HomeMy WebLinkAbout1 -SPR19-01;DBA19-01_114 AND 117 E 5TH STREET1- 1
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SPR No. 2019-01/DBA No. 2019-01 – First American Title Co. Development
October 28, 2019
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older structure to complement other structures in Downtown, with contemporary elements in
places. Both structures will feature durable metal siding, brick, glass, smooth stucco finishes, metal
canopies, and textured blocks.
The development will feature amenities commonly found at other upscale mixed -use
developments in the region. These include a large courtyard with pool, spa, clubroom, fitness room,
and landscaping in the center of Site A; an amenity deck overlooking Main Street on Site A; a
clubroom and roof terrace on the 7th floor of Site A overlooking Fourth and Bush streets; a leasing
office and lounge in Site A; a bike locker in Site A; and a ground -floor lobby and resident amenity
area in Site B. The roof deck has been designed to accommodate future expansion in the event it
can comply with Building and Fire codes, and is designed to accommodate a potential tenant such
as a café or lounge in the event separate plans for improvements are submitted. In addition, the
project will feature enhanced sidewalks along the buildings’ bases, and the large, public ground -
level courtyard at the corner of Fourth and Bush streets will feature paving materials and patterns
that will match existing conditions on Fourth Street to ensure a seamless transition from the public
right-of-way to the project.
Additional amenity space may be incorporated into the project within the ground floor mezzanines
and/or the roof top amenity deck. This concept will be included as a condition of approval and will
be implemented when the project is submitted into building plan check.
Option to Preserve Onsite Building Facades
Following extensive input by local historic preservation groups and coordination among historic
preservation groups, the developer, historic preservation advocates, and the City, the applicant
has agreed to a careful and phased demolition of the buildings onsite. Specifically, the applicant
will remove façade additions to the Orange County Title Company building, which was constructed
in the early 1930s, in order to determine the integrity of the original façade and interior components.
Once removed, the applicant will employ consultants and historic preservation architects to
prepare a report determining the feasibility of preserving the underlying facades and incorporating
them into the project.
Should portions of the Orange County Title Company building be intact and it is determined to be
feasible to incorporate façade portions into the project, the applica nt has prepared an alternative
to the proposed project that would be constructed instead. The alternative would preserve up to
50 feet of the Main Street and Fifth Street facades of the Orange County Title Company building
to serve as the façade and entry to the leasing office for Site A. This change would result in minor
changes to the project, including the loss of two (2) residential units and their associated parking
spaces. In addition, the developer has agreed to preserve intact interior building elem ents into the
alternative, including decorative items and building components. Exhibits 7a and 8a illustrate the
façade preservation alternative.
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EXHIBIT 1
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LS 10.28.19
CITY COUNCIL RESOLUTION NO. 2019-xx
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING AND ADOPTING AN
ADDENDUM TO THE ENVIRONMENTAL IMPACT
REPORT FOR THE TRANSIT ZONING CODE PROJECT
(SCH NO. 2006071100) FOR THE FIRST AMERICAN
MIXED-USE DEVELOPMENT PROJECT AND RE-
ADOPTION OF A MITIGATION MONITORING AND
REPORTING PROGRAM
WHEREAS, Michael McCann, representing Toll Brothers Apartment Living
(hereinafter referred to as “Applicant”), is requesting approval of Site Plan Review No.
2019-01, as conditioned, and Density Bonus Agreement No. 2019-01, as conditioned, to
allow the construction of a new mixed-use residential and commercial development
containing up to 220 residential units at 114 and 117 East Fifth Street; and
WHEREAS, the subject Property contains 2.78 acres containing two sites at 114
and 117 East Fifth Street, currently developed with a commercial office building and
surface parking lots; and
WHEREAS, the Transit Zoning Code was adopted in 2010 as a result of interest
in developing mixed-use residential and commercial projects in its project area. The
Transit Zoning Code was amended in 2019 to modernize and refine development
standards to further these interests. 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; and
WHEREAS, the City Council of the City of Santa Ana certified the Environmental
Impact Report (SCH No. 2006071100) and adopted a mitigation monitoring reporting
program for the Transit Zoning Code, which allows a mixture of residential, commercial,
and industrial land uses; and
WHEREAS, the entitlements sought for the proposed mixed-use development
project include a Site Plan Review application and a Density Bonus Agreement
application; and
WHEREAS, in 2010, the City Council certified the Final Environmental Impact
Report (“2010 EIR”) for the Transit Zoning Code Project (“Originally Approved Plan”),
which analyzed the potentially significant environmental impacts of a mixed-use plan
area consisting of new residential, commercial, and industrial development; and
WHEREAS, pursuant to the 2010 EIR, the subject site may be developed with a
mixed-use development consisting of residential and commercial land uses; and
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WHEREAS, when compared against the Originally Approved Plan, the proposed
mixed-use development will not result in any new or intensified significant impacts; and
WHEREAS, pursuant to the California Environmental Quality Act (Public
Resources Code section 21000 et seq.) (“CEQA”) and the State CEQA Guidelines (14
Cal. Code Regs. 15000 et seq.), the City is the Lead Agency for the proposed
development; and
WHEREAS, pursuant to CEQA, when taking subsequent discretionary actions in
furtherance of a project for which an EIR has already been certified, the Lead Agency is
prohibited from requiring a subsequent or supplemental EIR unless at least one of the
circumstances identified in Public Resources Code section 21166 or State CEQA
Guidelines section 15162 are present; and
WHEREAS, City staff has evaluated the proposed project and considered
whether, in light of the impacts associated with its development, any supplemental or
subsequent environmental review is required pursuant to Public Resources Code
section 21166 or State CEQA Guidelines section 15162; and
WHEREAS, the analysis contained in the First American Title Company EIR
Addendum (“2019 Addendum”) concluded that none of the circumstances described in
Public Resources Code section 21166 or State CEQA Guidelines section 15162 have
occurred, and thus no supplemental or subsequent EIR is required; and
WHEREAS, on September 23, 2019 the Planning Commission held a duly
noticed public hearing and continued the matter to October 28, 2019 and held a work-
study session on the item on October 14, 2019; and
WHEREAS, on October 28, 2019 at a duly noticed public hearing, the Planning
Commission considered the 2019 Addendum when recommending that the City Council
approve the Project; and
WHEREAS, on November 19, 2019 at a duly noticed public hearing, the City
Council considered the 2019 Addendum and Mitigation Monitoring And Reporting
Program; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have
occurred.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA ANA
DOES RESOLVE, DETERMINE, FIND AND ORDER AS FOLLOWS:
Section 1. The above recitals are true and correct and incorporated herein by
reference.
Section 2. State CEQA Guidelines section 15164 requires lead agencies to
prepare an addendum to a previously certified EIR if some changes or additions to the
project are necessary, but none of the conditions requiring preparation of a subsequent
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EIR are present. The City Council has reviewed and considered the 2010 EIR and the
2019 Addendum, and finds that these documents taken together contain a complete
and accurate reporting of all of the potential environmental impacts associated with the
proposed development. The City Council further finds that the 2019 Addendum has
been completed in compliance with CEQA and the State CEQA Guidelines. The City
Council further finds and determines that the Addendum reflects the City’s independent
judgment.
Section 3. Based on the substantial evidence set forth in the record, including
but not limited to the 2010 EIR and the 2019 Addendum, the City Council finds that an
addendum is the appropriate document for disclosing the changes to the subject
property, and that none of the conditions identified in Public Resources Code section
21166 and State CEQA Guidelines section 15162 requiring subsequent environmental
review have occurred, because:
(a) The proposed development does not constitute a substantial change that
would require major revisions of the 2010 EIR due to the involvement of
new significant environmental effects or a substantial increase in the
severity of previously identified significant effects.
(b) There is not a substantial change with respect to the circumstances under
which the proposed development will be developed that would require
major revisions of the 2010 EIR due to the involvement of new significant
environmental effects or a substantial increase in the severity of the
previously identified significant effects.
(c) New information of substantial importance has not been presented that
was not known and could not have been known with the exercise of
reasonable diligence at the time the 2010 EIR was certified or adopted,
showing any of the following: (i) that the modifications would have one or
more significant effects not discussed in the earlier environmental
documentation; (ii) that significant effects previously examined would be
substantially more severe than shown in the earlier environmental
documentation; (iii) that mitigation measures or alternatives previously
found not to be feasible would in fact be feasible and would substantially
reduce one or more significant effects, but the applicant declined to adopt
such measures; or (iv) that mitigation measures or alternatives
considerably different from those analyzed previously would substantially
reduce one or more significant effects on the environment, but which the
applicant declined to adopt.
Section 4. The City Council hereby finds that mitigation measures identified in
the 2010 EIR remain applicable to the Transit Zoning Code. These findings are laid out
more specifically in the Mitigation Monitoring and Reporting Program (“MMRP”)
attached hereto as Exhibit A. The City Council therefore hereby re-adopts those
mitigation measures identified as remaining applicable to the Transit Zoning Code,
through the MMRP attached hereto and incorporated herein as Exhibit A.
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Section 5. The City Council hereby approves and adopts the 2019 Addendum,
attached hereto and incorporated herein as Exhibit B.
Section 6. The Applicant shall indemnify, protect, defend and hold the City
and/or any of its officials, officers, employees, agents, departments, agencies,
authorized volunteers, and instrumentalities thereof, harmless from any and all
claims, demands, lawsuits, writs of mandamus, and other and proceedings (whether
legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative
dispute resolution procedures (including, but not limited to arbitrations, mediations,
and such other procedures), judgments, orders, and decisions (collectively “Actions”),
brought against the City and/or any of its officials, officers, employees, agents,
departments, agencies, and instrumentalities thereof, that challenge, attack, or seek
to modify, set aside, void, or annul, any action of, or any permit or approval issued by
the City and/or any of its officials, officers, employees, agents, departments,
agencies, and instrumentalities thereof (including actions approved by the voters of
the City) for or concerning the project, whether such Actions are brought under the
Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning
Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or
any other federal, state or local constitution, statute, law, ordinance, charter, rule,
regulation, or any decision of a court of competent jurisdiction. It is expressly agreed
that the City shall have the right to approve, which approval will not be unreasonably
withheld, the legal counsel providing the City’s defense, and that Applicant shall
reimburse the City for any costs and expenses directly and necessarily incurred by
the City in the course of the defense. City shall promptly notify the Applicant of any
Action brought and City shall cooperate with Applicant in the defense of the Action.
Section 7. The City Council directs staff to prepare, execute and file a CEQA
Notice of Determination with the Orange County Clerk’s Office within five (5) working
days of City Council approval of the First American Mixed-Use Development Project.
Section 8. The 2010 EIR and the 2019 Addendum, and any other documents
and materials that constitute the record of proceedings upon which these findings have
been based are on file, are incorporated herein by reference and are available for public
review at Santa Ana City Hall, Planning and Building Agency, M20, 20 Civic Center
Plaza, Santa Ana, California 92701. The custodian of these records is Daisy Gomez,
City Clerk for the City.
Section 9. This resolution shall take effect immediately upon its adoption by the
City Council, and the City Clerk shall attest to and certify the vote adopting this
resolution.
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ADOPTED this ____ day of ___________, 2019.
_______________________
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
By:________________________
Lisa Storck
Assistant City Attorney
AYES: Councilmembers _______________________________________
NOES: Councilmembers _______________________________________
ABSTAIN: Councilmembers _______________________________________
NOT PRESENT: Councilmembers _______________________________________
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify the attached
Resolution No. 2019-xx to be the original resolution adopted by the City Council of the
City of Santa Ana on _______________, 2019.
Date: ________________ ____________________________________
Clerk of the Council
City of Santa Ana
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EXHIBIT A
MITIGATION MONITORING AND REPORTING PROGRAM
The 2010 Transit Zoning Code EIR Mitigation Monitoring and Reporting Program
(MMRP) is available online at:
https://www.santa-ana.org/transit-zoning-code-environmental-impact-report
Or by visiting:
Planning and Building Agency – Planning Division Public Counter
20 Civic Center Plaza
Santa Ana, CA 92701
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EXHIBIT B
FIRST AMERICAN TITLE COMPANY EIR ADDENDUM
The First American Title Company Project EIR Addendum and Technical
Appendices are available online at:
https://www.santa-ana.org/pb/planning-division/major-planning-projects-and-
documents/first-american-title-co-site-downtown
Or by visiting:
Planning and Building Agency – Planning Division Public Counter
20 Civic Center Plaza
Santa Ana, CA 92701
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EXHIBIT 2
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LS 10.28.19
CITY COUNCIL RESOLUTION NO. 2019-xx
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING SITE PLAN REVIEW NO. 2019-
01 AS CONDITIONED AND APPROVING DENSITY BONUS
AGREEMENT NO. 2019-01 AS CONDITIONED FOR A NEW
MIXED-USE RESIDENTIAL AND COMMERCIAL
DEVELOPMENT FOR THE PROPERTIES LOCATED AT
114 EAST FIFTH STREET (SITE A) AND 117 EAST FIFTH
STREET (SITE B)
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. Michael McCann, representing Toll Brothers Apartment Living (hereinafter
referred to as “Applicant”), is requesting approval of Site Plan Review No.
2019-01, as conditioned, and Density Bonus Agreement No. 2019-01, as
conditioned, to allow the construction of a new mixed-use residential and
commercial development containing up to 220 residential units at 114 and
117 East Fifth Street.
B. The Transit Zoning Code was adopted in 2010 as a result of interest in
developing mixed-use residential and commercial projects in its project
area. The Transit Zoning Code was amended in 2019 to modernize and
refine development standards to further these interests. 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 September 23, 2019, 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, and continued the matter to October 28, 2019
while holding a work-study session on the matter on October 14, 2019.
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E. On October 28, 2019, 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, and recommended that the City Council
approve Site Plan Review No. 2019-01 as conditioned, and recommended
City Council approval of Density Bonus Agreement No. 2019-01 as
conditioned.
F. On November 19, 2019, the City Council of the City of Santa Ana held a
duly noticed public hearing and at that time considered all testimony,
written and oral.
G. Sections 41-2007 and 41-593.5 of the Santa Ana Municipal Code (SAMC)
requires a review by the Planning Commission of all plans for
developments of over four stories within the Transit Zoning Code (Specific
Development No. 84) to ensure the project is in conformity with the
overlay zone plan.
H. The zoning designation for the subject property is Specific Development
No. 84, Downtown sub-zone.
I. The City Council determines that pursuant to SAMC Sections 41-2007 and
41-593.5, the project is in compliance with all applicable development
standards outlined within the Specific Development Plan (SD No.
84/Transit Zoning Code), with the exception of required on-site residential
parking, which, pursuant to the California Government Code sections
65915 through 65918, may be reduced through approval of the requested
Density Bonus Agreement application.
J. The City Council hereby 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. 2019-01 to allow construction of the proposed project:
1. That the proposed development will materially assist in
accomplishing the goal of providing affordable housing
opportunities in economically balanced communities throughout the
city.
The proposed development will provide up to 209 market-
rate rental units and 11 very-low income affordable 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 Transit Zoning Code
plan area, currently contains several entitled or constructed
affordable and market-rate residential communities. The
construction of this project will contribute toward an
economically balanced community by providing housing for
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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 Transit Zoning Code) and
General Plan (the Land Use and Housing elements) for new
residential communities. Moreover, the proposed densities of
84 and 50 units per acre on Site A and Site B, respectively,
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 one deviation through
incentives/concessions for a reduction in required on-site
(off-street) parking. The deviation is described as follows:
Constructing 2.0 parking spaces per residential unit and 0.15
guest 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. The City has identified the Transit Zoning
Code area for high-intensity, mixed-use development in
order to reduce demands for parking and traffic impacts. To
address the parking reduction requested by the Applicant
pursuant to State Housing Law, the Applicant prepared a
parking study and parking management plan (PMP). The
PMP adequately outlines measurable means to provide
additional parking through additional onsite valet parking, off-
site parking, or a combination thereof, raising the effective
parking ratios to a minimum of 2.15 parking spaces per
residential unit if fully implemented.
As a result of the parking reduction requested, staff
coordinated with the Applicant to explore alternate options
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for providing additional off-site parking spaces, maximizing
on-site parking spaces, and/or reducing parking demand on
the project site. In response, Toll Brothers prepared a PMP
that addresses incentives for reducing vehicle ownership,
encouraging transit ridership, providing valet services on-site
to maximize parking areas, and providing off-site parking
spaces through long-term agreements with the City in
nearby parking structures.
Section 2. The Applicant shall indemnify, protect, defend and hold
the City and/or any of its officials, officers, employees, agents, departments,
agencies, authorized volunteers, and instrumentalities thereof, harmless from any
and all claims, demands, lawsuits, writs of mandamus, and other and proceedings
(whether legal, equitable, declaratory, administrative or adjudicatory in nature), and
alternative dispute resolution procedures (including, but not limited to arbitrations,
mediations, and such other procedures), judgments, orders, and decisions
(collectively “Actions”), brought against the City and/or any of its officials, officers,
employees, agents, departments, agencies, and instrumentalities thereof, that
challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any
permit or approval issued by the City and/or any of its officials, officers, employees,
agents, departments, agencies, and instrumentalities thereof (including actions
approved by the voters of the City) for or concerning the project, whether such
Actions are brought under the Ralph M. Brown Act, California Environmental Quality
Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure
sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law,
ordinance, charter, rule, regulation, or any decision of a court of competent
jurisdiction. It is expressly agreed that the City shall have the right to approve, which
approval will not be unreasonably withheld, the legal counsel providing the City’s
defense, and that Applicant shall reimburse the City for any costs and expenses
directly and necessarily incurred by the City in the course of the defense. City shall
promptly notify the Applicant of any Action brought and City shall cooperate with
Applicant in the defense of the Action.
Section 3. In accordance with the California Environmental Quality Act
(CEQA), the City Council of the City of Santa Ana hereby finds, determines, and
declares as follows:
Based on the substantial evidence set forth in the record, including but not
limited to the 2010 EIR and the 2019 Addendum, the City Council finds that an
addendum is the appropriate document for disclosing the changes to the subject
properties, and that none of the conditions identified in Public Resources Code
section 21166 and State CEQA Guidelines section 15162 requiring subsequent
environmental review have occurred, because:
A. The project does not constitute a substantial change that would
require major revisions of the 2010 EIR due to the involvement of
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new significant environmental effects or a substantial increase in
the severity of previously identified significant effects.
B. There is not a substantial change with respect to the circumstances
under which the project will be developed that would require major
revisions of the 2010 EIR due to the involvement of new significant
environmental effects or a substantial increase in the severity of the
previously identified significant effects.
C. New information of substantial importance has not been presented
that was not known and could not have been known with the
exercise of reasonable diligence at the time the 2010 EIR was
certified or adopted, showing any of the following: (i) that the
modifications would have one or more significant effects not
discussed in the earlier environmental documentation; (ii) that
significant effects previously examined would be substantially more
severe than shown in the earlier environmental documentation; (iii)
that mitigation measures or alternatives previously found not to be
feasible would in fact be feasible and would substantially reduce
one or more significant effects, but the Applicant declined to adopt
such measures; or (iv) that mitigation measures or alternatives
considerably different from those analyzed previously would
substantially reduce one or more significant effects on the
environment, but which the Applicant declined to adopt.
Section 4. The Applicant shall indemnify, protect, defend and hold the City
and/or any of its officials, officers, employees, agents, departments, agencies,
authorized volunteers, and instrumentalities thereof, harmless from any and all
claims, demands, lawsuits, writs of mandamus, and other and proceedings (whether
legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative
dispute resolution procedures (including, but not limited to arbitrations, mediations,
and such other procedures), judgments, orders, and decisions (collectively “Actions”),
brought against the City and/or any of its officials, officers, employees, agents,
departments, agencies, and instrumentalities thereof, that challenge, attack, or seek
to modify, set aside, void, or annul, any action of, or any permit or approval issued by
the City and/or any of its officials, officers, employees, agents, departments,
agencies, and instrumentalities thereof (including actions approved by the voters of
the City) for or concerning the project, whether such Actions are brought under the
Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning
Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or
any other federal, state or local constitution, statute, law, ordinance, charter, rule,
regulation, or any decision of a court of competent jurisdiction. It is expressly agreed
that the City shall have the right to approve, which approval will not be unreasonably
withheld, the legal counsel providing the City’s defense, and that Applicant shall
reimburse the City for any costs and expenses directly and necessarily incurred by
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the City in the course of the defense. City shall promptly notify the Applicant of any
Action brought and City shall cooperate with Applicant in the defense of the Action.
Section 5. The City Council of the City of Santa Ana, after conducting the public
hearing, hereby approves Site Plan Review No. 2019-01 and recommends approval of
Density Bonus Agreement No. 2019-01 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
Council Action dated November 19, 2019, and exhibits attached thereto; and the public
testimony, written and oral, all of which are incorporated herein by this reference.
Section 6. This resolution shall take effect immediately upon its adoption by the
City Council, and the City Clerk shall attest to and certify the vote adopting this
resolution.
ADOPTED this ____ day of ___________, 2019.
_______________________
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
By:________________________
Lisa Storck
Assistant City Attorney
AYES: Councilmembers _______________________________________
NOES: Councilmembers _______________________________________
ABSTAIN: Councilmembers _______________________________________
NOT PRESENT: Councilmembers _______________________________________
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CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify the attached
Resolution No. 2019-xx to be the original resolution adopted by the City Council of the
City of Santa Ana on _______________, 2019.
Date: ________________ ____________________________________
Clerk of the Council
City of Santa Ana
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EXHIBIT A
Conditions for Approval for Site Plan Review No. 2019-01 and
Density Bonus Agreement No. 2019-01
Site Plan Review No. 2019-01 and Density Bonus Agreement No. 2019-01 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. 2018-20.
2. 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.
3. A residential property manager shall be on site at all times that the project is
occupied and the developer and on-site management shall at all times maintain a
24-hour emergency contact and contact information on file with the City.
4. All mechanical equipment shall be screened from view from public and courtyard
areas.
5. 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.
6. 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.
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7. After project occupancy, landscaping and hardscape materials must be maintained
as shown on the approved landscape plans.
8. A Resident Storage Plan shall be provided for the project prior to occupancy.
Storage shall be available at no cost to the residents.
9. 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.
10. Prior to any structural modification activities, including removal of the 1970s-era
First American Title façade, the Applicant shall retain, at its sole expense, a
professional who meets the Secretary of the Interior’s Historic Preservation
Professional Qualifications Standards (“Professional”). The Professional should
have experience in architectural historic preservation and adaptive re-use of
historic structures. The Professional shall be onsite to monitor the controlled
removal of the 1970s-era First American Title façade from the exterior of the west
building at First American Square. The exterior shall be removed in such a way
as to determine if any original materials or features from the 1930s-era building
remain underneath the current exterior of the building. The Professional shall
assess the structural integrity of the building and whether it can be incorporated
into the Project in the manner depicted in Applicant’s Preservation Alternative.
After removal of the First American Title façade, no further structural demolition
or construction shall occur until the Professional has prepared a report
addressing the structural integrity of the building and whether it can be safely
incorporated into the Project as depicted in the Applicant’s Preservation
Alternative (“Recommendation Report”). If the Professional concludes that the
1930s-era building can be safely and feasibly incorporated into the Project as
depicted in the Applicant’s Preservation Alternative, the Applicant shall
implement said Alternative.
If the Professional concludes that the 1930s-era building cannot be safely
incorporated into the Project, the Professional shall submit the Recommendation
Report to the City to document the results of the assessment. The Professional’s
Recommendation Report shall also address whether any exterior or interior
building materials and/or features warrant further documentation prior to
demolition, and shall document those materials and/or features in accordance
with the requirements of the Historic American Building Survey. Archival copies
of these photographs and the Professional’s Recommendation Report
documenting these efforts shall be submitted to the Santa Ana History Room so
that they may be archived and available to the public.
The Applicant may commence construction activities, including building
demolition, thirty (30) days after completion and submittal of the
1- 33
Recommendation Report to the City, subject to compliance with the notice and
meeting requirements of Condition 10A, below.
10A. Five (5) calendar days prior to removing the 1970s-era First American Title
façade, the Applicant shall provide written and electronic notice of the start date
for the removal work to the following organizations and the City: Santa Ana
Planning and Building Agency, Santa Ana Planning Commission, Santa Ana
Historic Resources Commission, Santa Ana Historical Preservation Society, and
Preserve Orange County. Notice shall be provided via email if available and in
writing and delivered by overnight delivery to the address on record with the City
for each named organization. Upon completion of the façade removal work and
the Recommendation Report described in Condition 10, the Applicant shall
provide a copy of the Recommendation Report to the above-named
organizations and the City, and shall schedule a meeting of all recipients of the
Recommendation Report to discuss the findings of said report and the
Applicant’s decision whether it can implement the Applicant’s Preservation
Alternative. The meeting shall be held at least seven (7) calendar days after
delivery of the Recommendation Report but no later than fifteen (15) calendar
days after delivery of the Recommendation Report.
11. The Project shall include a publicly-accessible amenity area available to the public
non-profit organizations four (4) times per calendar year, upon agreement by the
non-profit organization(s) and Applicant. Any revisions to the proposed projects to
include said amenity area, or any required modifications to accommodate said
amenity area, shall be reviewed for substantial conformance during Building
Division plan check.
12. Prior to Certificate of Occupancy issuance, public art shall be installed on the
project site at a value of one-tenth of one percent (0.10%) of the total valuation of
both buildings. The art may be installed on one or both of the project sites (Site A
and/or Site B). The selection, design, and installation of the art shall be subject to
review and approval by the Planning and Building Agency, the Community
Development Agency, and the Applicant.
13. Residents of both development sites in the Project (Site A and Site B) shall have
access to resident amenities and open space areas in both sites in perpetuity.
14. Prior to the issuance of a building permit, a Property Maintenance Agreement
must be recorded against the property. The agreement will be subject to review
and applicability by the Planning and Building Agency, the Community
Development Agency, the Public Works Agency, and the City Attorney to ensure
that the property and all improvements located thereupon are properly
maintained, Developer (and the owner of the property upon which the authorized
use and/or authorized improvements are located if different from the Applicant)
shall execute a Maintenance Agreement with the City of Santa Ana which shall
be recorded against the property and which shall be in a form reasonably
1- 34
satisfactory to the City Attorney. The Maintenance Agreement shall contain
covenants, conditions and restrictions relating to the following:
(a) Compliance with operational conditions applicable during any period(s) of
construction or major repair (e.g., proper screening and securing of the
construction site; implementation of proper erosion control, dust control and
noise mitigation measure; adherence to approved project phasing etc.);
(b) Compliance with ongoing operational conditions, requirements and
restrictions, as applicable (including but not limited to hours of operation, security
requirements, the proper storage and disposal of trash and debris, enforcement
of the parking management plan, and/or restrictions on certain uses,
(c) Ongoing compliance with approved design and construction parameters,
signage parameters and restrictions as well as landscape designs, as applicable;
(d) Ongoing maintenance, repair and upkeep of the property and all
improvements located thereupon (including but not limited to controls on the
proliferation of trash and debris about the property; the proper and timely removal
of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized
and/or weathered buildings, structures and/or improvements; the timely
maintenance, repair and upkeep of exterior paint, parking striping, lighting and
irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom
fixtures, landscaping and related landscape improvements and the like, as
applicable);
(e) If Developer and the owner of the property are different (e.g., if the Applicant
is a tenant or licensee of the property or any portion thereof), both the Applicant
and the owner of the property shall be signatories to the Maintenance Agreement
and both shall be jointly and severally liable for compliance with its terms.
(f) The Maintenance Agreement shall further provide that any party responsible
for complying with its terms shall not assign its ownership interest in the property
or any interest in any lease, sublease, license or sublicense, unless the
prospective assignee agrees in writing to assume all of the duties, obligations
and responsibilities set forth under the Maintenance Agreement.
(g) The Maintenance Agreement shall contain provisions relating to the
enforcement of its conditions by the City and shall also contain provisions
authorizing the City to recover costs and expenses which the City may incur
arising out of any enforcement and/or remediation efforts which the City may
undertake in order to cure any deficiency in maintenance, repair or upkeep or to
enforce any restrictions or conditions upon the use of the property. The
maintenance agreement shall further provide that any unreimbursed costs and/or
expenses incurred by the City to cure a deficiency in maintenance or to enforce
1- 35
use restrictions shall become a lien upon the property in an amount equivalent to
the actual costs and/or expense incurred by the City.
(h) The execution and recordation of the Maintenance Agreement shall be a
condition precedent to the issuance of final approval for any construction permit
related to this entitlement.
1- 36
EXHIBIT 3
1- 37
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1- 38
1- 39
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1- 40
EXHIBIT 4
1- 41
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1- 42
SPR No. 2019-01 & DBA No. 2019-01, “First American Title Co. Development”
114 and 117 East Fifth Street
Exhibit 4 – Site Photos
1- 43
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1- 44
EXHIBIT 5
1- 45
This page left blank intentionally.
1- 46
UP
UP
UPOBSCURED OBSCUREDOBSCUREDOBSCURED OBSCURED
OBSCURED
123.27
122.74
122.59
122.73
122.12
122.31
122.24
122.10
121.75
122.23
122.54
122.80
121.81
121.89
121.89
121.13
121.93
121.75
121.35
121.35
121.14
120.87
120.67
120.08
120.40
120.16
120.32
120.31
120.38
120.21
120.10
120.34
120.17
120.55 120.61 120.44 120.35 120.11
119.85120.11
120.24
120.59
121.30
120.78
120.70
120.28
119.89
120.34
120.76
120.81
121.25
121.41
121.35
121.88
121.77
122.30
122.20
122.23121.95
122.05
121.97
121.78
121.82 121.82
121.54121.58
122.19 122.13
122.29
122.18
122.81
123.30
121.72
121.30
122.94
123.82
123.90
123.75
123.36
123.25
123.28
122.74
122.68122.73
122.77
123.11
121.43
121.30
121.23
121.18
121.26
121.74
121.45
121.69
121.32
121.09 120.87
120.91
121.25
121.27
121.06
121.60
121.33
120.68
1 2 4
12 2
122
1221221201201
20120PM PM PM
UP
1
A201
1
A201MAIN STREET5TH STREET
4TH STREET BUSH STREET21 STALLS
PLAZA
53 STALLS
RETAIL
TRASH
TRASH
RESIDENTIAL
LOBBY
TRANSFORMER
24' - 0"RAMP UP TO LEVEL 2RAMP DOWN TO LEVEL B1ENTRY
PLAZA
LEASING/
LOUNGE
LOBBY/ AMENITIES
1,417 SF
ELEVATOR
LOBBY
ENTRY
LOBBY
TRASH
MAIL
OFFICE
STORAGE (14)STORAGE (19)
TRANSFORMER
SECURITY GATE SERVICE DOCK TRASHline of podium above
PROPERTY LINE2
A201
2
A201
4
A201
4
A201
3
A201
3
A201
-
--
-
-
-
-
-
7
A303
5
A303
6
A303
8
A303
40' - 4"40' - 6"154' - 8"12' - 8"1' - 11"1
A301
2
A301
2
A302
1
A302
UNIT L1
UNIT L2
UNIT L27.98%13.77%4.98%12.76%18' - 0"28' - 5"33' - 3"54' - 7"62' - 5"44' - 3"9' - 1"
250' - 0" SITE WIDTH
250' - 0" SITE DEPTH242' - 8"7' - 4"
250' - 0"10' - 6"69' - 3"28' - 3"250' - 0" SITE DEPTHSTAIRS
STAIRS 24' - 0"EXIT
EXIT
EXIT
PACKAGE
RETAIL 1
9,750 SF
RETAIL 2
2,600 SF
GREASE INT.COMPACTOR (T)COMPACTOR (R)TO SERVE: TRASH PICK UP,
TENANT MOVE-INS,
OVERSIZE DELIVERIES,
GREECE INTERCEPTOR,
RETAIL SERVICE
SERVICE CORRIDORTURN AROUND /
UBER/LYFT
USPSMETERS
VAN
TURN AROUND /
UBER/LYFT
24' - 0"24' - 0"PL TO SEC. GATE21' - 0"24' - 0"BIKE PARKING
(17)
MAINTENANCE
ACCESS
DEDICATION
5' - 0"
POTENTIAL PUBLIC
ART INSTALLATION
115' - 1"66' - 3"POTENTIAL PUBLIC
ART INSTALLATION 8' - 0"8' - 0"
SECURITY GATE
BIKE PARKING (10)
BIKE PARKING (10)PL TO SEC. GATE22' - 9 1/4"15' - 0"15' - 0"15' - 0"15' - 0"
15' - 0"
15' - 0"
12' - 0"
15' - 0"15' - 0"
ENTRY DRIVE
28' - 0"
ENTRY DRIVE
28' - 0"10' - 0"10' - 0"
PARKING/TRAFFIC STUDY PROVIDED AS SEPARATE SUBMITTAL
PARKING PROVIDED
TOTAL RESID.PARKING PROVIDED:332 STALLS
TOTAL STALLS:332 STALLS (1.51 RATIO)
TOTAL TANDEM STALLS: 56 STALLS (16.7%)
TOTAL H.C. STALLS: 8 STALLS (2.37%)
(8) RESIDENTIAL
PARKING BREAKDOWN BY LEVEL
SUBT GARAGE
HC 3 STALLS
SINGLE/PRIME STALL 145 STALLS
TANDEM STALL 13 STALLS
LEVEL 1
HC 5 STALLS
SINGLE/PRIME STALL 60 STALLS
TANDEM STALLS 9 STALLS
LEVEL 2
SINGLE/PRIME STALL 63 STALLS
TANDEM STALLS 34 STALLS
TOTAL 332 STALLS
PARKING BREAKDOWN BY UNIT TYPE
STUDIO (1 SPACE) 45 UNITS = 45 STALLS
1BDR/1BA (1 SPACE)101 UNITS = 101 STALLS
2BDR/2BA (2 SPACES; TANDEM) 74 UNITS = 148 STALLS
EXTRA = 38 STALLS
TOTAL RESID. PARKING PROVIDED = 332 STALLS
STALL DEPTH18' - 0"23'-0" MINIMUM24'-0" DRIVE AISLE18"21"18"21"
9' - 0"9' - 0"
VAN
12' - 0"9' - 0"
STORAGE SUMMARY
STORAGE REQUIRED
PARCEL 1 (194) 240 C.F./UNIT
PARCEL 2 (24) 240 C.F./UNIT
STORAGE PROVIDED
PARCEL 1
BASEMENT NONE
1ST FLOOR (33) 240 C.F.
2ND FLOOR (22) 240 C.F.
3RD FLOOR (23) 240 C.F.
4TH FLOOR (7) 240 C.F.
5TH FLOOR (7) 240 C.F.
6TH FLOOR (7) 240 C.F.
7TH FLOOR (7) 240 C.F.
TOTAL (106) 240 C.F.
PARCEL 2
1ST FLOOR NONE
2ND FLOOR (6) 240 C.F.
3RD FLOOR (6) 240 C.F.
4TH FLOOR (6) 240 C.F
5TH FLOOR (6) 240 C.F.
TOTAL (24) 240 C.F.
8' - 6"8' - 6"8' - 6"8' - 6"8' - 6"
15"15"23'-0" MINIMUM23' DRIVE AISLESTALL DEPTH18' - 0"0'
N
15' 30' 60'120'
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
SCALE: As indicated
4TH + MAINLEVEL 1
2019-08-08
A101
NOTES:THE SITE PLAN AND STATISTICS ARE CONCEPTUAL ONLY. ALL INFORMATION
WAS GENERATED FROM AN AERIAL MAP AND WILL REQUIRE A SURVEY TO VERIFY YIELD.
PARKING DATA
TYP. PARKING DIAGRAM
H.C. PARKING DIAGRAM
STORAGE DATA
▶
▶
▶
1- 47
This page left blank intentionally.
1- 48
EXHIBIT 6
1- 49
This page left blank intentionally.
1- 50
BEDROOM
12'-0 x 12'-0
BATH
W/D C.C
ENTRY I
KITCHEN
10'-6 x 12'-0
LIVING/DINING
18'-0" x 15'-5"
ENTRY II
P.3' - 11 1/2"12' - 1"14' - 3 1/2"11' - 0"18' - 1 1/2"8' - 6 1/2"11' - 7 1/2"11' - 5 1/2"5' - 2"8' - 3"18' - 6 1/2"
43' - 5"
KITCHEN
10'-0" x 11' 10"
LIVING/DINING
18'-3" x 17'-3"
BATH
W/D
ENTRY I
C.C.
ENTRY II
P.
L.19' - 5"11' - 0"18' - 3"8' - 0"11' - 5 5/8"10' - 0"19' - 3"
29' - 3"
OPEN TO BELOW
DEN
9'-11 x 20'-6"
MASTER
BEDROOM
15'-0 x 12'-0"
W.I.C.MASTER
BATH
L.
15' - 0"10' - 4"18' - 6 1/2"11' - 5 1/2"3' - 11 1/2"43' - 10 1/2"8' - 6 1/2"11' - 7 1/2"20' - 2"9' - 9 1/2"5' - 5 1/2"10' - 4"18' - 3"
BEDROOM
16'-7" x 10'-6"
OPEN TO BELOW
BATH
L.
29' - 7 1/2"
16' - 0"13' - 7 1/2"6' - 8 1/2"2' - 7"10' - 1 1/2"TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A411
1/4" = 1'-0"▉2BD LOFT UNIT L1 1/4" = 1'-0"⬤1BD LOFT UNIT L2
⬤
■
1
2
■
⬤
⬤
■
1- 51
BEDROOM
9'-10" x 9'-11"KITCHEN/DINING
6'-7" x 14'-0"
BATH
W/D
C.C.
ENTRY
LIVING
11'-9" x 12'-8"
L.
C.C.12' - 10 1/2"14' - 0 1/2"6' - 6"33' - 5"11' - 9"7' - 8 1/2"
19' - 5 1/2"12' - 10 3/4"10' - 1 1/2"7' - 8 3/8"8' - 2 1/2"
TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
C.C.
KITCHEN
10'-6" x 12'-6"
LIVING
12'-6" x 12'-8"
W/D
BATH
ENTRY
BEDROOM
12'-6" x 9'-10"
L.
9' - 6"12' - 10"10' - 1 1/2"12' - 11"22' - 4 1/2"
10' - 6 3/8"15' - 11 1/2"
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A412
1/4" = 1'-0"▉UNIT S1 1/4" = 1'-0"⬤UNIT S2
⬤
■
1
2
■ ■
■
■
■
⬤■
■
1- 52
DINING/LIVING
17'-9" x 12'-0"
BATH
W/D
BEDROOM
10'-0" x 11'-2"KITCHEN
7'-3" x 15'-4"
ENTRY
P
P
C.C.
C.C.
17' - 9"33' - 2"10' - 7 1/2"11' - 9"2' - 3 1/2"7' - 1 1/2"11' - 10 1/2"17' - 0"4' - 2"33' - 1"6' - 0"L.
2' - 3 1/2"5' - 0"10' - 5 1/2"
DECK
12'-6" x 6'-0"
BEDROOM
13'-0" x 12'-3"
LIVING/DINING
12'-3" x 22'-2"
BATH KITCHEN
10'-0" x 12'-6"
W/D
W.I.C.
ENTRY
C.C.
L.13' - 9"19' - 8 1/2"13' - 5 1/2"12' - 3"
26' - 1 1/2"10' - 6"10' - 7"12' - 9 1/2"33' - 5 1/2"L.
9' - 2 1/2"5' - 0"7' - 3"
TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A413
1/4" = 1'-0"⬤UNIT S3 Option 1 1/4" = 1'-0"▉UNIT A
⬤
■
1
2
⬤
■ ■
■
■■
■
■
1- 53
LIVING/DINING
13'-7" X 15'-11"
DEN
9'-8" x 10'-8"BEDROOM
11'-0" x 12'-6"
W/D
KITCHEN
13'-7" x 13'-6"
BATH
W.I.C.C.C.
ENTRY
P.
L.11' - 11"18' - 5 1/2"11' - 5 1/2"14' - 0 1/2"9' - 7"
35' - 1"10' - 4"6' - 4"13' - 8 1/2"30' - 6"11' - 5 1/2"13' - 10"
DECK
12'-6" x 6'-0"
LIVING/DINING
13'-11" x 13'-1"
BEDROOM
10'-9" x 12'-4"
W.I.C
BATH
W/D
KITCHEN
13'-11" x 13'-6"
DECK
12'-6" x 6'-0"
C.C.
ENTRY
P.15' - 1"13' - 6"28' - 7"11' - 9"13' - 11"
25' - 8"12' - 1"6' - 1"10' - 0 1/2"28' - 2 1/2"11' - 5 1/2"13' - 6 1/2"
L.
TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A414
1/4" = 1'-0"⬤UNIT B11/4" = 1'-0"▉UNIT B
⬤
■
■
1
2■
■
■
■
■■■■
⬤
1- 54
TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
W.I.C.
BATH
W/D
C.C.
DEN
11'-1" x 10'-6"
LIVING/DINING
12'-5" x 20'-1"
DECK
12'-6" X 6'-0"
BEDROOM
12'-6" x 10'-6"
ENTRY
11' - 3"11' - 4"12' - 10"9' - 5 1/2"20' - 0 1/2"P.DINING
14'-6" x 9'-4"
L.29' - 6"35' - 5"10' - 6"4' - 3 1/2"8' - 1 1/2"8' - 6"15' - 1"5' - 9 1/2"14' - 6 1/2"
L.
W/D
C.C.
LIVING/KITCHEN
17'-0" X 19'-6"
BEDROOM
11'-4" x 10'-0"
BATH
ENTRY
C.C.
P.
11' - 0"17' - 3"19' - 5"28' - 3"7' - 1 1/2"12' - 3 1/2"19' - 5"11' - 10 1/2"5' - 1"11' - 10 1/2"
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A415
1/4" = 1'-0"⬤UNIT D 1/4" = 1'-0"▉UNIT C
⬤
■
1
2
■
⬤ ⬤
1- 55
TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
BEDROOM
11'-0" x 10'-4"
LIVING
13'-6" x 10'-6"
MASTER
BEDROOM
11'-8" x 12'-8"
W.I.C
MASTER
BATH
KITCHEN/DINING
13'-6" x 16'-2"
BATH
W.I.C.
W/D
L.
DECK
12'-6" x 6'-0"
L.
ENTRY
C.C.
36' - 9"8' - 3 1/2"7' - 10"14' - 1 1/8"11' - 11 1/2"8' - 3"5' - 3"4' - 1"7' - 2 1/2"
11' - 8"13' - 9 1/2"11' - 3 1/2"10' - 2"5' - 11 1/2"10' - 3 3/4"P.
DECK
12'-6" x 40'-0"
W.I.C
MASTER
BEDROOM
11'-10" x 15'-2"
LIVING/DINING
13'-6" x 21'-6"
KITCHEN
9'-6" x 15'-6"
W.I.C
BEDROOM
11'-8" x 16'-0"
BATH
BATH
W/D
ENTRY
11' - 10"25' - 4 1/2"12' - 7"5' - 1 1/2"10' - 11 1/2"4' - 11 1/2"10' - 3 1/2"15' - 2 1/2"14' - 7"5' - 11 1/2"5' - 1 1/2"11' - 8 1/2"8' - 2 1/2"21' - 6 1/2"MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A416
1/4" = 1'-0"▉UNIT E
⬤
■
■
1/4" = 1'-0"⬤UNIT E1
1
2
■
■
■
■■■■⬤
1- 56
TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
MASTER BATH
W.I.C.
BEDROOM
12'-6" x 11'-0"
BATH
MASTER
BEDROOM
14'-0" X 11'-0"
KITCHEN
8'-9" x 13'-3"
LIVING/DINING
21'-10 x 15'-0"
C.C.
ENTRY
DECK
12'-6" x 6'-0"
W/D
15' - 3"33' - 2 1/4"
48' - 3 1/4"11' - 4 1/2"15' - 0"15' - 6 1/2"14' - 1 1/8"6' - 11"8' - 3"8' - 4 1/2"10' - 0 1/2"14' - 8 1/4"
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A417
■
1/4" = 1'-0"▉UNIT F
1
2
■
1- 57
KITCHEN/DINING/LIVING
23'-7" x 17'-7"
BEDROOM
12'-0" x 11'-0"
MASTER
BEDROOM
12'-0" X 14'-0"
MASTER
BATH
W.I.C.
BATH
W/D
C.C.
C.C.C.C.
ENTRY
12' - 5 1/2"26' - 3"
DECK
6'-0" x 12'-6"15' - 0 3/4"7' - 5 1/2"6' - 7"13' - 4 1/4"10' - 3"4' - 0"12' - 5 1/2"
TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A418
■
▉UNIT G
1
2
■
1- 58
TBEDROOM
12'-0" x 13'-0"
MASTER
BEDROOM
12'-6" X 11'-11"
W.I.C.
MASTER BATH
BATH
W.I.C.
LIVING
17'-1" x 18'-6"
DINING/KITCHEN
14'-2" x 21'-0"
W/D
C.C.
P.P.
ENTRY
DECK
12'-6" x6'-0"
12' - 11 1/2"27' - 4 7/8"12' - 9 7/8"7' - 5 1/2"8' - 0 3/8"12' - 8"5' - 8 1/2"7' - 3 1/2"16' - 9"12' - 4 1/4"10' - 0"12' - 11 1/2"P.35' - 3 1/4"42' - 5"
TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A419
⬤
⬤UNIT H
1
2
⬤
1- 59
MASTER
BEDROOM
11'-0" x 12'-0"
MASTER
BEDROOM
15'-0" x 12'-7"
DECK
8'-4" x 8'-2"
LIVING
9'-9" x 14'-3"
MASTER
BATH
W.I.C.
W.I.C.
DINING/KITCHEN
19'-10" x 11'-10"
MASTER
BATH
C.C.
W/D
ENTRY
P.9' - 0 1/2"24' - 6"7' - 10"13' - 6 1/2"15' - 0 1/2"11' - 0"12' - 4 1/2"20' - 9"12' - 4"10' - 11 1/2"14' - 2"11' - 3 1/2"
47' - 4 1/2"33' - 2"48' - 9"33' - 6 3/8"TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A420
▉UNIT J
■
1
2
■■
■■
1- 60
11' - 11 1/2"8' - 2 1/2"21' - 6 1/2"20' - 9 1/2"16' - 0 1/2"4' - 11 1/2"10' - 3 1/2"15' - 2 1/2"
41' - 8 1/2"12' - 1 1/2"12' - 1 1/2"9' - 6 1/2"15' - 2"36' - 10"36' - 10"30' - 5 1/2"
BEDROOM
11'-8" x 15'-8"
LIVING/DINING
21'-6" x 13'-6"
KITCHEN
15'-0" x 9'-6"
MASTER
BEDROOM
15'-2" x 11'-10"
MASTER
BEDROOM
W.I.C.
BATH
W/D
C.C.
W.I.C.
P
L.
DECK
41'-0" x 12'-2"
ENTRY
TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A421
1/4" = 1'-0"▉UNIT I
■
1
2
■■
1- 61
TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
LIVING/DINING
20'-0" x 14'-2"
BEDROOM
12'-1" x 10'-6"
MASTER
BATH
W.I.C.
BATH
C.C.
W/D
DECK
6'-0" x 10'-10"
ENTRY17' - 5 1/2"15' - 2 1/2"12' - 0 1/2"27' - 9 1/2"
39' - 10"
MASTER BED
13'-9" x 12'-5"
C.C.
9' - 10"3' - 0"5' - 2"21' - 2"
L 10' - 6"5' - 10 1/2"MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A422
1/4" = 1'-0"▉UNIT K
■
1
2 ■
1- 62
MASTER BED
11'-4" x 11'-1"
WIC
MASTER
BATH
W/D
CC
BATH
BED ROOM
11'-10" x 11'-7"
CC
LIVING / DINING
20'-4" x 16'-10"
ENTRY
DECK
6'-0" x 10'-10"
11' - 7"18' - 5 1/2"11' - 7 1/2"15' - 8"11' - 3 1/2"38' - 7"11' - 7"5' - 2 1/2"15' - 1 1/2"13' - 8"18' - 9"KITCHEN
TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A423
1/4" = 1'-0"▉UNIT K2
■
1
2 ■
11' - 7"5' - 2 1/2"15' - 1 1/2"
1/4" = 1'-0"▉UNIT K2
1- 63
BEDROOM
15'-10" x 11'-6"
KITCHEN
9'-4" x 17'-8"
LIVING
15'-0" x 17'-8"
W.I.C BATH
C.C.
W/D
MASTER
BATH
ENTRY
12' - 5 1/2"8' - 0"18' - 1"
38' - 7"7' - 2 1/2"25' - 2"32' - 4 1/2"8' - 3 1/2"4' - 7 1/2"8' - 0"17' - 7 1/2"15' - 10"9' - 7 1/2"TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A424
▉1BD UNIT P1
■
1
2
■■
1- 64
BEDROOM
12'-2" x 11'-0"
BATH
KITCHEN
9'-4" x 11'-10"
DINING/LIVING
19'-4" x 20'-0"
W/D
BATH
BEDROOM
14'-0" x 14'-0"
W.I.C
ENTRY
W.I.C
C.C.
BATH
10' - 0"11' - 0"12' - 9"9' - 2 1/2"19' - 3 1/2"11' - 1"14' - 2"6' - 9 1/2"
73' - 3 1/2"7' - 0"14' - 0"3' - 3"11' - 4 1/2"4' - 3 1/2"34' - 10"5' - 10 1/2"6' - 10 1/2"
TYPE QTY NET RENTABLE DECK
S1 35 544 SF
S2 5 700 SF
S3 5 600 SF 70 SF
A 40 780 SF
B 37 750 SF 70 SF
C 3 590 SF
P1 1 1030 SF 260 SF
B1 6 950 SF 80 SF
L2 2 1,000 SF
E 25 1,090 SF 80 SF
E1 4 1,400 SF 500 SF
F 4 1,487 SF 70 SF
G 6 1,380 SF 80 SF
H 6 1,418 SF 70 SF
I 5 1,400 SF 500 SF
J 10 1,300 SF 70 SF
P2 1 1,415 SF 650 SF
L1 1 1,684 SF
TOTAL 196
STUDIO
1BR
2BR
PARCEL 1
B 4 750 SF
D 4 975 SF 70 SF
E 8 1,090 SF
K 4 1,220 SF 80 SF
K2 4 1,157 SF 80 SF
TOTAL 24
2BR
1BR
PARCEL 2
23%
45%
32%
100%
33%
66%
100%
1BR+D
1BR+D
1BR+L
2BR+L
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINUNIT PLANS
2019-08-08
A425
▉2BD UNIT P2
■
1
2
■■■
1- 65
This page left blank intentionally.
1- 66
EXHIBIT 7
1- 67
This page left blank intentionally.
1- 68
Level 1
0' -0"
Level 2
16' -0"
Level 3
26' -0"
Level 4
36' -0"
Level 5
46' -0"
Level 6
56' -0"
ROOF
76' -0"
Level 7
66' -0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"16' - 0"3 1 4 8 2 2 7753
POTENTIAL FUTURE RETAIL
SIGNAGE LOCATION 76' - 0"1
2
Level 1
0' -0"
Level 2
16' -0"
Level 3
26' -0"
Level 4
36' -0"
Level 5
46' -0"
Level 6
56' -0"
ROOF
76' -0"
Level 7
66' -0"
1 3 2 7579858444
10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"16' - 0"POTENTIAL FUTURE RETAIL
SIGNAGE LOCATION 76' - 0"SIDING BRICK
STUCCO I
LIGHT GRAY
STUCCO II
DARK GRAY
METAL PANEL
DECORATIVE/
RAILING
TEXTURED CMU
GLAZING SYSTEM
METAL CANOPY
MATERIALS
1 2 3
654
7 8 ART WORK9
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINEXTERIOR ELEVATIONS l MATERIALS
2019-08-08
A301
PARCEL 1_SOUTH ELEVATION
PARCEL 1 -WEST ELEVATION
1
2
1- 69
1
2
Level 1
0' -0"
Level 2
16' -0"
Level 3
26' -0"
Level 4
36' -0"
Level 5
46' -0"
Level 6
56' -0"
ROOF
76' -0"
Level 7
66' -0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"16' - 0"5 11 53277 64
76' - 0"Level 1
0' -0"
Level 2
16' -0"
Level 3
26' -0"
Level 4
36' -0"
Level 5
46' -0"
Level 6
56' -0"
ROOF
76' -0"
Level 7
66' -0"16' - 0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"7714 5 8 8434136
DECORATIVE METAL 76' - 0"SIDING BRICK
STUCCO I
LIGHT GRAY
STUCCO II
DARK GRAY
METAL PANEL
DECORATED/
RAILING
TEXTURED CMU
GLAZING SYSTEM
METAL CANOPY
MATERIALS
1 2 3
654
7 8
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINEXTERIOR ELEVATIONS l MATERIALS
2019-08-08
A302
PARCEL 1 EAST -ELEVATION
PARCEL 1 -NORTH ELEVATION
1
2
1- 70
45168
15436 5 2 8 3
Level 1
0' -0"
552837
P2 LEVEL 2
14' -0"
P2 LEVEL 3
24' -0"
P2 LEVEL 4
34' -0"
P2 LEVEL 5
44' -0"
P2 ROOF
54' -0"10' - 0"10' - 0"10' - 0"10' - 0"14' - 0"54' - 0"Level 1
0' -0"
P2 LEVEL 2
14' -0"
P2 LEVEL 3
24' -0"
P2 LEVEL 4
34' -0"
P2 LEVEL 5
44' -0"
P2 ROOF
54' -0"10' - 0"10' - 0"10' - 0"10' - 0"14' - 0"54' - 0"FOREGROUND BUILDING CUT LINE
1
2
SIDING BRICK
STUCCO I
LIGHT GRAY
STUCCO II
DARK GRAY
METAL PANEL
DECORATED/
RAILING
TEXTURED CMU
GLAZING SYSTEM
METAL CANOPY
MATERIALS
1 2 3
654
7 8
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINEXTERIOR ELEVATIONS l MATERIALS
2019-08-08
A303
PARCEL 2 -NORTH ELEVATION PARCEL 2 -EAST ELEVATION
PARCEL 2 -SOUTH ELEVATIONPARCEL 2 -WEST ELEVATION
1
2
1- 71
Level 1
0' -0"
Level 2
16' -0"
Level 3
26' -0"
Level 4
36' -0"
Level 5
46' -0"
Level 6
56' -0"
ROOF
76' -0"
Level 7
66' -0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"16' - 0"3 1 4 8 2 2 7753
POTENTIAL FUTURE RETAIL
SIGNAGE LOCATION 76' - 0"1
2
Level 1
0' -0"
Level 2
16' -0"
Level 3
26' -0"
Level 4
36' -0"
Level 5
46' -0"
Level 6
56' -0"
ROOF
76' -0"
Level 7
66' -0"
1 3 2 7579858444
10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"16' - 0"POTENTIAL FUTURE RETAIL
SIGNAGE LOCATION 76' - 0"SIDING BRICK
STUCCO I
LIGHT GRAY
STUCCO II
DARK GRAY
METAL PANEL
DECORATIVE/
RAILING
TEXTURED CMU
GLAZING SYSTEM
METAL CANOPY
MATERIALS
1 2 3
654
7 8 ART WORK9
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINEXTERIOR ELEVATIONS l MATERIALS
2019-08-30
A301
PARCEL 1_SOUTH ELEVATION
PARCEL 1 -WEST ELEVATION
1- 72
1
2
Level 1
0' -0"
Level 2
16' -0"
Level 3
26' -0"
Level 4
36' -0"
Level 5
46' -0"
Level 6
56' -0"
ROOF
76' -0"
Level 7
66' -0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"16' - 0"5 11 53277 64
76' - 0"Level 1
0' -0"
Level 2
16' -0"
Level 3
26' -0"
Level 4
36' -0"
Level 5
46' -0"
Level 6
56' -0"
ROOF
76' -0"
Level 7
66' -0"16' - 0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"10' - 0"7714 5 8 8434136
DECORATIVE METAL 76' - 0"SIDING BRICK
STUCCO I
LIGHT GRAY
STUCCO II
DARK GRAY
METAL PANEL
DECORATED/
RAILING
TEXTURED CMU
GLAZING SYSTEM
METAL CANOPY
MATERIALS
1 2 3
654
7 8
MASTER ID NO. 2018-243617
PROJECT NUMBER: DP-2018-20
111 EAST 4TH STREET
SANTA ANA, CA 92701
4TH + MAINEXTERIOR ELEVATIONS l MATERIALS
2019-08-30
A302
PARCEL 1 EAST -ELEVATION
PARCEL 1 -NORTH ELEVATION
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EXHIBIT 8
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12MASTER ID NO. 2018-243617PROJECT NUMBER: DP-2018-20111 EAST 4TH STREETSANTA ANA, CA 927014TH + MAINBUILDING 1 PERSPECTIVE2019-06-10A6012019-08-081- 77
12MASTER ID NO. 2018-243617PROJECT NUMBER: DP-2018-20111 EAST 4TH STREETSANTA ANA, CA 927014TH + MAINBUILDING 1 PERSPECTIVE2019-06-10A6032019-08-081- 78
12MASTER ID NO. 2018-243617PROJECT NUMBER: DP-2018-20111 EAST 4TH STREETSANTA ANA, CA 927014TH + MAINBUILDING 1 PERSPECTIVE2019-06-10A6042019-08-081- 79
12MASTER ID NO. 2018-243617PROJECT NUMBER: DP-2018-20111 EAST 4TH STREETSANTA ANA, CA 927014TH + MAINBUILDING 1 PERSPECTIVE2019-06-10A6062019-08-081- 80
12MASTER ID NO. 2018-243617PROJECT NUMBER: DP-2018-20111 EAST 4TH STREETSANTA ANA, CA 927014TH + MAINBUILDING 1 PERSPECTIVE2019-06-10A6072019-08-081- 81
12MASTER ID NO. 2018-243617PROJECT NUMBER: DP-2018-20111 EAST 4TH STREETSANTA ANA, CA 927014TH + MAINBUILDING 1 PERSPECTIVE2019-06-10A6082019-08-081- 82
12MASTER ID NO. 2018-243617PROJECT NUMBER: DP-2018-20111 EAST 4TH STREETSANTA ANA, CA 927014TH + MAINBUILDING 2 PERSPECTIVE2019-06-10A6102019-08-081- 83
12MASTER ID NO. 2018-243617PROJECT NUMBER: DP-2018-20111 EAST 4TH STREETSANTA ANA, CA 927014TH + MAINBUILDING 2 PERSPECTIVE2019-06-10A6112019-08-081- 84
12MASTER ID NO. 2018-243617PROJECT NUMBER: DP-2018-20111 EAST 4TH STREETSANTA ANA, CA 927014TH + MAINBUILDING 1 PERSPECTIVE_PROPOSED DESIGN2019-06-10A605H I S T O R I C A L 4 T H & M A I N D E S I G NP R O P O S E D 4 T H & M A I N D E S I G N2019-08-081- 85
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1- 87
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EXHIBIT 9
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0'
IMAGERY
1
2
3
3
3
4
4
4
4
44
5
5
Community Gathering Space Plaza
4th Street Promenade
Parkway Shrub Mass
- 5 Gal. Ligustrum texanum
Japonicum
Street Tree
- 24” Box Cinnamon camphora
Metal Furniture
LEGEND
1
2
3
4
5
MAIN STREET4TH STREET
5TH STREET
BUSH STREETSTREET LEVEL URBAN DESIGN 06.07.2019 L.01
DESIGN CHARACTER
The landscape is a collaboration with
the architecture and existing 4th Street
environment with enhanced hardscape,
street trees for shade, parkway shrub mass,
sculptured shrubs in raised planters in “The
Plaza”, sitting areas, outdoor furniture at the
retail space, street lighting for safety and
decorative lighting of landscape features.
Integral Color concrete with 3’x3’
score pattern for all street pedestrian
areas
4th Street:
30% of the area to be brick paving with
color and pattern to collaborate with
existing 4th street paving.
PAVING MATERIALS
CITY REQUIREMENTS
1. Street trees removed within the public right-of-way
are subject to approval by the Environmental and
Transportation Advisory Committee (ETAC).
2. 24” box street trees to be installed per the City
Downtown Theme Standards and approved plan.
3. Separate landscape irrigation water service/meter
to be used to irrigate all landscape areas.
4. Weather Based Irrigation Controller ”Smart Timer”
and Drip irrigation delivery devices to be used.
Bellevie Table by Jardin
Basix Modular by Sun Furniture Co.
2019-08-081- 91
0'
1
2
3
4
Waterscape Pool and Spa
Fitness / Wellness Green
Programmable Lawn
City View Deck
Dog Area
LEGEND
1
2
3
4
55
DESIGN CHARACTER
• “Sophisticated Luxury”
• Wellness
• Community
• Activities
• Semi-private garden space
• Sports on the green
• Entertainment breakout spaces
• Pool Light swimming
Wifi
• Spa
• Fire table
• Resort lighting
• Clubroom
Internal
External (City)
Bar
Gathering
IMAGERY
L.023RD FLOOR COURTYARDMAIN STREET4TH STREET
5TH STREET
BUSH STREET20’40’80’10’
06.07.2019
2019-08-081- 92
0'
IMAGERY
1
2
3
3 6
5
4
4
Trellis Structure with Vines
Informal Lounge
Green Wall
Fire Table
Outdoor Dining Area
City View Corner Seats
LEGEND
1
2
3
4
5
6
L.037TH FLOOR DECK AMENITY
10’20’40’5’
4TH STREET BELOW
3RD FLOOR
COURTYARD BELOW
BUSH STREET BELOWDESIGN CHARACTER
• “Vine Sky Lounge”
• Trellis structure for overhead green
treatment
• Open garage/nano doors allows the
activation of indoor-outdoor space
• Maximize the city view corner with
organic seatings
06.07.2019
2019-08-081- 93
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EXHIBIT 10
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Exhibit 10
Conformance to Development and Parking Standards
Required by the Transit Zoning Code Provided
Lined Block Building Type Height (Table DT-1):
1. Minimum - 2 stories
2. Maximum - 10 Stories
5 to 7 Stories
Parking Driveway Width (Table DT-5):
2-Way Driveway: 20’0” minimum and 25’0” maximum.
2-Way Driveway: Project’s driveway width varies from
23’0” to 25’0”.
Parking (Table DT-6):
1. Standard: 2 stalls per unit minimum and 0.15 stalls per
unit guest, and 1/400 square feet of commercial
space.
o Results in 473 residential and 31 commercial
parking spaces required (504 total)
Residential: 301 stalls (Per Affordable Housing Plan, State
of California Government Code Section 65915(p)(1) and
65915(p)(4)):
• Zero to 1 bedroom – 1 stall
• 2 to 3 bedrooms – 2 stalls
Commercial: 31 Stalls (1/400 sf)
(7 extra onsite parking spaces provided) – Approval of a
Density Bonus Agreement Waiver/Concession
Required
• Results in 332 total onsite parking spaces (1.51
per unit onsite parking ratio)
• Per Parking Management Plan, up to 412 onsite
parking spaces may be provided (1.87 per unit
onsite parking ratio)
• Per Parking Management Plan, up to 60 additional
parking spaces available offsite (2.15 per unit
parking ratio)
Setbacks (Table DT-2):
1. Front Yard – 0’0” min, 0’0” max
2. Street Side – 0’0” min, 10’0” max
3. Side Yard – 0’0” min, no max
4. Rear Yard – 15’0” min, no max
5. Alley Yard – 3’0” min, no max
Complies; never more than 10’0” maximum.
Frontage Type (Table DT-4):
1. Arcade – Min 50% of Frontage
2. Gallery – Min 50% of Frontage
3. Shopfront – Min 75% of Frontage
4. Forecourt – Max 50% of Frontage (remainder of
frontage per permitted types)
5. Stoop – Max 50% of Frontage
Main : 100% Shopfront, 12% Forecourt
4th St.: 100% Shopfront, 38% Forecourt
Bush St.: 31% Stoop
5th St.: 18% Stoop
Building Types Allowed (Table BT-1):
Flex Block, Lined Block, Stacked Dwellings, Courtyard
Housing, Live-Work, Tuck Under
Lined Block
Lined Block Width and Depth (Table BT-1):
1. Width – Min 125’0” and Max 300’0”
2. Depth – Minimum 100’0”
1. Width – 250’0”
2. Depth – 250’0”
Lined Block Access Standards (Sec. 41-2023):
1. The main entrance to each ground floor shall be
directly from the street.
2. Entrance to residential portions of the building shall be
through a dedicated street level lobby, or through a
dedicated podium lobby accessible from the street of
through a side yard.
3. Access to each unit above the second level, not
accessed through a podium, shall be through an
interior corridor of at least 6’0” with recessed doors or
seating alcoves/offsets at least every 100’0”.
4. Each level of the building shall have access to the
garage via an elevator.
All requirements met and shown in plan sheets.
Lined Block Parking Standards (Sec. 41-2023): The building provides parking via an underground and
above-ground garage. All dwellings will have indirect
access to parking stalls.
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Exhibit 10
Required by the Transit Zoning Code Provided
1. All parking shall be in an underground or above-
ground garage, tuck under parking, or combination
thereof.
2. Dwellings shall have indirect access to their parking
stall(s).
Lined Block Open Space Standards (Sec. 41-2023):
1. The common open space shall be designated as a
courtyard, or in the front as a forecourt. This area
shall be equal to 15% of the lot and shall be open to
the sky.
2. Minimum courtyard width of 20’0” when running EW
and 15’0” when running NS.
3. 20’0” wide courts only permit architectural projections
on two opposing sides.
4. Private open space for each dwelling unit and no less
than 50 SF and not less than 6’0” in each direction.
5. Private open space can be substituted for common
open space or common interior space at an equivalent
square footage. The minimum dimension of this space
shall be 15’0” in each direction.
Site A & Site B:
1. Required (Common + Private): 11,250 SF
2. Provided (Common + Private): 40,860 SF
All requirements met and shown in plan sheets.
Lined Block Landscape Standards (Sec. 41-2023):
1. If a front yard is present, one 24” box tree per 25’0”
lineal feet shall be provided.
2. Six (6) 5-gallon shrubs and ten (10) 1-gallon size
shrubs or ground cover per required tree.
3. Courtyards located above garages shall avoid the
sensation of forced podium hardscape.
4. Trees in the front yard may not exceed 12-15’ in height
at maturity and must be suitable for built in concrete
planters or containers with a 36-inch width.
5. One 36” box tree is required per courtyard that meets
the minimum dimensions. For courtyards that exceed
minimum dimensions, two or more 24-inch box small
size trees may be substituted.
6. If a rear yard is present, at least one (1) 36” box tree
per 30’0” lineal feet shall be planted.
7. If a side yard is present, at least one (1) 24” box tree
per 30’0” lineal feet shall be provided.
1. N/A
2. Complies
3. Complies
4. N/A
5. Complies
6. N/A
7. N/A
Lined Block Frontage Standards (Sec. 41-2023):
Entry door oriented to street/courtyard when fronting to
one. Service rooms-oriented backing to corridors.
All requirements met and shown in plan sheets.
Building Size and Massing Standards (Sec. 41-2023):
1-4 (Standards Noted and Met)
5. Max Height Ratios:
a. Ground Floor – 100%
b. Level 2 – 100%
c. Level 3-5 – 85%
d. Level 6 – 85%
Building Height Ratios:
1. Ground Floor – 100%
2. Level 2 – 97%
3. Level 3-6 – 81%
4. Level 7 – 71%
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EXHIBIT 11
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SPR No. 2019-01 & DBA No. 2019-01, “First American Title Co. Development”
114 and 117 East Fifth Street
The 2019 EIR Addendum and Technical Appendices are available online at:
https://www.santa-ana.org/pb/planning-division/major-planning-projects-and-documents/first-
american-title-co-site-downtown
Physical copies are also available by visiting the Planning Division public counter located at 20 Civic
Center Plaza, Santa Ana, CA 92701
Exhibit 11 – 2019 EIR Addendum and Technical Appendices
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EXHIBIT 12
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SPR No. 2019-01 & DBA No. 2019-01, “First American Title Co. Development”
114 and 117 East Fifth Street
The 2019 EIR Addendum and Technical Appendices are available online at:
https://www.santa-ana.org/transit-zoning-code-environmental-impact-report
Physical copies are also available by visiting the Planning Division public counter located at 20 Civic
Center Plaza, Santa Ana, CA 92701
Exhibit 12 – 2010 Transit Zoning Code EIR
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EXHIBIT 13
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PARKING STUDY AND PARKING MANAGEMENT PLAN
FIRST AMERICAN PLAZA
4TH + MAIN APARTMENTS
Santa Ana, California
September 16, 2019
1- 109
September 16, 2019
Mr. Michael McCann
Toll Brothers Apartment Living
200 Spectrum Center Drive, Suite 300
Irvine, CA 92618
LLG Reference: 2.18.3984.1
Subject: Parking Study and Parking Management Plan for the
First American Plaza - 4th + Main Apartments
Santa Ana, California
Dear Mr. McCain:
As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this
Parking Study for the proposed First American Plaza – 4th + Main Apartments Project
(hereinafter referred to as Project) in the City of Santa Ana, California. It is our
understanding that the project is located in downtown Santa Ana which provides
alternative modes of travel which results in the need to justify the use of a lower
parking ratio than what is documented in the City of Santa Ana Municipal Code and
the City’s Transit Zone Code. The Transit Zoning Code (“TZC”) establishes a
minimum off-site parking requirement of 2 spaces per unit and 0.15 space per unit for
guest parking. Non-residential development is to be parked at a ratio of 1 space per
400 square feet (TZC Table DT-6.).
However, based on research of adopted parking standards for other jurisdictions with
similar projects in a downtown, transit oriented district setting, lower parking ratios
more appropriately reflect future parking demand for the Project. Further yet, given
5% of the Project’s residential units are designated as very low affordable units, the
parking ratios for affordable housing developments specified in the California
Government Code Section 65915 were applied to the Project’s residential component.
Pursuant to our coordination efforts with City of Santa Ana staff and understanding
of the City’s requirements, the preparation of a Parking Study, inclusive of a Parking
Management Plan (PMP) is required to ensure adequate parking for all Project
tenants, employees and guests, and reduce or eliminate any impacts on the
surrounding neighborhoods. This PMP is intended to be used to ensure that parking,
as required for an affordable housing development such as the Project, will be
sufficient to accommodate the Project’s actual parking demand.
1- 110
PROJECT DESCRIPTION AND MULTIMODAL SETTING
The Project site occupies two separate parcels of land totaling 1.72-acres. The main
parcel is a square shaped parcel of land that is currently developed with 113,000 SF
of office space that previously served as the First American Title Company corporate
offices. It is located east of Main Street, between 4th Street and 5th Street, and is
addressed at 421 North Main Street in the City of Santa Ana, California. The second
parcel is a square shape parcel of land that is currently developed as a parking lot,
located on the northwest corner of Bush Street at 5th Street. The Project site is zoned
Downtown (“DT Zone”) by the City’s Transit Zone Code (TZC) which
accommodates a mix of uses. Figure 1 is an existing aerial photograph of the Project
site.
The proposed Project includes the development of two buildings with a total of 220
apartment units and 12,350 SF of retail/commercial space, with a proposed parking
supply of 332 spaces, inclusive of 8 handicap accessible stalls and 56 tandem (2nd
access) stalls. Table 1 summarizes the proposed Project development totals for the
site. Building 1, located east of Main Street between 5th Street and 4th Street, includes
the development of a seven-story 196-unit apartment podium, consisting of 45 studio
units, 89 one-bedroom units, and 62 two-bedroom units, with 12,350 SF of
retail/commercial space on the ground floor over a 311-space parking garage (1
basement + 2 levels above grade). Building 2, located on the northwest corner of
Bush Street at 5th Street, includes the development of a five-story, 24-unit apartment
building, consisting of 12 one-bedroom units and 12 two-bedroom units, over a 21-
space parking garage, inclusive of one handicap accessible stall. Existing on-street
(paid) parking along the project’s 4th Street frontage will be maintained Figure 2
presents the proposed site plan, prepared by MVE + Partners.
Project’s Pedestrian Connections
Pedestrian circulation would be provided via existing public sidewalks along Main
Street, Bush Street, 5th Street and 4th Street within the vicinity of the project frontage,
which will connect to the project site. The project will protect the existing sidewalk
along project frontage, and if necessary, repair or reconstruct sidewalks along the
project frontage per the City’s request. The existing sidewalk system within the
project vicinity provides direct connectivity throughout downtown Santa Ana,
inclusive of the Santa Ana Metrolink Station located on Santa Ana Boulevard east of
Santiago Street, as well as the City’s public parking structures located to the east and
west of the subject property along 5th Street. From the project site, it would take
approximately 10 minutes to walk to the Santa Ana Metrolink Station that is 0.65
miles from the site.
1- 111
Project’s Proximity to Public Transit
Public transit bus service is provided in the project area by the Orange County
Transportation Authority (OCTA). Five (5) OCTA bus routes operate within the
vicinity of the project site on Main Street, Santa Ana Boulevard, 5th Street, and First
Street, which consists of the following:
OCTA Route 53: The major route of travel is Main Street. Nearest to the project
site are bus stops on Main Street – northbound and southbound east and west of
the intersection with 4th Street. Route 53 operates on approximate 30-minute
headways during weekdays and 20-minute headways on weekends.
OCTA Route 55: The major routes of travel include Main Street and First Street.
Nearest to the project site are bus stops on First Street – eastbound and westbound
west of the intersection with Main Street. Route 55 operates on approximate 30-
minute headways on the weekdays and weekends.
OCTA Route 64: The major route of travel is First Street. Nearest to the project
site are bus stops on First Street – eastbound and westbound south of the
intersection with Main Street. Route 64 operates on approximate 30-minute
headways on the weekdays and 25-minutes on the weekends.
OCTA Route 83: The major routes of travel include Main Street, Santa Ana
Boulevard, 5th Street, and Mortimer Street. Nearest to the project site are bus
stops on 5th Street – eastbound and westbound south of the intersection with Main
Street. Route 83 operates on approximate 35-minute headways on the weekdays
and 45-minute headways on the weekends.
OCTA Route 462: The major routes of travel include Santa Ana Boulevard and
5th Street. Nearest to the project site are bus stops on 5th Street – eastbound and
westbound south of the intersection with Main Street. Route 462 operates on
approximate 20-minute headways on the weekdays.
Figure 3 graphically illustrates the transit routes of OCTA within the vicinity of the
project. Figure 4 identifies the locations of the existing bus stops in proximity to the
Project site.
In addition to the above OCTA lines, it is our understanding that the City of Santa
Ana and Garden Grove have partnered with OCTA to develop the “OC Streetcar”
which will further enhance mobility throughout Downtown Santa Ana, beyond the
current transit opportunities that are now availability. Figure 5 presents the
anticipated transit route for the OC Streetcar.
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Project’s Proximity to Bicycle Facilities
The City of Santa Ana promotes bicycling as a means of mobility and a way in which
to improve the quality of life within its community. The Bikeway Master Plan
recognizes the needs of bicycle users and aims to create a complete and safe bicycle
network throughout the City. Currently, not many bicycle facilities exist in the study
area, with the exception of a Class II bike lane along Civic Center Drive, between
Flower Street and Broadway. However, review of Figure 6, which presents the City’s
Bikeway Master Plan, shows that bicycle lanes are proposed to be built throughout
the study area. As shown in Figure 6, Class II bike lanes are proposed to be integrated
along Civic Center Drive, Santa Ana Boulevard, and Main Street.
RESIDENTIAL PARKING RATIOS
Notwithstanding the requirements of City Code, the actual parking demand for
multifamily residential uses in transit oriented downtown districts have been found to
be significantly less. The City’s TZC EIR, for instance, recognized that “residential
transit oriented developments, similar to those anticipated/planned under the Transit
Zoning Code” have an average level of parking availability of 1.42 spaces per
residential unit. (TZC EIR at 4.11-110.) The TZC EIR likewise noted that the TZC
“is anticipated to provide parking in excess of the anticipated level of demand.” (TZC
EIR at 4.11-110.) The Downtown District was also anticipated to have a surplus of
on-street parking spaces that would ensure adequate parking capacity within the TZC
area. (TZC EIR at 4.11-110.)
LLG’s previous field studies of actual parking demand at existing sites similar to the
project also show that parking demand at the project would be lesser than the
requirements of the TZC. The Trio Apartments located at 44 N. Madison Avenue,
Pasadena has an actual observed parking demand ratio of 1.22 spaces per DU. This
site is located in an area where on-street parking is generally permitted. Further,
several paid public parking lots are located nearby, including on the west side of
Madison Avenue and a few south of Colorado Boulevard. Existing bus stops are
located at the intersection of El Molino Avenue/Union Street, as well as various bus
stops located Colorado Boulevard. An existing Park & Ride lot is located about 0.5
miles to the northwest of Trio Apartments, near the intersection of Marengo
Avenue/Walnut Street. Further, existing Metro Light Rail stations are located at Lake
Street/I-210 Freeway (about 0.5 miles from Trio Apartments) and near Raymond
Avenue/Holly Street (about 0.5 miles from Trio Apartments). The adjoining land uses
to Trio Apartments consist of mostly office and commercial uses. Additional
locations have been surveyed which are not located in a downtown setting but have
1- 113
shown to have lower parking ratios than typical City code. These include the
following:
Site City Address Size
Parking
Demand
Ratio per DU
Adagio on the Green Mission Viejo 2660 Oso Parkway 256 Unit 1.45
Skye at Laguna Niguel Laguna Niguel 28100 Cabot Road 142 Unit 1.49
Apex Laguna Niguel Laguna Niguel 27960 Cabot Road 284 Unit 1.28
Furthermore, as discussed below, parking demand/empirical ratio compilations from
other sources, including nearby jurisdictions with similar transit oriented districts,
demonstrate that the City Code’s parking ratio requirements are substantially higher
than actual demand.
Table 2 presents a comparison of the residential parking ratios from the City as
included in the City’s TZC and the City’s Municipal Code, plus other sources which
located in a similar downtown setting with multiple modes of travel. These additional
parking codes include:
1. City of Long Beach Downtown Plan: The City of Long Beach Downtown
Plan embraces a “park once” philosophy that focuses on walkability and
transit options, and encourages high-density, transit-oriented development as
a means to minimize overall trips. Like the TZC, the Long Beach Downtown
Plan Area is served by multiple transit options, including bus lines (as a
central feature of the downtown area) and train lines, and pedestrian
movements include substantial walking and biking shares. Source, City of
Long Beach Downtown Plan dated January 2012 prepared by AECOM.
2. Proposed City of San Diego Municipal Code Parking Ratios for Transit
Areas: The City of San Diego is proposing changes to its parking ratios for
transit priority areas, which are areas within one-half mile of a major transit
stop. A major transit stop includes the intersection of two or more major bus
routes with a frequency service interval of 15 minutes or less during the
morning and afternoon peak commute periods. To determine appropriate
parking rates, the City undertook testing of multifamily sites. The City found
that 89% of the sites sampled had lower demand than the tested ratio.1 For
projects in the downtown area, 100% of the sample sites had lower parking
demand than one space per unit. Conservatively the ratios identified in Table
1 See the City of San Diego Planning Department’s Transit Priority Area (TPA) Multifamily Parking Update (available at
https://www.sandiego.gov/sites/default/files/ppt_-_tpa_parking_program_overview_cpc.pdf). 1- 114
2 are based on San Diego Municipal Code Chapter 142.0525 Multiple
Dwelling Unit Residential Uses – Required Parking Ratios for Transit Area
or Transit Priority Area. As discussed above, the TZC area is replete with
transit options (bus and train service) that reduce overall parking demand by
emphasizing alternative forms of transit. Per the Southern California
Association of Governments, the TZC and downtown Santa Ana area are
located within a Transit Priority Area.2 Therefore, the City of San Diego’s
study materials are relevant to the TZC.
Along with the Codes discussed above, additional parking codes representative of
transit-oriented and pedestrian friendly downtown districts are provided in Table 2.
Those codes include (1) the City of Santa Monica’s Parking Zoning Ordinance
Update parking ratios for transit-oriented and mixed uses, (2) the TCRP Report 128
and City of Los Angeles Code for transit-oriented developments (TODs), and (3) the
City of Sacramento Zoning Code Parking Regulations for their Traditional District
and Urban District.
The Institute of Transportation Engineers provide parking rates for residential uses
similar to the project that are significantly lower than the TZC requirements. ITE’s
Parking Generation Manual, for instance, notes that multifamily mid-rise housing has
a parking demand ratio that ranges between 1.1 3 spaces per unit to 1.2 spaces per unit
for Center City Core and Dense Multi-Use Urban settings. As applied to the project,
those rates would generate demands of approximately 242 to 264 spaces.
Table 2 also presents the application of the parking ratios from each source to the
project. A “blended” parking ratio (i.e., resident + guest spaces versus the 220 total
units) was derived in each column. Going from the left-hand columns of Table 2 to
the right-hand columns, it can be seen that the residential ratios are reduced
significantly, even in comparison between the City’s TZC and Municipal Code. This
trend is indicative of what more jurisdictions are now doing, which is rethinking
minimum parking standards to meet sustainability goals and encourage transit use,
bicycling, and walking. It embraces the notion that the common practice of requiring
a large amount of off-street parking spaces (as what typically results from the direct
application of city code ratios) leads to inefficient land use and underutilized spaces,
while placing unnecessary design and financial burden on new development projects.
Households in developments located in or near downtowns, that can easily access
transit stations or public parking, typically own fewer vehicles, reducing the demand
for residential parking in these areas. It is evident from Table 2 that the City’s Code
2 See http://gisdata-scag.opendata.arcgis.com/datasets/c9249b6bba0f49829b67ce104f81ef20_1?geometry=-
117.896%2C33.743%2C-117.814%2C33.756. 3 Source: ITE Parking Generation Manual, 5th Edition. 1- 115
parking requirements, especially the TZC, far exceed the parking needs for a
downtown setting. Therefore, to help encourage mobility and make use of available
public parking in the area, a reduction to the City’s parking standards is needed. This
type of Project is consistent with the mixed-use nature of the area, proximity to
regional transit facilities and bus routes (i.e., Santa Ana Regional Transportation
Center), and extensive bicycling by City of Santa Ana residents.
The parking requirement for the retail component is based on City TZC ratio 1 space
per 4000 square feet (SF) would result in a parking requirement of 31 spaces. The
retail component of this Project is anticipated to utilize the nearby City-owned
parking garages which are located on the southwest corner of 5th Street at Main Street
(7-levels, 400 spaces), and on 5th Street at Spurgeon Street, directly east of Bush
Street (4-levels, 700 spaces). Figure 1 also highlights the location of the city owned
parking garages with respect to the proposed Project. The table below provides a
summary of parking surplus (available spaces) data provided by City staff for these
two City-owned parking garages during the weekday hours of 11:00 AM and 2:00
PM. Based on review this information, a minimum of 527 spaces were available
during the 11:00 AM hour, whereas a minimum of 638 spaces were available at the
2:00 PM hour.
Date
5th at Spurgeon
Available Spaces
5th at Main
Available Space
Total Available
Spaces
11AM 2PM 11AM 2PM 11AM 2PM
Monday, October 1, 2018 561 577 117 169 678 746
Tuesday, October 2, 2018 547 559 126 158 673 717
Wednesday, October 3, 2018 507 570 140 152 647 722
Thursday, October 4, 2018 537 581 129 120 666 701
Friday, October 5, 2018 569 573 140 100 709 673
Thursday, November 1, 2018 449 560 78 160 527 720
Friday, November 2, 2018 471 587 120 188 591 775
Monday, December 3, 2018 518 584 144 159 662 743
Tuesday, December 4, 2018 547 571 127 153 674 724
Wednesday, December 5, 2018 540 590 85 170 625 760
Thursday, December 6, 2018 554 556 107 116 661 672
Friday, December 7, 2018 485 544 89 94 574 638
Additionally, Figure 4 further highlights the hourly parking demand profile for both
locations during a typical weekday, based on an evaluation of parking data provided
by the City for Wednesday December 5, 2018. Review of the tabular information
provided above (parking surpluses), combined with a review of Figure 4 shows that
during the peak midday period there is more than 500 available spaces within the two
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nearby parking garages which could easily accommodate the parking needs for the
retail component and/or guest parking; during the evening period the parking
available would be even more (see Figure 4 bar chart). In the event that additional
overflow residential parking were needed it is anticipated the parking garages would
have more than adequate surpluses to accommodate the late evening/early morning
period, although the Project would have to seek City Council approval and request
permission from the City to lease spaces for the Project’s residents.
PARKING REQUIREMENTS
City TZC Parking Requirement
Table 2 summarizes the parking requirements of the Project based on application of
the City’s TZC ratios of 2 spaces per DU and 0.15 guest spaces per DU for residential
uses, and 1 space per 400 SF of retail floor area. As shown, the Project would require
504 spaces, comprised of 473 spaces for the residential component, inclusive of guest
parking, and 31 spaces for the retail component. Comparing this parking requirement
against a proposed parking supply of 332 parking spaces results in a parking deficit of
172 spaces.
Parking Requirement for Affordable Housing
Based on the application of the affordable housing ratios listed above to the Project’s
residential component and City TZC code retail ratio to the commercial component,
the Project would require 325 spaces, comprised of 294 spaces for the residential
component, inclusive of handicapped and guest parking, and 31 spaces for the retail
component. Comparing this parking requirement against the parking supply, the 325-
space parking requirement is satisfied and there is an additional surplus of 7 spaces.
Table 3 summarizes the resulting parking demand estimates based on the affordable
housing ratios applied to the Project’s residential component. As shown, the Project is
designed to meet these requirements, with one parking space per bedroom provided
for the residential component of the Project. The assignment of parking spaces to the
various users of the Project is documented in the following Parking Management
Plan.
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PARKING MANAGEMENT PLAN
FIRST AMERICAN PLAZA
4TH + MAIN APARTMENTS
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PARKING MANAGEMENT PLAN (PMP)
To ensure adequate parking is provided for both tenants, employees and guests of the
Project, it is recommended that when the Property Owner and/or Property
Management Company deems it necessary, the following key Parking Management
Strategies be implemented by the Property Owner and/or Property Management
Company:
PMP Measures
The following measures are available to the Project to mitigate any parking impacts
or deficiencies in the event the proposed onsite parking supply is determined to be
greater than the allocated one parking space per bedroom rate.
1. Property Owner/Property Management Company shall assign one (1) parking
space to every unit. Additional spaces may be purchased and assigned to any unit
that requests additional assigned spaces. These additional purchased spaces will
be assigned to the 2nd access/tandem spaces. The Property Owner/Property
Management Company shall determine the allocation of parking spaces for
resident tenants, guests, retail customers and employees, inclusive of spaces
designated and signed for prospective resident tenants and/or short-term parking
(1-hour) for retail customers. Figure 8 depicts the potential location of the five
(5) spaces designated and signed for prospective resident tenant and/or 1-hour
short-term parking for retail customers, subject to approval of the Property
Owner/Property Management Company.
2. If the Property Owner and/or Property Management Company determine that the
actual parking demand for the site exceeds the State Code’s affordable housing
parking requirement, the Property Owner/Property Management Company shall
restrict parking on-site to only residential tenants. The only exception to this
would be that the five (5) spaces designated and signed for prospective resident
tenants and/or short-term parking for retail customers would remain.
All retail customers and resident guests would be required to park in one of the
near-by public parking structures or utilize on-street parking. The two (2) closest
public parking structures are located on the southwest corner of Main Street/5th
Street and on 5th Street at Spurgeon Street directly east of Bush Street. Figure 9
highlights the two (2) public parking structures. Based on information provided
by the City, there is an excess of 500 spaces available during peak operating hours
within the two (2) public parking structures.
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If the Property Owner and/or Property Management Company determine that
offsite parking is required for the Project, the Property Owner/Property
Management Company shall execute an agreement with the City of Santa Ana to
acquire the rights to lease spaces on behalf of the retail employees. The Property
Owner/Property Management Company shall secure up to 10 spaces for
employees/staff of the Project’s retail component as part of the agreement, which
would allow the Project employees to access the designated parking structure(s)
24-hours a day seven (7) days a week.
3. If the Property Owner and/or Property Management Company further determines,
even after implementation of above-mentioned PMP measures, that offsite
parking is required for the Project’s residential tenants, residential tenants may
purchase additional parking within the near-by public parking structure via the
agreement that the Property Owner/Property Management Company established
with the City Finance Department.
To facilitate this PMP measure, the Property Owner/Property Management
Company would seek City Council approval and upon Council approval, execute
an agreement with the City of Santa Ana to acquire the rights to lease spaces on
behalf of the Project’s residents. Pursuant to communications with the Finance
Department, the Property Owner/Property Management Company would secure
up to 60 spaces for residents of the Project’s apartment component as part of the
agreement, which would allow the Project residents to access the designated
parking structure(s) 24-hours a day seven (7) days a week.
Based on information provided by the City Finance Department, the current
availability for City-owned parking is within one parking structure located at 5th
street and Spurgeon Street (Fiesta Parking Structure), where 450 spaces are
available for lease. As shown in Figure 2, this City-owned structure is located
within walking distance to the subject property, across Bush Street. Primary
vehicular access is provided at the intersection of 5th Street and Spurgeon Street,
with gated pedestrian access provided via entries on 5th Street and Bush Street, as
well as French Street.
4. In lieu of PMP Measure No. 4, the Property Owner/Property Management
Company, if deemed necessary, may implement an on-site valet-assist program.
Figure 10 presents the detailed valet plan which shows up to 80 additional spaces
could be accommodated.
To implement the valet operation, the Property Owner/Property Management
Company would engage the services of a well-established valet operations
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company. A few of the valet operators that are currently being contacted are ABC
Valet, PPS Parking and Elite Valet Services.
5. The parking conditions will be reviewed/monitored on a quarterly basis by the
Property Owner/Property Management Company and appropriate actions detailed
above will be taken to ensure that the necessary PMP measures are being
implemented.
Through this monitoring and cooperation with the tenants as a result of the
quarterly review/monitoring, a partnership will be formed to ensure that
residential tenants and retail employees and Management Company personnel on
the property work together to ensure adequate parking is available.
Table 4 provides a summary of the Project’s composite parking supply ratio with
implementation of the above-recommended PMP measures. A review of Row A of
Table 4 shows that the Project’s parking ratio calculates to 1.51 spaces/unit (332
spaces ÷ 220 units).
With implement of PMP measures No. 2 and No. 3, which would be attained by
leasing up to 70 off-site parking spaces within the City-owned parking structure, the
Project’s parking supply ratio would increase to 1.55 spaces/unit (342 spaces ÷ 220
units) and 1.83 spaces/unit (402 spaces ÷ 220 units), respectively (See Row B and
Row C of Table 4).
The Project’s composite parking supply ratio further increases with implementation
of PMP measure no. 4, which would add an additional 80 spaces via implementation
of a valet parking program. As shown in Row D of Table 4, the Project’s composite
parking ratio calculates to 2.19 spaces/unit (482 spaces ÷ 220 units) with the
implementation of PMP measures No. 2, No. 3 and No. 4, which exceeds the
Project’s residential parking requirement of 2.15 space/unit based on the City’s TZC.
Figure 11 is a bar chart of the Project’s composite parking supply ratio with
implementation of the above-recommended PMP measures, and in comparison to the
City’s TZC parking requirement.
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CONCLUSIONS
The composite parking ratio for the proposed Project is 1.51 spaces per unit (332
provided spaces divided 220 apartment units). Comparing this ratio to what is
required by other similar cities shows that the Project provides 10% to 67% more
parking spaces than other apartment projects located in a downtown setting. Since the
Project falls within the downtown setting and provides the opportunity for alternative
modes of travel along with public on-street parking and near-by public structured
parking, the proposed Project’s parking supply will be sufficient (ample) to support
its needs.
Further yet, given 5% of the Project’s residential units are designated as very low
affordable units, the parking ratios for affordable housing developments specified in
the California Government Code Section 65915 were applied. From this calculation,
the Project would require 325 spaces, comprised of 294 spaces for the residential
component, inclusive of handicapped and guest parking, and 31 spaces for the retail
component (using the City’s TZC retail ratio of 1 space per 400 SF). When compared
to a supply of 332 spaces, the 325-space parking requirement is satisfied and results
in a surplus of 7 spaces.
Nevertheless, to ensure adequate parking is provided for both tenants, employees and
guests of the Project, the Property Owner and/or Property Management Company, if
they deem it necessary, would implement the appropriate Parking Management
Strategy recommended in this Parking Management Plan to mitigate any parking
impacts or deficiencies.
* * * * * * * * * * *
We appreciate the opportunity to provide this analysis. Should you have any
questions, please call us at 949.825.6175.
Respectively submitted,
Linscott, Law & Greenspan, Engineers
Richard E. Barretto, P.E.
Principal
Attachments
cc: Shane Green, P.E., Transportation Engineer III
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TABLE 1
PROJECT DEVELOPMENT SUMMARY4
Land Use / Project Description
Project
Development Totals
4th + Main Apartments
Studio Units 45 Units
1 Bedroom Units 101 Units
2 Bedroom Units 74 Units
Total Residential Units: 220 Units
Large Retail Suite 9,750 SF
Small Retail Suite 2,600 SF
Total Retail Space: 12,350 SF
Parking Supply by Level
Subterranean Level
o Handicap Parking
o Resident Parking – 1st Access
o Resident Parking – 2nd Access/ Tandem
Level 1
o Handicap Parking
o Resident Parking – 1st Access
o Resident Parking – 2nd Access/Tandem
o Guest Parking/Leasing
Level 2
o Resident Parking – 1st Access
o Resident Parking – 2nd Access/Tandem
3 spaces
145 spaces
13 spaces
5 spaces
55 spaces
9 spaces
5 spaces
63 spaces
34 spaces
Parking Supply Allocation:
o Handicap Parking
o Resident Parking – 1st Access
o Resident Parking – 2nd Access/Tandem
o Guest Parking/Leasing
8 spaces
263 spaces
56 spaces
5 spaces
Total Parking Supply 332 spaces
4 Source: MVE+Partners, 08/08/2019. 1- 134
TABLE 2
COMPARATIVE PARKING RATIO SUMMARY AND DEMAND
Santa Ana Renaissance City of Long Beach City of Long Beach
Units Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces
Studio 45 2 sp/unit 90 1 sp/unit 45 1 sp/unit 45 0.5 sp/unit 23 1 sp/unit 45 1 sp/unit 45 1.1 sp/unit 50 1 sp/unit 45 1 sp/unit 45 0.5 sp/unit 23
1-Bedroom 101 2 sp/unit 202 1 sp/unit 101 1 sp/unit 101 1 sp/unit 101 1.25 sp/unit 126 1 sp/unit 101 1.1 sp/unit 111 1 sp/unit 101 1 sp/unit 101 0.5 sp/unit 51
2-Bedroom 74 2 sp/unit 148 2 sp/unit 148 1 sp/unit 74 1.5 sp/unit 111 1.75 sp/unit 130 1.5 sp/unit 111 1.1 sp/unit 81 1 sp/unit 74 1 sp/unit 74 0.5 sp/unit 37
3-Bedroom 0 2 sp/unit 0 3 sp/unit 0 1 sp/unit 0 1.5 sp/unit 0 2 sp/unit 0 1.5 sp/unit 0 1.1 sp/unit 0 1 sp/unit 0 1 sp/unit 0 0.5 sp/unit 0
Total Units:220 440 294 220 235 301 257 242 220 220 111
Guest Parking .15 /unit 33 .25 of total 74 1 sp/4 units 55 1 sp/4 units 55 none 0 none 0 none 0 none 0 none 0 none 0
Total Spaces Required --473 --368 --275 --290 --301 --257 --242 --220 --220 --111
Blended Parking Ratio --2.15 --1.67 --1.25 --1.32 --1.37 --1.17 --1.10 --1.00 --1.00 --0.50
Proposed Supply --332 --332 --332 --332 --332 --332 --332 --332 --332 --332
(332 on-site spaces)
Surplus (+) or --(141)--(36)--57 --42 --31 --75 --90 --112 --112 --221
Deficiency (-)
City of Santa
City of San Diego Monica (for TODs
Downtown
Transit Zoning Code City of Santa Ana
Parking Code
TCRP Report 128 City of Los Angeles City of Sacramento City of Sacramento
(January 2012)Redevelopment for TODs & Mixed Use)for TODs Code for TODs (Traditional District)(Urban District)
Downtown Plan Long Beach Blvd.
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TABLE 3
PARKING REQUIREMENTS BASED ON
THE CITY OF SANTA ANA TRANSIT ZONING CODE
Project Description Size Parking Ratio
Spaces
Required
4th + Main Project
Retail 12,350 SF 1 space per 400 SF 31
Residential Units ( DU)
Studio/1 Bedroom Units 146 2 spaces per DU 292
2 Bedroom Units 74 2 spaces per DU 148
Guest Parking 220 0.15 spaces per DU 33
Subtotal 473
Total Parking Requirement: 504
Proposed Parking Supply: 332
Parking Surplus/Deficiency (+/-): -172
Residential Use Composite Parking Demand Ratio (sp/du) 2.15
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TABLE 4
PARKING REQUIREMENTS BASED ON
CALIFORNIA GOVERNMENT CODE SECTION 65915 FOR AFFORDABLE HOUSING
Project Description Size Parking Ratio
Spaces
Required
4th + Main Project
Retail 12,350 SF 1 space per 400 SF 31
Affordable Housing Units ( DU)
Studio/1 Bedroom Units 146 1 spaces per DU 146
2 Bedroom Units 74 2 spaces per DU 148
Parking Requirement: 325
Proposed Parking Supply: 332
Parking Surplus/Deficiency (+/-): +7
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TABLE 5
PROJECT PARKING SUMMARY – COMPOSITE PARKING SUPPLY RATIOS
Project Description Size Parking Ratio
Spaces
Required
4th + Main Project
Retail 12,350 SF 1 space per 400 SF 31
Affordable Housing Units ( DU)
Studio/1 Bedroom Units 146 1 spaces per DU 146
2 Bedroom Units 74 2 spaces per DU 148
Parking Requirement: 325
Proposed On-site Parking Supply: 332
A. Composite Parking Supply Ratio (sp/du) 1.51
Proposed On-site Parking Supply + 10 off-site employee spaces: 342
B. Composite Parking Supply Ratio (sp/du) 1.55
Proposed On-site Parking Supply + 70 total off-site spaces: 402
C. Composite Parking Supply Ratio (sp/du) 1.83
Proposed On-site Parking Supply + 70 total off-site spaces + 80 valet spaces: 482
D. Composite Parking Supply Ratio (sp/du) 2.19
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EXHIBIT 14
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August 30, 2019 Via Electronic Mail
Michael Reynolds, Principal
THE CONCORD GROUP
369 San Miguel Drive, Suite 265
Newport Beach, CA 92660
4TH + MAIN
MIXED-USE PROJECT, DOWNTOWN SANTA ANA
DEVELOPMENT FISCAL IMPACT ANALYSIS
Dear Mr. Reynolds:
RSG, Inc. (“RSG”) was retained by The Concord Group (“TCG”) to perform a fiscal and economic
impact analysis for the development of a proposed mixed-use apartment and retail project
(“Project”) in downtown Santa Ana, California. TCG obtained this analysis on behalf of the
property owner/developer, Toll Brothers Apartment Living (“Developer”), which recently applied
for redevelopment with the City of Santa Ana’s (“City”) Planning and Building Services
Department.
The Project site spans several parcels on either side of 5th Street for a total Project area of 2.78
acres. The parcels are located at 111 East 4th Street, 117 East 5th Street, and 119 East 5th
Street. The larger site is the vacant First American office building property, which is 2.31-acres,
and the smaller site is 0.47-acres. The Developer proposes to demolish the existing First
American office building and construct one seven-story residential apartment building surrounding
a two-story parking structure and including a retail component on the 4th Street side. On the
smaller parcel, the developer proposes one five-story residential apartment building with parking
on the first level (see Figure 1 on page 12). The Project consists of 220 units for both buildings,
209 market rate and 11 affordable units restricted to very-low income.
This letter describes our analysis, methodology, and anticipated recurring fiscal impacts resulting
from development of the Project. As is typical at this stage, our conclusions could evolve as the
application moves forward through the design and environmental review process.
In addition to the developer’s estimated $4.0 million in City fees, RSG anticipates the following
fiscal outcomes over a 25-year forecast period, presented in both nominal and real value (2019$)
discounted at a 4 percent discount rate:
Approximately $16.9 million ($9.7 million in 2019$) in additional City General Fund
revenue, including construction period revenues, recurring site-specific tax, and other
Project revenues.
Approximately $167.1 thousand (2019$) in property tax revenue per year, as opposed to
the current $11.1 thousand (2019$). The site development would generate approximately
$6.7 million ($3.8 million in 2019$) after 25 years.
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2
Over the same 25-year period, the City General Fund expenditures associated with the
Project total $4.1 million ($2.2 million in 2019$).
As a result, the net new General Fund revenue is projected to be approximately $12.8 million
($7.4 million in 2019$) from the acquisition and development of the Project.
The following table summarizes the estimated fiscal impacts attributed to the Project. Year-by
year projections are included as an exhibit on page 11 of this report.
PROJECT DESCRIPTION
The Project site is located on several parcels in downtown Santa Ana where the vacant First
American Office building stands, directly across Bush Street from Santa Ana’s Fourth Street
Market. The site also includes a parcel across from the First American building on 5th Street, so
the development will include two individual apartment buildings, the larger of which will sit on the
current First American building site, including retail along 4th and Main and a plaza area on the
corner of 4th and Bush. Both buildings will include parking, the larger a two-story structure wrapped
by the residential building, and the smaller a ground-level garage. There will be 220 units between
the two apartment buildings, the majority of which will be market rate units (209), with the
remainder being affordable to very-low income tenants (11). The following chart shows the unit
breakdown by size.
Revenue Category Nominal NPV 4.0%
Property Tax $ 6,682,574 $ 3,806,030
Property Tax In-Lieu 4,356,360 2,481,145
Utility User Tax 1,301,574 708,274
Resident-Derived Sales Tax (Regular) 696,477 38,832
Resident-Derived Sales Tax (2018 Increase) 520,471 -
Retail-Derived Sales Tax (Regular) 1,722,085 379,000
Retail-Derived Sales Tax (2018 Increase) 1,286,898 339,687
Business Tax 307,552 167,360
Total Revenues $ 16,873,991 $ 9,658,495
Less City Expenditures $ (4,061,138) $ (2,209,938)
NET NEW REVENUE TOTAL $ 12,812,853 $ 7,448,558
25-Year Recurring
NET NEW RECURRING GENERAL FUND FISCAL IMPACTS
4th + Main
Sources: City of Santa Ana, County of Orange, California State Board of Equalization, ESRI
Business Analyst Online, and RSG, Inc.
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3
Central Orange County has seen a recent growth of infill luxury and market rate apartment
construction, particularly in areas where office and other commercial uses are no longer viable.
In this case, the Project entails development of 209 market-rate apartments and 11 affordable
apartments, with 332 parking spaces, and amenities comparable to what is found among many
newer apartment complexes built in area.
As a part of the application for development with the City, the developer has been asked to provide
a fiscal impact analysis of the proposed Project. The City’s fiscal concerns are reasonable given
the slow recovery of the Santa Ana General Fund coming out of the Global Financial Crisis.
ONE-TIME FEES TO CITY AND SAUSD
Based on information from the project budget, the developer anticipates the Project fees due to
the City may total $4.0 million, or approximately $18.1 thousand per unit. This includes City
development impact fees for transportation, traffic, parks, water and sewer, plan check and permit
fees, OCFA fees, and engineering and public works fees.
RSG did not include these fees in the forecast of recurring fees.
RECURRING FISCAL IMPACTS
Property Tax Revenue
RSG utilized the current City property tax share as reported by the County of Orange (“County”)
Auditor Controller to estimate the City’s share of property tax that would result from development
of the Project. The property tax revenues presented in this report are net of any current revenues
received from the site (estimated at $5.9 million in 2018-19). The net new assessed value as a
result of the Project development is approximately $87.8 million (2019$). The estimated annual
property tax revenue upon completion of construction is approximately $167,111 (2019$).
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4
RSG assumed 2 percent inflation on property tax revenues over the 25-year projection period,
resulting in $6.7 million ($3.81 million in 2019$) in net new property tax revenues for the City
General Fund. Please note discounted projections throughout this report reflect the net present
value, or NPV, at a 4 percent discount rate.
Property Tax in-lieu of Motor Vehicle License Fee Revenue
The City receives property tax in-lieu of motor vehicle license fee (“MVLF”) revenues, as
calculated by the County Auditor-Controller. Property tax in-lieu is based on a growth rate in
assessed value between 2004-05 and the current year. The City’s growth rate during this period
is approximately 56.597 percent. The growth rate is then applied to the City’s MVLF 2004-05 base
year value of $19.8 million. As a result of these calculations, the City’s 2018-19 property tax in-
lieu is estimated as $31.0 million. The Project is expected to increase the City’s assessed value
by approximately 0.42 percent, likely resulting in an increase in net new property tax in lieu of
MVLF revenues of approximately $130,132; $4.4 million ($2.5 million in 2019$) over the 25-year
projection period.
PROPERTY TAX REVENUE
4th + Main
Current Assessed Valuation (2018-19)5,858,264$
Proposed Project 93,693,331
Net New Value 87,835,067$
City Property Tax Rate 0.190255615
Property Tax Revenues 167,111$
Source: County of Orange Auditor Controller, RSG, Inc.
4th + Main
2004-05 City Assessed Value 15,979,631,532$
2013-14 City Assessed Value 25,023,667,349
Growth 56.597%
Santa Ana 2004-05 VLF 19,819,113$
Santa Ana 2018-19 VLF 31,036,191
Project Assessed Value 1 105,486,333$
Increase in Assessed Value 0.42%
Property Tax In-lieu Revenue 130,832$
1 Inflated pursuant to the construction schedule
PROPERTY TAX IN-LIEU OF MOTOR VEHICLE LICENSE
FEES
Source: County of Orange Auditor Controller, RSG, Inc.
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5
Utility User Tax
The City assesses a utility user tax of 5.5 percent on electricity, gas, water, and telephone
revenues generated within Santa Ana. Utility costs were estimated by RSG based on a review of
similar projects and utility costs in Orange County. Assumed annual utility expenditures subject
to the City’s UUT consist of: Gas at $270 annually ($240 in 2019$), water at $540 annually ($480
in 2019$), electric at $1,351 annually ($1,200 in 2019$), and phone at $878 annually ($780 in
2019$).
Based on these assumptions, RSG estimates that utility user tax revenues generated by the
Project will be approximately $35,699 per year, or $1.3 million ($708.3 thousand in 2019$) over
the 25-year projection period.
Resident-Derived Sales Tax
The additional residential households in Santa Ana are expected to result in increased sales for
retailers and restaurants within the city. RSG obtained average annual household expenditures
for households within a 5-minute driving radius of the Project from ESRI Business Analyst Online.
By adjusting the household expenditures based on taxable and non-taxable sales, RSG estimates
that each household generates approximately $17,000 in taxable sales per year. RSG adjusted
this figure to 50 percent as the Project is in close proximity to several significant shopping centers,
including Bristol/Sunflower Plaza, Bristol Marketplace, Mainplace Mall, and Downtown Santa Ana,
among others, which lie within Santa Ana, however, many other shopping destinations exist in
other cities nearby (Orange, Tustin, Garden Grove, Anaheim, Irvine, and Costa Mesa).
In 2018, Santa Ana Voters approved a local transactions and use tax, increasing the current
7.75% sales tax by 1.5% until 2029, and then by 1% until 2039, when the tax will expire. The
initiative, which was referred to on the ballot as Measure X, was titled the “Santa Ana
Neighborhood Safety, Homeless Prevention and Essential City Services Enhancement Measure,”
and is expected to generate approximately $60 million dollars annually until 2029, and $40 million
dollars annually until 2039. RSG took this increase into consideration when analyzing the affects
the new residents will have on the general fund.
The total residential derived sales tax revenue from the regular tax rate is approximately $19,103;
or $696 thousand ($379 thousand in 2019$) over 25 years. On top of this, the residential derived
sales tax revenue from the Measure X increase is $28,654, or $520 thousand ($340 thousand in
2019$) over 25 years.
UTILITY USER TAX REVENUE
4th + Main
Energy Expenditures per Household 2,950$
Number of Households 220
Total Residential Energy Expenses 649,080$
City Tax Rate 6%
City Tax Revenues 35,699$
Sources: City of Santa Ana Energy Information Administration, RSG, Inc.
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6
Retail-Derived Sales Tax
The Project also includes 12,500 square feet of retail space. The new businesses operating in
this space will also bring in sales tax revenues for the City. Since the Developer does not yet
know the exact types of retail tenants that will fill the space, RSG estimated an average of $350
of sales per square foot, which equates to estimated annual sales generated by the new space
of $4.3 million (2019$).
Retail-derived sales tax is estimated to bring in $1.7 million after 25-years ($937 thousand in
2019$) under the regular City share of sales tax, and an additional $1.3 million ($840 thousand
in 2019$) under the Measure X increase.
Business Tax
The City assesses a business tax on retail, restaurant, and multi-family management companies.
Retail and restaurant business taxes are assessed based on annual sales while management
company business taxes are assessed based on a base tax rate plus a rate and surcharge per
unit. The combined business tax revenues are approximately $7,571, or $308 thousand ($167
thousand in 2019$) over 25 years.
Taxable Household Expenditures 17,366$
Number of Households 220
Estimated Transactions within City of
Santa Ana 50%
City Share of Sales Tax 1%
2018 Sales Tax Increase 1.5%
Resident-Derived Sales Tax Revenues
(Regular)19,103$
(2018 Increase)28,654$
Source: California State Board of Equalization, RSG, Inc
RESIDENT-DERIVED SALES TAX REVENUE
4th + Main
RETAIL-DERIVED SALES TAX REVENUE
4th + Main
Annual Sales
General Retail 4,322,500$
4,322,500$
City Share of Sales Tax 1%
2018 Sales Tax Increase 2%
Retail-Derived Sales Tax Revenues
(Regular)47,233$
(2018 Increase)70,850$
Source: California State Board of Equalization, RSG, Inc.
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CITY EXPENDITURES
RSG utilized the additional population that will stem from people moving into the Project to
estimate the total added expenditures to the City General Fund for servicing the Project.
Consistent with other recent analyses prepared by RSG on projects in Santa Ana, RSG assumed
that each studio would house 1.20 residents, each one-bedroom unit would house 1.75 residents,
each two-bedroom unit would house 3 residents, and each three-bedroom unit would house 4.25
residents. Overall, this works out to an average household size of approximately 2.06 residents
per unit, which we consider supportable given the unit mix that is more heavily weighted towards
one-bedroom configurations.
While Santa Ana has a much higher average household size, many of the denser residents live
south of 17th Street. By comparison, within a 1-mile radius of this site, average household sizes
are approximately 4.56 persons1, which includes both single family and multifamily housing, and
an overall larger unit sizes with two or more bedrooms. Rent levels and bedroom sizes are often
a driver of occupancy, as the market rate units are expected to rent at the top end of the Santa
Ana rental market, we anticipate renters to be more affluent and smaller households than what is
found elsewhere in Santa Ana, and more like what exists in newer complexes being constructed
today.
RSG gathered data from the US Census and ESRI Business Analyst Online to estimate the
equivalent full-time residents of the Project. Approximately 13 percent of Santa Ana residents
work within Santa Ana, which, in effect means that the City is servicing these resident-employees
100 percent of the time. Thirty-three percent of Santa Ana residents work outside the city.
Assuming the residents that work outside of the city are outside City limits from 9 am to 5 pm,
Santa Ana is servicing these residents approximately 73 percent of the time. The city’s remaining
residential population (about 54 percent), is serviced by the City 100 percent of the time.
Accounting for all residents and employees based on the percent of time spent in the city, the
Project will generate a daily (24/7) population of 411 persons.
RSG identified variable costs, as opposed to fixed costs, by department in the City of Santa Ana
FY 2018-19 Adopted Budget. Variable costs are expenditures by the City that increase or
decrease based on the residential and employee population. The City Manager and City Attorney
offices, for example, are fixed costs that will not vary based on population. Meanwhile, Police and
Parks and Recreation departments will experience service increases due to the added population.
1 Source: Housing Profile, ESRI Business Analyst, 2018 Projections
BUSINESS TAX REVENUES
4th + Main
Multifamily Business Tax
Basic Tax Rate 56$
Disability & Education Fee 4
Registration Fee 31
Per Unit Tax Rate 11
Per Unit Rental Surcharge 23
Number of Units 220
Multifamily Business Tax Revenues 7,571$
Sources: City of Santa Ana, RSG, Inc
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RSG estimated the added City expenditures as a result of the Project at approximately $111,388.
Over a 25-year projection period, the Project will add $4.1 million ($2.2 million in 2019$) in City
expenditures.
EMPLOYMENT
Development and ongoing operation of the Project will generate employment opportunities, add
labor income to the market area, and add value to the gross regional product. For the purpose of
this analysis, RSG used the IMPLAN model to measure the economic impacts of the Project using
zip code-based data for the city and county. IMPLAN is an input-output analysis software tool that
tracks the interdependence among various producing and consuming sectors of the economy.
According to MIG, Inc., the creators of IMPLAN, the software measures the relationship between
a given set of demands for final goods and services and the inputs required to satisfy those
demands. IMPLAN publishes countywide data on an annual basis; this analysis utilized the 2017
County of Orange dataset to calculate direct, indirect, and induced impacts.
The IMPLAN inputs are investment or operating costs of the Project and the resulting outputs are
economic impacts, including employment generation, labor income, and gross regional product.
Jobs are the primary impacts calculated by IMPLAN.
RSG analyzed both temporary and permanent economic impacts. The Developer’s total Project
cost ($86,115,870), which includes hard and soft costs and excludes the land purchase price,
was used to determine temporary economic impacts resulting during construction of the Project.
These costs were attributed to residential development, which corresponds to IMPLAN Sector 60,
“Construction of new multifamily residential structures.”
City Department
Current City
Expenditures2
Project-derived
City Expenditures
Total City
Expenditures3
Percent
Increase
City Manager's Office 2,703,450$ -$ 2,703,450$ 0.00%
Non-Departmental & Interfund Transfers 15,645,238 - 15,645,238 0.00%
Clerk of the Council Office 1,648,822 25 1,648,847 0.00%
City Attorney's Office 3,070,448 - 3,070,448 0.00%
Personnel Services 1,766,698 90 1,766,788 0.01%
Finance & Management Services 5,894,409 213 5,894,622 0.00%
Bowers Museum Corporation 1,476,130 - 1,476,130 0.00%
Parks, Recreation and Community Services 21,173,178 794 21,173,972 0.00%
Police Department 130,482,534 70,774 130,553,308 0.05%
Fire Services 52,129,291 28,547 52,157,838 0.05%
Planning & Building Agency 12,054,462 23 12,054,485 0.00%
Public Works Agency 8,166,538 - 8,166,538 0.00%
Community Development Agency 980,107 - 980,107 0.00%
Total in FY 2018-19 257,191,306$ 100,466$ 257,291,771$ 0.04%
Total in 2022-23 111,388$
3 Sum of current City expenditures and project-derived City expenditures.
2 Current expenditures are based on adopted expenditures in the City of Santa Ana's FY 2018-19 Budget.
Sources: City of Santa Ana, RSG, Inc., US Census Bureau
1 For this analysis, RSG identified departmental costs in the City of Santa Ana FY 2018-19 Budget that are variable costs, as opposed to fixed costs.
Variable costs are expenditures by the City that increase or decrease based on the residential and employee population in the City. For example, City
Council and Human Resources salaries and wages generally are fixed costs that do not vary based on population. Meanwhile, the Fire Services and Parks
& Community Services departments will likely experience service cost increases due to the added population.
SUMMARY OF RECURRING CITY EXPENDITURES1
CITY OF SANTA ANA
4th + Main
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RSG analyzed the direct, indirect, and induced effects both during the construction phase
(Temporary Impacts) and operations phase (Permanent Impacts). The various types of effects
are described below:
Direct Effects – Refers to the direct effects that occur on the Project site resulting from
development costs and operational sales revenue.
Indirect Effects – Changes in sales, jobs, and/or income within the businesses that supply
goods and services to the Project. Indirect effects do not occur directly on the Project-site
but are an indirect effect to surrounding or related businesses.
Induced – Regional changes resulting from additional spending earned either directly or
indirectly from the Project.
The IMPLAN analysis concludes that the temporary construction component of the Project will
result in 420.5 new direct full-time and part-time jobs, 186.4 indirect full-time and part-time jobs,
and 216.9 induced full-time and part-time jobs within Santa Ana. The total temporary construction
jobs attributed to the Project total nearly 824 full-time and part-time jobs.
The permanent impacts attributed to the Project are 68 full-time and part-time jobs related to the
operations of both the residential building itself, as well as the retail component of the Project.
This includes 49.8 direct full-time and part-time jobs, 7.3 indirect full-time and part-time jobs, and
10.8 induced full-time and part-time jobs within Santa Ana.
The following table outlines the full-time and part-time jobs within the City and County boundaries.
Temporary (Construction) Jobs
Direct 420.5
Indirect 186.4
Induced 216.9
Subtotal 823.8
Permanent Jobs
Direct 49.8
Indirect 7.3
Induced 10.8
Subtotal 68
Total Temporary & Permanent Jobs
Direct 470.3
Indirect 193.7
Induced 227.7
Total 892
Source: IMPLAN
PROJECTED EMPLOYMENT
4th + Main
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NON-GENERAL FUND FISCAL IMPACTS
Business Improvement District
Downtown Santa Ana was established as a Business Improvement District (BID) in 1984. BIDs
are assessment districts in which business owners pay special levies that go toward various
improvements and promotions of the district, in this case, downtown Santa Ana. The City collects
the funds and provides them to Downtown Inc. and Santa Ana Business Council, which coordinate
events such as First Saturday Artwalk, Savor Santa Ana, Boca De Oro Literary Festival, Santa
Ana Media Summit, Outdoor Cinema Series, and the Santa Ana Sidewalk Sales, events that
advertise the downtown area and bring foot traffic for local businesses.
The Project is located within the BID, so it will be charged BID fees like the other businesses in
the area. Businesses are levied according to the following guidelines:
Retail Sale of Goods, Hotel and Motels, Theaters, and Food Establishments, shall pay an
amount equal to one and one- half times their annual business license fee.
Commercial Rental Property, Rental Property, Residential and Rooming Houses shall pay
an amount equal to one-quarter times their annual business license fee.
All other businesses, including Professions, Trades and Services shall pay an amount
equal to their annual business license fee.
Based on the City’s business license fee schedules, the business license for the apartments,
excluding registration fees, are estimated to be $2,698 annually, 0.25 times of which is $675. The
business license for all the retail combined is estimated to be $2,003 annually, excluding
registration fees, 1.5 times of which is $3,005. While these funds don’t directly benefit the general
fund, they will increase funding going towards these downtown events and promotions, which
does ultimately help the City.
4th + Main
Project Annual Fees
Residential Rentals 675$
Retail Sales 3,005
Total 3,680$
2019 Total BID Estimates 200,000$
Added by Project 3,680
% Added 1.8%
Total BID Revenues 203,680$
Source: Santa Ana Business License Tax Fee Schedules, Toll Brothers
BUSINESS IMPROVEMENT DISTRICT FEES
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Property TaxProperty Tax In-LieuUtility User TaxResident-Derived Sales Tax (Regular)Resident-Derived Sales Tax (2018 Increase)Retail-Derived Sales Tax (Regular)Retail-Derived Sales Tax (2018 Increase)Business TaxGross RevenueCity ExpendituresNet New TotalCY1 2020 78,924$ 51,450$ -$ -$ -$ -$ -$ -$ 130,374$ -$ 130,374$ CY2 2021 175,371 114,324 - - - - - - 289,696 - 289,696 CY3 2022 200,694 130,832 35,699 19,103 28,654 47,233 70,850 8,436 541,500 (111,388) 430,112 1 2023 204,708 133,449 36,770 19,676 29,514 48,650 72,975 8,689 554,430 (114,730) 439,700 2 2024 208,802 136,118 37,873 20,266 30,399 50,110 75,164 8,949 567,682 (118,172) 449,510 3 2025212,978 138,840 39,010 20,874 31,311 51,613 77,419 9,218 581,263 (121,717) 459,546 4 2026 217,237 141,617 40,180 21,500 32,251 53,161 79,742 9,494 595,183 (125,369) 469,814 5 2027 221,582 144,449 41,385 22,145 33,218 54,756 82,134 9,779 609,450 (129,130) 480,320 6 2028 226,014 147,338 42,627 22,810 34,215 56,399 84,598 10,072 624,073 (133,004) 491,069 7 2029 230,534 150,285 43,906 23,494 23,494 58,091 58,091 10,375 598,269 (136,994) 461,275 8 2030 235,145 153,290 45,223 24,199 24,199 59,834 59,834 10,686 612,409 (141,103) 471,305 9 2031 239,848 156,356 46,580 24,925 24,925 61,629 61,629 11,006 626,897 (145,337) 481,560 10 2032 244,644 159,483 47,977 25,673 25,673 63,477 63,477 11,337 641,742 (149,697) 492,045 11 2033 249,537 162,673 49,416 26,443 26,443 65,382 65,382 11,677 656,953 (154,188) 502,765 12 2034 254,528 165,926 50,899 27,236 27,236 67,343 67,343 12,027 672,539 (158,813) 513,726 13 2035 259,619 169,245 52,426 28,053 28,053 69,363 69,363 12,388 688,511 (163,578) 524,933 14 2036 264,811 172,630 53,999 28,895 28,895 71,444 71,444 12,759 704,877 (168,485) 536,392 15 2037 270,107 176,083 55,618 29,762 29,762 73,588 73,588 13,142 721,649 (173,539) 548,110 16 2038 275,509 179,604 57,287 30,655 30,655 75,795 75,795 13,537 738,837 (178,746) 560,091 17 2039 281,020 183,196 59,006 31,574 31,574 78,069 78,069 13,943 756,451 (184,108) 572,343 18 2040 286,640 186,860 60,776 32,521 - 80,411 - 14,361 661,569 (189,631) 471,938 19 2041 292,373 190,597 62,599 33,497 - 82,824 - 14,792 676,682 (195,320) 481,361 20 2042 298,220 194,409 64,477 34,502 - 85,308 - 15,235 692,152 (201,180) 490,973 21 2043 304,185 198,298 66,411 35,537 - 87,868 - 15,693 707,991 (207,215) 500,775 22 2044310,268 202,263 68,404 36,603 - 90,504 - 16,163 724,205 (213,432) 510,774 23 2045 316,474 206,309 70,456 37,701 - 93,219 - 16,648 740,806 (219,835) 520,972 24 2046 322,803 210,435 72,570 38,832 - 96,015 - 17,148 757,803 (226,430) 531,373 TOTAL6,682,574$ 4,356,360$ 1,301,574$ 696,477$ 520,471$ 1,722,085$ 1,286,898$ 307,552$ 16,873,991$ (4,061,138)$ 12,812,853$ NPV 4.00% 3,806,030$ 2,481,145$ 708,274$ 379,000$ 339,687$ 937,102$ 839,897$ 167,360$ 9,658,495$ (2,209,938)$ 7,448,558$ Inflation Rate2.0% 2.0% 3.0% 3.0% 3.0% 3.0% 3.0%3.0%3.0% 3.0%Year25-YEAR NET NEW RECURRING FISCAL IMPACT PROJECTIONS4th + Main1- 151
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Figure 1 – Site Plan
Source: Toll Brothers Apartment Living
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