ma ager Adopt a resolution approving Tentative Parcel Map No. 2018-02 (County Map No. 2016-165) as conditioned. Request of Applicant Joy Hendricks, representing Broomell Commercial Properties (property owner), is requesting approval of a tentative parcel map to combine two lots into one and create two condominium units (one per each building) at the project site located at 2110, 2114, and 2020 East First Street. Applications for residential subdivisions of fewer than five parcels require approval of a parcel map by the Zoning Administrator pursuant to Section 34-126 of the Santa Ana Municipal Code (SAMC). Prolect Location and Site Description The project is located on a 6.89-acre parcel of land located on the south side of East First Street between Golden Circle Drive and Tustin Avenue. The property is rectangular in shape and flat. The site is currently vacant but has an approved entitlement to allow a 552-unit affordable mixed -use commercial and residential development on the site. The subject site, is located In the General Commercial (C-2) zoning district and has a General Plan land use designation of District Center (DC). The site is located In the Metro East Mixed Use (MEMU) Overlay Zone (OZ-1). The entitled development is consistent with both the zoning and General Plan land use designations. Land uses surrounding the site Include a middse office building to the west, a private school to the south located in Tustin, a vacant automotive (commercial) leasing site to the east, and commercial uses and a permanent supportive housing site to the north. Tentative Parcel Map No. 2018-02—AMG First Point Subdivision July 31, 2019 Page 2 Prolect Description The applicant is requesting approval of a parcel map to combine two existing lots into one and create two condominium units, one per each building that will be developed on the site. No subdivision for each residential or commercial unit is proposed. Prolect Background AMG and Associates submitted plans for a mixed -use, affordable development at the subject site in August 2016. Through the Development Project Review process, the project was refined in scope to Include a two -building development consisting of 652 affordable residential units and 10,000 square feet of leasable commercial space, landscaping, a leasing office, parking, and additional onsite amenities. Shortly after the development was approved by the Planning Commission in June 2018, the applicant expressed their Intent to submit a subdivision map to create two parcels on the development site. The subdivision Is Intended to facilitate the financing of the housing projecfs types, one family housing and the other for seniors. The required Density Bonus Agreement for the project Is subject to separate City Council approval and is scheduled for the August 20, 2019 City Council meeting. Staff worked with the applicant to ensure the subdivision type proposed conformed to City standards, and the applicant submitted the subject tentative parcel map for two airspace condominium units in August 2018. Proposals to create subdivisions of less than five parcels, such as the current project, require review and approval by the Zoning Administrator. Prolect Analysts Subdivision requests are governed by Chapter 34 and Chapter 41 of the SAMC and the State Subdivision Map Act. Pursuant to Section 66473.5 and 66474 of the California Subdivision Map Act, applications for tentative parcel maps are approved when it can be shown that findings can be made in support of the request. Specifically, these findings require that the proposed project be. • Consistent with the General Plan; • In conformance with all applicable City ordinances; • Physically suitable for the type and density of the proposed project; • Designed to not cause substantial environmental damage or substantially and avoidably Injure fish and wildlife or their habitat; • Designed to not cause serious public health problems; and • Designed to not conflict with easements necessary for public access through or use of the property must be made. Using this information staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the applicants request, staff believes that the following analysis warrants approval of the tentative parcel map. The applicant is seeking approval of a tentative parcel map to subdivide the subject parcels into a single lot with two condominium units, one per entitled building on the site. In conjunction with the Tentative Parcel Map No. 2018-02 — AMG First Point Subdivision July 31, 2019 Page 3 parcel map, the applicant intends to start construction on the mixed -use development entitled by the Planning Commission on June 4, 2018 (Site Plan Review No. 2017-9). Since this application is to create two condominium units, no major issues were identified with the proposal. in reviewing the project, staff determined that the proposal as conditioned Is consistent with the various provisions of the City's Zoning Code, the C-2 zoning district and MEMU Overlay Zone standards including lot size, lot frontage, setbacks, lot coverage, and parking, as well as the City's General Plan. Conditions of approval are proposed for the map to ensure the development site Is maintained and does not become a blight on the area, and that the projects required density bonus agreement be approved prior to approval of the final map. No adverse environmental Impacts to fish or wildlife populations were identified as the project site is located in a built -out, urbanized area. Finally, the tentative parcel map was found to be consistent with the California Subdivision Map Act and Chapters 34 and 41 of the Municipal Code. Public Notification The project site is located within the boundaries of the Lyon Street Neighborhood Association. The president of this Neighborhood Association was contacted by staff and was notified by mall 10 days prior to this public hearing. In addition, the project site was posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter and malled notices were sent to all property owners within 500 feet of the project site. At the time of this printing, no areas of concern were raised, nor had any correspondence, either written or electronic, been received from the neighborhood president or from any members of the public. CEQA Compliance In accordance with the California Environmental Quality Act (CEQA), the initial project, Site Plan Review No. 2017-09, considered by the Planning Commission on June 4, 2018, was determined to be adequately evaluated in the previously certified EIR No. 2006-01 as per Section 15162 of the CEQA guidelines. Ail 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. The proposed subdivision does not include substantial changes to the already -approved development project that require major revisions of the previous EIR, and no substantial changes to the circumstances under which the subdivision is being taken since the original Site Plan Review's approval by the Planning Commission In June 2018. Moreover, no information of substantial importance has been received since the original EIR's certification in 2007 and the Subsequent EIR's certification in 2018 that trigger knowledge or Impacts from new significant effects, increase in severity of significant effects, new mitigation measures that are considerably different from the original mitigation measures or that are now feasible. As a result, pursuant to Section 15162 of the CEQA guidelines, no further CEQA documentation will be required for the project. As outlined in this staff report, the project and subdivision are 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 �. 1 Tentative Parcel Map No. 2018-02 — AMG First Point Subdivision July 31, 2019 Page 4 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. No additional environmental review is required for the subdivision. Strategic Plan Alignment Approval of this item supports the City s efforts to meet Goal No. 3 (Economic Development) Objective No. 2 of creating new opportunities for business/job growth and encourage private development through new General Plan and Zoning Ordinance policies. The Item also supports Goal 5 (Community Health, Livability, Engagement & Sustalnability) Objective No. 3 to facilitate diverse housing opportunities and support efforts to preserve and Improve the livability of Santa Ana neighborhoods. Conclusion Based on the analysis provided within this report, staff recommends that the Zoning Administrator approve Tentative Parcel Map No. 2018-02 as conditioned. f1 All Pezeshkpour, AICP Senior Planner AP:sb 3:1ZOnlnO Ad"Mktr2ta12019107a1.2019%TPM 18-2 AMG Rmt POIn107312019a Exhibits: 1. Resolution 2, Vicinity Map and Aerial View 3. Site Plan 4. Tentative Parcel Map EXHIBIT 7 LS 07.24.19 RESOLUTION NO. 2019-05 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA APPROVING TENTATIVE PARCEL MAP 2018-02 (COUNTY MAP NO. 2016-165) AS CONDITIONED TO COMBINE A SITE CONSISTING OF TWO PARCELS INTO ONE LOT AND CREATE TWO AIRSPACE CONDOMINIUM UNITS AT 2110, 2114, AND 2020 EAST FIRST STREET BE IT RESOLVED BY THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Zoning Administrator of the City of Santa Ana hereby finds, determines and declares as follows: A. Applicant is requesting approval of a Tentative Parcel Map to allow the subdivision of a site consisting of two parcels into one lot with two condominium units at 2110, 2114, and 2020 East First Street. B. Santa Ana Municipal Code Section 34-126 requires approval of a Tentative Parcel Map by the Zoning Administrator. C. On July 31, 2019, the Zoning Administrator held a duly noticed public hearing on Tentative Parcel Map 2018-02. D. The Zoning Administrator of the City of Santa Ana determines that the following findings, which must be established in order to approve this Tentative Parcel Map pursuant to Santa Ana Municipal Code (SAMC) Section 34-126 and the State Subdivision Map Act, have been established for Tentative Parcel Map 2018-02: 1. The proposed project, as conditioned, and its design and improvements are consistent with the General Commercial (C-2) zoning district and Metro East Mixed Use (MEMU) Overlay Zone (OZ-1) provisions and are otherwise consistent with all other Elements of the General Plan. The proposed project, as conditioned, and its design and improvements will be consistent with the District Center (DC) land use designation of the General Plan and are otherwise consistent with all other elements of the General Plan and any applicable specific plans. The proposed subdivision of land will create two condominium units, one per building entitled under Site Plan Review No. 2017-9, for the project site, that will remain consistent with the various provisions of the General Plan, including the maximum allowable floor area ratio. Resolution No. 2019-05 Page 1 of 6 LS 07.24.19 6. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project. Reciprocal access agreements between the project site and the adjacent midrise office building to the west at 2020 East First Street have been recorded, ensuring that all required life -safety access requirements will be maintained. The Applicant will ensure that any/all additional necessary easements, including but not limited to access, egress and drainage between the two buildings on the project site are provided once construction commences on the sites. Section 2. In accordance with the California Environmental Quality Act (CEQA), the initial project, Site Plan Review No. 2017-09, considered by the Planning Commission on June 4, 2018, was determined to be adequately evaluated in the previously certified EIR No. 2006-01 as per Section '15162 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. Pursuant to Section 15162 of the CEQA guidelines, when an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; Resolution No. 2019-06 Page 3 of 6 60B-11 LS 07.24.19 (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. The proposed subdivision does not include substantial changes to the already -approved development project that require major revisions of the previous EIR, and no substantial changes to the circumstances under which the subdivision, is being taken since the original Site Plan Review's approval by the Planning Commission in June 2018. Moreover, no information of substantial importance has been received since the original EIR's certification in 2007 and the Subsequent EIR's certification in 2018 that trigger knowledge or impacts from new significant effects, increase in severity of significant effects, new mitigation measures that are considerably different from the original mitigation measures or that are now feasible. As a result, pursuant to Section 15162 of the CEQA guidelines, no further CEQA documentation will be required for the project. As outlined in the Planning Commission staff report, the project and subdivision are 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. 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. No additional environmental review is required for the subdivision. Section 3. 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. Section 4. The Zoning Administrator of the City of Santa Ana after conducting the public hearing hereby approves Tentative Parcel Map 2018-02, as conditioned as set forth in Exhibit A attached hereto and incorporated herein by reference, for the property located at 2110, 2114, and 2020 East First Street. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Zoning Administrator Action dated July 31, 2019, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Resolution No. 2019-05 Page 4 of 6 60B-12 LS 07.24.19 ADOPTED this 31" day of July, 2019. Verny Carvajal, AICP Zoning Administrator APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Sarah Bernal, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2019-05 to be the original resolution adopted by the Zoning Administrator of the City of Santa Ana on July 31, 2019. Date: --7/JI111 Recording Secretary City of Santa Ana Resolution No. 2019-05 Page 5 of 6 60B-13 LS 07.24.19 EXHIBIT A Conditions of Approval Tentative Parcel Map No. 2018-02 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 California Building Standards 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 approval, The Applicant must remain in compliance with all conditions listed below throughout the life of the tentative parcel map. Failure to comply with each and every condition may result in the revocation of the tentative parcel map. Two copies of the recorded final parcel map shall be submitted each to the Planning Division, Building Division and Public Works Agency within 10 days of recordation. 2. The tentative parcel map, final map and all improvements required to be made or installed by the subdivider shall be in accordance with the requirements and design standards and specifications of the City of Santa Ana Municipal Code and the requirements of the State Subdivision Map Act. 3. Prior to recordation of the final map, the Applicant shall submit for review and approval Conditions, Covenants and Restrictions (CC&R's) for the project. At a minimum, the CC&R's shall cover access, egress, drainage, and landscape maintenance. 4. The project must be in compliance with the provisions of Development Projeci Review/TPM (TPM No. 2018-02). 5. The property shall be maintained at all times. All weeds, debris and graffiti shall be removed within 24 hours. Further, the perimeter fence shall be maintained in a clean and sturdy condition. 6. Prior to final map approvals by the City Council and prior to County map recordation, a density bonus agreement must be executed between the City of Santa Ana and the property owner(s) and/or developer(s). (Modred by the Zoning Administrator on July 31, 2019.) 7. Prior to issuance of the certificate of occupancy, the applicant shall coordinate_ with the southern adjacent property owner to determine appropriate wallifence heights suitable to both properties (Added by the Zoning Administrator on July 31, 2019.) Resolution No. 2019-05 Page 6 of 6 L. 1 EXHIBIT 2 60B-15 This page left blank intentionally. OD Eta! JJ ij E Main St P. I'u This page left blank intentionally. EXHIBIT 3 This page left blank intentionally. 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