Loading...
HomeMy WebLinkAbout2 - STAFF REPORT2 - 1 Vince Fregoso 2 - 2 2 - 3 2 - 4 2 - 5 2 - 6 2 - 7 2 - 8 2 - 9 2 - 10 2 - 11 2 - 12 2 - 13 2 - 14 EXHIBIT 1 2 - 15 Resolution No. 2020-xx Page 1 of 8 RESOLUTION NO. 2020-xx A RESOLUTION OF THE PLANNING COMMISSION 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 VARIANCE NO. 2020-05 AND TENTATIVE PARCEL MAP NO. 2020-02 AND ADOPTION OF A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE THIRD AND BROADWAY MIXED- USE PROJECT LOCATED AT 201 WEST THIRD STREET WHEREAS, Michael Harrah, representing Caribou Industries Inc. (hereinafter referred to as “Applicant”), is requesting approval of Density Bonus Agreement No. 2020-01, Site Plan Review No. 2020-01, Site Plan Review No. 2020-02, Variance No. 2020-05, Tentative Parcel Map No. 2020-02, and a Disposition and Development Agreement to allow the demolition of an existing public parking structure and construction of a new mixed-use 171-unit residential and 13,419 square foot commercial development and 75-room hotel at 201 West Third Street; and WHEREAS, the subject Property contains 1.41 acres and is currently developed with a City-owned public parking structure; and WHEREAS, the Transit Zoning Code was adopted in 2010 as a result of interest in developing transit-oriented 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 and reporting program for the Transit Zoning Code, which allows a mixture of residential, commercial, and limited industrial land uses; and WHEREAS, the entitlements sought for the proposed mixed-use development project include a Density Bonus Agreement application, two Site Plan Review applications, a Variance application, a Tentative Parcel Map application, and a Disposition and Development Agreement; 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 2 - 16 Resolution No. 2020-xx Page 2 of 8 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 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 Third & Broadway project’s EIR Addendum (“2020 Addendum”) concludes 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, the proposed Project is within a transit priority area (TPA) as defined by Public Resources Code (PRC) Section 21099(a)(7). A TPA is an area within one-half mile of a major transit stop that is existing (or planned under certain conditions). A major transit stop includes the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods (PRC § 21064.3). The Project site is within 0.15 miles of the intersection of Bus Routes 53/53X (north-south along Main Street), 55, and 64/64X (east-west via 1st Street). Under SB 743, aesthetic and parking impacts cannot be considered a significant impact within TPA’s; and WHEREAS, on September 28, 2020 at a duly noticed public hearing, the Planning Commission considered the 2020 Addendum for Variance No. 2020-05 and Tentative Map No. 2020-02; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred. NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF SANTA ANA DOES RESOLVE, DETERMINE, FIND AND ORDER AS FOLLOWS: 2 - 17 Resolution No. 2020-xx Page 3 of 8 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 EIR are present. The Planning Commission has reviewed and considered the 2010 EIR and the 2020 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 Planning Commission further finds that the 2020 Addendum has been completed in compliance with CEQA and the State CEQA Guidelines. The Planning Commission 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 2020 Addendum, the Planning Commission 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. 2 - 18 Resolution No. 2020-xx Page 4 of 8 SECTION 4. The Planning Commission 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 Planning Commission therefore hereby adopts those mitigation measures identified as remaining applicable to the Transit Zoning Code, through the MMRP attached hereto and incorporated herein as Exhibit A. Applicant shall be solely responsible for the implementation of all mitigation measures in the MMRP applicable to any aspect of the proposed mixed-use development project. SECTION 5. The Planning Commission hereby approves and adopts the 2020 Third and Broadway Addendum related to Variance No. 2020-05 and Tentative Parcel Map No. 2020-02, 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 Planning Commission directs staff to prepare, execute and file a CEQA Notice of Determination with the Orange County Clerk’s Office within five working days of the Planning Commission’s approval of Variance No. 2020-05 and Tentative Parcel Map No. 2020-02 for the Third and Broadway Mixed-Use Development Project. SECTION 8. The 2010 EIR and the 2020 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 2 - 19 Resolution No. 2020-xx Page 5 of 8 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 Planning Commission, and the Recording Secretary shall attest to and certify the vote adopting this resolution. ADOPTED this 28th day of September, 2020 by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Ryan O. Hodge Assistant City Attorney 2 - 20 Resolution No. 2020-xx Page 6 of 8 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL Recording Secretary, do hereby attest to and certify the attached Resolution No. 2020-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on September 28, 2020. Date: ________________ ____________________________________ Recording Secretary City of Santa Ana 2 - 21 55394.00053\32005762.1 EXHIBIT A MITIGATION MONITORING AND REPORTING PROGRAM The Mitigation Monitoring and Reporting Program (MMRP) is available online at: https://www.santa-ana.org/pb/planning-division/major-planning-projects-and- monthly-development-project-reports/3rd-and-0 Or by visiting: Planning and Building Agency – Planning Division Public Counter 20 Civic Center Plaza Santa Ana, CA 92701 2 - 22 55394.00053\32005762.1 EXHIBIT B THIRD AND BROADWAY EIR ADDENDUM The Third and Broadway Project EIR Addendum and Technical Appendices are available online at: https://www.santa-ana.org/pb/planning-division/major-planning-projects-and- monthly-development-project-reports/3rd-and-0 Or by visiting: Planning and Building Agency – Planning Division Public Counter 20 Civic Center Plaza Santa Ana, CA 92701 2 - 23 Resolution No. 2020-xx Page 1 of 8 RESOLUTION NO. 2020-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2020-05 AS CONDITIONED TO ALLOW THE CONSTRUCTION OF A TEN-STORY, 63,069 SQUARE- FOOT, 75 ROOM HOTEL WITH A 46-PERCENT REDUCTION OF REQUIRED OFF-STREET PARKING FOR THE HOTEL PROJECT LOCATED AT 201 WEST THIRD STREET 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 Harrah, representing Caribou Industries Inc. (hereinafter referred to as “Applicant”), is requesting approval of Variance No. 2020-05 as conditioned, to allow the construction of a ten-story, 63,069 square foot, 75-room hotel with 83 parking spaces at 201 West Third Street. B. Pursuant to Santa Ana Municipal Code (SAMC) Section 41-638, the Planning Commission is authorized to review and approve variances for this project to allow a reduction in required off-street parking and deviations to access requirements as set forth by the Santa Ana Municipal Code. Granting the variance would allow for use of the Santa Ana Municipal Code Section 41-1433 (hotel off-street parking standards) and use of mechanical stackers. C. On September 28, 2020, the Planning Commission of the City of Santa Ana held a duly noticed public hearing regarding Variance No. 2020-05 at that time considered all testimony, written and oral. D. 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. E. The zoning designation for the subject property is Specific Development No. 84, Downtown sub-zone. F. The Planning Commission determines that pursuant to SAMC Sections 41-2007 and 41-593.5, the hotel project is in compliance with all 2 - 24 Resolution No. 2020-xx Page 2 of 8 applicable development standards outlined within the Specific Development (SD No. 84/Transit Zoning Code). G. The Planning Commission of the City of Santa Ana has considered the information and determines that following findings, which must be established in order to grant Variance No. 2020-05, have been established as required by SAMC Section 41-638: 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this Chapter. The project site has a special circumstance related to its topography, location and surroundings. The subject site and below grade level of the parking structure has a history of flooding due to the site’s topography. If the applicant were to construct additional levels of below grade parking potential risks of flooding and drainage issues may exist or require extensive engineering. The development site is an existing 1.41-acre parcel bound by existing buildings to the east and bound by streets and an alley to the north, south and west which limits construction opportunities for traditional parking spaces, lots or structures. The project is located within the Transit Zoning Code Downtown zone and is 0.15 miles of the OCTA bus routes 53/53x stop at Main Street and Fourth Street, route 55 stop at Main Street and First Street and route 64/64x stop at Main Street and First Street. The OC Streetcar (under construction and planned to be operational in 2022) stop is planned at Fourth Street between Broadway and Sycamore Street which is one block from the subject site. The project’s location and surroundings support a reduction in off-street parking as it is within a mixed-use environment with a variety of transit opportunities within walking distance of the project. Application of the Transit Zoning Code Section 2011(d) parking standard would deprive the Downtown hotel of privileges provided to hotels that are not within the Transit Zoning Code and are prescribed the Santa Ana Municipal Code Section 41-1344. 2. That the granting of a variance is necessary for the preservation and enjoyment of one (1) or more substantial property rights. 2 - 25 Resolution No. 2020-xx Page 3 of 8 The granting of this variance is necessary in order for the applicant to include a hotel development. Strict application of the off-street parking standards would result in significant changes to the site plan and floor plans and increase construction costs, which would render the project infeasible. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of the variance will not be detrimental to the public or surrounding properties. Conditions of Approval are included to require 24-hour valet parking service for the hotel and to require reciprocal access and parking for 37 vehicles within the adjacent parking structure. Additionally, the site has been designed with a valet parking drop-off lane on Sycamore Street immediately adjacent to the hotel lobby. A parking analysis prepared by Urban Crossroads dated September 9, 2020 notes that the Transit Zoning Code non-residential off-street parking and Santa Ana Municipal Code Section 41-1344 hotel off-street parking requirements are higher than other nearby hotel-rich Orange County cities (Anaheim, Costa Mesa and Buena Park). In addition, it is expected that many patrons would use ride-sharing options or public transportation; therefore, the proposed 83 parking spaces will meet the demand of the 75 room hotel and will not create impacts to the public or nearby properties. 4. That the granting of a variance will not adversely affect the General Plan of the city. The development of a hotel will support several goals and policies of the General Plan, including Goals 2 and 3 of the Economic Development Element to maintain and enhance the diversity of the City’s economic base and increase Santa Ana’s share of the regional economy. The hotel will increase Santa Ana’s contribution to the hospitality and tourism sector of the regional economy and will be subject to the City’s Hotel Visitors’ Tax, generating revenue for the City. The hotel will be the first in Downtown and can cater to individuals doing business at the nearby government facilities and office buildings. Additionally, the hotel will make Downtown Santa Ana available as an over-night destination to those visiting the Orange County area. The project also supports Goals 1, 2, 3 and 4 of the Land Use Element to encourage uses that promote a balance of land uses that address basic community needs, promote land uses which 2 - 26 Resolution No. 2020-xx Page 4 of 8 enhance the City’s economic and fiscal viability, to preserve and improve the character and integrity of existing neighborhoods and to protect and enhance development sites and districts which are unique community assets that enhance the quality of life. Redevelopment of the super block into two development sites with a new sidewalk and street grid will link the existing Artist Village and west-end commercial uses with the rest of Downtown to help activate the area. The development will rehabilitate a property that is underutilized and will increase capital investment. 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 Planning Commission 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 2020 Third and Broadway Addendum, the Planning Commission 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: 2 - 27 Resolution No. 2020-xx Page 5 of 8 A. The project 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 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 Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Variance No. 2020-05 as conditioned in “Exhibit A” attached hereto and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated September 28, 2020, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Section 5. Variance No. 2020-05 shall not be effective until the City Council reviews and approves the Addendum, Environmental Review No. 2019-85, Density Bonus Application No. 2020-01, Site Plan Review No. 2020-01, Site Plan Review No. 2020-02 and the Disposition and Development Agreement for the subject project. If said approvals are held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise denied, then this variance shall be null and void and have no further force and effect. 2 - 28 Resolution No. 2020-xx Page 6 of 8 ***Signatures on following page*** ADOPTED this 28th day of September, 2020 by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Ryan O. Hodge Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL Recording Secretary, do hereby attest to and certify the attached Resolution No. 2020-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on September 28, 2020. 2 - 29 Resolution No. 2020-xx Page 7 of 8 Date: ________________ ____________________________________ Recording Secretary City of Santa 2 - 30 Resolution No. 2020-xx Page 8 of 8 EXHIBIT A Conditions for Approval for Variance No. 2020-05 Variance No. 2020-05 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, they 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 and variance. 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. 1. All proposed site improvements must conform to the Site Plan Review (DP No. 2019-32) and the staff report exhibits. 2. Any amendment to this variance must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the variance must be amended. 3. 24-hour valet service shall be required for the hotel operations. 4. Hotel valet service staff shall be trained in the use and operation of the mechanical stacker system. At least one trained operator of the mechanical stacker system shall be onsite at all times. 5. Vehicles shall not be stacked or queued within any street, alley, or other public right-of- way. 6. Prior to the issuance a certificate of occupancy, proof of recorded reciprocal parking and access easements and reserved parking for 37 vehicles must be provided to the Planning Division. 7. Prior to the issuance of a certificate of occupancy, the Applicant shall provide proof of valet service and operations. 2 - 31 Resolution No. 2020-xx Page 1 of 10 RESOLUTION NO. 2020-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE PARCEL MAP NO. 2020-02 AS CONDITIONED TO SUBDIVIDE AN EXISTING 1.41-ACRE PARCEL INTO TWO PARCELS AND CONDOMINIUM AIRSPACES FOR THE PROPERTY LOCATED AT 201 WEST THIRD STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Michael Harrah, representing Caribou Industries Inc. (hereinafter referred to as “Applicant”), is requesting approval of Tentative Parcel Map No. 2020- 02, as conditioned to subdivide an existing 1.41-acre parcel into two parcels and condominium airspace at 201 West Third Street. B. Tentative parcel map (“TPM”) applications require approval of a parcel map by the Zoning Administrator pursuant to Section 34-126 of the Santa Ana Municipal Code (“SAMC”) and pursuant to Section 34-127 the Planning Commission shall review and approve the map. In an effort to streamline the discretionary process, the application has been bundled for Planning Commission review with the other entitlements associated with the Third & Broadway project. C. Subdivision requests are governed by Chapter 34 and Chapter 41 of the SAMC. Pursuant to Sections 66473.5 and 66474 of the California Subdivision Map Act, applications for tentative parcel maps are approved when certain findings can be established. D. Tentative Parcel Map No. 2020-02 (County Map No. 2020-159) came before the Planning Commission of the City of Santa Ana on September 28, 2020 for a duly noticed public hearing. E. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to approve Tentative Parcel Map No. 2020-02 (County Map No. 2020-159), have been established as required by SAMC Section 34-126 and the California Subdivision Map Act: 1. The proposed project and its design and improvements are generally consistent with the District Center designation of the General Plan and are otherwise consistent with all other Elements of the General Plan. 2 - 32 Resolution No. 2020-xx Page 2 of 10 Tentative Parcel Map No. 2020-02 (County Map No. 2020-159), as conditioned, and its design and improvements will be generally consistent with the District Center General Plan land use designation. The project includes 10-foot-wide sidewalks and the installation of street trees, lights and benches on Sycamore Street. Further, the mixed-use and hotel project is consistent with the Land Use Element, as the use provides a mixed-use and mixed-income project, employment opportunities for local residents, and generates municipal revenues for continued economic development. The proposed subdivision promotes Land Use Element Policy 5.4, which supports land uses that are consistent with the Land Use Element. 2. The proposed project conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. Tentative Parcel Map No. 2020-02 (County Map No. 2020-159), as conditioned, will conform to all applicable requirements of the zoning and subdivision codes (Chapter 34 and 41 of the Santa Ana Municipal Code) as well as other applicable City ordinances subject to the Planning Commission and City Council’s approval of Density Bonus Agreement No 2020-01, Site Plan Review No. 2020-01, Site Plan Review No. 2020-02, Variance No. 2020-05 and Disposition and Development Agreement. Lastly, Covenants, Conditions and Restrictions (CC&Rs) will address issues such as drainage, reciprocal access, landscaping and maintenance and will be recorded prior to approval of the final map. 3. The project site is physically suitable for the type and density of the proposed project. The project site is physically suitable for a mixed-use and hotel project and the density of the proposed project is consistent with the Downtown District Center density of 90 dwelling units per acre and 35 percent density bonus consistent with California Government Code Section 65915. Any future development will comply with the provisions of the Santa Ana Municipal Code. 4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 2 - 33 Resolution No. 2020-xx Page 3 of 10 The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Since the project is located in an urbanized area, there are no known fish or wildlife populations existing on the subject site. The existing site is a disturbed site containing a three level parking structure with no landscaping. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. 5. The design or improvements of the proposed project will not cause serious public health problems. The design or improvements of the proposed project will not cause serious health problems, with the proposed subdivision not having any detrimental effects upon the general public. All necessary utilities and infrastructure improvements currently exist and comply with City standards. An emergency access easement will be provided for the new private street. Therefore, approval of this subdivision will not cause any serious public health problems. 6. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of, property within the proposed project. The designs or improvements associated with approval of the tentative parcel map will not conflict with easements necessary for public access through or use of the property within the proposed project. The project includes a new street and sidewalk and will provide public vehicular and pedestrian access to the street and sidewalk. The project site will provide a reciprocal access and parking easement for the shared common driveways and drive aisle to allow public access to the 211 public parking spaces and 37 hotel valet parking spaces within the parking structure. In addition, the CC&Rs will ensure all ingress and egress easement and access will be maintained for the project site. Section 2. In accordance with the California Environmental Quality Act (CEQA), the Planning Commission of the City of Santa Ana has, as a result of its consideration of the record as a whole and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, Environmental Review No. 2019- 85 meets all the requirements of CEQA and recommends City Council approval: 2 - 34 Resolution No. 2020-xx Page 4 of 10 Based on the substantial evidence set forth in the record, including but not limited to the 2010 EIR and the 2020 Third & Broadway Addendum, the Planning Commission 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 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 3. 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 2 - 35 Resolution No. 2020-xx Page 5 of 10 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 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Tentative Parcel Map No. 2020-02 (County Map 2020- 159) as conditioned in Exhibit A, attached hereto and incorporated as though fully set forth herein for the property located at 201 West Third Street. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated September 28, 2020, and exhibits attached thereto; and, the public testimony, written and oral, all of which are incorporated herein by this reference. Section 5. Tentative Parcel Map No. 2020-02 shall not be effective until the City Council reviews and approves the Addendum, Environmental Review No. 2019-85, Density Bonus Application No. 2020-01, Site Plan Review No. 2020-01, Site Plan Review No. 2020-02 and the Disposition and Development Agreement for the subject project. If said approvals are held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise denied, then this variance shall be null and void and have no further force and effect. ***Signatures on following page*** 2 - 36 Resolution No. 2020-xx Page 6 of 10 ADOPTED this 28th day of September 2020, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Ryan O. Hodge Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2020-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on September 28, 2020. 2 - 37 Resolution No. 2020-xx Page 7 of 10 Date: ________________ ____________________________________ Recording Secretary City of Santa Ana 2 - 38 Conditions of Approval September 28, 2020 Resolution No. 2020-xx Page 8 of 10 EXHIBIT A Conditions for Approval for Tentative Parcel Map No. 2020-02 (County Map No. 2020- 159) Tentative Parcel Map No. 2020-02 (County Map No. 2020-159) 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, Applicant 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 tentative parcel map. 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 tentative parcel map. Planning Division 1. All proposed site improvements must conform to the Site Plan Review approval of DP No. 2019-32 and the staff report exhibits. 2. Two copies of the recorded final parcel map shall be submitted each to the Planning Division, Building Division and Public Works Agency within 10 days of recordation. 3. Applicant must submit Covenants, Conditions and Restrictions (CC&Rs) for the project to the case planner for review and approval prior to the final map being recorded. Additionally, CC&Rs will be adopted to define the operating and maintenance requirements and enforcement of the CC&Rs provisions. 4. The tentative parcel map, final map and all improvements required to be made or installed by the subdivider shall be in accordance with the requirements and design standards and specifications of the City of Santa Ana and the requirements of the California Subdivision Map Act. 5. After project occupancy, landscaping is to be maintained in accordance with the approved landscape plan. This shall include the minimum levels of plant materials shown on the landscape plan, site furnishings, and hardscape materials. Any modifications to this plan shall be submitted to the Planning Division for review and subject to the approval of the Planning Manager. 2 - 39 Conditions of Approval September 28, 2020 Resolution No. 2020-xx Page 9 of 10 6. The property owner shall be responsible for maintaining the lots free from debris, overgrown vegetation, and graffiti. The property owner shall provide as part of the Covenants, Conditions and Restrictions (CC&Rs) that the owner of each condominium shall immediately remove any graffiti placed thereon. Any graffiti must be removed within 24 hours 7. The final map must be approved and recorded prior to issuance of on-site improvements such as, but not limited to the sidewalk and driveway apron improvements. 8. Development within the area of the map is subject to development and permit fees in effect at the time of permit issuance. Prior to approval of Certificate of Occupancy, all on-site improvements shall be made in accordance with the submitted plans. 9. Prior to submittal of the final map, the Applicant shall submit a management plan per Sections 34-335 and 34-376 of the Santa Ana Municipal Code. 10. Prior to submittal of the final map, the Applicant shall submit a conversion plan per Section 41-1804 of the Municipal Code. 11. Property Maintenance Agreement. Subject to review and applicability by the Planning and Building 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 or incorporate the form of this condition within the project’s CC&R’s with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably 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, 2 - 40 Conditions of Approval September 28, 2020 Resolution No. 2020-xx Page 10 of 10 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 and 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 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 final map being recorded. 2 - 41 55394.00053\32005762.1 RESOLUTION NO. 2020-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 SITE PLAN REVIEW NO. 2020-01, SITE PLAN REVIEW NO. 2020-02, DENSITY BONUS AGREEMENT NO. 2020-01 AND DISPOSITION AND DEVELOPMENT AGREEMENT AND ADOPTION OF A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE THIRD AND BROADWAY MIXED-USE PROJECT LOCATED AT 201 WEST THIRD STREET WHEREAS, Michael Harrah, representing Caribou Industries Inc. (hereinafter referred to as “Applicant”), is requesting approval of Density Bonus Agreement No. 2020-01, Site Plan Review No. 2020-01, Site Plan Review No. 2020-02, Variance No. 2020-05, Tentative Parcel Map No. 2020-02, and a Disposition and Development Agreement to allow the demolition of an existing public parking structure and construction of a new mixed-use 171-unit residential and 13,419 square foot commercial development and 75-room hotel at 201 West Third Street; and WHEREAS, the subject Property contains 1.41 acres and is currently developed with a City-owned public parking structure; and WHEREAS, the Transit Zoning Code was adopted in 2010 as a result of interest in developing transit-oriented 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 and reporting program for the Transit Zoning Code, which allows a mixture of residential, commercial, and limited industrial land uses; and WHEREAS, the entitlements sought for the proposed mixed-use development project include a Density Bonus Agreement application, two Site Plan Review applications, a Variance application, a Tentative Parcel Map application, and a Disposition and Development Agreement; 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 WHEREAS, when compared against the Originally Approved Plan, the proposed mixed-use development will not result in any new or intensified significant impacts; and 2 - 42 55394.00053\32005762.1 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 Third & Broadway project’s EIR Addendum (“2020 Addendum”) concludes 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, the proposed Project is within a transit priority area (TPA) as defined by Public Resources Code (PRC) Section 21099(a)(7). A TPA is an area within one-half mile of a major transit stop that is existing (or planned under certain conditions). A major transit stop includes the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods (PRC § 21064.3). The Project site is within 0.15 miles of the intersection of Bus Routes 53/53X (north-south along Main Street), 55, and 64/64X (east-west via 1st Street). Under SB 743, aesthetic and parking impacts cannot be considered a significant impact within TPA’s; and WHEREAS, on September 28, 2020 at a duly noticed public hearing, the Planning Commission recommended City Council adoption of the 2020 Addendum; and WHEREAS, on October 20, 2020 at a duly noticed public hearing, the City Council considered the 2020 Addendum for Site Plan Review No. 2020-01, Site Plan Review No. 2020-02, Density Bonus Agreement No. 2020-01 and Disposition and Development Agreement; 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 EIR are present. The City Council has reviewed and considered the 2010 EIR and the 2020 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 2020 Addendum has 2 - 43 55394.00053\32005762.1 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 2020 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 adopts those mitigation measures identified as remaining applicable to the Transit Zoning Code, through the MMRP attached hereto and incorporated herein as Exhibit A. Applicant shall be solely responsible for the implementation of all mitigation measures in the MMRP applicable to any aspect of the proposed mixed-use development project. SECTION 5. The City Council hereby approves and adopts the 2020 Third and Broadway Addendum related to Site Plan Review No. 2020-01, Site Plan Review No. 2020-02 and Density Bonus Agreement No. 2020-01, 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, 2 - 44 55394.00053\32005762.1 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 working days of the City Council’s approval of Site Plan Review No. 2020-01, Site Plan Review No. 2020-02, Density Bonus Agreement No. 2020-01 and Disposition and Development Agreement for the Third and Broadway Mixed-Use Development Project. SECTION 8. The 2010 EIR and the 2020 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 Clerk of the Council shall attest to and certify the vote adopting this resolution. ADOPTED this ____ day of___________, 2020. _______________________ Miguel A. Pulido Mayor APPROVED AS TO FORM: 2 - 45 55394.00053\32005762.1 Sonia R. Carvalho City Attorney By:________________________ Ryan O. Hodge Assistant City Attorney AYES: Councilmembers ___________________________________ NOES: Councilmembers ___________________________________ ABSTAIN: Councilmembers ___________________________________ NOT PRESENT: Councilmembers ___________________________________ 2 - 46 55394.00053\32005762.1 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, DAISY GOMEZ, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2020-xx to be the original resolution adopted by the City Council of the City of Santa Ana on __________________. Date: ____________ ____________________________ Clerk of the Council City of Santa Ana 2 - 47 55394.00053\32005762.1 EXHIBIT A MITIGATION MONITORING AND REPORTING PROGRAM The Mitigation Monitoring and Reporting Program (MMRP) is available online at: https://www.santa-ana.org/pb/planning-division/major-planning-projects-and-monthly-development-project-reports/3rd-and-0 Or by visiting: Planning and Building Agency – Planning Division Public Counter 20 Civic Center Plaza Santa Ana, CA 92701 2 - 48 55394.00053\32005762.1 EXHIBIT B THIRD AND BROADWAY EIR ADDENDUM The Third and Broadway Project EIR Addendum and Technical Appendices are available online at: https://www.santa-ana.org/pb/planning-division/major-planning-projects-and- monthly-development-project-reports/3rd-and-0 Or by visiting: Planning and Building Agency – Planning Division Public Counter 20 Civic Center Plaza Santa Ana, CA 92701 2 - 49 Resolution No. 2020-xx Page 1 of 18 RESOLUTION NO. 2020-xx A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING DENSITY BONUS AGREEMENT NO. 2020-01, SITE PLAN REVIEW NO. 2020-01, AND SITE PLAN REVIEW NO. 2020-02 AS CONDITIONED FOR A NEW MIXED-USE AND HOTEL DEVELOPMENT LOCATED AT 201 WEST THIRD STREET 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 Harrah, representing Caribou Industries Inc. (hereinafter referred to as “Applicant”), is requesting approval of Density Bonus Agreement No. 2020-01, Site Plan Review No. 2020-01, and Site Plan Review No. 2020-02, as conditioned to allow the construction of a new mixed-use development consisting of 171 residential units, 13,419 square foot commercial development and a 75-room hotel at 201 West Third Street. B. The Transit Zoning Code was adopted in 2010 as a result of interest in developing transit-oriented 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 (California Government Code Section 65915 et seq.) 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 28, 2020, the Planning Commission of the City of Santa Ana held a duly noticed public hearing regarding Density Bonus Agreement No. 2020-01, Site Plan Review No. 2020-01 and Site Plan Review No. 2020-02 at that time considered all testimony, written and oral and recommended City Council approval of the entitlements. E. On October 20, 2020, the City Council of the City of Santa Ana held a duly noticed public hearing regarding Density Bonus Agreement No. 2020-01, 2 - 50 Resolution No. 2020-xx Page 2 of 18 Site Plan Review No. 2020-01, Site Plan Review No. 2020-02 and Disposition and Development Agreement at that time considered all testimony, written and oral. F. Sections 41-2007 and 41-593.5 of the Santa Ana Municipal Code (SAMC) requires a review by the Planning Commission and City Council 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. G. The zoning designation for the subject property is Specific Development No. 84, Downtown sub-zone. H. The City Council determines pursuant to SAMC Sections 41-2007 and 41-593.5, that the mixed-use and hotel project is in compliance with all applicable development standards outlined within the Specific Development (SD No. 84/Transit Zoning Code), with the exception of required on-site residential parking, maximum stories, open space and massing which, pursuant to the California Government Code sections 65915 through 65918, may be reduced through approval of the requested Density Bonus Agreement application and off-street parking subject to approval of Variance No. 2020-02. I. The City Council determine that the following findings, which must be established in order to grant this Density Bonus Agreement with deviations pursuant to SAMC Section 41-1607, have been established for Density Bonus Agreement No. 2020-01 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 152 market-rate rental units and 19 very-low income affordable units, contributing toward the City’s rental housing stock to serve the needs of diverse and underserved populations. 10 studios, 6 one-bedrooms and 3 two-bedrooms very-low income units will be evenly dispersed throughout the development. 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 and demographically balanced community by providing housing for different demographic and income levels in an area rich with employment 2 - 51 Resolution No. 2020-xx Page 3 of 18 opportunities, commercial development, market-rate housing and close to many public transportation options such as the under-construction OC Streetcar, bus routes and the Santa Ana Regional Transportation Center. 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. The application includes a request for a 35-percent density bonus in exchange for providing eleven percent very-low income units on-site (19 units). Under the State’s Density Bonus Law, developers providing eleven percent very-low income units may request a numerical density bonus of 35 percent from the base density (California Government Code Section 65915 (f)(2)). The General Plan land use designation for Downtown is District Center which allows 90 dwelling units per acre and maximum floor area ratio (FAR) of 3.0. Based on the site area of 1.41 acres at 90 dwelling units per acre 127 units are allowed. In exchange for providing eleven percent very-low income units on-site an additional 45 units are permitted through a density bonus. Therefore, the project proposes a total of 171 units with a total FAR of 4.2 for the development site. Application of the floor area ratio maximum would physically preclude development of on-site affordable housing units. Furthermore, California Government Code Section 65915 (f)(5) granting a density bonus shall not require a General Plan Amendment. With approval of concessions and waivers the project is consistent with the underlying zoning development standards and General Plan. Additionally, the project supports several goals and policies within the General Plan land use element. 3. That the deviations are 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 waivers, two incentives/concessions, and for a reduction in required on- site (off-street) parking. The deviations are described as follow: 2 - 52 Resolution No. 2020-xx Page 4 of 18 (a) Waiver from the General Plan Land Use Element, Downtown District Center maximum FAR of 3.0. The FAR for the entire development site is 4.2. Capping the FAR at 3.0 would physically preclude development of the project and on-site affordable housing units [Cal. Gov’t Code Sec. 65915 (e)(1)]. Limiting the FAR may preclude additional stories to accommodate the affordable units and density bonus units which make the project financially feasible for the developer. (b) Waiver from Santa Ana Municipal Code Sec. 41-2011(a) – Height. The Line Block Building Type sets a maximum height of 10-stories while 16 stories are proposed. The additional stories are needed to provide affordable housing units on-site and to make the construction of a high-rise development financially feasible. In addition, the requirement to provide 211 public parking spaces on site adds an additional five stories to the overall development [Cal. Gov’t Code Sec. 65915 (e)(1)]. (c) Concession 1 from Santa Ana Municipal Code Sec. 41- 2023(f) Open Space, the project’s open space is designed as open roof decks rather than courtyards or forecourt. Construction of a courtyard or forecourt would substantially increase engineering costs and the development would need to be redesigned completely reducing the number of units that could be constructed on the site therefore, reducing the number of onsite affordable housing units that would result from the project [Cal. Gov’t Code Sec. 65915 (d)(1)]. (d) Concession 2 from Santa Ana Municipal Code Sec. 41- 2023(i) Massing a reduction in massing at the third level would result in a reduction in public parking or redesigning and engineering the project which would reduce the financial feasibility of redeveloping the site and providing 19 onsite very-low income units [Cal. Gov’t Code Sec. 65915 (d)(1)]. (e) Parking: 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 additional levels 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, transit-oriented development in order to reduce 2 - 53 Resolution No. 2020-xx Page 5 of 18 demands for parking and traffic impacts. Pursuant to California Government Code Section 65915 (p)(1) residential developments providing eleven percent on- site affordable housing units at very-low income levels are entitled to provide on-site parking at the ratio of 1 stall for studio or one-bedroom units, and 2 stalls for two-bedroom units, inclusive of handicapped and guest parking. 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, offsite parking, or a combination thereof, raising the effective parking ratios to a minimum of 2.15 parking spaces per residential unit if fully implemented. 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 has, as a result of its consideration of the record as a whole and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, Environmental Review No. 2019-85 meets all the requirements of CEQA: 2 - 54 Resolution No. 2020-xx Page 6 of 18 Based on the substantial evidence set forth in the record, including but not limited to the 2010 EIR and the 2020 Third & Broadway 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 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 City Council of the City of Santa Ana, after conducting the public hearing, hereby approves Density Bonus Agreement No. 2020-01, Site Plan Review No. 2020-01, Site Plan Review No. 2020-02 as conditioned in Exhibit A, attached hereto and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for City Council Action dated October 20, 2020, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ***Signatures on following page*** ADOPTED this ____ day of___________, 2020. 2 - 55 Resolution No. 2020-xx Page 7 of 18 _______________________ Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By:________________________ Ryan O. Hodge 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. 2020-xx to be the original resolution adopted by the City Council of the City of Santa Ana on __________________. Date: ____________ ____________________________ Clerk of the Council City of Santa Ana 2 - 56 Resolution No. 2020-xx Page 8 of 18 EXHIBIT A Conditions for Approval for Site Plan Review No. 2020-01, Site Plan Review No. 2020-02 and Density Bonus Agreement No. 2020-01 Site Plan Review No. 2020-01, Site Plan Review No. 2020-02 and Density Bonus Agreement No. 2020-01 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. 2019-32 and the staff report exhibits. 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. The Project shall implement the Parking Management Plan dated September 9, 2020. 5. The Project shall include a publicly-accessible amenity area available to the public on a semi-regular basis, upon agreement by the public and Applicant, but in no instances less than four times per year for community-serving purposes. 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. 6. All mechanical equipment shall be screened from view from public and roof deck amenity areas. 2 - 57 Resolution No. 2020-xx Page 9 of 18 7. Prior to issuance of any building permits, the Applicant shall submit a detailed rooftop plan to the Planning Division for review and approval demonstrating that the unoccupied lower level rooftops, visible from the building levels above, incorporate artificial green roofs and water infiltration planters as shown on the DP No. 2019-32 plans. 8. Prior to the issuance of any building permits, the Applicant shall submit a final detailed amenity plan to the Planning Division for review and approval. The plan shall include details on the hardscape design, lighting concepts and outdoor furniture for amenity decks and plaza areas as well as an installation plan. The exact specifications for these items are subject to the review and approval by the Planning Division. 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 perimeter construction signage with a contact phone number, construction hours, staging areas, parking and site security/screening during project construction. 10. Prior to installation of landscaping, the Applicant shall submit photos and specifications of all trees to be installed on the project site to the Planning Division review and approval. 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. 11. After Project occupancy, landscaping and hardscape materials must be maintained as shown on the approved landscape plans. 12. A Resident Storage Plan shall be provided for the Project prior to occupancy. Storage shall be available at no cost to the residents. 13. Prior to Certificate of Occupancy issuance, public art shall be installed on the Project site at a value of one-half of one percent (0.5%) of the total valuation of both buildings. The art shall be installed on the north, east, west and south elevations of the mixed-use project and on the south elevation of the hotel project in the areas depicted on the DP No. 2019-32 plans. 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. 14. Prior to Certificate of Occupancy issuance, 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) 2 - 58 Resolution No. 2020-xx Page 10 of 18 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 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 2 - 59 Resolution No. 2020-xx Page 11 of 18 expenses incurred by the City to cure a deficiency in maintenance or to enforce 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. 2 - 60 EXHIBIT 2 2 - 61 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No.2020-02201 West Third Street - Third & Broadway Mixed-Use Development Exhibit 2 - Vicinity Zoning & Aerial View © 2020 Digital Map Products. A ll rights reserved. 2019 Aerial Zoning 250 feet 2 - 62 EXHIBIT 3 2 - 63 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 3 – Site Photo 2 - 64 EXHIBIT 4 2 - 65 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 4 – Site Plan 2 - 66 EXHIBIT 5 2 - 67 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 5 – Residential Unit Floor Plans 2 - 68 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 5 – Residential Unit Floor Plans 2 - 69 EXHIBIT 6 2 - 70 16’-0” STOREFRONTMAX. 20’-0” SIGN FACE WIDTH MIN. 8’-0” CLEARFROM SIDEWALKMAX. 18” SIGN FACEHEIGHTMIN. 2’-6” BULKHEADTENANT SIGNAGE AWNING FOR SIGNAGE SYCAMORE STBROADWAY Aluminum Curtain Wall System Cast-In-Place Exposed Concrete Aluminum Storefront System Dedicated LocationFor Public Art Aluminum Storefront System Cast In Place Concrete, Painted 42” Min. Glass Guardrails At Exterior Location. Comply With February 14, 2019 Noise Study & TZC Mitigation Measures 4.8-5, 4.8-6 and 4.8-7, Typ. At Exterior Locations Tan Face Brick 1 2 4 3 22September 10, 2020 | Caribou Industries | 3rd & Broadway | 15150 SCALE 1/16”=1’-0”0 1/32”1/16”1/8” Design Residential Tower Elevations 1 South Elevation 3 Enlarged Typical Storefront Elevation DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 6 – Mixed-Use Building Elevations 2 - 71 W 3RD ST Aluminum Curtain Wall SystemCast-In-Place Exposed Concrete Dedicated Location For Public Art Aluminum Storefront System Cast In Place Concrete, Painted 30” Min. Glass Guardrails At Exterior Location. Comply With February 14, 2019 Noise Study & TZC Mitigation Measures 4.8-5, 4.8-6 and 4.8-7, Typ. At Exterior Locations Tan Face Brick 1 2 4 3 23September 10, 2020 | Caribou Industries | 3rd & Broadway | 15150 SCALE 1/16”=1’-0”0 1/32”1/16”1/8” Design Residential Tower Elevations 2 West Elevation DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 6 – Mixed-Use Building Elevations 2 - 72 1 STORY (Appx. 20 FT), RED BRICK BUILDING 4 STORIES (Appx. 50 FT), WHITE PLASTER BUILDING N BROADWAY Cast-In-Place Exposed Concrete Aluminum Storefront System Aluminum Storefront System Aluminum Composite Metal Panels Dedicated Location For Public Art Perforated Metal Panels, Brass Finished Cast-In-Place Exposed Concrete, Painted Aluminum Curtain Wall System Cast-In-Place Exposed Concrete Aluminum Storefront System 42” Min. Glass Guardrails At Exterior Location. Comply With February 14, 2019 Noise Study &TZC Mitigation Measures 4.8-5, 4.8-6 and 4.8-7, Typ. At Exterior Locations 42” Min. Glass Guardrails At Exterior Location. Comply With February 14, 2019 Noise Study & TZC Mitigation Measures 4.8-5, 4.8-6 and 4.8-7, Typ. At Exterior Locations Aluminum Storefront System Tan Face Brick 42” Min. Glass Guardrails At Exterior Location. Comply With February 14, 2019 Noise Study & TZC Mitigation Measures 4.8-5, 4.8-6 and 4.8-7, Typ. At Exterior Locations 1 2 4 3 24September 10, 2020 | Caribou Industries | 3rd & Broadway | 15150 SCALE 1/16”=1’-0”0 1/32”1/16”1/8” Design Residential Tower Elevations 3 North Elevation DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 6 – Mixed-Use Building Elevations 2 - 73 1 2 4 3 25September 10, 2020 | Caribou Industries | 3rd & Broadway | 15150 SCALE 1/16”=1’-0”0 1/32”1/16”1/8” Design Residential Tower Elevations 4 East Elevation W 3RD ST ALLEY Aluminum Curtain Wall System Cast-In-Place Exposed Concrete Aluminum Storefront System Cast In Place Concrete, Painted Dedicated Location For Public Art 42” Min. Glass Guardrails At Exterior Location.Comply With February 14, 2019 Noise Study & TZC Mitigation Measures 4.8-5, 4.8-6 and 4.8-7, Typ. At Exterior LocationsTan Face Brick DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 6 – Mixed-Use Building Elevations 2 - 74 EXHIBIT 7 2 - 75 2 STORIES (Appx. 30 FT), RED BRICK BUILDING 1 STORY (Appx. 20 FT), TAN PLASTER BUILDING N BROADWAY Cast-In-Place Exposed Concrete Aluminum Storefront System Aluminum Composite Metal PanelsCast-In-Place Exposed Concrete, Painted Perforated Metal Panels, Brass Finished Wood Veneer Composite Metal Panel Aluminum Curtain Wall SystemCast-In-Place Exposed ConcreteAluminum Storefront SystemGlass Guardrail Aluminum Storefront SystemAluminum Storefront System 3 / 22 Aluminum Roll Up Door Tan Face Brick Dedicated Location For Public Art Dedicated Location For Hotel Branding 1 2 4 3 26September 10, 2020 | Caribou Industries | 3rd & Broadway | 15150 SCALE 1/16”=1’-0”0 1/32”1/16”1/8” Design Hotel Tower Elevations 1 South Elevation 2 West Elevation W 3RD STALLEY 3 STORIES (Appx. 40 FT), TAN PLASTER & DARK GREY BRICK BUILDING 2 STORIES (Appx. 40 FT), TAN PLASTER BUILDING Aluminum Storefront System Wood Veneer Composite Metal Panel Aluminum Composite Metal Panels Glass Guardrail White Marble Metal Window Frame, Brass Finished DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 7 – Hotel Elevations 2 - 76 1 STORY (Appx. 20 FT), RED BRICK BUILDING 4 STORIES (Appx. 50 FT), WHITE PLASTER BUILDING N BROADWAY Cast-In-Place Exposed Concrete Aluminum Storefront System Aluminum Storefront System Aluminum Composite Metal Panels Dedicated Location For Public Art Perforated Metal Panels, Brass Finished Cast-In-Place Exposed Concrete, Painted Aluminum Curtain Wall SystemCast-In-Place Exposed ConcreteAluminum Storefront System42” Min. Glass Guardrails At Exterior Location.Comply With February 14, 2019 Noise Study &TZC Mitigation Measures 4.8-5, 4.8-6 and 4.8-7, Typ. At Exterior Locations 42” Min. Glass Guardrails At Exterior Location. Comply With February 14, 2019 Noise Study & TZC Mitigation Measures 4.8-5, 4.8-6 and 4.8-7, Typ. At Exterior Locations Aluminum Storefront System Tan Face Brick 42” Min. Glass Guardrails At Exterior Location.Comply With February 14, 2019 Noise Study &TZC Mitigation Measures 4.8-5, 4.8-6 and 4.8-7, Typ. At Exterior Locations 1 2 4 3 27September 10, 2020 | Caribou Industries | 3rd & Broadway | 15150 SCALE 1/16”=1’-0”0 1/32”1/16”1/8” Design Hotel Tower Elevations 3 North Elevation 4 East Elevation W 3RD ST ALLEY 3 STORIES (Appx. 40 FT), TAN PLASTER & DARK GREY BRICK BUILDING 2 STORIES (Appx. 40 FT), RED BRICK BUILDING Cast-In-Place Exposed Concrete White Marble Metal Window Frame, Brass Finished Aluminum Storefront System Aluminum Composite Metal Panels 42” Min. Glass Guardrails At Exterior Location. Comply With February 14, 2019 Noise Study & TZC Mitigation Measures 4.8-5, 4.8-6 and 4.8-7, Typ. At Exterior Locations DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 7 – Hotel Elevations 2 - 77 EXHIBIT 8 2 - 78 34September 10, 2020 | Caribou Industries | 3rd & Broadway | 15150 Design Project ViewsDBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 8 - Mixed-Use Development Rendering2 - 79 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 8 - Mixed-Use Development Rendering 2 - 80 35September 10, 2020 | Caribou Industries | 3rd & Broadway | 15150 Design Project ViewsDBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 9 - Hotel Rendering 2 - 81 36September 10, 2020 | Caribou Industries | 3rd & Broadway | 15150 Design Project Views DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Street Rendering 2 - 82 2 - 83 2 - 84 EXHIBIT 9 2 - 85 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 9 – Mixed-Use On Site Open Space 2 - 86 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 9 – Hotel On Site Open Space 2 - 87 EXHIBIT 10 2 - 88 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 10 Conformance to Development Parcel 1 Mixed-Use Development Required by the Transit Zoning Code Provided Lined Block Building Type Height (Table DT-1): 1. Minimum - 2 stories 2. Maximum - 10 Stories Approval of a Density Bonus Agreement Concession 1 Required per California Government Code Section 65915(d)(2)(B); 16 Stories Parking Driveway Width (Table DT-5): 2-Way Driveway: 20’0” minimum and 25’0” maximum. Complies; 2-Way Driveways: 20’0” 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 Requires (402 total): 342 residential space, 26 guest spaces and 34 commercial parking spaces required Approval of a Density Bonus Agreement Parking per California Government Code Section 65915(p)(1); Residential: 196 stalls (Per Affordable Housing Plan, State of California Government Code Section 65915(p)(1): • Studio to 1 bedroom – 1 stall • 2 to 3 bedrooms – 2 stalls Commercial: 0 Stalls (1/400 sf) • Per Parking Management Plan, up to 318 onsite parking spaces may be provided with valet service (1.85 per unit onsite parking ratio) • Per Parking Management Plan, up to 50 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 Complies; Broadway: 100% Shopfront 3rd Street: 100% Shopfront Sycamore Street: 100% Shopfront Building Types Allowed (Table BT-1): Flex Block, Lined Block, Stacked Dwellings, Courtyard Housing, Live-Work, Tuck Under Complies; Lined Block Lined Block Width and Depth (Table BT-1): Width – Min 125’0” and Max 300’0” Depth – Minimum 100’0” Complies; 1. Width – 276’0” 2. Depth – 145’0” 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. Complies; All requirements met and shown in plan sheets. 2 - 89 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 10 Required by the Transit Zoning Code Provided Lined Block Parking Standards (Sec. 41-2023): 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). Complies; The building provides parking via an underground and above-ground garage. All dwellings will have indirect access to parking stalls. 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. Approval of a Density Bonus Agreement per California Government Code Section 65915(e)(1); 1. Required (Common + Private): 13,567SF Provided (Common + Private): 18,208 SF 2. Complies with dimensions 3. Complies with dimensions 4. 55 units do not have private open space and the minimum dimension if 5’ in some directions. 5. See #1 above 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. Plan check 3. Complies 4. N/A 5. Plan check 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. Lined Block Building Size and Massing Standards (Sec. 41-2023): 1-4 (Standards Noted and Met) 5. Max Ratios of each Story: a. Ground Floor – 100% b. Level 2 – 100% c. Level 3-5 – 85% d. Level 6 + – 85% Approval of a Density Bonus Agreement Concession 2 Required per California Government Code Section 65915(d)(2)(B); Building Max Ratios: 1-4 Complies a. Ground Floor – 99% b. Level 2 – 99% c. Level 3 – 94% d. Levels 4- 16 – 50 to 85% 2 - 90 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 10 Conformance to Development Parcel 2 Hotel Development Required by the Transit Zoning Code Provided Flex Block Building Type Height (Table DT-1): 1. Minimum - 2 stories 2. Maximum - 10 Stories Complies; 10 Stories Parking Driveway Width (Table DT-5): 1-Way Driveway: 8’0” minimum and 12’0” maximum 2-Way Driveway: 20’0” minimum and 25’0” maximum. Complies; 2-Way Driveway: Project’s driveway 23’6” and 1-Way Driveway 12’ Parking (Table DT-6): 1. Standard: 1/400 square feet of commercial space. o 158 parking spaces required Variance Required to provided parking per SAMC Section 41-1344 Hotels and Motels. 1 space per guest room, plus 1 space for each 10 rooms and use of mechanical stacker system; o 83 spaces provided via 4 ADA spaces, 42 mechanical stacker spaces and 37 reserved valet parking spaces within mixed-use parking structure 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 Complies; 3rd Street: 100% Shopfront Sycamore Street: 100% Shopfront Building Types Allowed (Table BT-1): Flex Block, Lined Block, Stacked Dwellings, Courtyard Housing, Live-Work, Tuck Under Complies; Flex Block Flex Block Width and Depth (Table BT-1): Width – Min 75’0” and Max Depth – Minimum 100’0” Complies; 1. Width – 156’0” 2. Depth – 145’0” Flex Block Access Standards (Sec. 41-2022): 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. Complies; All requirements met and shown in plan sheets. Flex Block Parking Standards (Sec. 41-2022): 1. Required parking shall be accommodated in an underground garage, surface parking, tuck under parking, or a combination thereof. Complies; The building provides parking via an underground and above-ground garage. All dwellings will have indirect access to parking stalls. 2 - 91 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 10 Required by the Transit Zoning Code Provided 2. Dwellings shall have indirect access to their parking stall(s). Flex Block Open Space Standards (Sec. 41-2022): 1. The common open space shall be designed as a courtyard, or in the front as a forecourt. This area shall be equal to 15 percent of the lot and shall be open to the sky. Courtyards may be located on the ground or on a podium. Side yards may also be formed to provide outdoor patios connected to ground floor commercial uses to serve as additional open space. 2. Minimum courtyard width of 40’0” when running EW and 30’0” when running NS. 3. 40’0” 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. 1. Required (Common): 5,609 SF Provided: 10,367 SF Complies All requirements met and shown in plan sheets. Flex Block Landscape Standards (Sec. 41-2022): 1. If a rear yard is present, one 36” box tree per 30’0” lineal feet shall be provided. 2. Courtyards located over garages shall be designed to avoid the sensation of forced podium hardscape. 3. Sideyard trees shall be placed to create a particular sense of place at a rate of one (1) 24-inch box tree per 30 lineal feet 4. If a front yard is present, at least one (1) 24-inch box tree per 25 lineal feet shall be planted. The trees may be placed in groups in order to achieve a particular design. 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. Six (6) 5-gallon sized shrubs, ten (10) one-gallon size herbaceous perennials/shrubs and turf or acceptable dry climate ground covershall be planted for every required tree. 7. If a rear yard is present, at least one (1) 36” box tree per 30’0” lineal feet shall be planted. 1. N/A 2. Plan check 3. Complies 4. N/A 5. Plan check 6. N/A 7. N/A Flex Block Frontage Standards (Sec. 41-2022): 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. 41-2022): 1-4 (Standards Noted and Met) 6. Max Ratios of each Story: a. Ground Floor – 100% b. Level 2 – 100% c. Level 3-5 – 85% d. Level 6 + – 85% Building Max Ratios: 1-4 Complies a. Ground Floor – 95% b. Level 2 – 98% c. Level 3 to 10 35 to 61% 2 - 92 EXHIBIT 11 2 - 93 2 - 94 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 11 - Density Bonus Agreement 2 - 95 2 - 96 2 - 97 2 - 98 2 - 99 2 - 100 2 - 101 2 - 102 2 - 103 2 - 104 2 - 105 2 - 106 2 - 107 2 - 108 2 - 109 2 - 110 2 - 111 2 - 112 2 - 113 2 - 114 2 - 115 EXHIBIT 12 2 - 116 12193-11 Parking Study September 9, 2020 Mr. Michael F. Harrah Caribou Industries, Inc. 1103 North Broadway Santa Ana, CA 92701 SUBJECT: 3RD & BROADWAY PARKING ASSESSMENT (REVISED) Dear Mr. Michael F. Harrah: Urban Crossroads, Inc. is pleased to provide the following Parking Assessment for the 3rd & Broadway (Project) located on the northeast corner of 3rd Street and Broadway in the City of Santa Ana. The Project is proposed to include the development of up to 171 residential units, a 75-room hotel, and 13,419 square feet of commercial space (including retail and food/beverage establishments), and rooftop amenities ancillary to residential and hotel uses. Of the residential units 19 (eleven percent) will be reserved for very low-income households for a period of 55 years, therefore the parking ratios for affordable housing specified in California Government Code Section 65915 are applicable. To demonstrate that adequate parking supply exists for Project, this parking assessment provides a review of the parking requirements and estimates the peak parking demands for the Project land uses. A total of 279 parking spaces are dedicated to the mixed-use development (residential) and hotel as shown in Exhibit A. In addition, this Parking Assessment was be developed to support an Addendum to the certified Transit Zoning Code (TZC) programmatic Environmental Impact Report (EIR). The 3rd & Broadway Project location is shown on Exhibit B. Consistent with statewide mandates (see AB 32, SB 375, SB 743) and SCAG’s 2016-2040 RTP/SCS to place increased density near major transportation and employment center, the Proposed Project would introduce a diverse mix of land uses; places residents in the immediate vicinity of County and City governmental offices, shops, restaurants, bars, local art scenes, parks; and would be within walking distance to several major public transit opportunities. PROXIMITY TO PEDESTRIAN RESOURCES Pedestrian circulation would be provided via existing public sidewalks along Main Street, 3rd Street, 4th Street, and Broadway Avenue 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 20 minutes to walk to the Santa Ana Metrolink Station that is 1 mile from the site. 2 - 117 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/ TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 12 - Parking Analysis and Management Plan Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 2 12193-11 Parking Study PROXIMITY TO PUBLIC TRANSIT Bus routes serving the Project area within ¼-mile of the Project’s location include OCTA routes 19, 53, 55, 64, 83, 145, 206, 462 and 757 as shown on Exhibit C. These routes provide connections to several areas countywide. In addition, the project site is about one mile from the Santa Ana Regional Transportation Station, which is served by regional trains including Amtrak and Metrolink, and bus lines such as Greyhound and several OCTA bus routes. The Project would be within walking distance of the planned OC Streetcar, expected to be in operation in 2022 as shown on Exhibit D. The Project is within a transit priority area as defined by Public Resources Code (PRC) Section 21099(a)(7). A transit priority area is an area within one-half mile of a major transit stop that is existing (or planned under certain conditions). 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 (PRC §21064.3). The Project site is within 0.15 miles of the intersection of Bus Routes 53/53X (north-south along Main Street), 55, and 64/64X (east-west via 1st Street). The Project site and adjacent bus stops are shown on Exhibit E. 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 Exhibit F which presents the City’s Bikeway Master Plan, shows that bicycle lanes are proposed to be built throughout the study area. As shown in Exhibit F, Class II bike lanes are proposed to be integrated along Civic Center Drive, Santa Ana Boulevard, and Main Street. 2 - 118 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 3 12193-11 Parking Study EXHIBIT A: 3RD & BROADWAY BUILDING DESIGN SITE PLAN 2 - 119 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 4 12193-11 Parking Study EXHIBIT B: 3RD & BROADWAY BUILDING LOCATION MAP 2 - 120 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 5 12193-11 Parking Study EXHIBIT C: OCTA ROUTE MAP AND PROJECT LOCATION 2 - 121 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 6 12193-11 Parking Study EXHIBIT D: THE PROJECT SITE IN RELATION TO THE OC STREETCAR ROUTE 2 - 122 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 7 12193-11 Parking Study EXHIBIT E: PROJECT SITE AND NEARBY BUS STOP 2 - 123 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 8 12193-11 Parking Study EXHIBIT F: PROJECT SITE AND NEARBY BIKE PATHS 2 - 124 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 9 12193-11 Parking Study CALIFORNIA GOVERNMENT CODE SECTION 65915 – RESIDENTIAL PARKING The California Government Code Section 65915 (p)(1) identifies parking requirements as follows: one (1) on-site parking space for each 0-1 bedroom unit, two (2) on-site parking spaces for each 2 bedroom unit. As such, the parking requirements for the residential portion of the Project are calculated as follows: • 95 – Studio Units x 1 on-site parking space = 95 parking spaces required. • 51 – 1 Bedroom Units x 1 on-site parking space = 51 parking spaces required. • 25 – 2 Bedroom Units x 2 on-site parking spaces = 50 parking spaces required. As identified, 196 parking spaces are required pursuant to the California Government Code Section (p)(1). SANTA ANA TRANSIT ZONING CODE- RESIDENTIAL PARKING The Santa Ana transit zoning code requires 2 spaces/unit for studios, 1-bedroom apartments, 2-bedroom apartments, and 3-bedroom apartments. Additionally, 0.15 spaces/unit must be provided for guest parking. Therefore, for the Project, 368 parking spaces are required for a total parking ratio of 2.15 which is calculated by dividing the spaces required by the number of units, or 368 spots /171 units for the Project as shown on Table 1. Comparing this parking requirement against a proposed parking supply of 196 parking spaces results in a parking deficit of 172 spaces. Parking space requirements per multiple cities and jurisdictions based on the unit count for the Project are listed on Table 1. As shown, the City of Santa Ana’s Transit Zoning Code requirements are amongst the most restrictive parking requirements (e.g. require the most parking). 2 - 125 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 10 12193-11 Parking Study TABLE 1: COMPARATIVE PARKING RATIO AND DEMAND Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces Ratio Spaces Studio 95 2 Spaces/unit 190 1 Space/unit 95 1 Space/unit 95 0.5 Spaces/unit 47.5 1 Space/unit 95 1 Space/unit 95 1.1 Spaces/unit 105 1 Space/unit 95 1 Space/unit 95 1 Space/unit 95 1-Bedroom 51 2 Spaces/unit 102 1 Space/unit 51 1 Space/unit 51 1 Space/unit 51 1.25 Spaces/unit 64 1 Space/unit 51 1.1 Spaces/unit 56 1 Space/unit 51 1 Space/unit 51 1 Space/unit 51 2-Bedroom 25 2 Spaces/unit 50 2 Spaces/unit 50 1 Space/unit 25 1.5 Spaces/unit 37.5 1.75 Spaces/unit 44 1 Space/unit 25 1.1 Spaces/unit 28 1 Space/unit 25 1 Space/unit 25 1 Space/unit 25 3-Bedroom 0 2 Spaces/unit 0 3 Spaces/unit 0 1 Space/unit 0 1.5 Spaces/unit 0 2 Spaces/unit 0 1.5 Spaces/unit 0 1.1 Spaces/unit 0 1 Space/unit 0 1 Space/unit 0 1 Space/unit 0 Total Units 171 Guest Parking 0.15 Spaces/unit 26 0.25 of total 49 0.25 Spaces/unit 43 0.25 Spaces/unit 34 None 0 None 0 None 0 None 0 None 0 None 0 Total Spaces Required 368 245 214 170 203 171 188 171 171 171 Proposed Supply (on site spaces)196 196 196 196 196 196 196 196 196 196 Blended Parking Ratio 2.15 1.43 1.25 0.99 1.18 1.00 0.00 1.10 0.00 1.00 0.00 1.00 0.00 1.00 Surplus or Deficiency -172 0 -49 0 -18 0 26 0 -7 25 0 8 0 25 0 25 0 25 City of Santa Monica (TODs and Mixed Use)TCRP Report 128 for TODs City of Los Angeles Code for TODs City of Sacramento (Traditional District) City of Sacramento Urban District Units Santa Ana Transit Zoning Code Downtown City of Santa Ana Parking Code City of Long Beach Downtown Plan City of Long Beach Long Beach Blvd. Redevelopment City of San Diego for TODs 2 - 126 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 11 12193-11 Parking Study COMMERCIAL PARKING Pursuant to California Government Code Section 65915(e)(1), the Project is exempt from providing parking spaces for the commercial use. It is anticipated that employees and patrons for the commercial businesses will utilize a portion of the 211 on site public parking stalls. These spaces provide direct access to the commercial uses which if the TZC standards were applied would require 34 spaces. CITY OF SANTA ANA PARKING REQUIREMENTS – HOTEL USE Section 41-1344 of the City of Santa Ana Municipal Code (SAMC) includes an off-street parking rate of one space for each guest room, plus one spaces for each ten rooms. As such, the parking requirements for the hotel portion of the Project are calculated as follows: • 75 rooms x 1 on-site parking space = 75 parking spaces required. • 75 rooms x (1/10) on-site parking space = 7.5 parking spaces required. As identified, 83 parking spaces are required pursuant to the City’s Municipal Code requirements. Although application of the parking requirements set forth in the TZC SAMC Section 41-2011 Non- Residential Uses would require 156 spaces for the hotel, given the mixed-use nature, urban location (it is expected that many patrons would use ride-sharing or public transit), the fact that hotels are not typically 100% occupied, it is appropriate to utilize the SAMC Section 41-1344 Hotel parking in lieu of the TZC parking requirements. Additionally, the SAMC Hotel Parking requirements are commensurate with industry standards for other cities in Orange County. For example: • City of Anaheim has a requirement of 0.8 space per guest room. If this were applied to the Project site, only 60 parking spaces would be required. • City of Costa Mesa has a requirement of 1 space for each 2 rentable units. If this were applied to the Project site, only 38 parking spaces would be required. • City of Buena Park has a requirement of 1 space per guest room. If this were applied to the Project, only 75 parking spaces would be required. As previously identified, 83 parking spaces are required pursuant to the City’s Municipal Code requirements. Lastly, valet parking will be provided for the hotel to utilize the mechanical lifts and reserved stalls in the adjacent mixed-use building, this will further ensure that the hotel parking demand is met. 2 - 127 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 12 12193-11 Parking Study EXISTING PUBLIC PARKING STRUCTURE The Project site is proposed to replace an existing parking structure that includes 438 parking stalls. The Project includes 211 public replacement stalls as part of the Project. 3RD & BROADWAY PARKING SUPPLY Due to the nature of daytime public parking demands and nighttime residential building parking demands, it is expected that many of these spaces may effectively be shared between the public daytime and residential nighttime uses (as needed). Additionally, there are four (4) existing public (owned by the City) and eight (8) private parking lots or structures located in a ¼ mile radius of the Project site, as illustrated on Exhibit G. As such, any public demand can easily be accommodated at these other parking locations. PARKING MANAGEMENT PLAN The following measures are available to the Project to mitigate any parking deficiencies in the event the proposed onsite parking supply is determined to be greater than provided by the Project, as proposed. • PMP Measure 1: Property Owner/Property Management Company shall assign (1) parking space to every residential unit. Additional spaces may be purchased and assigned to any residential unit that requests additional assigned spaces with priority given to two-bedroom units, subject to availability as determined by the Property Owner/Property Management Company. • PMP Measure 2: Upon commencement of any lease for the residential units, the Property Owner/Property Management Company shall provide information on alternative modes of transportation (e.g., a transit map, bus route map, etc.) to promote non-vehicular modes of transportation by future residents. • PMP Measure 3: 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 provide on-site valet service for the entire structure. Appendix A presents a conceptual valet plan which illustrates up to an additional 122 spaces could be accommodated, if needed. To implement the valet operation, the Property Owner/Property Management Company would engage the services of a well-established valet operations company such as ABC Valet, PPS Parking, and Elite Valet Services. • PMP Measure 4: 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 2 - 128 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 13 12193-11 Parking Study Owner/Property Management Company established with the City Community Development Agency. 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 City Community Development Agency, the Property Owner/Property Management Company would secure up to 50 spaces for residents of the Project 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. Although the mixed-used Project includes 211 public replacement stalls which could be used to meet potential parking demands, additional off-site parking structures are illustrated on Exhibit G, these structures/lots are within a ¼ mile of the Project site (e.g. within walking distance). Based on information provided by the City, there are 1,159 total spaces available at the aforementioned off-site public structures (400 spaces at Lot C, 400 spaces at Lot D, 700 spaces at Lot B, and 59 spaces at Lot 1). • PMP Measure 5: If the Property Owner and/or Property Management Company further determines, even after implementation of above-mentioned PMP measures that additional parking is needed, the Property Owner/Property Management Company shall restrict on-site parking to only residential tenants. The only exception would be spaces designated and signed for prospective resident tenants and/or short-term parking for retail customers. All retail customers, resident guests, and hotel guests would be required to park in one of the near-by public parking structures or utilize on-street parking. Exhibit G summarizes public and private off-site structures within a ¼ mile of the Project site. Based on information provided by the City, there are 1,559 total spaces available at the aforementioned public structures. 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 retail/hotel employees. • PMP Measure 6: The Property Owner/Property Management Company shall enter into a lease with the City for use of up to 34 public parking spaces for commercial tenants, if needed. • PMP Measure 7: 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 the necessary PMP measures are being implemented. Through this monitoring and cooperation with tenants as a result of the quarterly review/monitoring a partnership will be formed to ensure that residential tenants, retail employees, hotel employees, and Management Company personnel on the property work together to ensure adequate parking is available. 2 - 129 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 14 12193-11 Parking Study EXHIBIT G: 3RD & BROADWAY PARKING LOTS/STRUCTURES WITHIN ¼ MILE 2 - 130 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 15 12193-11 Parking Study Table 2 provides a summary of the Project’s residential parking supply ratio with implementation of the above-recommended PMP measures. A review of Row A of Table 2 shows that the Project’s parking ratio calculates to 1.15 spaces/unit (196 spaces ÷ 171 units). With implementation of PMP measure No. 3, which would be attained by providing valet parking for the entire parking structure (122 spaces), the Project’s parking supply ratio would increase to 1.86 spaces/unit (318 spaces ÷ 196 units) as shown on Row B of Table 2. With implement of PMP measure No. 4 (in addition to PMP No. 3) which would be attained by leasing up to 50 off-site parking spaces within the City-owned parking structure, the Project’s parking supply ratio would increase to 2.15 spaces/unit (368 spaces ÷ 196 units) as shown on Row C of Table 2. CONCLUSIONS This analysis demonstrates that the Project is providing adequate parking supply (a total of 279 spaces for the Residential and Hotel Use). The inclusion of 196 parking spots for the Residential use satisfies the requirements of the California Government Code Section 65915 (p)(1) and the inclusion of 83 parking spaces satisfies the requirements of section 41-1344 of the City of Santa Ana Municipal Code (SAMC). While such an action is not required, applicable PMPs have been identified which would allow the Project to attain the 2.15 blended parking ratio required by the Santa Ana Transit Zoning Code, if it were applied. These findings are consistent with the less than significant findings in the TZC EIR (Long-term cumulative development under the implementation of this Transit Zoning Code would not result in inadequate parking capacity). If you have any questions, please contact me at (949) 660-1994. Respectfully submitted, URBAN CROSSROADS, INC. Haseeb Qureshi Associate Principal 2 - 131 Mr. Michael F. Harrah Caribou Industries, Inc. September 9, 2020 Page 16 12193-11 Parking Study TABLE 2: PROJECT PARKING SUMMARY – PARKING SUPPLY RATIOS Use Quantity Parking Rate Required Parking spaces 95 Studio Units x 1 space 95 51 One-Bedroom Units x 1 space 51 25 Two-bedroom Units x 2 spaces 50 Parking Requirement 196 196 1.15 318 1.86 368 2.15 Residential 171 units Proposed On-site Parking Supply A. Composite Parking supply Ratio (sp/du) Proposed On-site Parking Supply + PMP Measure 3 B. Composite Parking supply Ratio (sp/du) Proposed On-site Parking Supply + PMP Measure 3 + PMP Measure 4 C. Composite Parking supply Ratio (sp/du) 2 - 132 12193-11 Parking Study APPENDIX A: 3RD & BROADWAY CONCEPTUAL VALET LAYOUT 2 - 133 3rd & BroadwayValet Parking Study Caribou Industries Septemeber 09, 2020 2 - 134 A A 20 19 18 17 16 15 14 13 12 11 10 7 6 5 4 3 2 1 A B C D E F G H I J K L 9 8 EXISTING PROPERTY LINE EXISTING PROPERTY LINE EXISTING PROPERTY LINE EXISTING PROPERTY LINE MECH/ELEC UP TRANS. VAULT 12'-0"18'-0"5'-0"9'-0" MAX. 12% SLOPE13'-0"15'-0" STORAGE FOR RESIDENTIAL UNITS 2 TO BE PAINTED WHITE ANDCONTAIN SUFFICIENT LIGHTING 23'-0"23'-0"20'-0" ELECT. ROOM 15'-0" TRANS. VAULT BIKE PARKING 35 8 4 14 14 11 22 21 114 TOTAL STALLS TOTAL 106 PUBLIC/8 HOTEL 1 20'-0" (S-2) EXIT ACCESS TRAVEL DISTANCE, 400' MAX. TYP. PER CBC 1017.2 (S-2) EXIT ACCESS TRAVEL DISTANCE, 400' MAX. TYP. PER CBC 1017.2 (S-2) EXIT ACCESS TRAVEL DISTANCE, 400' MAX. TYP. PER CBC 1017.2 SECONDARY WATER TANK EMERGENCY & STANDBY POWER SECONDARY WATER TANKHOTELHOTELHOTELHOTELHOTELHOTELHOTELHOTEL Level P1 27 Valet Stalls 114 Parking Stalls 141 Parking Stalls Total SCALE 1/32” = 1’-0”0 16 32 648 2 - 135 A A 20 19 18 17 16 15 14 13 12 11 10 7 6 5 4 3 2 1 A B C D E F G H I J K L EXISTING PROPERTY LINE CL CL CL EXISTING PROPERTY LINE CL CLPROPOSED PROPERTY LINELOBBY UP UP UP DN 6'-0" A1.3 A1.3 C1.2 C1.1 B4B2 3'-0" ARCH. PROJECTION MAX. 5%SLOPE MAX. 12% SLOPE MAX. 5%SLOPE MAX. 12%SLOPE33'-9"B2 2 58 22 30'-4"FIRE SEPARATION DISTANCE30'-4"FIRE SEPARATION DISTANCE30'-0" FIRE SEPARATIONDISTANCE 30'-0" FIRE SEPARATIONDISTANCE 39'-0" FIRE SEPARATION DISTANCE 0 HR FIRE RESITANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESISTANCE RATING FOR OPEN PARKING GARAGE 0 HR FIRE RESISTANCE RATING1 HR FIRE RESISTANCE RATING0 HR FIRE RESITANCE RATING 5'-6"12'-6"5'-6"12'-6"70 SF 70 SF C2 A1.2A1.2A1.2A1.2A1.1 A2 70 SF12'-6"5'-6"20'-0"FIRE SEPARATIONDISTANCE20'-0"FIRE SEPARATIONDISTANCE1 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 1 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.81 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 BOH 4787 SQ. FT. 2 TO BE PAINTED WHITE ANDCONTAIN SUFFICIENT LIGHTING TOTAL PARKING 39 STALLSllllllllllllllllllllllllllllllllllllllllllllllllll(R-2) COMMONPATH OF TRAVEL,125' MAX. TYP.PER CBC 1006.2.1 llllllllllllllllllllllll llllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll lllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll(R-2) EXIT ACCESS TRAVEL DISTANCE, 250' MAX. TYP. PER CBC 1017.2 PUBLICPUBLICPUBLIC PUBLICPUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC Level 2 15 Valet Stalls 39 Parking Stalls 54 Parking Stalls Total SCALE 1/32” = 1’-0”0 16 32 648 2 - 136 A A 20 19 18 17 16 15 14 13 12 11 10 7 6 5 4 3 2 1 A B C D E F G H I J K L EXISTING PROPERTY LINE CL CL CL EXISTING PROPERTY LINE CL CLPROPOSED PROPERTY LINEPRIVATE PATIO PRIVATE PATIO LOBBY UP UP UP DN 7'-0" A1.3 A1.3 C1.2 H2 H2 H2 H2H2 H4 S1 H3 H3 H3 H3 C1.1 C2 B4B2 3'-0" ARCH. PROJECTION MAX. 5%SLOPE MAX. 5%SLOPE MAX. 5% SLOPE MAX. 12%SLOPE2 8 7 30'-4"FIRE SEPARATION DISTANCE30'-4"FIRE SEPARATION DISTANCE30'-0" FIRE SEPARATIONDISTANCE 49'-9" FIRE SEPARATIONDISTANCE 39'-0" FIRE SEPARATION DISTANCE 0 HR FIRE RESITANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESITANCE RATING 27'-0" FIRE SEPARATION DISTANCE 1 HR FIRE RESISTANCE RATING5'-6"12'-6"5'-6"12'-6"70 SF 70 SF A1.2A1.2A1.2A1.2 A2 70 SF 12'-6"5'-6" 0 HR FIRE RESISTANCE RATING FOR OPEN PARKING GARAGE20'-0"FIRE SEPARATIONDISTANCE1 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 1 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.81 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 20'-0"FIRE SEPARATIONDISTANCE222 5 TO BE PAINTED WHITE ANDCONTAIN SUFFICIENT LIGHTING TOTAL PARKING 39 STALLS PUBLIC OUTDOOR AREA 1184 SQ. FT. 66' - 0 " 1/3 D I S T A N C E = 3 3 ' - 0 " 37' - 5 " PUBLIC OUTDOOR AREA 734 SQ. FT.5'-4"6'-0"llllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll(R-1) COMMONPATH OF TRAVEL,75' MAX. TYP.PER CBC 1006.2.1 (R-1) COMMON PATHOF TRAVEL, 75' MAX.TYP. PER CBC 1006.2.1 lllllllllllllll lllllllllllllllllllllllllllll lllllllllll(A-3) COMMON PATHOF TRAVEL, 75' MAX.TYP. PER CBC 1006.2.1lllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll lllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll(R-2) EXIT ACCESS TRAVEL DISTANCE, 250' MAX. TYP. PER CBC 1017.2 (R-1) EXIT ACCESS TRAVEL DISTANCE, 250' MAX. TYP. PER CBC 1017.2PUBLICPUBLICPUBLIC PUBLICPUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLICPUBLIC PUBLIC PUBLICPUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC Level 3 15 Valet Stalls 39 Parking Stalls 54 Parking Stalls Total SCALE 1/32” = 1’-0”0 16 32 648 2 - 137 A A 20 19 18 17 16 15 14 13 12 11 10 6 5 4 3 2 1 A B C D E F G H I J K L EXISTING PROPERTY LINE CL CL CL EXISTING PROPERTY LINE CL CLPROPOSED PROPERTY LINELOBBY 6'-0" UP UP UP DNMAX. 5%SLOPE MAX. 5% SLOPE MAX. 12%SLOPE2 30'-4"FIRE SEPARATION DISTANCE30'-4"FIRE SEPARATION DISTANCE30'-0" FIRE SEPARATIONDISTANCE 44'-9" FIRE SEPARATIONDISTANCE 39'-0" FIRE SEPARATION DISTANCE 0 HR FIRE RESITANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESITANCE RATING 1 HR FIRE RESISTANCE RATING5'-6"12'-6"70 SF 21'-10"14'-8" C2 OPEN TO BELOW 70 SF 12'-6"5'-6" H2 H2 H2 H2H2 H4 S1 H3 H3 H3 H3 27'-0" FIRE SEPARATION DISTANCE 0 HR FIRE RESISTANCE RATING FOR OPEN PARKING GARAGE20'-0"FIRE SEPARATIONDISTANCE1 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 1 HR FIRE RESISTANCE RATING W/20' FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 1 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 20'-0"FIRE SEPARATIONDISTANCEA1.3 C1.2 C1.1A1.2A1.2 222 58 TO BE PAINTED WHITE ANDCONTAIN SUFFICIENT LIGHTING TOTAL PARKING 39 STALLS FITNESS 731 SQ. FT. UP OUTDOOR AREA 730 SQ. FT.(R-2) COMMONPATH OF TRAVEL,125' MAX. TYP.PER CBC 1006.2.1 (R-2) EXIT ACCESS TRAVEL DISTANCE, 250' MAX. TYP. PER CBC 1017.2llllllllllllllllllllllllllllllllllll llllllllllllllllllllllllllllllllllllllllllllllll(R-2) COMMON PATH OF TRAVEL, 125'MAX. TYP. PER CBC 1006.2.1(R-1) EXIT ACCESS TRAVEL DISTANCE, 250' MAX. TYP. PER CBC 1017.2lllllllllllllllllllllllllll(R-1) COMMONPATH OF TRAVEL,75' MAX. TYP.PER CBC 1006.2.1 llllllllllllllllllll(R-1) COMMON PATHOF TRAVEL, 75' MAX.TYP. PER CBC 1006.2.1 7'-0" GUEST TERRACE 287 SQ. FT.PUBLIC HOTELPUBLICPUBLIC PUBLICPUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC HOTEL PUBLICPUBLIC PUBLIC PUBLICPUBLICPUBLICPUBLICPUBLIC PUBLIC PUBLIC PUBLIC PUBLIC PUBLIC Level 4 15 Valet Stalls 39 Parking Stalls 54 Parking Stalls Total SCALE 1/32” = 1’-0”0 16 32 648 2 - 138 A A 20 19 18 17 16 15 14 13 12 11 10 6 5 4 3 2 1 A B C D E F G H I J K L EXISTING PROPERTY LINE L CL CL EXISTING PROPERTY LINE CL CLPROPOSED PROPERTY LINEH2 H2H2 H4 H3 H3 H3 H3 UP DNMAX. 5%SLOPEUP DNMAX. 5%SLOPE MAX. 12%SLOPEUPMAX. 5% SLOPE H2 STORAGE FOR RESIDENTIAL UNITS GATE FORRESIDENTIAL PARKING 30'-4"FIRE SEPARATION DISTANCE30'-4"FIRE SEPARATION DISTANCE59'-2" FIRE SEPARATION DISTANCE 44'-9" FIRE SEPARATION DISTANCE 39'-0" FIRE SEPARATION DISTANCE 0 HR FIRE RESITANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESITANCE RATING 1 HR FIRE RESISTANCE RATING27'-0" FIRE SEPARATION DISTANCE RESIDENTIAL RESIDENTIAL 0 HR FIRE RESISTANCE RATING FOR OPEN PARKING GARAGE 20'-0"FIRE SEPARATIONDISTANCE1 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 1 HR FIRE RESISTANCE RATING W/20' FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.820'-0"FIRE SEPARATIONDISTANCERESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL 22212 816 COMMUNITY EVENT SPACE 733 SQ. FT. TO BE PAINTED WHITE ANDCONTAIN SUFFICIENT LIGHTINGTOTAL PARKING 60 STALLS lllllllllllllllllllllllllllll(A-3) EXIT ACCESS TRAVEL DISTANCE,250' MAX. TYP. PER CBC 1017.2 (A-3) COMMON PATH OF TRAVEL, 75'MAX. TYP. PER CBC 1006.2.1(S-2) EXIT ACCESSTRAVEL DISTANCE,400' MAX. TYP. PERCBC 1017.2 lllllllllllllllllllllllllll(R-1) COMMONPATH OF TRAVEL,75' MAX. TYP.PER CBC 1006.2.1 llllllllllllllllllll(R-1) COMMON PATHOF TRAVEL, 75' MAX.TYP. PER CBC 1006.2.1 H2 (R-1) EXIT ACCESS TRAVEL DISTANCE, 250' MAX. TYP. PER CBC 1017.27'-0" OUTDOOR AREA 3901 SQ. FT.103'-0"1/3 DISTANCE = 35'-0"42'-2"S1 AMENITY SPACE 287 SQ. FT. LOBBY HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTELHOTELHOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTELHOTELHOTEL HOTEL HOTEL HOTEL HOTEL EVCHARGINGONLYEVCHARGINGONLYEVCHARGINGONLY RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL EVCHARGINGONLY EVCHARGINGONLY EVCHARGINGONLY EVCHARGINGONLY EVCHARGINGONLY EVCHARGINGONLY EVCHARGINGONLY EVCHARGINGONLY EVCHARGINGONLY EVCHARGINGONLY EVCHARGINGONLY EVCHARGINGONLY Level 5 14 Valet Stalls 60 Parking Stalls 74 Parking Stalls Total SCALE 1/32” = 1’-0”0 16 32 648 2 - 139 A A 20 19 18 17 16 15 14 13 12 11 10 7 6 5 4 3 2 1 A B C D E F G H I J K L EXISTING PROPERTY LINE CL CL CL EXISTING PROPERTY LINE CL CLPROPOSED PROPERTY LINELOBBY H2 H2H2 H4 H3 H3 H3 H3 UP DNMAX. 5%SLOPE UP UP DNMAX. 5%SLOPE MAX. 5% SLOPE MAX. 12%SLOPEH2 5'-0"12'-0"18'-0"9'-0"18'-0"5'-0"30'-4"FIRE SEPARATION DISTANCE30'-4"FIRE SEPARATION DISTANCE59'-2" FIRE SEPARATION DISTANCE 44'-9" FIRE SEPARATION DISTANCE 39'-0" FIRE SEPARATION DISTANCE 0 HR FIRE RESITANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESITANCE RATING 1 HR FIRE RESISTANCE RATING27'-0" FIRE SEPARATION DISTANCE21'-10"14'-8" RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIALRESIDENTIAL 0 HR FIRE RESISTANCE RATING FOR OPEN PARKING GARAGE 20'-0"FIRE SEPARATIONDISTANCE1 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 1 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 20'-0"FIRE SEPARATIONDISTANCE22211 816 TOTAL PARKING 59 STALLS TO BE PAINTED WHITE ANDCONTAIN SUFFICIENT LIGHTING lllllllllllllllllllllllllllllllllllllllllllllll(R-1) COMMONPATH OF TRAVEL,75' MAX. TYP.PER CBC 1006.2.1 (R-1) COMMON PATHOF TRAVEL, 75' MAX.TYP. PER CBC 1006.2.1 H2 (R-1) EXIT ACCESS TRAVEL DISTANCE, 250' MAX. TYP. PER CBC 1017.27'-0" S1 (S-2) EXIT ACCESSTRAVEL DISTANCE,400' MAX. TYP. PERCBC 1017.2 GUEST TERRACE 287 SQ. FT. EVCHARGINGONLYRESIDENTIAL EVCHARGINGONLYRESIDENTIAL EVCHARGINGONLYRESIDENTIAL RESIDENTIALRESIDENTIAL EVCHARGINGONLYRESIDENTIAL EVCHARGINGONLYRESIDENTIAL EVCHARGINGONLYRESIDENTIAL EVCHARGINGONLYRESIDENTIAL EVCHARGINGONLYRESIDENTIAL EVCHARGINGONLY RESIDENTIAL RESIDENTIALEVCHARGINGONLYEVCHARGINGONLY RESIDENTIAL Level 6 14 Valet Stalls 59 Parking Stalls 73 Parking Stalls Total SCALE 1/32” = 1’-0”0 16 32 648 2 - 140 A A 20 19 18 17 16 15 14 13 12 11 10 6 5 4 3 2 1 A B C D E F G H I J K L EXISTING PROPERTY LINE L CL CL EXISTING PROPERTY LINE CL CLPROPOSED PROPERTY LINEH2 H2H2 H4 H3 H3 H3 H3 B3.2 2'-0" AWNING PROJECTION UP DNMAX. 5%SLOPE UP UP DNMAX. 5%SLOPE MAX. 5% SLOPE MAX. 12%SLOPEH2 TO BE PAINTED WHITE ANDCONTAIN SUFFICIENT LIGHTING 9'-0"18'-0"5'-0"30'-4"FIRE SEPARATION DISTANCE30'-4"FIRE SEPARATION DISTANCE32'-5" FIRE SEPARATION DISTANCE 44'-9" FIRE SEPARATION DISTANCE 39'-0" FIRE SEPARATION DISTANCE 0 HR FIRE RESITANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESITANCE RATING 1 HR FIRE RESISTANCE RATING20'-0"5'-0"100 SF LOBBY B3.1 C3.1 32'-1"26'-9" 175 SF 146 SF 27'-0" FIRE SEPARATION DISTANCE 0 HR FIRE RESISTANCE RATING FOR OPEN PARKING GARAGE 20'-0"FIRE SEPARATIONDISTANCE1 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 1 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 20'-0"FIRE SEPARATIONDISTANCERESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL RESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL 2228 816 TOTAL PARKING 56 STALLS MEETING ROOM 287 SQ. FT.lllllllllllllllllllllllllllllllllllllllllllllll(S-2) EXIT ACCESSTRAVEL DISTANCE,400' MAX. TYP. PERCBC 1017.2 (R-1) COMMONPATH OF TRAVEL,75' MAX. TYP.PER CBC 1006.2.1 (R-1) COMMON PATHOF TRAVEL, 75' MAX.TYP. PER CBC 1006.2.1 H2 S1 (R-1) EXIT ACCESS TRAVEL DISTANCE, 250' MAX. TYP. PER CBC 1017.27'-0" Level 7 13 Valet Stalls 56 Parking Stalls 69 Parking Stalls Total SCALE 1/32” = 1’-0”0 16 32 648 2 - 141 A A 20 19 18 17 16 15 14 13 12 11 10 7 6 5 4 3 2 1 A B C D E F G H I J K L EXISTING PROPERTY LINE CL CL CL EXISTING PROPERTY LINE CL CLPROPOSED PROPERTY LINEH2 H2H2 H4 H3 H3 H3 H3 LOBBY B3.2 2'-0" AWNING PROJECTION UP DN UP DN MAX. 5% SLOPE MAX. 12%SLOPEH2 STORAGE FOR RESIDENTIAL UNITS TOTAL PARKING 38 STALLS 30'-4"FIRE SEPARATION DISTANCE30'-4"FIRE SEPARATION DISTANCE32'-5" FIRE SEPARATION DISTANCE 44'-9" FIRE SEPARATION DISTANCE 39'-0" FIRE SEPARATION DISTANCE 0 HR FIRE RESITANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESISTANCE RATING0 HR FIRE RESITANCE RATING 1 HR FIRE RESISTANCE RATING20'-0"5'-0"100 SF 21'-10"14'-8" B3.1 C3.1 32'-1"26'-9" 175 SF 146 SF 27'-0" FIRE SEPARATION DISTANCE RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL TO BE PAINTED WHITE ANDCONTAIN SUFFICIENT LIGHTING 0 HR FIRE RESISTANCE RATING FOR OPEN PARKING GARAGE 20'-0"FIRE SEPARATIONDISTANCE1 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 1 HR FIRE RESISTANCE RATING W/20'FIRE SEPARATION DISTANCE UNLIMITED OPENINGS CBC TABLE 705.8 20'-0"FIRE SEPARATIONDISTANCE2 816 MAX. 5%SLOPE 12 lllllllllllllllllllllllllllllllllllllllllllllll(S-2) EXIT ACCESSTRAVEL DISTANCE,400' MAX. TYP. PERCBC 1017.2 (R-1) COMMONPATH OF TRAVEL,75' MAX. TYP.PER CBC 1006.2.1 (R-1) COMMON PATHOF TRAVEL, 75' MAX.TYP. PER CBC 1006.2.1 H2 S1 (R-1) EXIT ACCESS TRAVEL DISTANCE, 250' MAX. TYP. PER CBC 1017.27'-0" GUEST TERRACE 287 SQ. FT. Level 8 9 Valet Stalls 38 Parking Stalls 47 Parking Stalls Total 122 Total Valet Stalls All Levels SCALE 1/32” = 1’-0”0 16 32 648 2 - 142 EXHIBIT 13 2 - 143 PARCEL1 PARCEL2 AREA = 0.89 AC AREA = 0.52 AC E E AA CC B B D D COMMERCIAL LAND USE COMMERCIAL LAND USE PROPOSED PARCEL BOUNDARY PROPOSED PARCEL BOUNDARY ASSESSOR'S PARCEL NUMBER: 398-264-13 TITLE REPORT EASEMENTS: 3. AN AGREEMENT BETWEEN H. R. ANDRE, ALSO KNOWN AS RAY ANDRE, AND OTHERS, AND L.J. GARDEN AND OTHERS, IN REGARDS TO A PARTY WALL ALONG THEEAST LINE OF THE SOUTH 25 FEET OF LOT 2 HEREINBEFORE DESCRIBED, DATED JULY 1, 1919 AND RECORDED AUGUST 19, 1919 IN BOOK 341, PAGE 362 OF DEEDS.4. A PERPETUAL EASEMENT FOR INGRESS AND EGRESS OVER THE EAST 5 FEET OF LOT 2 HEREIN BEFORE DESCRIBED, AS GRANTED TO J. E. LIEBIG AND OTHERS BYDEED DATED JUNE 5, 1923 AND RECORDED JULY 6, 1923 IN BOOK 475, PAGE 362 OF DEEDS. 5. AN EASEMENT FOR INGRESS AND EGRESS OVER THE WEST 5 FEET OF LOT 5 OF BLOCK 11 TO THE THEATER BUILDING LOCATED ON LOT 4 OF SAID BLOCK 11, ASESTABLISHED BY LEASE EXECUTED BY WALTER L. MOORE AND OTHERS, RECORDED JULY 19, 1924 IN BOOK 46, PAGE 304 OF LEASES, AND BY AGREEMENTRECORDED MAY 6, 1948 IN BOOK 1631, PAGE 275 OF OFFICIAL RECORDS.7. EASEMENTS, COVENANTS AND CONDITIONS RESERVED TO THE CITY OF SANTA ANA IN A DOCUMENT ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THECITY OF SANTA ANA VACATING A PORTION OF SYCAMORE STREET NORTH OF THIRD STREET, RESOLUTION NO. 82-17" RECORDED FEBRUARY 11, 1982 ASINSTRUMENT NO. 82-51577 OF OFFICIAL RECORDS.8. AN EASEMENT FOR EITHER OR BOTH UNDERGROUND LINES, CONDUITS, INCLUDING ABOVE-GROUND APPURTENANT FIXTURES AND INCIDENTAL PURPOSES, RECORDED JUNE 06, 1985 AS INSTRUMENT NO. 85- 206262 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATIONAFFECTS: AS DESCRIBED THEREIN9. AN EASEMENT FOR EMERGENCY EXIT AND INCIDENTAL PURPOSES, RECORDED APRIL 29, 1986 AS INSTRUMENT NO. 86-170544 OF OFFICIAL RECORDS.IN FAVOR OF: FOURTH AND MAIN ASSOCIATES, A CALIFORNIA GENERAL PARTNERSHIPAFFECTS: AS DESCRIBED THEREIN10. EASEMENTS, COVENANTS AND CONDITIONS CONTAINED IN A DOCUMENT ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA VACATINGSPURGEON STREET BETWEEN THIRD AND FOURTH STREETS AND AN EAST-WEST ALLEY SOUTH OF FOURTH STREET BETWEEN BUSH AND FRENCH STREETS,RESOLUTION NO. 89-072" RECORDED JULY 28, 1989 AS INSTRUMENT NO. 89-399680 OF OFFICIAL RECORDS. LAND AREA: TOTAL SITE ACREAGE: 1.41 AC (GROSS)CORNER CUT: 0.003 ACSYCAMORE ACCESS: 0.10 ACPARCEL 1: 0.89 AC (GROSS)PARCEL 2: 0.52 AC (GROSS) FLOOD INFORMATION: THE SURVEYED SITE IS LOCATED WITHIN FLOOD ZONE 'X'"OUTSIDE THE 0.2% ANNUAL CHANCE OF FLOOD" PER INSURANCERATE MAP (FIRM) N0. 06059C026J, DATED DECEMBER 3, 2009. ZONING: CURRENT ZONING INFORMATION - SOURCE: CITY OF SANTA ANA ZONING: TRANSIT ZONESUBZONE: DOWNTOWN (DT)BUILDING HEIGHT: 10 STORIES MAXIMUMSETBACKS FRONT: 0 FEETSIDE STREET: 0-10 FEETSIDE YARD: 0 FEETREAR YARD: 15 FEETALLEY REAR YARD: 3 FEETPARKING REQUIREMENTS: 2.15 SPACE FOR EACH DU DATE OF SURVEY: JANUARY 2019 RECORD OWNER/SUBDIVIDER: CARIBOU INDUSTRIES 1103 NORTH BROADWAYSANTA ANA, CA 92701PHONE: (714) 543-9484 VICINITY MAP NTS BENCHMARK: BENCHMARK NO: SA-340-09 ELEV: 112.41 (NAVD88) LEVELED YEAR: 20104" OCS ALUMINUM BENCHMARK DISK STAMPED "SA-34009", SET IN THE SOUTHEASTCORNER OF A 4.0 FT. BY 15 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED INTHE NORTHEAST CORNER OF THE INTERSECTION OF FIRST STREET AND BROADWAY, 35 FT. NORTHERLY OF THE CENTERLINE OF FIRST STREET AND 63 FT. EASTERLY OFTHE CENTERLINE OF BROADWAY. MONUMENT IS SET LEVEL WITH THE SIDEWALK. BASIS OF BEARINGS: ORANGE COUNTY REAL TIME NETWORK LEGAL DESCRIPTION: REAL PROPERTY IN THE CITY OF SANTA ANA, COUNTY OF ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: LOTS 2 AND 3 AND THE SOUTHERLY 40.00 FEET OF LOT 6 AND THE SOUTHERLY 10.00 FEET OF THE NORTHERLY 20.00 FEET OF LOT 5, ALL IN BLOCK 11 AND LOTS 1, 2, 3 AND 4 ANDTHE SOUTHERLY 40.00 FEET OF LOT 5 AND THE SOUTHERLY 40.00 FEET OF LOT 6 IN BLOCK 12, ALL OF THE TOWN OF SANTA ANA, AS SHOWN ON A MAP RECORDED IN BOOK 2, PAGE51 OF MISCELLANEOUS RECORDS OF LOS ANGELES COUNTY, CALIFORNIA, TOGETHER WITH THAT PORTION OF SYCAMORE STREET, 60.00 FEET WIDE, AS SHOWN ON SAID MAP, AS VACATED BY RESOLUTION NO. 82-17 OF THE CITY COUNCIL OF THE CITY OF SANTA ANA, A CERTIFIED COPY OF WHICH WAS RECORDED FEBRUARY 11, 1982 AS INSTRUMENT NO.82-51577 OF OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA, BOUNDED SOUTHERLY BY THE NORTHERLY LINE OF THIRD STREET, 60.00 FEET WIDE, AS SHOWN ON SAID MAP,AND BOUNDED NORTHERLY BY A LINE PARALLEL WITH AND DISTANT NORTHERLY 140.00 FEET, MEASURED AT RIGHT ANGLES, FROM SAID NORTH LINE OF THIRD STREET. EXCEPTING THEREFROM THE EASTERLY 15.00 FEET OF SAID LOT 3 N SAID BLOCK 11. A PERPETUAL EASEMENT FOR INGRESS AND EGRESS OVER THE SOUTH 2.50 FEET OF THE EAST 15.00 FEET OF LOT 3 IN BLOCK 11 OF THE TOWN OF SANTA ANA, AS SHOWN ON AMAP RECORDED IN BOOK 2, PAGE 51 OF MISCELLANEOUS RECORDS OF LOS ANGELES COUNTY, CALIFORNIA, AS RESERVED IN THE DEED TO J. E. LIEBERG, ET AL, DATED JUNE 5,1923 AND RECORDED IN BOOK 475, PAGE 362 OF DEEDS, RECORDS OF ORANGE COUNTY, CALIFORNIA. THE RIGHT TO USE THAT PORTION OF A BRICK WALL OF THE BUILDING ON LOT 1 OF BLOCK 11 OF THE TOWN OF SANTA ANA, AS SHOWN ON A MAP RECORDED IN BOOK 2, PAGE 51 OF MISCELLANEOUS RECORDS OF LOS ANGELES COUNTY, CALIFORNIA, WHICH ADJOINS THE EAST BOUNDARY LINE OF THE SOUTH 25.00 FEET OF LOT 2 IN SAID BLOCK 11, AS APARTY WALL, AS GRANTED BY THAT CERTAIN AGREEMENT DATED JULY 1, 1919 BY AND BETWEEN H. R. ANDRE, ALSO KNOWN AS ROY ANDRE, ET AL, AS PARTIES OF THE FIRSTPART, AND L. J. CARDEN, ET AL, AS PARTIES OF THE SECOND PART, RECORDED AUGUST 19, 1919 IN BOOK 341, PAGE 362 OF DEEDS, RECORDS OF ORANGE COUNTY, CALIFORNIA. SITE ADDRESS: 201 WEST 3rd STREET SANTA ANA, CA 92701 REFERENCESREVISIONS PUBLIC WORKS AGENCY PREPARED BY:DMC ENGINEERING Tel: (949) 753-9393  Fax: (949) 753-932218 Technology Drive, Suite 100, Irvine, California 92618E-Mail: dmc@dmceng.com  www.dmceng.com NOTES: THE BMP'S SHOWN ON THE PRELIMINARY WQMP WILL BE REVISEDOR MODIFIED AS NECESSARY UPON COMPLETION OF THE WQMP. SEE SHEET 2 OF 2 FOR CROSS SECTIONS PROPOSED DEDICATION/EASEMENTS: 1 CORNER CUTOFF - DEDICATION TO THE CITY2 SYCAMORE - PUBLIC AND FIRE ACCESS EASEMENT TO THE CITY (MAINTAINED BY OWNERS OF PARCELS 1 & 2)3 PARKING - RECIPROCAL ACCESS AND PARKING EASEMENT FOR PARCELS 1 & 2 AND CONDOMINIUM PARCELS A, B & C PRELIMINARY REPORT: FIRST AMERICAN TITLE COMPANY4 FIRST AMERICAN WAYSANTA ANA, CA 92707 ORDER NUMBER: O-SA-5768869DATED AS OF AUGUST O8, 2018 AT 7:30 A.M.STREET LIGHTS: THE REMOVAL AND REPLACEMENT OFSTREET LIGHTS WILL BE IN ACCORDANCE WITH STREET LIGHTING PLANS APPROVEDBY PUBLIC WORKS.STREET TREES THE REMOVAL AND REPLACEMENT OF ALL STREETTREES WILL BE IN ACCORDANCE WITH THE LANDSCAPEPLANS APPROVED BY PUBLIC WORKS. UTILITIES: EXISTING MAINLINE UTILITIES IN 3rd ANDBROADWAY WILL REMAIN. EXISTING LATERALSTHAT CONNECT TO THESE MAINLINE UTILITIESWILL BE REMOVED. NEW UTILITY LATERALS, WATER, SEWER, AND FIREFOR EACH PARCEL WILL BE IN ACCORDANCE WITH UTILITY PLANS APPROVED BY PUBLIC WORKS. J:\JOBS\1262-02 3rd & Broadway Santa Ana\Drawings\Tenative Parcel Map\1262-02_Tenative Parcel Map.dwg, 9/3/2020 4:27:29 PM 2 - 144 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 13 - Tentative Parcel Map SECTION: "D-D"SECTION: "E-E" SECTION: "A-A" REFERENCESREVISIONS PUBLIC WORKS AGENCY PREPARED BY:DMC ENGINEERING Tel: (949) 753-9393  Fax: (949) 753-932218 Technology Drive, Suite 100, Irvine, California 92618E-Mail: dmc@dmceng.com  www.dmceng.com SECTION: "B-B"SECTION: "C-C" PROPOSED DEDICATION/EASEMENTS: 2 SYCAMORE - PUBLIC AND FIRE ACCESS EASEMENT TO THE CITY (MAINTAINED BY OWNERS OF PARCELS 1 & 2) J:\JOBS\1262-02 3rd & Broadway Santa Ana\Drawings\Tenative Parcel Map\1262-02_Tenative Parcel Map.dwg, 9/3/2020 4:30:36 PM 2 - 145 PARCEL APARCEL A CACAPARCEL A DD B B EUCASTORAGE EUCASTORAGE CASTAIRS,STORAGE &ELEVATOR CARAMP EUCASTORAGECAUTILITY CAUTILITYCAUTILITY CAUTILITY CAUTILITY CAUTILITY CAUTILITYEUCASTORAGE EUCASTORAGE CASTAIRS &ELEVATOR SYCAMORE ABOVE A A CC CITY CITYCITY CITY HOTEL CITY PARCEL A PARCEL A CA CA CA CA CITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYHOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL PARCEL C CITY CITYPARCEL A PARCEL A CITYPARCEL A CITY CITY PARCEL A CITY PARCEL A CITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYPARCEL A PARCEL A PARCEL A CAUTILITY PARCEL ACAPARCEL ACA EUCA STORAGE PARCEL ACASTAIRS CAELEV.CA STAIRS PARCEL ACAELEV.CASTAIRS CACA PARCELCCAPARCELACA REFERENCESREVISIONS PUBLIC WORKS AGENCY PREPARED BY:DMC ENGINEERING Tel: (949) 753-9393  Fax: (949) 753-932218 Technology Drive, Suite 100, Irvine, California 92618E-Mail: dmc@dmceng.com  www.dmceng.com SECTION: "A-A" LEVEL P1 SECTION: "B-B" SECTION: "C-C" SECTION: "D-D" NOTES: 1.THE PLAN SHEET REPRESENTS THE LOCATION OF THE PROPOSED CONDOMINIUM AIRSPACECOMPONENTS. SHEETS 3, 4, 5 AND 6 OF THIS SET ARE FOR THE FLOORS THAT THE CITY WOULD HAVEOWNERSHIP. THE OTHER FLOORS ARE NOT INCLUDED IN THIS SET BUT WILL BE A PART OF THE FINALCONDOMINIUM PLAN.2. PARCEL A REPRESENTS THE CITY AIRSPACE LIMITS PARCEL B REPRESENTS THE RETAIL AND RESIDENTIAL AIRSPACE LIMITS PARCEL C REPRESENTS THE HOTEL AIRSPACE LIMITSCA REPRESENTS COMMON AREAEUCA REPRESENTS EXCLUSIVE USE COMMON AREAS3. PARCELS AND COMMON AREAS AS DESIGNATED, REPRESENT THE HORIZONTAL AND VERTICAL LIMITS OFTHE AIR SPACE RIGHTS. THE STRUCTURE, AND UTILITIES ARE NOT APART OF THE AIR SPACE RIGHTS4. CITY- INDICATES LOCATION OF CITY PARKING SPACE HOTEL- INDICATES LOCATION OF HOTEL PARKING SPACE RESIDENTIAL- INDICATES LOCATION OF RESIDENTIAL PARKING SPACE BUT IS NOT SHOWN BECAUSE THOSE FLOORS WERE NOT INCLUDED IN THE TENTATIVE MAP LEGEND: INDICATES AIRSPACE PARCEL LIMITS FOR PARKING STALLS 2 - 146 GGE E FFPARCEL B PARCEL B PARCEL C PARCEL B SYCAMORE CITYCITYPARCEL A CA CA CA CA CITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYPARCEL A PARCEL A PARCEL A PARCEL ACAPARCEL B PARCEL ACA PARCEL B PARCEL C SYCAMORE PARCEL BCAPARCEL A PARCEL B PARCEL C SYCAMORE PARCEL BPARCEL A REFERENCESREVISIONS PUBLIC WORKS AGENCY PREPARED BY:DMC ENGINEERING Tel: (949) 753-9393  Fax: (949) 753-932218 Technology Drive, Suite 100, Irvine, California 92618E-Mail: dmc@dmceng.com  www.dmceng.com SECTION: "E-E" LEVEL 2 SECTION: "F-F" SECTION: "G-G" NOTES: 1.THE PLAN SHEET REPRESENTS THE LOCATION OF THE PROPOSED CONDOMINIUM AIRSPACECOMPONENTS. SHEETS 3, 4, 5 AND 6 OF THIS SET ARE FOR THE FLOORS THAT THE CITY WOULD HAVEOWNERSHIP. THE OTHER FLOORS ARE NOT INCLUDED IN THIS SET BUT WILL BE A PART OF THE FINALCONDOMINIUM PLAN.2. PARCEL A REPRESENTS THE CITY AIRSPACE LIMITS PARCEL B REPRESENTS THE RETAIL AND RESIDENTIAL AIRSPACE LIMITS PARCEL C REPRESENTS THE HOTEL AIRSPACE LIMITSCA REPRESENTS COMMON AREAEUCA REPRESENTS EXCLUSIVE USE COMMON AREAS3. PARCELS AND COMMON AREAS AS DESIGNATED, REPRESENT THE HORIZONTAL AND VERTICAL LIMITS OFTHE AIR SPACE RIGHTS. THE STRUCTURE, AND UTILITIES ARE NOT APART OF THE AIR SPACE RIGHTS4. CITY- INDICATES LOCATION OF CITY PARKING SPACE HOTEL- INDICATES LOCATION OF HOTEL PARKING SPACE RESIDENTIAL- INDICATES LOCATION OF RESIDENTIAL PARKING SPACE BUT IS NOT SHOWN BECAUSE THOSE FLOORS WERE NOT INCLUDED IN THE TENTATIVE MAP LEGEND: INDICATES AIRSPACE PARCEL LIMITS FOR PARKING STALLS 2 - 147 HHI I PARCEL B PARCEL B PARCEL C PARCEL B SYCAMORECITY CITY CITY CA CA CA CA PARCEL ACITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITY CITYPARCEL A CITYPARCEL A CA PARCEL A PARCEL B PARCEL ACA PARCEL B PARCEL CPARCEL BCA SYCAMORE REFERENCESREVISIONS PUBLIC WORKS AGENCY PREPARED BY:DMC ENGINEERING Tel: (949) 753-9393  Fax: (949) 753-932218 Technology Drive, Suite 100, Irvine, California 92618E-Mail: dmc@dmceng.com  www.dmceng.com SECTION: "I-I" LEVEL 3 SECTION: "H-H" NOTES: 1.THE PLAN SHEET REPRESENTS THE LOCATION OF THE PROPOSED CONDOMINIUM AIRSPACECOMPONENTS. SHEETS 3, 4, 5 AND 6 OF THIS SET ARE FOR THE FLOORS THAT THE CITY WOULD HAVEOWNERSHIP. THE OTHER FLOORS ARE NOT INCLUDED IN THIS SET BUT WILL BE A PART OF THE FINALCONDOMINIUM PLAN. 2. PARCEL A REPRESENTS THE CITY AIRSPACE LIMITSPARCEL B REPRESENTS THE RETAIL AND RESIDENTIAL AIRSPACE LIMITSPARCEL C REPRESENTS THE HOTEL AIRSPACE LIMITSCA REPRESENTS COMMON AREAEUCA REPRESENTS EXCLUSIVE USE COMMON AREAS3. PARCELS AND COMMON AREAS AS DESIGNATED, REPRESENT THE HORIZONTAL AND VERTICAL LIMITS OFTHE AIR SPACE RIGHTS. THE STRUCTURE, AND UTILITIES ARE NOT APART OF THE AIR SPACE RIGHTS 4. CITY- INDICATES LOCATION OF CITY PARKING SPACE HOTEL- INDICATES LOCATION OF HOTEL PARKING SPACE RESIDENTIAL- INDICATES LOCATION OF RESIDENTIAL PARKING SPACE BUT IS NOT SHOWN BECAUSE THOSE FLOORS WERE NOT INCLUDED IN THE TENTATIVE MAP LEGEND: INDICATES AIRSPACE PARCEL LIMITS FOR PARKING STALLS J:\JOBS\1262-02 3rd & Broadway Santa Ana\Drawings\Tenative Parcel Map\1262-02_Tenative Parcel Map - Level 3.dwg, 9/3/2020 5:06:30 PM 2 - 148 JJK K SYCAMORE PARCEL C PARCEL APARCEL B PARCEL B CA CA CA CA CITYHOTELPARCEL B CITY CITY PARCEL C PARCEL A CITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYCITYHOTELHOTELHOTELHOTELHOTELHOTELHOTELHOTELHOTELHOTELHOTELPARCEL A PARCEL A PARCEL C CAPARCEL B PARCEL A PARCEL B PARCEL C CAPARCEL B SYCAMORE PARCEL BPARCEL C PARCEL A PARCEL A PARCEL A REFERENCESREVISIONS PUBLIC WORKS AGENCY PREPARED BY:DMC ENGINEERING Tel: (949) 753-9393  Fax: (949) 753-932218 Technology Drive, Suite 100, Irvine, California 92618E-Mail: dmc@dmceng.com  www.dmceng.com SECTION: "K-K" LEVEL 4 SECTION: "J-J" NOTES: 1.THE PLAN SHEET REPRESENTS THE LOCATION OF THE PROPOSED CONDOMINIUM AIRSPACECOMPONENTS. SHEETS 3, 4, 5 AND 6 OF THIS SET ARE FOR THE FLOORS THAT THE CITY WOULD HAVEOWNERSHIP. THE OTHER FLOORS ARE NOT INCLUDED IN THIS SET BUT WILL BE A PART OF THE FINALCONDOMINIUM PLAN. 2. PARCEL A REPRESENTS THE CITY AIRSPACE LIMITSPARCEL B REPRESENTS THE RETAIL AND RESIDENTIAL AIRSPACE LIMITSPARCEL C REPRESENTS THE HOTEL AIRSPACE LIMITSCA REPRESENTS COMMON AREAEUCA REPRESENTS EXCLUSIVE USE COMMON AREAS3. PARCELS AND COMMON AREAS AS DESIGNATED, REPRESENT THE HORIZONTAL AND VERTICAL LIMITS OFTHE AIR SPACE RIGHTS. THE STRUCTURE, AND UTILITIES ARE NOT APART OF THE AIR SPACE RIGHTS 4. CITY- INDICATES LOCATION OF CITY PARKING SPACE HOTEL- INDICATES LOCATION OF HOTEL PARKING SPACE RESIDENTIAL- INDICATES LOCATION OF RESIDENTIAL PARKING SPACE BUT IS NOT SHOWN BECAUSE THOSE FLOORS WERE NOT INCLUDED IN THE TENTATIVE MAP LEGEND: INDICATES AIRSPACE PARCEL LIMITS FOR PARKING STALLS J:\JOBS\1262-02 3rd & Broadway Santa Ana\Drawings\Tenative Parcel Map\1262-02_Tenative Parcel Map - Level 4.dwg, 9/3/2020 5:15:43 PM 2 - 149 EXHIBIT 14 2 - 150 The 2010 Transit Zoning Code EIR and Technical Appendices are available online at: https://www.santa-ana.org/transit-zoning-code-environmental-impact-report DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 14 – TZC EIR Link 2 - 151 EXHIBIT 15 2 - 152 The 2020 Third & Broadway Addendum and Technical Appendices are available online at: https://www.santa-ana.org/pb/planning-division/major-planning-projects-and-monthly- development-project-reports/3rd-and-0 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 15 – Addendum Link 2 - 153 EXHIBIT 16 2 - 154 2 - 155 DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 201 West Third Street Third & Broadway Mixed-Use Development Exhibit 16 - Sunshine Meeting Minutes 2 - 156 2 - 157 2 - 158 2 - 159 2 - 160 2 - 161 2 - 162